Resolution 15082CITY OF ALAMEDA RESOLUTION NO. 15082
UPHOLDING PLANNING BOARD RESOLUTION PB -15 -16
APPROVING A FINAL DEVELOPMENT PLAN AND DESIGN REVIEW
TO ALLOW THE CONSTRUCTION OF A 100 -ROOM HOTEL ON THE
HARBOR BAY BUSINESS PARK SHORELINE AT 2350 HARBOR BAY
PARKWAY (PLN14 -0305)
WHEREAS, the subject property is designated Business Park on the General Plan
Diagram; and
WHEREAS, the subject property is located within the C -M -PD Commercial
Manufacturing with a Planned Development; and
WHEREAS, the Planned Development for the Harbor Bay Business Park was
approved by PD -81 -2, and subsequently amended by PDA -85 -4 and PDA05 -0003; and
WHEREAS, Condition #2 of Resolution No. 1203 which approved the Business Park
requires that for each development proposal within the Business Park a Final Development
Plan be reviewed by Community Development Department staff for compliance with the
standards and conditions of the Business Park Final Development Plan and then be
brought before the Planning Board; and
WHEREAS, the Planning Board held a public hearing and approved this Final
Development Plan and Design Review application on February 23, 2015, April 13, 2015
and July 13, 2015, and has examined pertinent maps, drawings and documents; and
WHEREAS, on July 23, 2015, Mayor Spencer called the Planning Board's decision
up for review and on the same day UNITEHERE! Local 2850 filed an appeal of the
Planning Board decision; and
WHEREAS, the City Council held a public hearing and considered the appeal and
the Planning Board actions on September 1, 2015; and
WHEREAS, this Council held a de novo public hearing on September 1, 2015, on
the final development plan and design review application at which time all materials
submitted and all comments made by all parties, including staff, regarding this application
were considered; and
WHEREAS, the City Council considered the appeal, the public testimony, and all
pertinent maps and reports and made the following findings concerning the project.
NOW THEREFORE BE IT RESOLVED THAT THE CITY COUNCIL MAKES THE
FOLLOWING FINDINGS:
The Appellant has failed to demonstrate that the Planning Board's actions, findings
and conclusions were not supported by substantial evidence, not consistent with General
Plan policy, or inconsistent with the purposes and standards of the Zoning Ordinance and
therefore hereby denies the appeal.
Final Development Plan Findings
a) The development is an effective use of the site. The Final Development Plan
provides for a commercial subdivision and new hotel including landscaping and open
spaces, pedestrian, transit and bicycle facilities designed to provide a project that is
pedestrian, bicycle and transit - friendly. The Final Development Plan utilizes
landscaping, building placement and orientation to create an effective and successful
commercial development that creates a compatible interface with the adjacent
properties and uses, and provides strategies for the conservation of natural resources
and sustainable landscaping design.
b) The proposed use relates favorably to the General Plan. The proposed
development supports General Plan policies for the development of Harbor Bay
Business Park and General Plan policies to increase complementary business
opportunities in Alameda. This project also facilitates future development of, and
access to, the adjacent waterfront land areas, which supports General Plan policies to
increase public waterfront parks and public waterfront access citywide and on this
property. The project also generates jobs consistent with General Plan goals.
c) The proposed use, if it complies with all conditions upon which approval is
made contingent, will not adversely affect other property in the vicinity and will
not have substantial deleterious effects on existing business districts or the local
economy. The proposed Final Development Plan is consistent with the Harbor Bay
Business Park Development Plan. The proposed Final Development Plan is designed
to be compatible with adjacent commercial uses by providing attractive public
improvements and ample pedestrian amenities, shuttle service, and bicycle facilities.
d) The location of the proposed use is compatible with other land uses in the
General neighborhood area, and the project design and size is architecturally,
aesthetically, and operationally harmonious with the community and surrounding
development. The proposed development qualifies as a commercial development
pursuant to the C -M -PD Commercial Manufacturing - Planned Development Zoning
District, and satisfies the purposes of the C -M -PD district regulations. The project site
plan is designed to conform to the Harbor Bay Business Park Development Plan
objectives and requirements adopted to ensure that the project would be compatible
with the adjacent airport environment and commercial development. The Final
Development Plan will provide for adequate landscaping, including Bay Friendly -
compatible native landscaping, as required by City standards.
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e) The proposed use will be served by adeauate transportation and service
facilities including pedestrian. bicycle, and transit facilities. The Final
Development Plan is designed in a manner compatible with existing and potential
contiguous uses. The project plans provide for well-designed pedestrian paths, bicycle
access, on-demand shuttle services, free bicycle use, and vehicular access between
the hotel and nearby transit amenities including the airport, ferry terminal, Park Street
restaurants and entertainment, and BART.
NOW THEREFORE, BE IT FURTHER RESOLVED THAT, the City Council finds
that the project is exempt from the California Environmental Quality Act (CEQA) pursuant
to CEQA Guidelines Section 15332 — Will Development Projects. The project meets all
requirements for the infill exemption, including the following:
A. The project is consistent with the applicable General Plan designation and all
applicable General Plan policies as well as with applicable zoning designation
and regulations. The proposed project is consistent with the General Plan, Zoning
Ordinance, and Harbor Bay Industrial Park Development Plan, approved by
Planning Board Resolution No. 1203 in 1981, which establish the development
standards for the Harbor Bay Business Park and this property.
B. The proposed development occurs within city limits on a project site of no
more than five acres substantially surrounded by urban uses. The project site
is less than two acres in size and is located within the Harbor Bay Business Park
within the City of Alameda, which is at the center of the San Francisco Bay Area
metropolitan area. The site is surrounding by a manmade urban park and
commercial manufacturing and office uses. The subject property was designed to
be, and has always been, part of the urban environment. The land itself was
created in the mid 20th century to be a business park and be part of the City of
Alameda. The site has never been part of the original natural environment.
C. The project site has no value as habitat for endangered, rare or threatened
species. The small parcel for the proposed development is currently vacant and it
has no habitat value for any endangered, rare, or threatened wildlife species. The
vacant lot is immediately adjacent to the Harbor Bay Parkway. The proposed project
will not require any work within the San Francisco Bay. A habitat assessment and
survey of burrowing owls conducted by WRA Environmental Consultants concluded
that no burrowing owls are present on the site and that the site provides poor quality
habitat for burrowing owls. The findings are consistent with similar findings made by
other Biological experts and professionals who have surveyed nearby sites for the
recent developments in the Business Park, such as the VF campus, Esplanade
Waterfront development and other developments.
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D. Approval of the project would not result in any significant effects relating to
traffic, noise, air navigation, air quality or water quality.
Traffic: The project will not result in any significant transportation impacts. The
Abrams & Associates traffic study concluded that there would not be impacts from a
105 -room hotel that would generate approximately 61 AM peak hour and 65 PM
peak hour trips. With the reduction to 100 rooms, the addition of on- demand shuttle
services, bicycle services and off -site improvements funded through business park
TIF, the project will not result in any significant traffic impacts.
Pursuant to the Harbor Bay Development Agreement, a portion of the property
taxes and building permit fees from this project will fund the Harbor Bay Business
Park Transportation Improvement Fund (TIF). The purpose of the TIF is to fund
transportation and signal improvements in the Business Park. A signal will be
necessary in the near future at the currently impacted intersection of Harbor Bay
Parkway and North Loop Road. The unsignalized intersection currently operates at
an unacceptable level of service during peak hours. Per the Development
Agreement and the Infrastructure Agreement for the Business Park, the necessary
traffic signal improvements will be funded by the TIF.
The project is located within the Airport Safety Zone of the Oakland Airport and
triggers the review of both the ALUC and the Federal Aviation Administration (FAA).
The ALUC deemed the project consistent with airport land use regulations upon the
FAA issuing a Determination of No Hazard to Air Navigation for the proposed
location and maximum building height. The FAA has determined in its letter dated
October 1, 2014, that the project will not pose a hazard to air navigation at the
Oakland International Airport or in Bay Area airspace. The project, as conditioned,
will comply with all regulatory requirements pertaining to airport safety.
Noise: The proposed construction and operation of the hotel in the Business Park
will not result in any significant noise impacts. The site is immediately adjacent to
an active airport that generates significant noise in the area. The construction and
operation of the hotel will be subject to the restrictions and requirements of the City
of Alameda Noise Ordinance which ensures that no significant noise impacts are
generated on -site by the hotel that would impact the adjacent parcels as the result
of the hotel construction or operation.
Because the Oakland International Airport creates significant noise in the Business
Park and on the subject property, the hotel is designed to shield the occupants of
the hotel from Oakland Airport noise. Noise levels within the hotel will be attenuated
to 45 dB CNEL. A standard condition of approval for all development in the Harbor
Bay Business Park is for the applicant to submit an acoustical noise study with the
building permit application to demonstrate that interior noise levels can be
attenuated to less than 45 dB. Furthermore, new construction must comply with
State of California Title 24, Part 2 of the Administrative Code, which will typically
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attenuate interior noise levels to less than 45 dB. Therefore, the project occupants
will not experience any adverse noise effects from airport operations.
Air Quality and Water Quality: Construction and operation of the hotel will be subject
to standard construction requirements of the City of Alameda, Regional Water
Quality Board, and Regional Air Quality Board. These standards and permit
requirements are specifically designed to ensure that urban in-fill projects do not
result in air or water quality impacts to the environment. In addition, the landscape
design and plant list for the proposal includes a mix of trees, shrubs, grasses, and
other low-lying ground cover vegetation that is consistent with state and regional
water quality requirements and Bay Friendly Landscaping Guidelines.
E. The site can be adequately served by all required utilities and public services.
The project site is located within an urban business park that already has the basic
water, sewer, and other utility infrastructure necessary to support the proposed
hotel. The site has access to all other public services provided by the City.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City Council of the
City of Alameda hereby upholds Planning Board Resolution PB-15-16 approving a Final
Development Plan and Design Review to allow the construction of a 100-room hotel on the
Harbor Bay Business Park Shoreline at 2350 Harbor Bay Parkway (PLN14-0305) subject to
compliance with the following conditions:
1. Expiration: This Final Development Plan and Major Design Review approval shall
expire and become void unless actual construction under valid permits has
commenced within two years after this approval. A one-time extension for an
additional two years may be granted upon written request.
2. Planning Board Resolution No. 1203 Conditions relating to Planning Board
Resolution No. 1203 are incorporated by reference and these conditions shall be
printed on the first page of all building plans and improvement plans.
3. Building Permit Plans: The plans submitted for the building permit shall be in
substantial compliance with Marriott Fairfield Inn Alameda Design Review Package
prepared by SB Architects and approved by the Planning Board on July 13, 2015
and on file in the office of the City of Alameda Community Development
Department, except as modified by the conditions listed in this resolution.
Community Development Department Conditions
4. Final Architectural Details: The Building Permit plan set shall include and specify
surface colors and materials, window design, airplane safety lighting, bicycle parking
design, and sign size and location, a window and door schedule. All window sashes
shall be recessed at least three inches from the exterior wall surface, and window
surfaces shall be treated to reduce potential bird strikes. All final window and door
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details shall be subject to review and approval by the Community Development
Director.
5. ALUC /FAA Compliance: Prior to issuance of a building permit, the applicant shall
demonstrate compliance with all terms and conditions of the written approval letters
addressed to the applicant from the ALUC, dated September 7, 2014 and October
6, 2014, and from the FAA, dated October 1, 2014. Per FAA Determination letter
dated 10/01/2014, the aeronautical study revealed that the structure does not
exceed obstruction standards and would not be a hazard to air navigation and
marking and lighting are not necessary for aviation safety. However, to maximize
airport safety, safety lighting shall be installed and maintained in accordance with
FAA Advisory circular 70/7460 -1 K Change 2.
6. Noise: All windows and patio doors will be insulated and double paned.
Documentation shall be submitted from an acoustical engineer ensuring that interior
noise levels will meet design criteria set per Oakland International Airport Land Use
Compatibility Plan, Section 3.3.1.6 (a). Prior to the issuance of building permits and
prior to any future change in building use, the applicant shall submit an acoustical
noise analysis demonstrating compliance with these Standards. An acoustical
analysis meeting the requirements of Condition No. 60 of Resolution No. 1203 shall
be submitted with the building permit application.
7 Complimentary Shuttle: The hotel operator shall provide on- demand shuttle service.
The shuttle service shall operate between the hours of 4:00 a.m. to 1:00 a.m. daily,
and transport hotel guests to and from South Shore Center, the Park Street
business district, Harbor Bay Ferry terminal, the Air BART station near the Oakland
Airport, and any other destination within a three -mile radius of the hotel.
8. Complimentary Bicycles: The hotel operator shall provide ten complimentary
bicycles for use by hotel guests.
9. Bicycle Parking: Locations for bicycle parking consistent with the AMC bicycle
requirements shall be shown on the Building Permit plans. The bicycle facility
should be located in a secure and safe location and accessible from high
pedestrian /bicycle traffic areas, such as at the street frontage, to the satisfaction of
the Community Development Director.
10. Off -Site Shared Parking: The applicant shall enter into an off -site shared parking
agreement for 43 parking spaces with neighboring property owners with
underutilized large parking lots in the event that the hotel needs overflow parking
spaces for special events. Prior to issuance of a Certificate of Occupancy, the
applicant shall provide a copy of the signed reciprocal parking agreement that
confirms parking availability for the project on the adjacent parcels. The applicant
shall be responsible for maintaining agreements for 43 shared parking spaces for
the life of the project.
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11. Decorative Wall: The Building Plans shall include a four foot decorative wall to
screen parked cars from the sidewalk and adjacent park areas. The design of the
wall shall be approved by the Community Development Director prior to issuance of
a building permit.
12. Pedestrian Access: Prior to issuance of the Building Permit, the applicant shall
provide funding for a crosswalk across Harbor Bay Parkway to facilitate safe
pedestrian access to the site from the other businesses in the Business Park.
13. Sea Level Rise: The finished floor shall be raised 24 inches above existing grade to
accommodate the potential for sea level rise at this location.
14. Mechanical Equipment: Any noise - making mechanical equipment located on the
ground, which generates noise exceeding ambient noise levels (prior to installation
of the equipment) at the property line shall be enclosed in a sound blocking
enclosure meeting the standards established by the AMC for noise. The sound
blocking enclosure must be built to the following minimum standards:
o The barrier can be any thickness so long as its weight is 4 lbs/ft2 or greater.
o The barrier must be nonporous, with a solid door.
o The barrier must enclose the equipment on all sides. The building wall may
serve as one or more of the sides.
o The wall height should be a minimum of three feet (3') greater than the tallest
piece of equipment
15. Sianaae: Any temporary or permanent signage is subject to a sign permit approval.
All signage shall be consistent with the requirements of the approved signage
program for Harbor Bay Business Park.
Public Works Conditions
16. The applicant/developer shall comply with all applicable policies, standards and
plans of the AMC and the Public Works Department.
17. To guarantee completion of the required on -site and off-site improvements, the
applicant/developer shall enter into an agreement with the City and provide security
in a form and amount acceptable to the City prior to approval of the improvements
plans.
18. The applicant/developer shall submit, for review and approval, plans for all on- site
and off -site improvements. The plans shall be prepared, signed, and stamped as
approved by a registered civil engineer licensed in the State of California. The
engineer shall also assume responsibility for inspection of the on -site construction
work, and shall certify to the City, prior to acceptance of the work or issuance of any
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occupancy permit, that the installation of the on -site work (excluding the building
and foundation) was constructed in accordance with the approved plans.
19. The applicant shall submit, for review and approval, landscape and irrigation plans
for both on -site and off -site improvements. The plans shall be prepared, signed,
and stamped by a licensed landscape architect and shall be in accordance with the
AMC and other regional agencies' requirements. The landscape architect shall also
assume responsibility for inspection of the work and shall certify to the City, prior to
acceptance of the work, that the installation of landscaping and irrigation in the
public right -of -way was constructed in accordance with the approved plans.
20. A geotechnical report, prepared by a registered geotechnical engineer, with
recommendations to address the findings shall be submitted for review with the
building permit application. The geotechnical engineer shall sign and stamp the
improvement plans as conforming to its recommendations. The geotechnical
engineer shall also assume responsibility for inspection of the work and shall certify
to the City prior to acceptance of the work that the work performed is adequate and
complies with their recommendations.
Public Works Stormwater, Wastewater and Water Conditions
21. Prior to issuance of building permits, the developer shall secure all necessary permit
approvals from East Bay Municipal Utility District (EBMUD) regarding the installation
of all water or sewer service connections for the project. Accumulated wastewater
must be drained to the sanitary sewer.
22. Backflow prevention devices shall be installed on all new and existing domestic,
commercial, irrigation, fire, and water services and as required by EBMUD.
23. A sanitary sewage flow analysis, identifying the total peak sanitary sewage flow
quantities generated by the proposed development, shall be prepared by a
registered civil engineer licensed in the State of California and submitted as part of
the construction improvement plans. The City will provide the analysis to an
independent consultant who will assess the impact of the proposed development on
the City's sanitary sewer system and determine if any improvements to the City's
system are required to ensure sufficient sewage capacity for this project and any
anticipated growth within the associated sewer sub -area. The applicant/developer
will pay for the cost of the modeling study. The applicant/developer will include any
recommended improvements from the sewer study into the project's improvement
plans. The applicant/developer shall pay, proportional to the building usage, any
upgrades to the city's sewer line capacities up to the Bay Farm Island pump station
at Island Drive, including pump stations HBP -1 and HBP -2.
24. A sanitary sewage treatment capacity analysis for wet weather flows associated
with the development compared to existing or previous conditions shall be prepared
by a registered civil engineer licensed in the State of California and submitted as
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part of the construction improvement plans. The plan shall identify and mitigate any
increase in wet weather flow capacities. The improvement plans will include any
recommended improvements.
25. A storm drainage hydrology analysis identifying the total peak drainage flow
quantities to be generated by the proposed development shall be prepared by a
registered civil engineer licensed in the State of California and submitted as part of
the construction improvement plans. The City will provide this data to an
independent consultant who will assess the impact of the proposed development on
the City's storm drainage system and determine if any improvements to the City's
system are required to ensure sufficient capacity for this project and anticipated
cumulative growth in the associated drainage basin. The applicant/developer will
pay for the cost of the modeling study. The improvement plans shall include the
recommended improvements.
26. Section 30- 84.12, of the AMC states that drainage across interior property lines is
not permitted. New construction must not cause storm runoff onto any adjacent
parcel. Concentrated runoff across the sidewalk will not be allowed. All storm
runoff must be properly channeled to the existing storm drain system. No building
roof drainage can be directly tied to the storm drain but must flow either into a
drainage swale or across impervious pavement and then into a drainage swale.
The grading plan shall show the location of any swales and how stormwater runoff
will be directed.
27. Efforts shall be taken to minimize impervious surfaces, especially directly connected
impervious surface areas. Roof leaders shall discharge onto landscaped areas.
Additional design techniques can include, but are not limited to, the use of pervious
pavement in parking areas and /or directing runoff from impervious surfaces to
vegetated areas.
28. Landscaping plans shall be designed to minimize runoff, promote surface infiltration
where appropriate, and minimize the use of fertilizers and pesticides that can
contribute to stormwater pollution. Consideration shall be given to pest- resistant
landscaping and design features and the use of integrated pest management (IPM)
principles and techniques. As appropriate, landscaping shall be designed and
operated to treat stormwater runoff.
29. The site improvement plans shall incorporate permanent low impact development
(LID) measures and stormwater treatment controls and design techniques to
manage the quantity and quality of stormwater runoff from the development.
Measures shall be constructed consistent with the latest version of the Alameda
County Clean Water Program's Provision C3 Technical Guidance Manual and
Provisions C.3.c and C.3.d of the City's Municipal NPDES storm water permit.
Conceptual site plans will need to identify sufficient areas to provide for the
implementation of the necessary LID measures.
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30. In conjunction, and consistent, with the improvement plans submittal, prepare and
submit for City engineering review and approval of a storm water quality
management plan (Plan) to demonstrate and verify appropriate site LID design.
This plan shall include:
a. The completed City of Alameda's Stormwater Requirements Checklist.
b. The identification of drainage management areas (DMAs) for all impervious
surface areas on the proposed project site and the establishment of
Provision C3- compliant stormwater quality design and treatment measures
for each DMA.
c. A site plan map and inventory identifying the location and area values (in
square feet) of each DMA and corresponding C3- compliant measure.
d. Detail and cross - sectional drawings of the stormwater quality design and
treatment measures, as relevant, consistent with the latest version of the
Alameda County Clean Water Program's Provision C3 Technical Guidance
Manual.
e. Signed, C3 -LID sizing certification form for all DMAs and C3 measures, as
described below.
31. The applicant/developer shall prepare and submit to the Public Works Department
Storm Water Pollution Prevention Plan (SWPPP) documents. Information regarding
the SWPPP is available at the SWRCB's Construction Storm Water Program web
page at:
www.waterboards.ca.aov.water issues /proarams /stormwater /construction.shtml
32. Prior to issuance of the first grading /building/combination permit, provide verification
to Public Works Department Engineering Division of the WDID# that has been
issued to the project site by the SWRCB. Submittal of the required permit
registration documents to the SWRCB's SMARTS website is necessary for
compliance with SWRCB Order No. 2009 - 0009 -DWQ.
33. Prior to the granting of the certificate of occupancy, a C3 -LID Stormwater Treatment
Measures Maintenance Agreement (Agreement) shall be executed between the
Project Owner and the City and recorded, at Project Owner's expense, with the
County Recorder's Office of the County of Alameda. The Agreement shall include,
but not be limited to: an Operations and Maintenance (O &M) plan, approved by the
Public Works Department, for all post- construction (permanent) stormwater
treatment measures; an instrument of financial assurance from the party
responsible for stormwater treatment measures O &M; identification of the party
responsible for stormwater treatment measures O &M; assurances of access to
inspect and verify the treatment system O &M for the life of the project; and,
assurances of the submittal of the annual O &M report approved by the City.
34. Concurrently with applying for a grading /building /combination permit, a Stormwater
Treatment Measures Operations and Maintenance (O &M) Plan shall be submitted
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by the project proponent for approval by the Public Works Department. The O &M
plan shall include, but not be limited to: treatment measure(s) descriptions and
summary inventory; a legible, recordable, reduced -scale (8.5"x11") copy of the Site
Plan indicating the treatment measure(s) location(s) and site drainage patterns;
treatment measure(s) maintenance requirements and maintenance schedule;
detailed description of the integrated pest management principals and techniques
and /or Bay Friendly Landscaping Program techniques to be utilized during
landscape maintenance to ensure pesticide /herbicide use - minimization in
landscaped areas; name and contact information of current maintenance personnel;
and estimates of annual treatment measure(s) maintenance costs.
35. The applicant/developer is responsible for ensuring that all contractors and sub-
contractors shall, during all construction activities, comply with the SWPPP
elements, the City of Alameda's Urban Runoff Standard Conditions of Approval and
the Best Management Practices (BMPs) for construction activities indicated in the
Alameda Countywide Clean Water Program brochures during all construction
activities. Contact Public Works Department, telephone (510) 747 -7930, for copies
of these reference documents.
36. Storm drain inlets shall be clearly marked with the words "No Dumping! Drains to
Bay," or equivalent, using methods approved by the Public Works Department.
37. The applicant/developer shall submit a stamped, signed City of Alameda C3
certification form from a qualified independent civil engineer with stormwater
treatment facility design experience, licensed in the State of California, and
acceptable to Public Works Department, that states that the LID and treatment
measure designs of the final improvement plans and stormwater quality
management plan meet the established sizing design criteria for stormwater
treatment measures.
38. Prior to the issuance of a certificate of occupancy, the project applicant shall submit
to the Public Works Department a formal certification report (Report) from a
Licensed Engineer, paid for by the developer, affirming that all project site
stormwater treatment measures have been constructed per approved plans and
specifications. As appropriate, the Report shall include, but not be limited to,
assurances that: imported materials used for the treatment measure(s) are certified
by the supplier; installation of these materials is per approved plans and
specifications and meets the intent of the design engineer; required on -site testing
results conform with approved plans and specifications; treatment measures
conform to dimensions, grades and slopes on approved plans and specifications; all
structural features of the treatment measures comply with plan specifications; the
irrigation system is installed and functions as designed; healthy vegetation /ground
cover is installed as shown on plans.
39. Fire sprinkler system test water discharges shall be directed to onsite vegetated
areas.
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Public Works Traffic and Transportation Conditions
40. The applicant/developer shall provide a Traffic Control Plan (TCP) to the Public
Works Department for review and approval. The TCP shall be prepared by a
registered civil engineer or traffic engineer licensed in the State of California, and be
in accordance with the California MUTCD standards. In general, any vehicular,
transit, bicyclist, and pedestrian access adjacent to the project site shall remain
unobstructed during project construction or an Americans with Disabilities Act (ADA)
compliant alternative route established. Applicant/developer is required to receive
prior approval from AC Transit of any proposed traffic detours or temporary closure
of bus stops.
41. The applicant /developer shall provide a traffic circulation plan for the development.
The circulation plan shall include circulation within the development boundaries and
adjacent parcels and shall identify all access to public streets. The traffic circulation
plan shall include plans showing truck turning templates including rear /front wheel
and body tracking movement and shall include delivery trucks, fire engines, moving
vans and waste management trucks. The Public Works Department will review and
approve the internal and external circulation of the parking lot, including lane widths
and access points.
42. The applicant/developer shall submit a traffic striping and signage plan for review
and approval for all on -site and off -site improvements, including all crosswalks, bus
stops, turn lanes, merge lanes, acceleration lanes, lane drops, etc, as part of the
construction improvement plan submittal. The plans shall be prepared by a
registered civil engineer or traffic engineer licensed in the State of California. All
stripping in the public right -of -way shall be thermoplastic.
43. Prior to issuance of the Building Permit, project applicant shall provide the following
in its improvement plans and /or as submittals as appropriate for the approval of the
Public Works Department and in accordance with the City design standards:
a) Ensure that all pedestrian access points throughout the project area are
(ADA) compliant.
b) Vehicular and pedestrian access to adjacent parcels.
c) As a member of the Harbor Bay Business Park Owner's Association, the
applicant/developer and its tenant will participate in the Transportation
Management Program implemented by the Harbor Bay Business Park
Association that includes TDM strategies in accordance with the provisions
stipulated in Section 11.2.h of the Covenants, Conditions, and Restrictions
(CC &RS) of the Harbor Bay Business Park Association.
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Public Works Environmental Services Conditions
44. The applicant/developer shall submit a Waste Management Plan (WMP) to the
Public Works Environmental Services Division for approval. The plan shall describe
how the trash and debris will be handled. The WMP shall be submitted by the
developer to Environmental Services via Green Halo (greenhalosystems.com) prior
to start of the demolition, remodeling, or construction work. This must be done
using Green Halo's web interface. The Public Works Environmental Services
Division will review the WMP, and will provide comments that shall be incorporated
into the plans for the project.
45. The project is subject to the WMP requirement of section 21 -24 of the AMC, and
must recycle at least 50% of total debris hauled from project.
46. Within thirty (30) days after the completion of the demolition and /or clearing and
grubbing, the developer shall submit a Summary Report to the Public Works
Environmental Services Division, via Green Halo (greenhalosystems.com). For
approval, this reporting will specify actual tonnages disposed and /or recycled for
each material, and the actual destination /processor. Disposal and /or recycling
weight tags from that facility or facilities will be directly uploaded to Green Halo to
verify this activity.
47. Internal collection and storage areas and the individual bins and containers
provided, shall be adequate in capacity, number, and distribution to serve the
anticipated demand for trash, recycling, and organics as determined by the Public
Works Department.
48. All solid waste containers, including dumpsters and individual cans or carts, must
have fitted lids, which shall remain closed at all times when the container is not
being used. All trash collection areas shall be accessible to employees.
Fire Department Conditions
49. The applicant shall be responsible for a water main extension to serve the project,
whose design shall be shown on the improvement plans to the satisfaction of the
EBMUD, the Public Works Director, and the Fire Chief.
50. Prior to approval of the improvement plans, the applicant shall submit plans, for
review and approval by the Public Works Director and the Fire Chief, that:
a) Provide fire hydrants spaced throughout the project as required in California
Fire Code Appendix C.
b) Ensure sufficient fire flow for the development compliant with California Fire
Code Appendix B and AMC Section 15 -1.2 where a maximum 50% reduction
of the fire flow is allowed for fire sprinklered buildings. Fire hydrant flows
shall be a minimum of 1,500 G.P.M. from any one hydrant;
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c) Provide adequate turn - around space or acceptable emergency vehicle
through- access for any street greater than 150 feet in length;
d) Ensure that all roads have adequate turning radii for fire apparatus (inside
turning radius of 28" and outside turning radius of 44'8 "); and
e) Minimum fire lane width shall be an unobstructed 26'. Should parking within
the fire lane be required, the fire lane width is to be increased an additional 8'
per side for vehicle parking (total width of 42' if vehicle parking on both sides,
and 34' if vehicle parking on one side).
51. Hold Harmless and Indemnification: The applicant shall defend (with counsel
reasonably acceptable to the City), indemnify, and hold harmless the City of
Alameda, the Alameda Planning Board and their respective agents, officers, and
employees from any claim, action, or proceeding (including legal costs and
attorney's fees) against the City of Alameda, Alameda Planning Board and their
respective agents, officers or employees to attack, set aside, void or annul, an
approval by the City of Alameda, the Community Development Department,
Alameda Planning Board or City Council relating to this project. The City shall notify
the applicant of any claim, action or proceeding and the City shall cooperate in such
defense. The City may elect, in its sole discretion, to participate in the defense of
said claim, action or proceeding.
Page 14 of 15
I, the undersigned, hereby certify that the foregoing Resolution was duly and
regularly adopted and passed by the Council of the City of Alameda in a regular meeting
assembled on the 1st of September, 2015, by the following vote to wit:
AYES: Councilmembers Daysog, Ezzy Ashcraft, and Oddie - 3.
NOES: Mayor Spencer - 1.
ABSENT: Vice Mayor Matarrese - 1.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the seal of
said City this 2nd day of September, 2015.
aiy-et
Lara Weisiger, City C,
City of Alameda
Janpt Q Kern, City Attorney
City of Alameda