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Resolution 13290CITY OF ALAMEDA RESOLUTION NO. 1 3 2 9 0 APPROVING TENTATIVE MAP, TM -7170 FOR PROPERTY LOCATED ON BUENA VISTA AVENUE BETWEEN HIBBARD STREET AND ENTRANCE ROAD WHEREAS, an application was made on February 25, 1999 by Kaufman and Broad, South Bay, Inc. for an Initial Study IS 99 -02, and Planned Development PD 99.01 for a proposed development consisting of 124 detached homes and 28 attached homes on 152 lots, for a total of 152 homes and related utilities streets, open space and visitor parking on 20.93 acres. The site is located north of Buena Vista Avenue between Entrance Road and Hibbard Street and currently contains an industrial building formerly occupied by Weyerhaeuser, the Chipman Moving Warehouse and food storage tanks along the edge of the Estuary. The subject property is 23.82 acres so there will be a 2.90 -acre remainder parcel following a former rail corridor, north of the Del Monte warehouse along Buena Vista Avenue between Entrance Road and Sherman Street, and a 2.1 -acre park parcel adjacent to the waterfront; and WHEREAS, the application was revised on September 2 TM 7170 and Design Review DR 99 -89 Applications; and 1999 to include Tentative Map WHEREAS, the Tentative Map was accepted as complete on January 7, 2000; and WHEREAS, an amended Tentative Map was filed on September 25, 2000 to respond to community and Planning Board input; and WHEREAS, the subject property is designated as Plan Diagram; and edium Density Residentia on the WHEREAS, the project is located within the boundaries of the Business and Waterfront Improvement Project of the Community Improvement Plan, and is designated as Medium Density Residential; and WHEREAS, the project is zoned R -4 -PD, Neighborhood Residential Zoning District with a Planned Development Combining District; and WHEREAS, pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative Declaration with a Mitigation Monitoring Plan on September 5, 2000 and on November 21, 2000 adopted a Resolution finding that mitigation measures and the adopted the adopted Mitigation Monitoring and Reporting Program were adequate to address environmental impacts from the proposed Tentative Map; and WHEREAS, the Planning Board held a public hearing on this application on October 23, 2000, and examined pertinent maps, drawings, and documents, and recommended that the City Council approve the proposed subdivision, subject to conditions; and WHEREAS, on November 2i, 2000 the City Council held a public hearing, examined pertinent maps, drawings, and documents, and approved the proposed subdivision based on the following findings: The design of the proposed subdivision is consistent with the General Plan and the Business and Waterfront Improvement Project of the Community Improvement Plan which specify residential use and medium density for this site. 2. With the exception of the proposed remainder parcel, the design and improvement of the proposed subdivision is consistent the General Plan and the Business and Waterfront Improvement Project of the Community Improvement Plan which encourage extension of the City's road grid' network, extension of public access adjacent to the waterfront, and promote residential use of this site. The proposed remainder parcel, however, is irregularly configured, would not result in orderly development of the area due to potential conflicts with adjoining properties, and interference with proper circulation to properties in the project vicinity, and has the potential to create maintenance problems for the property owner due to the irregular configuration of the remainder parcel. 3. The site is physically suitable for the proposed planned residential project. All existing structures relating to the former industrial use will be removed. The site is practically level and located adjacent to existing infrastructure that has capacity to accommodate the proposal. 4. The site is physically suitable for the proposed density of development. The density is consistent with the density range established by the General Plan and the Business and Waterfront Improvement Project of the Community Improvement Plan for medium density residential land use designations, and consistent with the residential density located in surrounding neighborhoods. 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 based on the analysis and conclusions described in the adopted Mitigated Negative Declaration. 6. The design of the subdivision or improvement will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision because the project would include public right -of -way that would enhance public access through the subject property, and all existing easements would be preserved or relocated. 7. The design of the subdivision or the type of improvements will not cause serious public health problems. The proposal is for residential uses at the site. 8. The design of the subdivision is substantially consistent with Planned Development approval (PD- 99 -1) for the Marina Cove Subdivision. 2 THEREFORE BE IT RESOLVED that the City Council of the City of Alameda hereby approves Tentative Map, TM -7170, subject to the following conditions: APPROVED PLANS 1. Except as modified by the following conditions, the Final Map and the project as constructed shall be in substantial compliance with the plans prepared by Carlson, Barbee & Gibson, Inc. dated October 29, 2000 as revised through September 25, 2000, titled "Tentative Map Tract 7170 Marina Cove, Alameda, California ", consisting of six (6) sheets, marked Exhibit "A" and on file in the office of the City of Alameda Planning Department. HOLD HARMLESS 2. Pursuant to California Government Code Section 66474.9(b), the City of Alameda requires as a condition of this tentative map approval that Kaufman and Broad South Bay Inc., or its successors in interest, defend, indemnify, and hold harmless the City of Alameda or its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, and employees to attack, set aside, void, or annul, an approval of the City concerning Tract 7170, which action is brought within the time period provide for in Government Code Section 66499.37. The City of Alameda shall promptly notify the subdivider of any claim, action or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the subdivider of any claim, action, or proceeding, or if the City fails to cooperate fully in the defense, the subdivider shall not hereafter be responsible to defend, indemnify, or hold harmless the City. OT 3. The Tentative Map shall comply with the Public Works Department general development standards contained in the Alameda Municipal Code, as well as those general standards described in Attachment 1 to this Resolution. ` Where the conditions do not specify, the applicable Alameda Municipal Code standards shall apply.` 4. The applicant shall be responsible for maintaining and periodically filing a Mitigation Monitoring and Reporting Program to demonstrate compliance with all project mitigations. 5. Where there are substantially similar requirements, or inconsistencies between the conditions of this approval and the Tentative Map approval for Tract 7170, the conditions shall be considered together and the more extensive and/or more detailed provisions shall govern, unless specifically approved by the Planning Director. PHASING 6. No subdivision phasing is approved in conjunction with this action. The City is processing an application for subdivision phasing which will be considered as an amendment to this approval. CHANGES IN SUBDIVISION DESIGN 7. Prior to recordation of the Final Map, the Subdivider shall revise the Final Map to accomplish the following to the satisfaction of the Planning Director: The creation of the remainder parcel is specifically disapproved. The portion of site identified as a remainder parcel shall be incorporated within the parcel on which the Del Monte building is now located, and Entrance Road will be part of the proposed subdivision, together with the area on which the Chipman warehouse is located. In general concept the new lot line between the proposed subdivision and the Del Monte building property shall be a line extending north south on the westerly side of Entrance Road with one parcel containing the Del Monte Building to the west, and the parcel which is to be part of the subdivision located to the east; crease the right -of -way for proposed Clement Avenue Extension from 67 to 69 feet in order to accommodate two 12 -foot wide travel lanes, one 17 -foot wide alternative vehicle corridor on the north side of the road (presently this area would contain a multi - purpose path and landscaping), one 8 -foot wide parking lane on the south side of the road, and two 5 -foot wide bicycle lanes, and one 4 -foot wide sidewalk and one 6 -foot wide landscape strip. For the easterly portion of the road, where the right -of- way is limited by the adjacent property held by Pennzoil, the 69 foot right -of -way may be reduced to 67 feet provided the width of the sidewalk, planter strip, bike lane, or parking area are reduced in order to increase the area for an alternative vehicle corridor from 15 feet to 17 feet. As an alternative the right -of -way may be increased by reducing the required sideyard setbacks on the two adjoining blocks by no more than 3 inches for each lot in order to add two feet to the Clement Avenue right -of- way; e. Provide a 10 -foot wide driveway, turn around space, and, gate access improvements, as well as necessary easements, to allow for public access to the east side of the Arbor Street pump station for maintenance activities; Reconstruct frontage improvements along Buena Vista Avenue and designate the street for "No Parking" along the north side. The striping plan for Buena Vista Avenue shall include installation of a two way left turn lane along the development frontage; Revise the proposed Hibbard Street extension so that it would be constructed to 20 ft. width from the proposed west curb and shall be designated as a one way street south bound towards Buena Vista Avenue. In this location, the Hibbard Street extension is only within half of the right -of -way required for a street. When the adjacent property to the east redevelops, it is anticipated that Hibbard street will ultimately be developed to the width of a full residential street located within a standard right -of -way. In the interim, street improvements shall include adequate striping and signage to indicate that Hibbard Street from Eagle Avenue to Clement Avenue extension is a one -way street. A temporary extruded curb, in lieu of redwood header shall be provided along the pavement edge of the east side of the street; Construct Entrance Road so that it has a curb to curb width of 36 feet and a right -of- way width of 56 feet; g. Provide disabled parking (one space) at the shoreline park parking lot in conformance with the Americans with Disabilities Act (ADA) and City standards; h. Provide a traffic signing and striping plan to indicate the location of all stop signs and other traffic control devices. Stop signs will be required at all public and private street intersections with Buena Vista Avenue, Clement Avenue, Eagle Avenue, Hibbard Street, and Entrance Road, and will be required at each private roadway entrance onto a public street; Modify the lot layout for the block between Hibbard and Pam Streets to maximize traditional front yards facing Hibbard Street. This can be accomplished by modifying access to some or all of the courts so that access is from Paru Street rather than Hibbard Street. J• The subdivider shall underground all new utility lines, and those existing utilities located within and along the project frontage. Along the north side of Buena Vista Avenue, the subdivider shall install underground facilities that could accommodate the future installation of underground facilities along Buena Vista Avenue; and k. Modify the driveway location for comer lot homes located on Clement Avenue (Lots 27, 45, and 127) so that vehicular access is provided from interior streets in order to minimize the number of driveways on Clement Avenue. MAINTENANCE 8. Prior to approval of the Final Map, or issuance of any building permit, the Subdivider shall establish a funding mechanism acceptable to the Public Works Director, such as an assessment district, a landscape and lighting district, or Homeowners Association to provide funding for the maintenance of public and private streets, including public utilities and landscaping within the right -of -way, landscaping in common areas, and the waterfront park. Site improvements and demolition may commence prior to approval of the funding mechanism. SOILS REPORT 9. A comprehensive soil and foundation report, including recommendations, shall be required regarding underlying soils, future subsidence, seismic safety, water table, and salt water backflow throughout the tract and perimeter lands, and foundations of structures. The report shall be to the satisfaction of the Public Works Director and shall be submitted with the Improvement Plans. All improvements shall reflect the recommendations contained within the reports. IMPROVEMENT PLANS 10. Prior to the recordation of the Final Map, the subdivider shall submit engineered Improvement Plans including, but not limited to, the proposed roadways, drainage improvements, utilities, traffic control devices, retaining and/or sound walls, sanitary sewers and storm drains, common area landscaping and other subdivision improvements, the design of street furniture including, but not limited to ganged mailboxes and light fixtures, consistent with the requirements and to the satisfaction of the City Engineer and the Planning Director. RETAINING WALLS 11. Retaining walls which may be constructed as part of the perimeter fence shall be shown and detailed on the Improvement Plans to the satisfaction of the City Engineer and the Planning Director. Retaining walls shall be constructed of concrete to the satisfaction of the City Engineer. GRADING/DRAINAGE 12. A grading plan with appropriate erosion control measures shall be required for all areas within the subdivision which shall be prepared to the satisfaction of the City Engineer. URBAN RUNOFF 13. The Improvement Plans shall include and meet all the necessary requirements of the Alameda Countywide Clean Water Program. TRAFFIC /STREET DESIGN/UTILITIES 14. Private street entrances to the subdivision shall be identified by a different pavement material designed to the satisfaction of the City Engineer and the Planning Director. 13. Any existing, historic streetlights located along Buena Vista Avenue shall be protected and preserved. To the extent that historic street lights must be moved to accommodate proposed access, the subdivider shall salvage the light fixtures and reinstall them in locations acceptable to the Public Works Director. STREET NAMES 15. Prior to the recordation of the Final Map, street names shall be shown on the Final Map. Similarities to existing street names and street names having excessive characters not conforming to the allowable City Street sign length specifications may not be allowed. Clement Street Extension shall be changed to Clement Avenue. The following street names are available for selection by the subdivider and are consistent with the City's street naming policy: Chipman Ohlone Newark LANDSCAPING Costanoan El Capitan Red Jacket Maitre Ellen Craig Washoe 16. Street and walkway tree plantings shall be substantially in compliance with Exhibit "A" of the Planned Development approval (PD -99 -1) for the Marina Cove project. A detailed tree planting and landscaping plan shall be required for all street areas, common areas and along Buena Vista Avenue adjacent to the site. These plans shall be prepared to the satisfaction of the City Engineer and the Planning Director, and shall be submitted in conjunction with the Improvement Plan. a. The planter strips at the project entries, shall include one 24" box street tree per 30 linear feet of street length along roads dedicated to public' access, and will include shrubs, vines, ground cover and flowering plant materials. b. A minimum of four 24" box trees at the ends of each court abutting a public road. c. Trees selected for planting along the private "lanes" and "courtyards" shall be of an appropriate size and shape to allow at least 14 -15 feet of overhead clearance for solid waste collection trucks and other vehicles. Trees must not be planted so` close to the edge of "lanes" that a truck turning around them without impact would have difficulty. 17. Deep root barriers shall be required for all trees planted adjacent other pavements, to the satisfaction of the City Engineer. 18. All fencing barriers and header boards shall be installed to the Engineer. OPEN SPACEIWATERFRONT PARK o curbs, sidewalks and satisfaction of the City 19. Prior to recordation of the Final Map, the subdivider shall make an irrevocable offer to dedicate the waterfront park to the City of Alameda. 20. The Improvement Plan shall include appropriate landscaping and equipment for the waterfront park. The waterfront park shall be developed for recreation use and 'include appropriate paths, seating areas as generally depicted on Exhibit "A" of the Planned Development approval (PD -99 -1) for the Marina Cove Subdivision and to the satisfaction of the Planning Director in consultation with the Recreation and Park Director. ALAMEDA POWER AND TELECOM (AP &T) 21. To provide electric service to the proposed development, primary line extensions will be required. The subdivider's electrical consultant shall coordinate with AP &T regarding power requirements. 22. The subdivider shall provide all necessary underground substructures, including conduits, pull boxes, transformer pads, etc. per AP &T specifications. AP &T will require easements for all transfonuers, primary and secondary boxes, and conduits. AP &T will furnish and install all required transformers, high voltage distribution cables, and secondary cables. 23. The subdivider shall be responsible for the cost of AP &T's assigned inspector during construction. 24. The subdivider shall furnish and install Code -sized service cables in code -sized conduit from each house to the nearest secondary pullbox. AP &T will connect the serviced to the secondary distribution system. 25. The subdivider shall furnish easements and access to all electrical utility facilities that are in the private properties, at no charge to AP &T. 26. The subdivider shall furnish and install service equipment for each house. The service equipment shall meet Electric Utility Service Equipment Requirement Committee standards. 27. AP &T will take over ownership and will be responsible for maintaining all new substructures for undergrounding primary and secondary circuits, and distribution transformers once the improvements have been inspected and found to have been properly installed. The subdivider or successor property owners shall be responsible for the service cables and service equipment. 28. The subdivider shall be responsible for all expenses involved in the duct system engineering design, plan check, and electrical construction inspection. 29. The subdivider shall submit two sets of approved drawings showing the required electric utility facilities EAST BAY MUNICIPAL UTILITIES DISTRICT 30. The subdivider shall be responsible for a water main extension to serve the project, whose design shall be shown on the Improvement Plan to the satisfaction of the East Bay Municipal Utilities District and the City Engineer. The subdivider may also be responsible for off-site improvements related to fire flow requirements. 8 ALAMEDA FIRE DEPARTMENT 31. Prior to approval of the Improvement Plans, the subdivider shall submit revised plans, for review and approval by the Public Works Director in consultation with the Fire Chief, that: a. Provide fire hydrants spaced at 250 foot intervals throughout the project; b. Ensure fire flow for the development shall be 2500 G.P.M. from any two hydrants with a minimum flow of 1250 G.P.M. from any one hydrant flowing simultaneously for a duration of 120 minutes; c. Provide adequate turn around space or acceptable emergency vehicle through access for any street greater than 150 feet in length; and d. Ensure that all roads have an adequate turning radius for fire apparatus (inside turning radius of 28 feet). 32. All private streets and courts within the development shall be marked as fire access roads to the satisfaction of the Fire Chief. No on- street parking shall be permitted within private streets and courts. EASEMENTS 33. The subdivider shall preserve all existing easements or relocate existing easements to the satisfaction of easement holder and the Public Works Director. In particular, the existing marina access easement located in the general vicinity of the proposed parking lot adjacent to the waterfront park shall be preserved or relocated. LOT NUMBERING 34. The lot numbers on the Final Map shall generally correspond to the lot numbering on the approved Tentative Map. PLANNED DEVELOPMENT 35. Prior to the recordation of the Final Map, all applicable conditions of approval of Planned Development PD- 99 -01, pertaining to subdivision improvements shall be satisfied. The subdivision shall be constructed to comply with PD- 99 -01. PROJECT AREA HOUSING PRODUCTION REQUIREMENT 36. Prior to issuance of any building permit for the site, or recordation of the Final Map, the Subdivider shall have entered into an agreement with the Community Improvement Commission regarding compliance with the project area housing production requirement under redevelopment law and the Alameda Inclusionary Compliance Plan (15 percent inclusionary requirement). Subdivider shall record with the final map, its Agreement with the CIC to voluntarily provide an additional five percent of the total units in the project at housing costs affordable to families with incomes not to exceed 80 percent of the area median income for the Oakland Primary Metropolitan Statistical Area. VESTING 37. The subdivider shall record the Final Map within twenty -four (24) months of approval, or conditional approval, of the Tentative Map by the City Council. An extension of time, not to exceed an additional twelve (12) months, for the filing of the Final Map may be granted by the City Council providing written application is made by the subdivider prior to the expiration of the approved or conditionally approved Tentative Map 10 ATTACHMENT #1 to CITY COUNCIL RESOLUTION # 13 2 9 0 PUBLIC WORKS DEPARTMENT SUBDIVISION STANDARDS TRACT 7170 MARINA COVE The following conditions of approval apply to Tentative Map 7170 dated October 29, 1999 for the division of 20.52 acres ( + / -) into 152 residential lots, a 2.1 -acre open space (park) and 2.9 acres ( + / -) designated remainder area in accordance with Article VI. Real Estate Subdivision Regulation of the Alameda Municipal Code. 1) All improvements shall be designed and constructed at no cost to the City in accordance with the City of Alameda standard plans and specifications unless otherwise indicated, as approved by the City Engineer. City costs for review and approval of the project (through acceptance of improvements) shall be paid for in a timely manner by, the developer. 2) Maintenance responsibilities for common facilities shall be the responsibility of the property owners as specified herein. . PRIOR TO RECORDATION OF THE FINAL MAP OR APPROVAL OF THE IMPROVEMENT PLANS I.1) The final map shall conform to the requirements of the Subdivision Map Act, Alameda Municipal Code regulations (Chapter 30, Article VI), City Council Resolution approving the Tentative Map and shall be satisfactory to the City Engineer and Planning Director. I.2) All conditions conferred in the City of Alameda Planning Board and City Council resolutions approving the Tentative Map applicable to the Final Map shall be deemed satisfactory to the City Engineer and Planning Director. I.3) Deeds, title report of property owner(s), adjoiner deeds and closure calculations shall be provided. Subdivision Agreement I.4) The subdivider shall execute and file an agreement with the City of Alameda specifying the period within which the subdivider shall complete all improvement work in accordance with the approved tentative map and the Standard Subdivision Improvement Specifications to the satisfaction of the City Engineer and pursuant to Section 30 -85.3 of the Alameda Municipal Code. I.5) The Subdivision Agreement shall provide that if the developer shall fail to complete the required improvements within a specified period, the City may complete the work and recover all costs and expenses thereof from the subdivider or his successors in interest. I.6) The agreement shall provide for construction inspection costs to be charged as a flat two percent (2 %) of the estimated cost of improvements (excluding contingency) payable prior to issuance of grading permits, demolition permits or Final Map Recordation. All other City costs shall be billed on a time and material basis. I.7) The subdivider shall file with the agreement such good and sufficient improvement security as is deemed sufficient in the form of cash deposits, bonds of duly authorized corporate securities or acceptable instruments of credit. The improvement security shall be as follows: (A) One hundred (100 %) percent of the total estimated cost of the improvements, except for landscaping improvements, conditioned upon the faithful performance of the agreement; and (B) Fifty (50 %) percent of the total estimated cost of the improvement, securing labor and materials. Upon- satisfactory completion of the improvements, ten (10 %) percent of the improvement security shall be retained to guarantee and warranty the work for a period of one (1) year following the completion and acceptance thereof against defective work. The specific security shall be to the satisfaction of the City Engineer in consultation with the City Attorney. I.8) The subdivider shall file with the agreement such good and sufficient improvement security as is deemed sufficient in the form of cash deposits, bonds of duly authorized corporate securities or acceptable instruments of credit. The improvement security shall be as follows: (A) One hundred (100 %) percent of the total estimated cost of the landscape improvements conditioned upon the faithful performance of the agreement; and (B) Fifty (50 %) percent of the total estimated cost of the improvement, securing labor and materials One year after satisfactory completion of the landscape improvements, the improvement security shall be returned to the subdivider. The specific security shall be to the satisfaction of the City Engineer in consultation with the City Attorney. Dedications & Easements I.9) All easements to be abandoned and to be established and street dedications shall be shown on the Final Map. 2 I.10) The final map shall include a 5 -foot wide public utility easement, parallel to and abutting the public right -of -way and the private streets to be dedicated to the City of Alameda. I.11) The final map shall include the dedication of to the City of Alameda the shoreline park. I.12) The final map shall include the dedication of an e easement over all private streets. erger cy access and public utility I.13) The final map shall include an access easement dedicated to the City of Alameda along the eastern edge of the City's Arbor Street pump station in order to allow for pedestrian and vehicular access to maintain the pump station. I.14) Establish a financing mechanism acceptable to the City to maintain the following common facilities and public improvements: a) The private streets including infrastructure elements within the private streets (i.e. sanitary sewers, storm drains /pipes, sidewalk, curb &gutter/ street pavement, signage and markings). The funding mechanism shall not require public maintenance of these private facilities. b) All landscaping and irrigation improvements within private and public streets including curbside landscape strips, and street trees. c) The shoreline park and the shoreline parking lot. I.15) Prior to recordation of the Final map, the subdivider shall submit an instrument acceptable to the City Engineer, in consultation with the Planning Director and City Attorney (e.g. covenants, conditions and restrictions (CC &R's), a declaration of conditions, deed restrictions, etc.) that alerts future property owners to the maintenance obligations and other limitations that might effect the use of their property. In particular, this instrument shall provide notice that: Clement Avenue may be completed as an extension connecting through to the east and west and may be designated as a truck route; b) the City may install an alternative vehicle corridor along Clement Avenue; and c) The one way segment of the Hibbard Street extension may be expanded in the future to accommodate two way traffic. Improvement Plans, Specifications and Engineer's Estimate I.16) Complete improvement plans, including profiles, sections, and specifications shall be prepared by the developer's engineer and completed to the satisfaction of the City Engineer. Improvement plans shall be provided on 24 "x 36" sheets, drawn to a scale of 1 " =20' or 1 " =40'. I.17) Complete landscape and irrigation plans and specifications for street landscaping and common area landscaping shall be prepared by a licensed landscape architect and completed to the satisfaction of the City Engineer and Planning Director. The landscape plans shall identify appropriate street trees that are consistent with historic streets in Alameda, are disease resistant, do not require substantial maintenance, and allow for deep root piping at the tree bulb. Sheet size shall be 24 "x 36" or to the satisfaction of the Engineer. Landscaping shall be in accordance with the City of Alameda Ordinance No 2389 and Alameda Municipal Code 30 -58 (Water Conservation). Street tree spacing and species shall be to the satisfaction of the City Engineer and Planning Director. Street trees shall have irrigation bubblers contained within a 4" x 18" perforated plastic drain pipe, drain rock, and open grate drain pipe end cap. Clearances of trees from street improvements and furnishings shall be as follows: a) Fire hydrants - 6 feet. b) Driveways (top of wing) - 3 feet. c) Stop signs or curb returns 15 feet d) Electroliers - 25 feet on near side as a vehicle approaches, and 25 feet desirable on far side, but the far side distances may be reduced to 20 feet if needed. Storm drains, sanitary sewers, and gas lines (mains and services - 5 feet. f) Water, telephone, and electrical mains - 5 feet. g) Water, telephone and electrical services -2 feet. 1.18) Specifications shall incorporate waste management practices and use of recyclable materials to the extent possible, to the satisfaction of the City Engineer. I.19) Geotechnical and environmental assessment reports shall be provided prior to approval of the improvement plans. A letter from the geotechnical engineer shall be provided to the City Engineer stating that they have reviewed the improvement plans and that the plans are consistent with the recommendations of the geotechnical report. I.20) Signatures of all utility companies shall be obtained on the improvement plans and specifications prior to the City Engineer's signature. I.21) Mylar copies of the improvement and landscape plans shall be provided along with ten prints of each of the plans and specifications after obtaining the City Engineer's signature. 4 L22) An engineer's estimate shall be prepared in spreadsheet form showing estimated cost for all proposed improvements. Quantities shall be in units with unit prices. The total cost shall be increased by 20% to allow for contingencies. I.23) Standard City monuments shall be provided at each street intersection and street angle points. The monuments shall conform to the City of Alameda standard plan Drawing 3174, Case 54. Street Improvements I.24) Street names shall be approved by the Planning Board in compliance with the City's street naming policy. Similarities to existing street names and street names having excessive characters not conforming to the allowable City street sign length specifications may not be allowed. Clement Street Extension on the tentative map shall be changed to Clement Avenue Extension. I.25) Street name signs shall be placed at all street intersections. Two street sign installations shall be installed at each intersection unless otherwise approved by the City Engineer. Signs shall be in conformance to the City of Alameda Drawing 7025B, Case 404 and Drawing 5700, Case 404. I.26) Minimum centerline curve radii for Clement Avenue shall be based on a design speed of 25 mph which is equivalent to a minimum radii of 255 feet. I.27) All curbs, gutter, and sidewalks shall be installed in accordance with City of Alameda standard plan Drawing 6297, case 24. Rolled curb and gutter will not be allowed. Handicap ramps shall be provided at all crossings. I.28) . Curb returns shall have a minimum radii of 25 -feet to allow adequate turning movement for fire apparatus, waste management and moving trucks. Curb extensions (bulb -outs) are not approved as proposed, but different curb extensions may be allowed by the City Engineer, m consultation with the Planning Director, in order to enhance the landscape and pedestrian amenities of such improvements while ensuring safe and efficient vehicular circulation. street parking. Rolled curb and gutter wi City curb and gutter. curb width of 20' and shall signed for no on- not be allowed and shall confoiiii to standard I.29) Private streets shall have a minimum curb t o I.30) Private street driveway connections to the public street shall be designed consistently in a manner that allows for adequate vehicle turning movement to the satisfaction of the City Engineer. Driveway connections shall be constructed of stamped colored design consistent with City standard commercial driveways having a thickness of six (6) inches, as approved by the City Engineer, in consultation with the Planning Director. I.31) Existing street pavement removed for construction of the proposed improvements and utilities shall be patched with a standard street patch confoituing to the City's standard plan Drawing 2930, Case 22. I.32) All street pavement sections shall be designed in accordance with the design procedure for Flexible Pavement as set forth in Section 608.4 of the State of California Highway Design Manual. Clement Avenue extension shall be designed based on a traffic index (TI) of 10. Pavement structural section calculations shall be provided based on R- values and recommendations contained within the geotechnical report, as approved by the City Engineer. I.33) Emergency vehicle mid -block raised concrete restrictors shall be engineered to 50,000 G.V.W: Structural calculations with cross sectional details shall be provided. The design details shall be as approved by the City Engineer in consultation with the Fire Chief and Planning Director. I.34) All curbs, gutter, and sidewalks shall be installed in accordance with City of Alameda standards. Reinforcing bars should be installed in curbs where subsidence is predicted in the geotechnical report. Wheelchair ramps shall be constructed at all street intersections or crossings where the sidewalk meets the curb. Sidewalk shall be reinforced around utility boxes. Street Lights I.35) Street lights shall be provided throughout the area to be subdivided. Streetlight spacing and illumination requirements shall be to the satisfaction of the City Engineer and the City of Alameda Power & Telecom (AP &T). Lighting shall be provided on all public pathways or walkways. A minimum of two standards will be required at each street intersection. A minimum of one standard will be required at `T' intersections located across from entering street. Street lights shall be designed to be decorative and of a more pedestrian scale than typical pole mounted lights (similar to those provided in the Heritage Bay Subdivision - Tract Map 6877) in order to enhance the aesthetics of the subdivision and provide a more pedestrian friendly environment. Cobra head street lights will not be allowed. The developer shall provide Alameda Power and Telecom with 3 extra pole standards, with fixtures, for future use Street light maintenance costs (i.e. repair and replacement) shall be included in the funding mechanism for the tract common facilities. I.36) Reinforcing shall be provided in concrete sidewalks around utility and pull boxes in accordance to the City of Alameda Public Works Standard Plans. Mailboxes I.37) The subdivider shall use their best efforts to work with the Postal Service to provide individual mailboxes for each home instead of grouped mailboxes. If the Postal service requires grouped mailboxes, the location shall be subject to approval by the City Engineer. Drainage I.38) A grading plan will be required as part of the improvement plan submittal for all areas within the subdivision to the satisfaction of the City Engineer. Sufficient tests and analysis by an approved soils engineer shall be taken to determine the proper allowances if future subsidence is predicted. All swales shall be designed to the satisfaction of the City Engineer. I.39) Surface drainage must slope away from all buildings. The minimum acceptable grade for surface flow and swales, except paved areas, after settlement, is 1 %. I.40) Roof leader down spouts shall outfall and not be connected to pipes draining to curb face. I.41) Grades along the exterior boundaries of the new development shall not interfere with the natural drainage of the surrounding areas. Slope areas or retaining walls shall be provided where proposed grades do not match existing grades. Sloped areas shall not direct drainage across adjacent property lines. Approved storm drainage systems shall be provided, if necessary, to ensure proper drainage of areas adjacent to the development. I.42) Storm drain design shall be based on a 10 -year storm. Calculations for pipe capacity including tributary map and hydraulic grade line shall be submitted and approved by the City Engineer. I.43) Storm drain lines shall be a minimum of 12" in diameter and shall be reinforced concrete pipe /rubber gasket. The distance between storm drain manholes shall not exceed 350 feet. All storm drain pipe shall be placed in a straight line between structures, both horizontally and vertically. No curved storm drain lines will be allowed. I.44) All storm drains shall have a inimum cover of 24 inches. I.45) Manholes shall be provided between cross street catch basins so that the alignment of the main storm drain line is within the street pavement away from the curb. I.46) Catch basin inlets shall be provided with curb inlets. I.47) All storm drain inlets shall be stenciled with thermoplas tic labeled "No Dumping - Drains to Bay ". Sanitary Sewer Facilities I.48) Sanitary sewer calculations shall be provided to the satisfaction of the City Engineer. I.49) Sanitary sewers shall be designed to the satisfaction of the City Engineer. No curved sewer alignments will be allowed. Minimum size pipe diameter of sewer main shall be eight (8) inch of material and thickness approved by the City Engineer. I.50) Standard city manholes shall be provided. Where the sewer mains connect to the EBMUD interceptor, manholes shall conform to EBMUD standard plans and specifications. Obtain written approval from EBMUD prior to connection of sanitary sewer lines to EBMUD interceptor main. I.51) Standard City of Alameda two -way property cleanouts shall be provided at all house laterals and shall conform to Drawing 8397, Case 34. Utilities I.52) The subdivider shall underground all new utility lines, boxes, and pedestals, and those existing utilities located within and along the project frontage, and shall comply with the requirements and standards of the utility provider. Utility boxes and pedestals shall be designed to accommodate foreseeable utility needs so that future utility extensions will not require utility boxes to be placed above ground. Exceptions to this requirement may be approved by the City Engineer for high voltage (greater than 115 kv) electrical utilities. Along Hibbard Street and Buena Vista Avenue, the subdivider shall install underground facilities to accommodate undergrounding of facilities along these frontages. The existing overhead services on the south side of Buena Vista Avenue and the east side of Hibbard Street are not required to be undergrounder at this time. Each parcel shall be independently served. I.53) The standard water main shall be 5 feet on the northerly or westerly side 5 feet from the curb line (in pavement area). The gas main shall be in the joint trench or on the southerly or easterly side of the street, 5 feet from the curb face (in pavement area). Sanitary sewer mains shall be on the center line of the street. Storm drainpipes have, no specific location, except they shall not be placed under the parkway strip and must be at least 5 feet clear of utility mains, sanitary sewer and monuments. I.54) On Hibbard Street, where only one -half of the street is being dedicated and constructed, the following are the required locations: 1) Gas Main: 4 feet from the curb line (in pavement area). 2) Water Main: 7 feet from the curb line (in pavement area). 3) Sanitary Sewer: On, or as near to the center line as practica 8 4) Storm Sewer: Same as in full street. I.55) Whenever possible, utility mains, sewer and other conduits shall be parallel and have a minimum of 5 feet horizontal clearance between each other. Where they cross, they shall cross each other at right angles or as near to right angles as possible, and shall have a vertical clearance of at least 0.30 feet. I.56) All trenching sha Engineer. eet the standards of the utility compan es and as approved by the City I.57) Fire hydrants shall be installed to the satisfaction of the City of Alameda Fire Chief and the East Bay Municipal Utility District. I.58) All utility lines shall be shown on the improvement plans. Signatures from the various utility companies shall be included on the improvement plans prior to final signing of the plans by the City Engineer. I.59) All manhole frames and covers, monument frames and covers, water and gas valve covers, or any other access openings through the street pavement shall be to final grade prior to the final course of asphalt concrete. Cutting of the new surface will not be permitted in order to adjust these frames and covers to final grade. I.60) Any existing streets that are cut for the connection of streets or utilities shall be patched with a standard street patch conforming to the City's standard plan. II. PRIOR TO START OF DEMOLITION II. 1) Obtain all necessary City permits (i.e. grading, excavation, encroachment, etc.). II.2) Provide traffic control plan for approval by the City Engineer. Traffic control on Buena Vista Avenue shall be restricted to non -peak hours (9:00 am to 3:00 pm). 1I.3) Obtain other governmental peiuuits for work near estuary (i.e. Bay Conservation and Development Commission, U.S. Army Corps of Engineers, etc.). II.4) Comply with the requirements of Storm Water Pollution Prevention Plan (SWPPP). II.5) Comply with the City of Alameda internal and external storage requirements for trash. II.6) Submit a waste management plan for the demolition debris. The plan may be combined with the plan for construction debris, and must include the following: a. Contractor's name, address, and telephone number Project location and/or street address c. Anticipated start and completion dates of the project d. A list of materials expected to be generated (e.g., glass, wood, metal, drywall, concrete, bricks), the tonnage or volume of each material, how it is to be reused, disposed or recycled, and the destination/processor for that reuse, disposal or recycling. III. PRIOR TO GRADING III.1) A grading plan, approved by the City Engineer shall be required. The grading plan shall be consistent with the recommendations of the geotechnical report as accepted by the City Engineer. III.2) A registered soils professional shall be on site to: (i) Observe areas of potential so 1 unsuitability; (ii) Supervise the implementation of soils remediation; and ) Verify final soil conditions prior to setting foundations. I11.3) Prevent erosion by stabilizing all disturbed areas and ensuring that debris does not reach storm drains. Comply with all the requirements of an approved SWPPP. III.4) Provide a traffic control plan to the satisfaction of the City Engineer. Traffic control on Buena Vista Avenue shall be restricted to non -peak hours (9:00 am to 3:00 pm). IV. PRIOR TO START OF CONSTRUCTION IV.1) Obtain all necessary City permits (i.e. building, grading, excavation, etc.). IV.2) Cut sheets for installation of storm drain and sanitary sewer pipes shall be prepared under the direction of and signed by a registered civil engineer or licensed land surveyor and to the satisfaction of the City Engineer. IV.3) Obtain other governmental permits for work near Estuary (i.e. Bay Conservation and Development Commission, U.S. Army Corps of Engineers, etc.). IV.4) Provide evidence that a Notice of Intent (NOI) and a Storni Water Pollution Prevention Plan (SWPPP) was filed and received by the California Regional Water Quality Control Board 10 (RWQCB). Submit SWPPP to City Engineer for review. Show details of the permanent elements of the plan and maintenance schedule. Incorporate maintenance schedules in the CC &R's or other similar maintenance mechanism acceptable to the City Engineer. IV.5) Prior to start of construction work the developer shall submit a waste management plan for the construction debris. This can be in any format and can be combined with the demolition debris management plan, but must include the following: a. Contractor's name, address, and telephone number b. Project location and/or street address c. Anticipated start and completion dates of the project d. A list of materials expected to be generated (e.g., glass, wood, metal, drywall, concrete, bricks), the tonnage or volume of each material, how it is to be reused, disposed or recycled, and the destination/processor for that reuse, disposal or recycling. IV.6) A community outreach and public information handout shall be prepared to the satisfaction of the City Engineer prior to start of demolition and construction. IV.7) The subdivider shall prepare an informational handout to the satisfaction of the City Engineer and shall distribute the handout prior to start of demolition that alerts adjoining property owners to potential vector control measures they may wish to take. V. PRIOR TO CONSTRUCTION WITH COMBUSTIBLE MATERIALS V.1) Prior to Foundation Inspection, and/or the delivery of combustible materials to the project site, all required fire hydrant(s) and associated water system improvements shall be completed and operational. VI. DURING CONSTRUCTION VI.1) Maintain traffic control and adjust accordingly as conditions warrant and as approved by the City Engineer. Construction and traffic control on Buena Vista Avenue shall be restricted to non -peak hours (9:00 am to 3:00 pm). VI.2) The following control measures for construction noise, grading, demolition and construction activities shall be adhered to, unless otherwise modified or approved by the City Engineer. These control measures shall also apply during demolition and grading activities: a. Noise - generating construction activities shall' be limited to the hours of 7:00 am and 7:00 pm Monday through Friday, and 8:00 am through 5:00 pm on Saturday. No construction shall be permitted on Sundays or State and Federal holidays. Any work outside of these hours can only take place with by the City Engineer. b. Grading and construction equipment shall be properly muffled; c. Unnecessary idling of grading and construction equipment is prohibited; d. Stationary noise - generating construction equipment, such as compressors, shall be located as far as practical from occupied residential housings units; e. Designate a "noise disturbance coordinator" who will be responsible for responding to any local complaints about construction noise; f. Daily clean up of trash and debris shall occur on all public streets in the project vicinity and along the fill haul routes; g. The site shall be watered as needed to control dust emissions; h. Pave, apply water as necessary, or apply )non- toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; and Sweep daily with water sweepers, as required, all paved access roads, parking areas and staging areas at construction sites. VI.3) Provide testing services for subdivision improvements. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The subdivider shall require the geotechnical engineer to submit all testing, sampling and reports to the City Engineer. VI.4) No changes will be authorized in the field if they are potentially inconsistent with the Tentative Map or Precise Development Plan approvals. All proposed changes shall be submitted in writing for consideration by the City Engineer, in consultation with appropriate City Departments and/or utility providers. VII. PRIOR TO ISSUANCE OF BUILDING PERMITS VII.1) No building permit shall be issued until the final map has been recorded except as otherwise penuitted by the Map Act and as approved by the City Engineer. VII.2) Provide individual plot plans showing building foundation foot print, lot boundary, offset dimensions of buildings to property lines, swales and drainage inlets, hi /low /spot/pad elevations necessary for final grading to the satisfaction of the City Engineer. Sheet size shall be 81 /2 "x 11 ". 12 VIII. PRIOR TO ACCEPTANCE OF IMPROVEMENTS VIII.1) Any improvements damaged during construction shall be repaired to the satisfaction of City Engineer. Pavement repair, reconstruction, or in full asphaltic concrete overlay will be required by the City Engineer for pavement damaged during construction. VIII.2) All tract improvements shall have been installed and the tract final inspection shall have been performed and approved by the City Engineer. VIIL3) Landscaping and irrigation improvements shall have, been installed and certified by the landscape architect, and shall be subject to final inspection and approval by the Planning Director. VIII.4) Developer shall obtain signatures of all utility companies as to installation of the utilities. VIII.5) Developer shall have completed all permit conditions, paid outstanding bills to the City, and obtained final permit sign -offs. VIII.6) Mylar copies of the recorded Final Map and unsigned AutoCAD CD -ROM copies shall be provided to the City Engineer. VIII.7) Submit as-built plans of all tract improvements to the satisfaction of the City Engineer. As- built drawings shall be provided both in Mylar form and AutoCad CD -ROM form. VIII.8) Submit a report to the City's Environmental Services Division on actual tonnages disposed or recycled for each material, and the actual destination/processor. C: \WPDOCS\DATA \11- 29PWD.WPD 13 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 21st day of November , 2000, by the following vote to wit: AYES: Councilmembers Daysog, DeWitt, Johnson, and Mayor Appezzato - 4. NOES: None. ABSENT: Councilmember Kerr - 1. ABSTENTIONS: None. IN WITNESS,' WHEREOF, I have hereunto set my hand and affixed the official seal of said City this 22nd day of November , 2000. D . ne Felsch, City Clerk City of Alameda