Resolution 15114CITY OF ALAMEDA RESOLUTION NO. 15114
APPROVAL OF THE ALAMEDA POINT ADAPTIVE REUSE
TENTATIVE SUBDIVISION MAP APPLICATION PLN15-0556 —
HANGAR ROW SUBDIVISION AT ALAMEDA POINT - APPLICANT:
CITY OF ALAMEDA. A PROPOSED TENTATIVE MAP APPLICATION
FOR A 6-PARCEL SUBDIVISION FOR CONVEYANCE PURPOSES
ONLY ON 38.9 ACRES TO IMPLEMENT THE ALAMEDA POINT
MASTER INFRASTRUCTURE PLAN AND ZONING DISTRICT
WHEREAS, the City of Alameda submitted an application to create six parcels for
six existing buildings on Monarch Street at Alameda Point; and
WHEREAS, the General Plan designation for the property is Alameda Point Mixed
Use; and
WHEREAS, the property is located within the Alameda Point Adaptive Reuse
Zoning Sub-district; and
WHEREAS, the General Plan and Zoning District regulations encourage adaptive
reuse of the buildings in the Naval Air Station Alameda Historic District (Historic
District); and
WHEREAS, subdivision of the property for conveyance purposes will facilitate
adaptive reuse and reinvestment in the property and the Historic District; and
WHEREAS, the Planning Board held a noticed public hearing and examined all
pertinent materials on December 14, 2015 and unanimously recommended that the
tentative subdivision map be approved subject to the conditions of approval; and
WHEREAS, the City Council held a noticed public hearing and examined all
pertinent materials on January 19, 2016 and made the following findings relative to the
proposed tentative subdivision map application:
A. The proposed tentative subdivision map is in conformance with the General
Plan and Zoning for this site. The proposed tentative map is consistent with the
Mixed Use General Plan and Adaptive Reuse zoning designations for the property.
B. The site is physically suitable for the proposed development. The proposed
tentative subdivision map is for conveyance purposes only and facilitates the adaptive
reuse and reinvestment in the six building on the property which are contributors to
the Historic District. All future development or rehabilitation of these buildings will be
subject to the Adaptive Reuse Zoning Sub-district and the Secretary of Interior
Standards.
C. The site is physically suitable for the density of the development. The proposed
tentative subdivision map will not increase the density of the existing development on
the site. Any future development of the properties will be subject to review under the
Adaptive Reuse Zoning Sub - district to ensure that the proposed development is
suitable for the site, compatible with the biological regulations and consistent with the
Historic District designation.
D. The proposed design of the tentative subdivision map and improvements, as
conditioned, will not cause environmental damage or substantially and
avoidably injure fish or wildlife or their habitat. All future improvements on the site
will be subject to existing regulations, permits, and deed restrictions designed to
protect wildlife on the adjacent federal property.
E. The design of the tentative subdivision map will not conflict with easements
acquired by the public at large for access through or use of property within the
subdivision. All future improvements on the site will be subject to compliance with
the Alameda Point Master Infrastructure Plan, which ensures that all necessary
easements are preserved.
F. The design of the tentative subdivision map and its improvements, if any, will
not cause serious public health problems. Subdivision of the property will facilitate
re- investment in the existing properties, which is necessary to upgrade the existing
substandard infrastructure and preserve public health; and
WHEREAS, the City Council finds that the potential environmental impacts of the
project have been evaluated and disclosed pursuant to the California Environmental
Quality Act (CEQA). On February 4, 2014, the City of Alameda certified the Alameda
Point Final Environmental Impact Report (FEIR) in compliance with the California
Environmental Quality Act. The FEIR evaluated the environmental impacts of
redevelopment and reuse of the lands within the Alameda Point zoning district, which
includes the West Tower Avenue and Hangar Row Subdivision Map Areas. Consistent
with the February 2014 action, the draft conditions of approval of the Tentative Map
Applications require that property owners comply with, and implement, all the relevant
mitigations measures adopted by the City Council in February 2014. No further CEQA
review is required for this action.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Alameda that the Alameda Point —Tract 8316 Tentative Map Hanger Row Subdivision is
approved, subject to the following conditions:
Final Map
1. All maps filed pursuant to this approval shall be in substantial compliance with the
map titled, "Alameda Point —Tract 8316 Tentative Map Hanger Row Subdivision "
prepared by Carlson, Barbee & Gibson, Inc. dated November 12, 2015, marked
Exhibit A, and on file in the office of the Alameda Community Development
Department.
2. The Final Map shall be in substantial compliance with the Tentative Map.
3. Prior to the approval of the Building Permits, all applicable conditions of approval of
the approved Tentative Map, as revised or amended, shall be satisfied.
4. 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 and additional twelve (12) months, for the filing of the Final Map may be
granted by expiration of the approved or conditionally approved Tentative Map.
5. Prior to the City Council approval of the Final Map, the Applicant shall submit a Mylar
copy and a CAD file of the Final Map.
6. Final Maps shall show all existing and proposed easement locations, uses and
recording information. The Owner's Statement shall list all easements to be dedicated
and the Certificate of City Clerk shall list all public easements to be abandoned (with
recording information) as part of the Final Map.
Land Use and Redevelopment
7. CEQA: Prior to issuance of a Building Permit or Site Improvement Permit, the
applicant shall submit a Mitigation Measure Compliance Checklist confirming
compliance with all required environmental mitigation measures contained in the
MMRP adopted by the Alameda City Council on February 4, 2014, for the
redevelopment and reuse of Alameda Point.
8. Infrastructure Improvement Plans: Prior to issuance of a Building Permit or Site
Improvement Permit, the applicant shall submit an Infrastructure Improvement Plan
for the improvement of the on-site and adjacent off-site streets, open space, waste
water, storm water, potable water, recycled water, power, natural gas, and
communications facilities for each phase of development, if applicable. The
improvement plans shall be reviewed for consistency with the MIP, and the AMC
requirements. 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, including but not
limited to parking lots, pathways, storm facilities and, sewer facilities, and shall certify
to the City, prior to acceptance of the work or issuance of any occupancy permit,
including a temporary occupancy permit, whichever comes first, that the installation of
the on-site work (excluding the building and foundation) was constructed in
accordance with the approved plans. All required public frontage and street
improvements shall be designed, built, and dedicated to the City in accordance with
City ordinances, and Public Works Department standards with respect to such
improvements and shall include curbs, gutters, sidewalks, street trees, storm water
treatment controls, landscaping and irrigation, streetlights, etc.
9. Design Review Approval: Prior to issuance of any Building Permit or Site Improvement
Permit in preparation of exterior changes to existing buildings or new vertical
development, the applicant shall submit an application for Design Review and
approval by the Planning Board. The Design Review application shall include any
buildings, landscape improvements, open spaces and parks, and /or parking lots
proposed for the area to be improved. All Building Plans and Site Improvement Plans
submitted for permits shall be reviewed for compliance with the Design Review
findings of AMC Section 30 -36 and 37 by the City of Alameda Planning Board.
10. NAS Alameda Historic District Certificate of Approval: Prior to issuance of any
Building Permit or Site Improvement Permit in preparation of exterior changes to
existing buildings or new vertical development, the applicant shall submit all final
proposed changes to the cultural landscape to the Historical Advisory Board for review
and approval. All Building Plans and Site Improvement Plans submitted for permits
within the Historic District shall be reviewed for compliance with the Historic District
and Cultural Landscape Guidelines, the Secretary of Interior Standards for the
Rehabilitation of Historic Structures, and AMC Section 13 -21 Preservation of Historical
and Cultural Resources by the City of Alameda Historical Advisory Board.
11. Biological Regulations and On -Site Lighting Prior to Design Review approval, and
issuance of a Building or Site Improvement Permit, the applicant shall submit a
Biological Opinion Compliance Checklist confirming compliance with all required
conditions set forth in the Declaration of Restrictions for the Former Naval Air Station
Alameda (Declaration) consistent with the Biological Opinion issued by the U.S.
Department of Fish and Wildlife, and Exhibit C of the Memorandum of Agreement
between the City of Alameda and Department of Veteran's Affairs (Alameda Point
Lighting Mitigation Measures).
12. Transportation Demand Management Plan Compliance Strategy• Prior to issuance of
a Building or Site Improvement Permit, the applicant shall submit a Transportation
Demand Management Plan Compliance Strategy to ensure compliance with the
Alameda Point Transportation Demand Management Plan.
13. Public Trust Exchange Act and Agreements: All use of land and buildings and new
construction on Public Trust Lands shall be subject to the public trust for commerce,
navigation and fisheries and shall be reviewed for consistency with the Naval Air
Station Alameda Public Trust Exchange Act, Chapter 734, Statutes of 2000, as
amended by Chapter 429, Statutes of 2011 and the Naval Air Station Alameda
Exchange Agreement regarding Public Trust Lands at Alameda Point.
14. Parking Management Plan: Unless completed as part of the TDM Compliance
Strategy, prior to issuance of the first Occupancy Permit, the project applicant and /or
property owner shall submit a Parking Management Plan. The plan will address the
management and pricing of public and private on -site spaces and public on- street
parking and public parking lots and structures.
15.Other Agency Approvals: Prior to issuance of building permit(s) for work within
jurisdictional lands, the applicant shall provide evidence that all required approvals,
permits, or waivers from Bay Conservation and Development Commission (BCDC),
Regional Water Quality Control Board (RWQCB), including a possible 401
Certification for the construction of a stormwater outfall, and /or the Army Corp. of
Engineers, if any, have been obtained. The final Improvement Plans shall incorporate
all other agency comments.
Improvement Plans
16. Potable Water: The developer /applicant shall be responsible for potable water
infrastructure consistent with the MIP to serve the project, whose design shall be
shown on the Improvement Plans to the satisfaction of EBMUD, the Public Works
Director, and the Fire Chief.
17. Storm Water Quality: The developer /applicant shall incorporate permanent storm
water treatment controls and /or design techniques to manage the quantity and quality
of storm water runoff from a planned development to prevent and minimize impacts to
water quality and be consistent with the MIP and any existing or future conditions of a
401 certification for Alameda Point (401 Certification Conditions), if applicable. Efforts
shall be taken to minimize impervious surface areas, especially directly connected
impervious surface areas. Roof drains shall discharge and drain to an unpaved area
wherever practicable. Design techniques may include green roofs, rainwater
harvesting, vegetated swales, vegetated buffer zones, bio retention units,
retention /detention basins and ponds, tree well systems, and the incorporation of
pervious surface areas and Low Impact Development (LID) measures. Storm water
treatment measures shall be constructed consistent with the latest version of the
Alameda County Clean Water Program's Provision C3 Technical Guidance Manual.
Applicants may also refer to the Bay Area Storm water Management Agencies
Association (BASMAA) Start at the Source Manual for technical guidance.
18. Landscape Plans: Prior to the issuance of a Building or Site Improvement Permit, the
developer /applicant shall include landscape and irrigation plans for both on -site and
off -site improvements consistent with the MIP, if applicable. The plans shall be
prepared, signed, and stamped by a licensed landscape architect and shall be in
accordance with the AMC and other regional jurisdictional 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.
19. Waste Water: 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 and /or Building Permit 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 incorporate any recommended improvements from the sewer
study into the project's improvements plans and be consistent with the MIP.
20. Private Sewer Lateral Program: The Developer /Applicant shall be responsible for
compliance with the EBMUD Regional Private Sewer Lateral Program.
21. Storm Drainage: A storm drainage hydrology analysis identifying the total peak
drainage flow quantities to be generated by a 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 and /or Building Permit
Plans. The improvements plans will include any recommended improvements and be
consistent with the MIP.
22. Fire Water: The Improvement Plans and Building Permit Plans for the project site shall
include a Fire Water System consistent with the MIP. The system shall be designed
to the satisfaction of EBMUD and the Alameda Fire Department. The Applicant shall
be responsible for the placement of on -site hydrants. The location and number of
hydrants shall be established in improvements plans. Placement shall be shown on
the Improvement Plans and shall be to the satisfaction EBMUD, the City Fire Chief
and the City Engineer.
23. Fire Safety: Prior to approval of the Improvement Plans, and /or Building Permit 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. Ensure sufficient fire flow for the development compliant with
California Fire Code Appendix B and AMC 15 -1.2 where a maximum reduction of the
fire flow can be reduced by 50% for fire sprinklered buildings.
b. Fire hydrant flows shall be a minimum of 1,500 G.P.M. from any one hydrant;
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 that are required to be fire access roads have an adequate
turning radii for fire apparatus (inside turning radius of 28' and outside turning radius
of 44VT and
e. For all roads designated as fire access roads shall have a minimum fire lane width
of 20' or 26' unobstructed. Should parking within the fire lane be required, the fire lane
width is to be increased to an additional 8' per side for vehicle parking.
24. Utilities: The Improvement Plans and Building Permit Plans shall include facilities
and improvements to ensure that utility services are maintained for existing users
throughout the construction process and the access to such service for maintenance
purposes is preserved throughout the construction process for new utilities.
Solid Waste
25. Waste Management Plan: The applicant/developer shall submit a Waste Management
Plan (WMP) to the Public Works Environmental Services Division for approval, if
applicable. The plan shall describe how the trash and debris will be handled. The
WMP shall be submitted by the developer to Environmental Services prior to start of
the demolition, remodeling, or construction work. The Public Works Environmental
Services Division will review the WMP, and will provide comments that shall be
incorporated into the plans for the project. 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 the project.
26. External Enclosures: Design of all external enclosures for solid waste, recycling, and
organics shall be approved by the Public Works Director prior to approval of the
improvements plans, or the, building permit, whichever comes first. These facilities
are to be designed to prevent water run-on to the area, runoff from the area, and to
contain litter, trash, and other pollutants, so that these materials are not dispersed by
the wind or discharged to the storm drain system. External enclosures are to be
roofed and/or enclosed. Any enclosures containing food waste shall have floor drains
connected to the sanitary sewer system. If the enclosures are attached to buildings
they shall have fire sprinklers. Internal collection and storage area(s) 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 Director.
27. Collection: Internal collection and storage area(s) 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. The trash collection areas shall be accessible to residents and
employees. Each storage area shall be no more than 250 feet from any dwelling unit,
or in the garage. Trash enclosures and/or recycling area shall be covered; no other
area shall drain onto these areas. Drains in any wash or process area shall not
discharge to the storm drain system; these drains should connect to the sanitary
sewer. The applicant shall contact the City and East Bay Municipal Utility District
(EBMUD) for specific connection and discharge requirements prior to building permit
issuance. Discharges to the sanitary sewer are subject to the review, approval, and
conditions of the City and EBMUD.
28. Fitted Lids: 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
Construction Conditions
29. Hazardous Materials. The applicant /developer shall provide documentation from a
qualified professional to the City of Alameda stating that adequate soils and ground
water investigations and, where warranted, remediation, have been conducted to
ensure that there will be no significant hazard related risks to future site users. The
project sponsor shall ensure that all proposed areas for demolition and abatement
shall be assessed by qualified licensed contractors for the potential presence of lead -
based paint or coatings, asbestos containing materials, and PCB - containing
equipment prior to issuance of a demolition permit. During Construction the
developer /applicant shall ensure that all construction crews are properly trained and
made aware of any site contamination issues consistent with the Alameda Point Site
Management Plan (SMP) and MMRP.
30. Utilities: If underground utilities leading to adjacent properties are uncovered and /or
broken, the contractor involved shall immediately notify the Public Works Department
and the Community Development Department, and carry out any necessary corrective
action to their satisfaction.
Alameda Municipal Power (AMP)
31. The applicant shall comply to AMP's Rules and Regulations as stated in Article X and
AMP's "Material and Installation Criteria for Underground Electrical Systems" (both
available at www.alamedamp.com) and provide completed "Service Planning Sheets"
for AMP's review prior to submitting plans for building permits.
32.The applicant shall provide information on the location of transformers and total load
in kilowatts or kilowatt/volts (KVA) to AMP for approval prior to building permit
issuance. If necessary, the applicant shall provide (at no charge to AMP) an easement
and access to all AMP facilities on the property prior to issuance of building permits.
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 19th day of January, 2016, by the following vote to wit:
AYES: Councilmembers Daysog, Ezzy Ashcraft, Matarrese, and
Oddie - 4.
NOES: None.
ABSENT: Mayor Spencer —1.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the official
seal of said City this 20th day of January, 2016.
Lara Weisiger, Cittiblerk
City of Alameda
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