Resolution 11691CITY OF ALAMEDA RESOLUTION NO. 11691
APPROVING VESTING TENTATIVE MAP FOR TRACT 5905
AT MECARTNEY ROAD EXTENDED, AUGINBAUGH WAY AND THE
SAN FRANCISCO BAY
WHEREAS, the Planning Board of the City of Alameda has
considered Vesting Tentative Map for Tract 5905 to subdivide an
approximately 120 acre area into 630 single family residential
lots and 18 common area lots, a fire station, a portion of the
Shoreline Park, and an existing and a proposed new lagoon in
Village V, an R -1 -PD, One Family Residential Planned Development
District in Harbor Bay Isle; Harbor Bay Village Five Associates,
Applicant; and
WHEREAS, the Planning Board has recommended to the City
Council approval of said Vesting Tentative Map, subject to
certain conditions; and
WHEREAS, the City Council on April 4, 1989 held a public
hearing on said Vesting Tentative Map and has examined pertinent
maps, drawings and documents; and
WHEREAS, the City Council has made the following
findings:
1. The existing Final Environmental Impact Report for
Harbor Bay Isle certified 'by the Alameda City
Council on March 4, 1974, as previously
supplemented by the City's General Plan Elements
and their related Environmental Impact Reports and
the JHK Traffic Studies and currently updated by the
Addendum dated December, 1988, with the inclusion
of the information` as requested by Planning staff
in the document labelled "Material to be Submitted
by Applicant: Addendum, March 13, 1989," is
adequate to cover the current ultimate Project
Description for Harbor Bay Isle, including the
revised development of Village V in Vesting
Tentative Map for Tract No 5905.
2. That the Vesting Tentative Map is in substantial
conformance with PDA -89 -1 as approved by the
Planning Board and subject to the revised
conditions determined by the City Council under the
applicant's appeal of six conditions originally
imposed by the Planning Board, and the applicant
has met the requirements for the simultaneous
processing procedure permitted by the City's
Subdivision Ordinance.
3. That the proposed development and the design and
improvement of the subdivision are consistent with
all the adopted General Plan Elements, including
the Noise Element for which compliance is dependent
upon a recorded noise easement in favor of the Port
of Oakland.
4. That with the imposed conditions of PDA -89 -1 and
this Vesting Tentative Map approval and the City
Engineer's Report, the site is physically suitable
for the proposed types of development, in that
there are no topograghical barriers, and the land
can be appropriately graded for the proposed
roadways, housing developments, open space uses,
and streets. [Section 3112(a) (3)]
5. That the site is physically suitable for the
proposed density of development, which is less
than 8.5 dwelling units per gross acre as required
by the Combined Land Use Plan (CLUE') and not more
than 630 dwellings. [Section 3112(a) (4)]
6. That the design of the subdivision and the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish or wildlife or their habitat. The
development will unavoidably displace some
jack rabbits and birds and their habitats, but these
impacts are not substantial
7. That the design of the subdivision or its
improvements will not conflict with easements
acquired by the public at large for access through
or use of property within the proposed subdivision,
in that the public presently has no access through
or use of the undeveloped property. [Section
3112(a) (6) ]
8. That the design of the subdivision or the type of
improvements are not likely to cause serious public
health problems, in that all the planning is
directed toward creating an attractive community
that will enhance the quality of life. [Section
3112(a) (7) ]
9. There will be no discharge of waste from the
subdivision into the sewerage system which would
violate California Regional Water Quality Control
Board standards, in that adequate mechanisms of
control have been provided, i.e., approval by the
City Engineer and other appropriate agencies for
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any sewage, storm drainage, outfa 1 or water
connections before building permits are issued.
[Section 3112(h)]
10. Because of standards originally formulated for
streets of a rigid grid/block variety which do not
take into account current planning practice of
minimizing paved areas to reduce automobile speed
and provide pedestrian amenities, and which do not
recognize the planned development approach of
planning lots along curvilinear streets and
cul-de-sacs, and in acknowledgement of the planned
development approach to land planning, the
provision of the Shoreline Park, the lagoons, and
the common open space areas, the acceptance of
certain exceptions by the Fire Department for
public safety access purposes, and the City's
experience in terms of traffic safety with similar
,
exceptions in other neighborhoods on Bay Farm
Island, the Planning Board makes the following
findings under Section 11-1314 recommending that
the following exceptions to the Subdivision
Ordinance will not compromise safety standards, are
appropriate and are approved:
a. That there are special circumstances or
conditions affecting the property, namely that
the property is located at the end of the Bay
Farm Peninsula bordered by the Bay, existing
housing tracts, and land zoned and designated
for the Harbor Bay Business Park, and is
constrained by the Bay Edge, the existing
lagoon, and airport noise-related land use
restrictions.
b. That the exceptions are necessary for the
preservation of enjoyment of a substantial
property right of the petitioner, namely the
right to develop the property with 630 homes,
common open space, a fire stations, lagoons,
and a Shoreline Park.
c. That the granting of the exception will not be
detrimental to the public welfare or injurious
to other property in the territory in which
said property is situated, since the proposed
exceptions are acceptable to the Fire
Department for public safety access purposes,
and the City's experience with similar
exceptions granted for other neighborhoods on
Bay Farm Island has demonstrated that traffic
safety problems are not expected to result
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from the requested exceptions.
Therefore the following exceptions are
recommended for special approval:
(1) The applicant's requested exceptions in
Subdivider's Statement 7 to the City's
Subdivision Ordinance for public street
widths for certain public streets;
(2) The applicant's requested exceptions in
Subdivider's Statement 7 to the City's
Subdivision Ordinance for public streets
intersection at less than 90 degrees for
certain intersections;
(3)
The applicant's requested exceptions in
Subdivider's Statement 7 to the City's
Subdivision Ordinance for public street
center line radii less than standard 235
feet for certain streets;
(4) The applicant's requested exceptions in
Subdivider's Statement 7 to the City's
Subdivision Ordinance for side lines of
lots intersecting rights-of-ways other
than radially or a right angles, and
The applicants requested exceptions in
Subdivider's Statement 7 to the City's
Subdivision Ordinance for sidewalks
along Auginbaugh Way, Bay Edge Road and
Mecartney Road not being placed at the
Property lines.
(5)
The cul-de-sac identified as Street D-1
in Neighborhood D longer than 600 feet.
The double-frontage lots proposed along
Mecartney Road and Auginbaugh Way.
11. That private streets, with the conditions imposed
and considering the expected volumes and design
controls, are adequate and appropriate for this
development.
12. That the conditions imposed by the City Engineer
regarding sewerage, storm drainage, and water
provide mechanisms for insuring that housing in
Village V will be provided with adequate sewerage,
drainage and water services.
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13. That the utility companies have indicated that they
can provide adequate services for the proposed
development.
14. That the approved public street lighting fixtures
and intensity standards are appropriate for the
development and address City concerns regarding
safety, costs and energy conservation.
15. Provision for a fire station for Bay Farm Island is
desirable from the standpoint of public safety.
16. Access to a proposed ferry terminal site partly
within the Tract and partly within the Harbor Bay
Business Park can be provided for Bay Farm Island
residents off Mecartney Road and for other users
through the Harbor Bay Business Park, with
appropriate conditions for additional study and
design of key access features.
17° With appropriate conditions and further design
work, a practical and feasible traffic control
point can be provided on Bay Edge Road generally at
the border between Village V and the Harbor Bay
Business Park to restrict traffic to emergency
vehicles only.
18. The City Council has added as a condition of
PDA-89-1 that within the next 12 months, the
applicant shall apply for an amendment to the
Zoning Ordinance for and a conditional use permit
for ferry terminal parking in the R-1 District.
19. The deletion of Lot 116 in Neighborhood D to create
more usable lagoon-side open space, resulting in a
total of 630 units in Tract 5905, is appropriate,
and it is not necessary to delete further
residential lots from Tract 5905.
NOW, THEREFORE, BE IT RESOLVED BY THE COUNCIL OF THE CITY
OF ALAMEDA that the Vesting Tentative Map for Tract 5905 is
hereby approved for 630 single family lots, 18 common area lots,
and 18 common area lots, a fire station, a portion of the
Shoreline Park, and an existing and a proposed new lagoon in
Village V, subject to the following conditions:
1. Catalina Avenue shall be widened to a 32 foot
driving surface including two 12 foot wide travel
lanes and an 8 foot wide parking lane along the
northerly side. There shall be a sidewalk
incorporated within the landscaped area beyond the
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southerly curb line of the street.
2. Street improvements to Catalina Avenue adjacent to
Neighborhood D, including the temporary fence and
street lights, shall be completed prior to any
construction in Neighborhood D.
3. Prior to beginning construction, a 6 foot high
temporary fence with sufficient appropriate
material added to block blowing sand and dust shall
be installed along the northerly and easterly
subdivision boundaries adjacent to Catalina Avenue
and Auginbaugh Way, terminating at the existing
lagoon. This temporary fence shall be maintained
and repaired in good condition until permanent
improvements within Vesting Map Tract 5905
adjoining the fence are installed and completed to
the extent that the fence is no longer needed for
control of blowing sand and dirt.
4. The applicant and City staff shall work out with
the adjacent community the number and location of
sidewalks extending from the end of the cul-de-sacs
in neighborhood D northerly of Street D-1 to
Catalina Avenue.
5. Streets shall be designed to structurally withstand
automobile and truck traffic in the valley gutters
as well as on the level portions of pavement.
6. Turnarounds shall be provided to the satisfaction
of the Fire Department at the ends of all streets.
7. Emergency vehicle access to the Shoreline Park
shall be provided by dedicated easement to the City
of Alameda from Street B-1 at the sanitary pump
station.
8. The following public streets shall be built to City
standards and dedicated to the City of Alameda:
Mecartney Road, Auginbaugh Way, Bay Edge Road, and
the public streets in Neighborhoods A and B.
9. The Shoreline Park parcel and fire station parcel
shall be dedicated to the City of Alameda for
development in accordance with the Harbor Bay Isle
Settlement Agreement Resolution No 11591.
Dedication of the Shoreline Park parcel shall not
occur until applicant has obtained all required
approvals and agreements from the Bay Conservation
and Development Commission (BCDC).
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10. Light standards on public streets shall conform to
City standards for ease of maintenance and shall be
equipped with high pressure sodium lights for
energy conservation.
11. Utilities shall be coordinated and joint-trenched
where feasible; joint trench details for utilities
shall be shown on improvement plans.
12. Traffic loading (H 20) boxes and vaults shall be
installed in areas designated for automobile
driving surfaces, except as otherwise approved by
the City Engineer. Vaults, and switches shall be
located in driveable surfaces whenever possible.
13. Emergency vehicle access shall be provided from
Catalina Avenue to Village V from Neighborhood D at
the end of Street D-9.
14. All requirements of the Fire Department concerning
water supply and access for fire trucks shall be
satisfied, including provision of a fire apparatus
commonly known as a quint as soon as the fire
station is constructed.
15. Landscaping within the street rights-of-way and
clearances of trees and shrubs from street
improvements and furnishings shall be as noted on
sheet 2 of Vesting Tentative Map (Note: 21).
16. Private streets entrances shall have
architecturally treated pavements to differentiate
them from public streets.
17. The outfall structures to be constructed off-shore
shall be designed to minimize visual conflicts with
the Shoreline Park and the views of the San
Francisco Bay, subject to approval of the Planning
Director.
18. Before the Final Map is submitted to the City
Council, the Planning Staff shall review the Final
Subdivision Maps for conformity to the approved
Vesting Tentative Map for Tract 5905.
19. That the conditions of the City Engineer's Report
of February 8, 1989 be adhered to, except for the
following:
a. Comment/Condition No. 10, CC&R's, is hereby
revised as follows: Prior to the application
for the first building permit in each
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neighborhood, two copies of the covenants and
conditions for each neighborhood shall be filed
with the City. These shall be submitted to and
reviewed by the City Engineer for compliance
with the approved conditions of the Vesting
Tentative Map.
b. In Comment/Condition No. 12, the last sentence
is hereby revised as follows: Retaining walls
shall be shown and detailed on the Improvement
Plans to the satisfaction of the City Engineer
and shall be reviewed by Planning Staff.
c. Comment/Condition No. 19 is hereby revised as
follows: All curbs, gutters, and sidewalks
within public streets shall be installed in
accordance with City of Alameda standards or to
the satisfaction of the City Engineer.
Reinforcing bars should be placed in curbs were
subsidence is predicted. Flush curb returns
shall be designed except where drainage
requirements make the flush return prohibitive.
d. Comment/Condition No 21, Subdivider's Request
for Exceptions, on pages 8 and 9 is hereby
revised as follows:
(1) In acknowledgement of the planned
development approach to land planning,
the provision of the Shoreline Park, the
lagoons, and the common open space areas,
the acceptance for public safety access
purposes by the Fire Department,
conditioned upon provision by applicant
of a piece of firefighting apparatus
commonly called a quint as soon as the
fire station is constructed, and the
experience of traffic safety with similar
exceptions in other neighborhoods on Bay
Farm Island, the City Council approves
the applicant's requested exceptions to
the CitY's Subdivision Ordinance for
items 21.a. (public street widths), 21.b
(public streets intersecting at less than
90 degrees), and 21.c (public street
center line radii less than standard
235').
(2) With respect to 21.d., the Vesting
Tentative Map will be corrected by
applicant to the satisfaction of the City
Engineer and Planning Director to
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(3)
incorporate the lot sizes and alignments
approved in the Planned Development
Amendment PDA -89 -1.
The lot lines in Neighborhood B shall be
at back of sidewalk curb wherever there
are sidewalks in conformance with the
approved Planned Development Amendment
PDA -89 -1. The City Council hereby
allows the sidewalks along the major
streets (Mecartney, Bay Edge Road, and
Auginbaugh) to be located off the
property line so as to achieve a superior
landscape setback area,
(4) The Section 11 -3134 findings appear in
the findings section of this Resolution.
e. In the NEIGHBORHOOD "A" section on pages 9 and
10, the following changes are hereby made:
(1) In the last paragraph on page 9, the
condition is hereby revised as follows:
All curbs, gutter, and sidewalks within
public streets shall be installed in
accordance with City of Alameda standards
or to the satisfaction of the City
Engineer.
(2) In the 3rd paragraph on page 10, the 20
foot private drive is acceptable,
provided that this feature is acceptable
to the Fire Department
f. In the NEIGHBORHOOD "B "section on pages 10
through 12, the following changes are hereby
made:
(1) In the 1st paragraph on page 12, the 5'
walkway in Lot H is acceptable and does
not have to be widened to the width of
the bridge except for a transitional
apron, the length of which is acceptable
to the City Engineer.
(2) In the 2nd paragraph on page 12, with the
approval of the City Engineer the
bulb -outs can be eliminated, or where
access to the lots would be jeopardized,
redesigned to incorporate traffic control
characteristics.
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g.
In the NEIGHBORHOOD "C" section on pages 12
through 14, the following changes are hereby
made:
(1) In the first and last paragraphs on page
13, on the private streets of
Neighborhood c, it shall be permitted to
have a 4' sidewalk and on only one side,
provided that it is separated from the
curb by a 4' parkway planting strip. The
parking lane shall be placed on the other
side of the street, where the lot line
will begin on the back of the curb.
(2) In the 3rd and 4th paragraphs on page 13,
with the approval of the City,, Engineer
the bulb -outs can be eliminated, or where
access to the lots would be jeopardized,
redesigned to incorporate traffic control
characteristics
In the top paragraph on page 14, it
is hereby determined recommended that the
street plan need not be revised to
incorporate a looped circulation system,
since the cul -de -sac system is acceptable
to the Fire Department and through
traffic is discouraged.
h. In the NEIGHBORHOOD "D" section on pages 14
through 17, the following changes are hereby
made:
(3)
(1) In the 3rd paragraph, the adjacent Tract
4495 should be identified as "Normandy."
(2) In the 4th paragraph on page 15 and the
2nd paragraph beginning on page 16, on
the private streets of Neighborhood D, it
shall be permitted to have a 4' sidewalk
on only one side, provided that it is
separated from the curb by a 4' parkway
planting strip. The parking lane shall
be placed on the other side of the
street, where the lot line will begin on
the back of curb.
In the 5th paragraph on page 15, it
should be noted that the applicant and
City staff shall work out with the
adjacent community the number and
location of sidewalks extending from the
(3)
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end of the cul-de-sacs in Neighborhood D
northerly of Street D-1 to Catalina
Avenue, and the right-of-way at the end
of each cul-de-sac in Neighborhood D
selected for a connecting sidewalk shall
be extended in a 12 foot wide strip to
include a public sidewalk and landscaping
extending to Catalina Avenue. Further,
the sidewalks shall be 4' wide for the
extension to Catalina to match the
acceptable 4' width for the rest of the
sidewalks on the connecting private
streets in Neighborhood D.
(4) In the 3rd and 4th paragraphs on page 16,
it is hereby determined that the street
plan need not be redesigned to provide
another outlet to North Loop Road in the
Business Park or to Verdemar Drive.
Street D-1 is acceptable to the Fire
Department for public safety access.
Limited access to this portion of
Neighborhood D has advantages to the Lot
owners for limiting traffic volumes.
Additional lanes in Street D-1 are not
necessary. The bulb-outs can be
redesigned as long as access to the lots
is not jeopardized.
i. In the LAGOON GENERAL NOTES section, the
following changes are hereby made:
(1) One page 20, first paragraph, it should
be clarified that the water quality of
the existing lagoon is ensured by the
maintenance department of the community
of Harbor Bay isle owners Association,
which utilizes a specialized water
quality contractor and a monitoring
biologist consultant. There is already
in place a Lagoon Management Plan
supervised by the California Regional
Water Quality Control Board, which has
issued an NPDES permit for the existing
lagoon with detailed conditions for water
quality. It is proposed that the same
program be expanded to include the new
lagoon.
• In the SHORELINE section on page 21, 2nd
paragraph, it is hereby determined that the
jogging paths not be asphalt concrete but be a
continuation of the soft surface jogging paths
in the already constructed portions of the
Shoreline Park, but constructed with a 4" rock
base, 2" finish surface, and 2" x 6" redwood
headers.
k. In the MECARTNEY ROAD section on pages 22
through 23, the following changes are hereby
made:
(1) On the top paragraph of page 23, it is
hereby determined that 5' sidewalks are
acceptable and that 6' wide sidewalks are
not necessary and would cut down on the
special landscaping planned for the
setback areas. The City Council hereby
grants the required exception from the
Municipal Code.
(2) In the 4th paragraph on page 23, it
is hereby determined that turnouts need
not be required along this section of
Mecartney Road because they would
interfere with the special formal
landscaping planned for the setback areas
and because maintenance vehicles could
Park in the parking lots at either end of
the road in Village V.
(3)
In the 6th and 7th paragraphs on page 23,
it is hereby determined that the
cul-de-sac proposed for the termination of
Mecartney Road shall be redesigned to the
satisfaction of the City Engineer to
accommodate traffic into Neighborhoods A
and B, access to the ferry terminal
parking area, and potential future public
transportation. The proposed access to
Neighborhoods A and B should not be
modified from that proposed in the
Vesting Tentative Map.
. In the TRAFFIC CONTROL POINT AT BAY EDGE ROAD
section on pages 24 and 25, the following
alternative is substituted for the City
Engineer's recommendation:
Since a roadway connection to the Haror
Bay Business Park from Auginbaugh at Bay Edge
Road is required under CLUP, the City Council
acknowledges that some form of a roadway
connection shall be limited to emergency
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vehicles only.
A card operated control shall be provided
at the Mecartney Road entrance/exit to the
ferry terminal parking lot which will allow
access to be given and limited to the
following:
(a) All bona fide resident of Bay Farm
Island.
(b) Emergency vehicles.
(c) Public transit and para-transit
vehicles, including BART shuttles.
20. Permanent access to the ferry terminal shall be
provided from Harbor Bay Parkway at the
commencement of Ferry operations, although it may
be initially provided in a temporary location with
asphalt surface until the permanent is determined
and its construction completed.
21. The sewer pump station for Neighborhood A shall be
relocated easterly of the proposed location close
to Lots 17 to 18.
22. The street bulb-out proposed for the entrance to
Neighborhood A shall be eliminated except where
access to lots would be jeopardized.
23. For sidewalks less than 5 feet in width, the City
Council hereby grants an exception to the pertinent
section of the Municipal Code and approves the 4
foot sidewalks as shown on the Map.
24. Lagoons will be a minimum of 80 feet in width
throughout the development, except that a lesser
width can be provided at the western end of the new
lagoon in Neighborhood C and for 30 feet laterally
on each side of the bridges. The lagoon curb wall
shall be concrete, or other erosion control design
and materials as approved by the City Engineer and
Planning Director. A 5 foot wide pedestrian path
on the south side of the lagoon.
25. The Vesting Tentative Map shall be revised to show
Lot 116 as open space.
26. A Final Development Plan for the Fire Station shall
be brought back to the Planning Board for review
and approval prior to approval of building permits.
27. Acceptance of the Shoreline Park and lots within
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100 feet of the 103 contour line is contingent upon
approval of BCDC.
28. These conditions replace and supercede all the
previous conditions of City of Alameda Resolution
No. 9665 and Planning Board Resolution No. 1205
approving the Tentative Map for Tract 4500
applicable to residential Village V.
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 4th of April, 1989,
by the following vote to wit:
AYES: Councilmembers Arnerich, Camicia, Monsef, Thomas
and President Corica - 5.
NOES: None®
ABSENT: None,
IN WITNESS WHEREOF, I have hereunto set my hand and
affixed the official seal of said City this 5th day of
April, 1989.
City Clerk of the City of Alameda