Resolution 13291CITY OF ALAMEDA RESOLUTION NO.1329 1
APPROVING TENTATIVE MAP, TM -7232, FOR A
FIVE LOT SUBDIVISION AT 43 COUNTY ROAD
WHEREAS, an application was made on July 11, 2000, by Mark Wommack for Alan Lau,
requesting approval of Tentative Map, TM- 7232, to subdivide the existing 27,015.12 square feet
parcel into five lots ranging from 4,730 square feet to 6,859 square feet; and
WHEREAS, the application was accepted as complete on October 10, 2000; and
WHEREAS, the subject property is designated Low Density Residential on the General Plan
Diagram; and
WHEREAS, the subject property is located in a R -1 -PD, One Family Residence, Planned
Development Combining District; and
WHEREAS, the Planning Board held a public hearing on October 23, 2000, to consider the
Tentative Map and recommended approval of Tentative Map 7442 to the City Council; and
WHEREAS, the City Council held a public hearing on November 21, 2000 to consider this
application, and examined pertinent maps, drawings, and documents; and
WHEREAS, that the City Council makes the following findings regarding the proposed
Parcel Map:
1. The proposal is consistent with the applicable General Plans which specifies residential
uses for this site.
2. The site is physically suitable for the type of development proposed. The site will be
graded to accommodate the proposal and, as conditioned below, existing drainage issues will
be resolved.
3. The site is physically suitable for the proposed density of development. The density is
less than the maximum density of one unit per 2,000 square feet of parcel area
4. The design of the subdivision or proposed improvement will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their
habitat. The site is located within ' an urbanized area; no known wildlife habitat or
endangered species exist on the site.
5. The design of the subdivision or the type of improvements will not cause serious public
health problems. The proposal is for a residential uses at the site.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Alameda
hereby finds that the proposal is exempt from CEQA, Guidelines, Section 15332, in -fill
developments; and
BE IT FURTHER RESOLVED that the City Council hereby recommends approves
Tentative Map, TM -7232, with the following conditions:
General Requirements
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.
3. The final map shall conform to the requirements of the Subdivision Map Act, Alameda
Municipal Code Real Estate Subdivision Regulations, Planning Board and City Council
Resolutions applicable to the Final Map, and shall be acceptable to the City Engineer and
Planning Director.
4. Prior to the approval of the Final Map or approval of the Improvement Plans, the project
proponent shall provide deeds, title report of property owner(s), adjoiner deeds and closure
calculations.
5. A mylar copy of the recorded Final Map shall be provided to the City Engineer. AutoCad
CD -rom copies of the Final Map (without signatures) shall be provided to the City
Engineer.
Subdivision Agreement
6. The subdivider shall execute and file an agreement with the City of Alameda specifying the
period within which improvement work will be complete in accordance with the approved
tentative map, the Standard Subdivision Improvement Specifications, to the satisfaction of
the City Engineer, pursuant to Section 30 -85.3 of the Alameda Municipal Code.
7. The Subdivision Agreement shall provide that if the developer fails 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.
8. The subdivider shall file with the agreement such good and sufficient improvement security
as is deemed sufficient to complete the improvements 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 improvement, 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 performance
bond 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. Bonds shall be
approved by the City Attorney as to forma
9. The Agreement shall provide for construction inspection costs to be charged as a flat two
percent (2 %) of the estimated cost of improvements payable at the time the improvement
plans are approved. All other City costs shall be billed on a time and material basis.
Dedications & Easements
10. All easements shall be shown on Final Map.
11. ` The Subdivider shall dedicate County Road to the City of Alameda based on a 48 -foot right -
of -way standard, in substantial conformance with the approved street master plan and shall
negotiate vacation of excess right -of -way on County Road with the City Engineer prior to
filing of the final map.
12. The Subdivider shall dedicate the private drive as a public utility easement.
13. The Subdivider shall dedicate to the City of Alameda a 5 -foot public utility easement
parallel to and abutting County Road and the proposed private driveway.
14. The Subdivider shall dedicate an access easement from the proposed private drive for the
benefit of the Richard property (APN 74- 1035- 24 -2).
15. The Subdivider shall dedicate an ingress /egress and access easement for the benefit of the
all properties accessing the private drive.
16. The Subdivider shall dedicate a drainage easement for the benefit of the Richard property
(APN 74- 1035- 24 -2).
17. Provide a 10 -foot private drainage easement over the proposed stoat drain line to the
satisfaction of the City Engineer. At sole discretion of the City Engineer, the drainage
easement from the easterly property line connecting to Garden Road may be reduced.
Covenants, Conditions and Restrictions
18. The Subdivider shall establish a homeowners association or other financing mechanism
acceptable to the City to maintain the tract common facilities.
19. The Subdivider shall submit two copies of the tract covenants, conditions and restrictions
(CC &R's) for review and approval by the City Engineer, the Planning Director and the City
Attorney. The CC& R's shall include the following:
a. A statement that private streets including infrastructure elements within the private
street (i.e. sanitary sewers, storm drains /pipes, sidewalk, curb &gutter/ street
pavement, signage and markings) are private to be maintained at the homeowners'
expense.
b. Provisions for periodic maintenance of all drainage facilities (including swales) to
the satisfaction of the City Engineer. A maintenance schedule shall be included in
the CC &R's.
Improvement Plans, Specifications and Engineer's Estimate
20. All costs expended by the City in conjunction with checking the improvement plan,
specifications and Final Map shall be paid for by the developer in a timely manner.
21. The Subdivider shall submit complete improvement plans, including profiles, sections, and
specifications prepared by an engineer and completed to the satisfaction of the City
Engineer. Improvement plans shall be provided on 24"x36" sheets, drawn to a scale of
1"=20' or 1"=40'.
22. The Subdivider shall submit a complete landscape and irrigation plans and specifications
for front yards, side yards of comer fronting lots, and common areas, and shall be prepared
by a licensed landscape architect and completed to the satisfaction of the City Engineer and
Planning Director. Sheet size shall be 24 "x36" or to the satisfaction of the Engineer.
Landscaping shall be in accordance with the City of Alameda Ordinance No. 2389 (Water
Conservation).
23. The Subdivider shall submit Improvement Plans and specifications which shall include
erosion and sediment control plan incorporating best management practices.
24. The Subdivider shall submit Geotechnical \soils \environmental assessment reports. A letter
from the geotechnical engineer shall be provided to the City Engineer stating that they have
reviewed and approved the plans.
25. Signatures of all utility companies shall be obtained on the improvement plans and
specifications prior to the City Engineer's signature.
26. 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.
27. 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.
28. A standard City monument shall be provided at County Road and the private street. The
monuments shall conform to the City of Alameda standard plan Drawing 3174, Case 54.
Street Improvements
29. The Subdivider shall construct street improvements on County Road and Mecartney Road
consistent with the street master plan for County Road, (incorporating 28 -foot pavement
width, 5 -foot planting strip and 4 -foot sidewalk) as approved by the City Engineer except
as provided in Condition # 40. Public street improvements shall incorporate the frontage
of the tract between the projection of the north and south property lines onto County Road
and Mecartney Road, respectively.
30. The Subdivider shall install driveway access to Richard's property (APN 74- 1035 -24 -2)
in consultation with property owner - as approved by the City Engineer.
31. The frontage area between the back of sidewalk and tract boundary, including frontage to
(outside) Richard property (APN 74- 1035- 24 -2), and the planter strip shall be properly
graded to include import borrow, top soil and \or soil amendments, landscaping and
irrigation, as approved by the Planning Director.
32. Existing street pavement shall be removed for construction of the proposed improvements
and utilities shall be patched with a standard street patch conforming to the City's standard
plan Drawing 2930, Case 22.
33. 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. Pavement structural section calculations shall be provided based on R- values and
recommendations contained within the geotechnical report, as approved by the City
Engineer.
34. The concrete driveway entrance to the tract shall be six (6) inches thick commercial
driveway conforming to City of Alameda standard plan Drawing 6297, Case 24, except that
the driveway width shall be twenty (20) feet to conform with the proposed private street
width.
35. All curbs, gutter, and sidewalks shall be installed in accordance with City of Alameda
standard plan Drawing 6297, case 24. Rolled curb and gutter shall not be allowed on
public streets. Handicap ramps shall be provided at all crossings.
36. A stop sign and appropriate marking shall be provided at the back of driveway of the private
street and shall be in conformance with City of Alameda standard plan Drawing 5700, Case
404 and drawing 7025B, Case 404.
37. Signage restricting parking along the curbs of the priva
satisfaction of the Fire Marshall.
Drainage
e stree
sha
be provided to
38. Grading Plans shall be designed so as not to block nor augment runoff to adjacent
properties. Grades along the exterior boundaries of the tract shall not interfere with drainage
patterns on adjoining properties. Retaining walls along property lines shall be masonry or
concrete and shall maintain drainage patterns.
39. The Subdivider shall submit storm drain calculations to the satisfaction of the City
Engineer. Design for pipe size and capacity shall be based on a 10 -year stouti and shall
including a hydraulic grade line study for the tributary areas downstream of the proposed
improvements.
40. The Subdivider shall submit a drainage study shall show the necessary drainage
improvements on -site and along the property frontage (County Road and Mecartney Road)
and shall be submitted with the Improvement Plans. The study shall address drainage with
and without frontage improvements. If it is determined that construction of frontage
improvements (i.e. curb, gutter & sidewalk) on County Road and Mecartney Road as
shown on the Tentative Map would adversely affect drainage to adjoining properties,
applicant shall not be required to construct said improvements. In lieu of constructing these
improvements the developer shall pay the cost of such improvements (including a 10%
contingency) to the satisfaction of the City Engineer. A deposit for improvements may used
by City for neighborhood drainage or street frontage improvements that are conducive to
improving drainage in the project vicinity. If such deposit is made a note shall be placed on
the Final Map to the effect that by virtue of payments made and by agreement of the City,
future homeowners in the tract shall not be assessed for the frontage improvements in the
future.
41. The storm drain lines and inlets within the subdivision (including any portions within
Richard's property) shall be privately maintained.
42. All storm dram lines shall be placed in a straight line between structures, both horizontally
and vertically. No curved storm drain lines will be allowed. The developer's engineer shall
deterrnine the location and depth of all existing utility and sewer house lateral crossings
with the proposed storm drain line along Garden Road. Lateral locations shall be shown on
the Improvement Plans. Any required adjustments to utility /sewer laterals shall be
identified on the plans and implemented at developer's cost.
43. All storm drain inlets, including rear property inlets, shall have permanent markings
labeled "No Dumping - Drains to Bay" to the satisfaction of the City Engineer.
44. Surface drainage must slope away from all buildings. The minimum acceptable grade for
surface flow and swales, except paved areas, after settlement, is 1 %.
45. Roof leader down spouts shall outfall to the ground and not be connected to pipes draining
to curb face or storm drain.
Sanitary Sewer Facilities
46. The Subdivider shall provide sanitary sewer calculations to the satisfaction of the City
Engineer. Sanitary sewer main within the Tract boundary shall be private and shall be
maintained by the homeowners' association or alternate mechanism, as approved by the
City Engineer.
47. City standard manholes shall be provided at the property line and at the connection to the
City's sewer main. Minimum size pipe diameter of sewer main shall be eight (8) inch of
material and thickness approved by the City Engineer.
48. Standard City of Alameda two -way property cleanouts shall be provided at all house laterals
and shall confoinu to Drawing 8397, Case 34.
Utilities
49. All utilities shall be undergrounded including all overhead ` utilities along the frontage of
the Tract; (for the purposes of these conditions, "frontage" shall mean the street frontage
between the projection of the north and south property lines onto County Road and
Mecartney Road, respectively).
50. All utility installations shall comply with the requirements and standards of the utility
provider. Each parcel shall be independently served.
51. The standard water main shall be located 5 feet on the northerly or westerly side and 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 drain pipes must be at
least 5 feet clear of utility mains, sanitary sewer lines and monuments.
52. 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.
53. All manhole 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 street pavement shall not be permitted in order to adjust these
frames and covers to final grade.
54. The Subdivider shall submit a grading plan, to the satisfaction of the City Engineer. The
grading plan shall be consistent with the recommendations of the soils report.
55. A registered soils professional shall be on site during grading activities to
a. Observe areas of potential soil unsuitability; and
b. Supervise the implementation of soils remediation; and
c. Verify final soil conditions prior to setting foundations.
56. During grading, erosion shall be prevented by stabilizing all disturbed areas and ensuring
that debris does not reach storm drains.
57. Prior to construction, the Subdivider shall submit cut sheets for installation of storm drain
and sanitary sewer pipes which 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. Prior to construction, the Subdivider shall obtain all necessary City permits (i.e.
building, grading, excavation, etc.)
58. Prior to start of demolition or construction work the developer shall submit a waste
management plan for the construction and demolition debris. This can be in any format, but
must include the following:
a. Contractor's name, address, and telephone number.
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.
59. All required fire hydrant(s) and associated water system improvements shall be completed
and operational, prior to placing any combustible materials on site.
60. During construction activities, traffic control shall be maintained and adjust accordingly
as conditions warrant and as approved by the City Engineer.
61. All construction activity shall be limited to 8:00 am and 5:00 p.m. Work requiring City
inspection beyond 3:30 p.m. will require payment of City inspector at time and one -half
(1 -1/2).
62. During construction activities, construction noise, dust control and site cleanup shall be
to City acceptable levels, to the satisfaction of the City Engineer. Urban runoff controls
measures shall be maintained. Public streets shall be swept daily or as necessary.
Construction materials, equipment and personnel vehicles shall be stored on site and not
on public streets.
63. During subdivision improvements testing services shall be provided. 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.
64. Upon approval of the plans and specifications by the City Engineer any changes to the
improvement plans necessitated during construction will require approval of the City
Engineer.
65. No building permit shall be issued until all of the Tract improvements are constructed and
accepted by the City, except as otherwise permitted by the Map Act and as approved by
the City Engineer.
66. The Subdivider shall pay traffic mitigation fees in the amount of $1,789 for each new
home, as fair share for citywide and regional transportation improvements.
67. The Subdivider shall provide individual lot plot final grading 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 8% "x11 ".
68. The Subdivider shall submit a report to the City Environmental Services Division
regarding actual tonnages disposed or recycled for each material, and the actual
destination/processor.
69. All improvements damaged during the construction of the subdivision shall be repaired
to the satisfaction of City Engineer. Pavement repair, reconstruction, or an AC overlay
may be required by the City Engineer for pavement damaged during construction.
70. All Tract improvements shall have been insta
satisfaction of the City Engineer.
ed and the Trac
final inspection and to the
71. Landscaping and irrigation improvements shall have been installed and certified by the
landscape architect, and shall be subject to final inspection and to the satisfaction of the
Planning Director.
72. Developer shall obtain signatures of all utility companies as to installation of the utilities.
73. Developer shall have completed all permit conditions, paid outstanding bills to the City,
and obtained final permit sign -offs.
74. As- builts of all Improvement Plans shall be prepared after construction to the satisfaction
of the City Engineer and shall be provided in mylar form.
75. Prior to the consideration of the Tentative Map by the City Council, the Map shall be
revised to reflect the concern raised by the property owner of 41 County Road regarding
privacy, such as relocating the two guest parking spaces currently shown on the west side
of Lot 1 to an area between Lot 1 and Lot 2.
76. The Tentative Map shall expire two (2) years from the date of City Council approval
unless vested by the recordation of the Final Map. Alternatively, the applicant may seek
an extension by the City Council prior to the end of the (2) year period.
G: \CC \RE S O\2000 \3T M 7232. W P D
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.
Diane Felsch, City Clerk
City of Alameda