Resolution 16028CITY OF ALAMEDA RESOLUTION NO. 16028
APPROVING VESTING TENTATIVE TRACT MAP NO. 8654, TO
SUBDIVIDE A 4.1 -ACRE PROPERTY WITH TWO LOTS INTO 14
LOTS AND 90 CONDOMINIUM UNITS AT 2015 GRAND STREET.
VESTING TENTATIVE TRACT MAP NO. 8654 WILL ALSO DEDICATE
APPROXIMATELY 0.5 ACRES AS PUBLIC RIGHT-OF-WAY FOR THE
COMPLETION OF CLEMENT AVENUE BETWEEN GRAND STREET
AND HIBBARD AVENUE AND TO WIDEN HIBBARD AVENUE
BETWEEN ELLEN CRAIG DRIVE AND CLEMENT AVENUE
WHEREAS, a preliminary application was filed under the Housing Crisis Act of
2019 ("SB 330") on March 7, 2022 by Trumark Homes ("Applicant") for Vesting Tentative
Tract Map, Design Review, Development Plan and Density Bonus to allow the
construction of 90 townhome units with five accessory dwelling units within an
approximately 4.1 -acre parcel at 2015 Grand Street; and
WHEREAS, the applicant submitted a formal final application to construct 90
townhomes on July 7, 2022, within 180 days of filling a preliminary application consistent
with SB 330; and
WHEREAS, the subject property is designated Medium Density Residential on the
General Plan Diagram; and
WHEREAS, the subject property is located in the R -4 -PD -MF, Neighborhood
Residential Planned Development District with Multi -Family Residential Combining Zone;
and
WHEREAS, on December 12, 2022, the Planning Board held a duly noticed public
hearing and adopted Planning Board Resolution No. PB -22-24 approving a Development
Plan, Density Bonus, Design Review, and recommending approval of Vesting Tentative
Tract Map No. 8654; and
WHEREAS, on February 7, 2023, the City Council reviewed Vesting Tentative
Tract Map No. 8654, Planning application no. PLN 22-0127, and all pertinent maps,
documents, and exhibits and determined that the Tentative Map is consistent with the
General Plan and Alameda Municipal Code ("AMC") requirements for the property.
NOW, THEREFORE, BE IT RESOLVED, that the City Council finds this project is
categorically exempt from environmental review pursuant to California Environmental
Quality Act ("CEQA") Guidelines § 15332 — Infill Development, and none of the exceptions
in CEQA Guidelines § 15300.2 apply:
1. 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 development of this site for 90 townhome units and five (5)
accessory dwelling units is consistent with the R -4 -PD -MF, Neighborhood
Residential with Planned Development and Multi -Family Combining Zoning
District and the Medium -Density Residential land use designation. Overall, the
project is consistent with the applicable General Plan policies and zoning
reg ulations.
2. The proposed development occurs within city limits on a project site of
no more than five acres substantially surrounded by urban uses.
The property is less than five acres (the project site is approximately 4.14
acres), is located entirely within city limits, and is surrounded by urban
residential, commercial or institutional uses.
3. The project has no value as habitat for endangered, rare, or threatened
species.
The project site was developed as a petroleum packaging and distribution
facility for several decades and was only recent cleared of buildings and
improvements. As a result, the project site has no value as habitat for
endangered, rare or threatened species.
4. Approval of the project would not result in any significant effects relating
to traffic, noise, air quality, or water quality.
The project will implement a Transportation Demand Management program to
reduce the automobile trips generated by the project to reduce any significant
effects relating to traffic. The project would not have any significant effects to
traffic, noise, air quality, or water quality.
5. The site can be adequately served by all required utilities and public
services.
The property is located within a developed urban area that is served by all
required utilities and services; and
BE IT FURTHER RESOLVED, that as a separate and independent basis, the
project is also exempt from environmental review pursuant to CEQA Guidelines § 15183,
projects consistent with a General Plan for which an Environmental Impact Report ("El R")
has been certified; and
BE IT FURTHER RESOLVED, that the City Council hereby makes the following
findings regarding Vesting Tentative Tract Map No. 8654:
1. The proposed subdivision, together with the provisions for its design and
improvement, is in conformance with the General Plan and Zoning (Gov.
Code § 66474). The proposed Vesting Tentative Tract Map is consistent with the
Medium -Density Residential General Plan designation and R -4 -PD -MF,
Neighborhood Residential Planned Development and Multi -Family, zoning
regulations for the property.
2. The site is physically suitable for the type and density of development (Gov.
Code § 66474). The site was previously developed as a packaging and
distribution center for petroleum products for several decades. The applicant
submitted a Phase I/II site assessment prepared by a qualified professional that
found no evidence of soil contamination on site.
3. The proposed design of the subdivision and improvements, as conditioned,
will not cause environmental damage or substantially and avoidably injure
fish or wildlife or their habitat (Gov. Code § 66474). The proposed design of
the subdivision and improvements, as conditioned, will not cause environmental
damage or substantially and avoidably injure fish or wildlife or their habitat. The
site does not include construction of any improvements within water bodies or in
areas that have no previously been used for residential purposes.
4. The design of the subdivision and its improvements will not conflict with
easements acquired by the public at Targe for access through or use of
property within the subdivision (Gov. Code § 66474). The project provides a
public dedication for the extension of Clement Avenue and Cross Alameda Trail
and widening of Hibbard Street and continuation of Hibbard via ped/bike public
access easement through the project site. The size of these public dedication will
allow for the construction of vehicle travel lanes wide enough to accommodate
truck traffic as well as provide dedicate and separated bicycle track.
5. The design of the subdivision and its improvements will not cause serious
public health problems (Gov. Code § 66474). The design of the subdivision and
the type of improvements are not likely to cause serious public health problems,
because site will be served by public sewer and water facilities and the review
process of the subdivision has taken those concerns into consideration and has
found the proposal in conformance with City standards.
6. The subdivision is designed to provide for future passive or natural heating
or cooling opportunities (Gov. Code § 66473.1).
Being an irregular-shaped site, not all of the homes would be oriented on an east -
west alignment allowing for southern exposure for passive heating and cooling.
The proposed homes in the project will comply with the CalGreen building code.
For this development, the homes will comply with Title 24 state energy
conservation requirements and have mechanical air ventilation control systems
installed.
7. The subdivision will not result in the discharge of waste into the sewer
system that would violate regional water quality control regulations (Gov.
Code § 66474.6); No discharge violation currently exists and sewer capacity is
available for this subdivision. The project would not discharge any waste other than
domestic sewage and all sewage would be discharged into the city's sanitary
sewer system for ultimate treatment. Urban stormwater runoff is required to meet
the City's RWQCB permit requirements for urban development.
8. In recommending approval of the vesting tentative map, the Planning Board
has considered its effect upon the housing needs of the region, balanced
with the public service needs of Alameda residents and available fiscal and
environmental resources (Gov. Code § 66412.3); and
BE IT FURTHER RESOLVED, that the City Council hereby approves Vesting
Tentative Tract Map No. 8654 to allow the construction of 90 townhome units with five (5)
accessory dwelling units, subject to the following conditions:
Planning and Design Conditions
1. Substantial Compliance with Approvals: The plans submitted for the Building Permit
shall be in substantial compliance with the plans prepared by CBG Engineers dated
September 30, 2022, and on file in the City's Planning, Building & Transportation
Department, except as modified by the conditions specified in this resolution.
2. Changes to Approved Plans: This approval is limited to the scope of the project
defined in the project description and does not represent a recognition and/or approval
of any work completed without required City permits. Any substantial changes to the
approved scope of the project shall be submitted to the Planning Building and
Transportation Department for review and approval.
3. Hibbard Street Public Access Easement: The Final Map shall show a sixteen (16)
foot wide public access easement along the pedestrian/bike path continuing Hibbard
Street between Fortmann Way and Clement Avenue.
4. Affordable Housing Agreement: The project applicant shall execute an Affordable
Housing Agreement with the City in conformance with the requirements of AMC §§
30-16 and 30-17. The approval and execution of the Affordable Housing Agreement
shall take place prior to final map approval and shall be recorded upon final map
recordation or, where a map is not being processed, prior to the issuance of building
permits for such lots/units. The Affordable Housing Agreement shall bind all future
owners and successors in interest for the term of years specified therein. The
Affordable Housing Agreement shall require fifteen (15) affordable housing units
consisting of: four (4) on-site residential units affordable to Very Low -Income
households, five (5) on-site residential units affordable to Low -Income households,
and six (6) on-site residential units affordable to Moderate Income households.
5. Transportation Demand Management Plan: Prior to the first Final Map approval or
building permit, whichever comes first, the applicant shall ensure that the CC&Rs
include participation in the Alameda Transportation Management Association to
provide transit services via annual assessments as follows:
a. Every townhome unit that has one (1) private parking space provided shall be
assessed an annual fee of $400 (2020 dollars).
b. Every townhome unit that has two (2) private parking spaces provided shall be
assessed an annual fee of $500 (2020 dollars).
c. The annual assessments shall be adjusted annually in accordance with the San
Francisco Bay Area Consumer Price Index for All Urban Consumers (CPI -U).
The applicant shall submit to the Planning Director a final TDM brochure to be
provided to residents during home purchase that explains the ATMA membership,
fees, and benefits.
6. Modifications: Minor project design details requested by the applicant may be
established, modified, and approved by the Planning Director. Engineering standards
and specifications requested by the applicant may be established, modified and
approved by the Public Works Director or designee. Major modifications that are not
consistent with this design review approval or these conditions shall be subject to
review and approval of the Planning Board.
Public Works Conditions of Approval
7. The intersection of Grand Street and Clement Avenue shall be designed to
accommodate a future traffic signal (including designated location of poles, controller
and foundations). The Applicant shall install the substructure (conduits and pull
boxes). Construction of signal poles, controller, and foundations shall not be the
responsibility of the Applicant.
8. The minimum lane width on Clement Avenue between Hibbard Street and Paru Street
shall be 11', and the minimum two-way bikeway width in this segment shall be 10'.
9. Prior to issuance of a Building Permit the applicant shall apply for a Public Works
Development Permit.
10. Improvement Plans shall be prepared, signed, and stamped as approved by a
registered civil engineer licensed in the State of California. The Improvement Plans
and all documentation listed below, except as noted, shall be approved by the Public
Works Department prior to approval of the Final / Parcel Map or issuance of any
Building Permit for the development.
11. The proposed work shall comply with Chapter 30, Article 6 of the AMC (Real Estate
Subdivision Regulations) and Chapter 22 of the AMC (Streets and Sidewalks) as
determined by the City Engineer.
12. The proposed work shall comply with Alameda's Standard Plans and Specifications
and Standard Subdivision Specifications and Design.
13. The fee for plan checking and inspection shall be calculated in accordance with the
latest Schedule of Fees & Charges as approved by the City Council.
14. Plans shall identify datum. If not NADV88, show conversion.
15. Site plans shall include applicable Standard Construction Notes, latest edition, from
Public Works.
16. Clement Ave Extension and Related Improvements. The Applicant shall construct and
dedicate to the public full street improvements of Clement Avenue between Grand
Street and Hibbard Street and a portion of Hibbard Street between Clement and Ellen
Craig Avenue. Improvements shall including concrete curb, gutter, sidewalk, paving,
striping, sanitary sewer, drainage system, telecom, streetlights, and street trees, all to
the satisfaction of the City Engineer. Public sidewalks shall connect to existing
sidewalks for a continuous pedestrian path of travel. Improvement plans shall show
raised crosswalks/bike crossing for the northern leg of the Grand/Clement intersection
as recommended by the July 8, 2022 Fehr & Peers memorandum, unless deemed
infeasible by the City Engineer.
17. The Applicant shall provide as built drawings of all site and right of way improvements
prior to issuance of final Certificate of Occupancy. Provide drawings in both durable
hard copies and pdfs.
18.An engineer's cost estimate for frontage and site improvements shall be submitted. A
cash security deposit or construction performance bond of an amount as determined
by the City Engineer is required prior to issuance of a Public Works Development
(PWD) permit that involve the public ROW.
19. An Encroachment Permit is required for all work within the Public Right -of -Way. The
Encroachment Permit is required prior to issuance of any Building Permits for the
proposed development. The encroachment permit application shall address
circulation in and around the site, including pedestrians, cyclists, fire trucks, private
vehicles, solid waste trucks, buses, and parking. The application shall address all
construction phases.
20.A current title report shall be submitted to identify current ownership and any existing
easements or land use restrictions.
21. The Applicant shall enter into a Subdivision Improvement Agreement with the City,
pay all fees, and provide a security in a form and amount acceptable to the City prior
to approval of Parcel / Final map. If the construction of the project is in 2 phases, the
applicant shall provide security for each phase separately. Both securities will be
provided with the SIA. Once the SIA has been approved by the City Attorney, the
Applicant shall provide four (4), wet signed, hard copies to Public Works.
22. The Final Map shall show all existing and proposed easement locations, uses and
recording information. The Owner's Statement shall list all public right-of-way and
easements to be dedicated and the Certificate of City Clerk shall list all public
easements and right-of-way to be abandoned with recording information as part of the
parcel/final map.
23. The Applicant shall pay for all reasonable office and engineering costs expended by
the City Engineer's office, including overhead, in conjunction with reviewing the Parcel
Map, improvement plans, easements, and in obtaining the map signature of the City's
consulting surveyor.
24. The Applicant shall provide five copies of the permit approved site/off-site civil
improvement plans, landscape plans, and specifications along with a Mylar or other
reproducible set (plans only), and a digital copy acceptable to the City Engineer.
25. The Applicant shall dedicate Clement Avenue and a portion of Hibbard Street to the
public.
26. The proposed work shall comply with all current, applicable, plans, standards, policies
and guidelines including Alameda's Bicycle Master Plan; Pedestrian Master Plan;
Long Range Transit Plan; Transportation Demand Management and Transportation
System Management (TSM/TDM) Plan; Multimodal Circulation Plan; Transportation
Element of the General Plan; Transportation Choices Plan; Bicycle Facility Design
Standards; Pedestrian Design Guidelines; Guidelines for Multiway Stop Signs,
Crosswalks, and Pedestrian Paddles; as well as the Caltrans Design Manual and
Standard Plans and the California MUTCD. All documents can be found at the City's
Public Works webpage, under Key Documents, at
httos://www.alamedaca.gov/Departments/Public-Works.
27.AII sidewalks shall comply with the Americans with Disabilities Act and Title 24
requirements for cross slope, including driveway approaches and curb ramps. Where
existing driveways are removed, the Applicant shall replace the curb, gutter, and full
width of sidewalk to current standards.
28. The street section for any private access roads shall be designed by a registered civil
engineer and is subject to approval by the City Engineer.
29. Parking layout shall be constructed in conformance with City's off-street parking
design standards, AMC § 30-7 Off -Street Parking, Electric Vehicle Charging, and
Transportation Demand Management Regulations. Accessible stalls, ramps, loading
and unloading platforms including for vans, slope and grade of ramps, landings and
stalls, signs, striping, logo, width of landings and such details as are required shall
comply with applicable City and State Standards.
30. When replacing or repairing concrete at an existing arch culvert, remove and replace
the corrugated metal arch "lid" and associated hardware.
31. The Applicant shall submit a soils investigation and geotechnical report for the
proposed development, subject to the review and approval of the City Engineer. The
report shall address the structural and environmental analysis of existing soils and
groundwater and provide recommendations for all grading, retaining walls, bulkheads,
surface and sub -surface drainage, lot drainage, utility trench backfilling, construction
dewatering, and pavement design. The improvement plans shall incorporate all design
and construction criteria specified in the report and shall be reviewed and signed by
the Soils Engineer specifying that all recommendations within the report have been
followed.
32. Any retaining walls, which are adjacent to a property line, shall be masonry, metal, or
concrete. Any existing retaining walls to remain are to be evaluated by the Applicant's
geotechnical/structural engineer for integrity and applicability to the geotechnical
engineer's recommendations.
33. Prior to issuance of the first Temporary Certificate of Occupancy, the
geotechnical/soils engineer shall submit a letter report to the City at completion of
construction certifying that grading, drainage and backfill installation was performed
in general compliance with recommendations in the geotechnical report. All material
testing reports shall be attached to the certification letter report.
34.AII on-site surface drainage shall be collected and conveyed in an adequately
designed underground storm drainage system in a manner to be approved by the City
Engineer. The site shall be graded so that no additional runoff is directed to and so as
not to impede runoff from adjacent properties.
35.A storm drainage hydrology analysis, identifying the total peak drainage flow quantities
to be generated by the proposed development shall be prepared in accordance with
the Alameda County Flood Control District Hydrology and Hydraulics Manual 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 using a hydraulic model and determine the improvements, if
any, to ensure sufficient capacity for this project and anticipated cumulative growth in
the associated drainage basin. The Applicant shall include the recommended
improvements into the project's improvements.
36. Improvement plans and subdivision map shall clearly show the extent of public vs
private storm drainage facilities, including basins, pipes, structures, and pump
stations. All public drainage facilities shall be in public streets or in public drainage
easements.
37. The Applicant shall be responsible to maintain access to and function of existing
stormdrain lines that run onto and/or through the Applicant's property.
38. Stormwater shall be dispersed, diffused, detained, or otherwise infiltrated on-site to
the extent feasible. Downspouts shall not be directly connected to public or private
storm drain facilities. Use of splash blocks directed towards landscape areas is
encouraged. Stormwater, including roof drainage, shall not be directed across
sidewalks or driveways.
39.AII projects shall incorporate permanent stormwater low impact development ("LID")
design techniques and source control measures to manage the quantity and quality
of stormwater runoff from the planned development to prevent and minimize impacts
to water quality, in accordance with the City's National Pollution Discharge Elimination
System ("NPDES") Permit, and consistent with the latest version of the Alameda
County Clean Water Program's Provision C3 Technical Guidance Manual. Project
plans shall indicate the efforts taken to minimize impervious surface areas, especially
directly connected impervious surface areas.
40. The Applicant shall submit a Stormwater Quality Management Plan complete with:
a. the individual drainage management areas identified
b. a completed Stormwater Requirements Checklist and
c. a stamped, signed City of Alameda C3 certification form from a qualified
independent (i.e. different engineering firm) civil engineer with stormwater
treatment facility design experience, licensed in the State of California, and
acceptable to City Engineer that indicates the LID and treatment measure
designs of the improvement plans and Stormwater Quality Management Plan
meet the established sizing design criteria for stormwater treatment measures.
41. The Civil Improvement Plans shall be consistent with the approved Stormwater Quality
Management Plan submittal. Prior to issuance of the Permit, the Applicant shall submit
for review and approval by the City Engineer a Stormwater C3 -LID Measures
Operations and Maintenance ("O&M") Plan that provides a thorough discussion of the
inspection, operations, and maintenance requirements of all of the stormwater
treatment, including trash capture, and LID design measures at the site. This O&M
Plan shall be consistent with the City of Alameda's C3 -LID Measures O&M Plan
Checklist. The development shall incorporate permanent post -construction
stormwater quality controls in accordance with the City's NPDES Permit. Stormwater
design and treatment measures shall be constructed consistent with the latest version
of the Alameda County Clean Water Program's Provision C3 Technical Guidance
Manual.
42. The development is subject to full trash capture requirements of the City's NPDES
permit, regardless of impervious surface area. The Applicant shall provide a full trash
capture system, device, or series of devices that traps all particles retained by a 5mm
mesh screen and has a design treatment capacity of not less than the peak flow rate
Q resulting from a one-year, one-hour storm in the sub-drainage area. Plan sheets
shall include location, detail and cross-sectional drawings of the stormwater full trash
capture device(s) necessary to treat the entirety of the site. The Applicant shall confirm
that the full trash capture device(s) included in the development plan are on the State
Water Resources Control Board's list of certified full trash capture systems. Trash
capture shall occur on site, not in the public right of way downstream. Applicant shall
submit an O&M plan detailing the necessary maintenance tasks and schedule
required to maintain all on-site trash capture devices.
43. Prior to project acceptance and any certificate of occupancy, the Property Owner(s)
shall provide the following:
a. Executed C3-LID Treatment Measures Maintenance Agreement with the City,
complete with an approved Operations and Maintenance Plan, the template for
annual self-reporting, and assurances for property access for City verification
inspections.
b. Verification that the following have all been incorporated with the CC&Rs of the
relevant HOA:
i. O&M plans for all stormwater treatment
ii. trash control and design measures to be maintained by any
homeowners' association or property owners' association
iii. the template for annual self-reporting, and assurances for property
access for City verification inspections.
c. Certification report (Report) prepared by a registered civil engineer, licensed in
the State of California, affirming that all project site stormwater treatment
measures have been constructed per the City 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. The Report
shall be submitted in a form acceptable to the City Engineer.
44. The Applicant shall comply with the State Water Quality Control Board's Construction
General Permit requirements. Copies of the required "Notice of Intent" ("NOI") and
"Storm Water Pollution Prevention Plan" ("SWPPP") along with the WDID# shall be
submitted to the City Engineer prior to the issuance of the Permit for any site work.
The SWPPP shall utilize the California Storm Water Best Management Practices
Handbook for Construction Activities, the ABAG Manual of Standards for Erosion &
Sediment Control Measures, the City's Grading and Erosion Control ordinances, the
City's "Urban Runoff Best Management Practices Standards", and other generally
accepted engineering practices for construction activity pollution prevention,
sediment, and erosion control.
45. The applicant shall assess and verify for the potential of PCBs in Building Demolition
materials by:
a. Reviewing the packet "PCBs in Priority Building Materials: Model Screening
Assessment Applicant Package (Rev. Nov. 2019)" (Packet);
b. Completing the two-page "PCBs Screening Assessment Form" (pp 18-19 in the
Packet) AND submitting a signed copy to Public Works for review; AND
c. IF Part 3 of the "PCBs Screening Assessment Form" is applicable and
necessary, submit all necessary assessment records also referenced in
attached guidance document prior to issuance of building/demolition permit
AND provide verification to the City prior to close out of the permit of the proper
management and disposal of the relevant materials.
46. The Applicant shall obtain all necessary permits from other regulatory agencies for
projects within sensitive areas or which have significant stormwater pollution potential.
Other regulatory agencies include, but are not limited to, the Regional Water Quality
Control Board, Department of Fish and Wildlife, Army Corps of Engineers, and the
Bay Conservation and Development Commission.
47. Projects proposed for construction between October 1st and April 15th, shall have an
erosion and sedimentation control program approved, and implemented to the
maximum extent possible, prior to the start of on-site earthwork. Installation of all
components of these plans shall be completed by October 1.
48.AII new storm drain inlets shall be clearly marked with the words "No Dumping! Drains
to Bay," or equivalent, as approved by the Public Works Director.
49. Sanitary sewerage shall be in accordance with the EBMUD Regional Standards for
Sanitary Sewer Installation. All permits, easements, and/or approvals for modifications
to the sewer system required by EBMUD shall be obtained prior to issuance of any
building permits by the City.
50. Improvement plans and subdivision map shall clearly state extents of public and
private sewerage, including pipes, structures, and pump stations. Lower (public) and
upper (private) sewer laterals shall be separated by a two-way cleanout or manhole.
All public sanitary sewer facilities shall be in public streets or in public utility
easements.
51.A sanitary sewage flow analysis identifying the total peak sanitary sewage 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 analysis shall identify required
improvements, if any, to ensure sufficient sewage capacity for this project and
anticipated cumulative growth in the associated sewer sub -area.
52. The City participates in the EBMUD Regional Private Sewer Lateral Program;
therefore the Applicant shall comply with the provisions of this program prior to the
issuance of Certificate of Occupancy. Each parcel lateral must be issued a
Compliance Certificate by EBMUD. Please review the program requirements and cost
for Compliance Certificates: http://www.eastbaypsl.com/eastbaypsl/.
53. The Applicant shall include the City and EBMUD recommended improvements, if any,
from the sewer study into the project's improvements plans prior to approval of the
improvement plan or parcel/final map, whichever comes first.
54. The Applicant shall secure all necessary permit approvals from EBMUD regarding the
installation of all water service for the project.
55. The Applicant shall design and construct power, telecom, gas, and other utilities in
accordance with applicable utility standards.
56. Street lighting shall be designed in accordance with the City's Street Lighting Design
Guide, latest edition. A photometric study shall be provided with the improvement
plans. Any adjustments to bring street lighting up to City standards will be incorporated
into final permit drawings.
57.AIl utilities along the project frontage(s) shall be undergrounded, with the exception of
the existing high voltage 115kV electrical lines. If utility poles are to remain, accessible
paths shall be provided around these poles whether existing or new. If poles to be
removed support street lighting, new street light poles shall be installed.
58.Applicant shall furnish two additional street Tight poles and LED fixtures of each type
installed, at no cost, to the Public Works Department as a stock for future pole/fixture
replacement on public street. The applicant shall be responsible for all costs
associated with the transportation, handling and delivery of the poles/fixtures to a
Public Works storage yard designated by the City Engineer. The applicant shall
coordinate and schedule the delivery of the poles/fixture with the Public Works
Department.
59. Work with Alameda Municipal Power ("AMP") to locate a transformer and pad, if
needed, on private property with appropriate maintenance access.
60. In accordance with Alameda's Climate Action and Resiliency Plan, natural gas is not
permitted for new residential units.
61. The project shall be designed to accommodate three waste streams: recycling,
organics, and trash; as required by the Alameda County Waste Management
Authority's Mandatory Recycling Ordinance (ACWMA Ord. 2012-01). Signage clearly
identifying how to sort materials into three waste streams shall be posted at each
storage/disposal area. The storage/disposal area(s) and the individual bins and
containers provided within shall be adequate in capacity, number and distribution to
serve the anticipated demand, consistent with written City guidance and as
determined by the Public Works Director.
62. Residential structures that are new or remodeled (involving 25% or greater of gross
floor area), residential developments which include five (5) or more single family
homes, and multifamily dwelling units within residential zoning districts shall provide
solid waste, recyclable, and organic material storage areas as follows:
a. Internal Storage Requirements -- Each dwelling unit shall include an area with
a minimum of nine (9) cubic feet designed for the internal storage of solid waste,
recyclable, and organic material. A minimum of three (3) cubic feet shall be
provided for storage of solid waste and a minimum of three (3) cubic feet each
shall be provided for storage of recyclable and organic material. Each single
family dwelling unit with a separate garage shall include a minimum of twenty
seven (27) square feet of garage floor space with forty eight (48) inches of
height clearance designed for internal storage of one (1) solid waste container,
one (1) recycling container, and one (1) organics container.
b. External Storage Requirements -- The following are minimum exterior solid
waste and recyclable material storage area requirements for multifamily
residential developments with five (5) or more dwelling units. These
requirements apply to each residential development.
i. Storage area(s) must be able to accommodate three (3), four (4) cubic
yard bins consistent with the current methods of collection provided by
the City's Franchised Hauler
ii. Maintain a minimum space of 12 inches between the dumpster(s) and
the walls of the enclosure and the recycling container(s) to allow for
maneuvering the dumpster(s); and
iii. Protect the area(s) and containers from adverse environmental
conditions, which might render the collected materials non-collectible,
noxious, unsafe, or in the case of recyclable materials, unmarketable.
63. The design, sizing, location, access, and provisions for waste hauler collection of all
external enclosures and containers for solid waste, recycling, and organics shall be
sufficient to serve the development, consistent with written City guidance, and as
approved by the Public Works Department.
64.A 40-foot turning radius or equivalent hammer head must be provided for any street
or alley that would otherwise require the collection truck to back up a distance greater
than 150 feet.
65. The Development shall comply will Chapter 21, Article 6 of the AMC and submit a
Waste Management Plan documenting the diversion of project related construction
and demolition debris to the satisfaction of the Public Works Director.
66. Prior to approval of the PWD Permit, the applicant shall submit for review and approval
by the Public Works Department a Waste Management Plan ("WMP") demonstrating
how the project will achieve California's Green Building Standards Code ("CALGreen")
diversion requirements for construction waste and achieve a minimum recycling rate
of 65%. The WMP shall be consistent with the City's written guidance and can be
completed by creating an account and submitting a plan via
http://alameda.wastetrackinq.com.
67. The landscape and irrigation plans for on-site and public right-of-way improvements
shall be prepared, and signed and stamped as approved, by a licensed landscape
architect. The plans shall be in accordance with the most recent version of the "Bay -
Friendly Landscape Guidelines" developed by StopWaste.Org, and the Bay Friendly
Coalition, the AMC, the Alameda Master Tree Plan, the Alameda Tree Removal
Policy, the Integrated Pest Management Policy, as well as conditions of approval by
the Planning Board, and other applicable standards, as applicable. Landscaping shall
be designed to improve curb appeal while promoting low maintenance plant material
and xeriscaping.
68. The street tree species for Grand Street and Clement Avenue shall conform with the
species set forth in the Master Street Tree Plan, which designates various species of
Maples (Acer) and Oaks (Quercus) for Grand Street and `Columbia' London Plane
(Platanus acerifolia `Columbia') and Brisbane Box (Lophostemon confertus) for
Clement Avenue.
AMP
69. Prior to approval of Improvement Plans, the Applicant shall coordinate with AMP
regarding power requirements.
70.The Applicant shall comply with AMP's Rules and Regulations and "Material and
Installation Criteria for Underground Electrical Systems" (available at
www.alamedamp.com) which provides service options, standards, and minimum
clearances from electrical transformers and other utility electrical equipment.
71. New street trees shall maintain clearances from electrical utilities as follows: a)
street/pathway lights and utility poles — 15 feet; b) joint trench and all underground
electrical lines — five feet; c) front of electrical pad -mounted equipment (e.g., switches,
transformers, and capacitors) — ten feet. Verify minimum clearance distances of
trees/shrubs from all sides and back of electrical pad -mounted equipment with AMP.
72.AII service installations to commercial/industrial, multiple dwelling units and
subdivisions, shall be underground.
73. The Applicant shall be responsible for all expenses involved in the duct/joint trench
system engineering design, plan check, project coordination, and electrical
construction inspection.
74. The applicant will also be billed for 100% cost of distribution line extension (except
transformers that are rated less than 750 kVA). AMP will require a refundable deposit
for transformers rated 750 kVA and higher based on their capacity utilization.
75.Applicant shall allocate space for pad -mounted transformers and switches in addition
to the primary and secondary boxes and conduits that will be required to provide power
to the development. AMP will require easements for all transformers, primary and
secondary boxes, and conduits.
76.The Applicant shall submit, with the site improvement plans, detailed drawings
showing the required site electric utility facilities.
77. Concurrent with acceptance of work by City Council, the Applicant shall dedicate, and
AMP shall take over ownership and will be responsible for maintaining all new
substructures for underground primary and secondary circuits, and distribution
transformers once the improvements have been inspected by AMP and found to have
been properly installed. The Applicant or successor property owner(s) shall be
responsible for the service cables and service equipment.
78. Prior to issuance of Certificate of Occupancy, the Applicant shall furnish and install
service equipment for each building. The service equipment shall meet Electric Utility
Service Equipment Requirement Committee ("EUSERC") standards. Electric meter(s)
shall be located as close as practicable to the point of entry of the service -entrance
conductors to the building. Outdoor meter locations are preferred. When meters are
located within a building, the meter room shall be directly accessible from the exterior
of the building. Remote metering is not allowed.
79. The applicant shall provide (at no charge to AMP) all required easements to AMP
facilities on the property prior to issuance of the Final Map.
80. The Final Map shall show all necessary easements and access to all electrical utility
facilities that are in the private properties.
81. The development will be served from 208/120V or 480/277V sources, not 120/240V.
82. The Applicant shall provide completed "Service Planning Sheets" for AMP's review.
83. The Applicant shall provide information on the location of transformers and total load
in kilowatts or kilovolt -amp (kVA) to AMP for approval prior to building permit issuance.
The location, number, and type of electric facilities, such as transformers and primary
cables, cannot be finalized until electric estimates of each unit are provided. Special
loads, such as EV chargers, and solar installations should be identified.
84. The Applicant shall provide all necessary underground substructures, including
conduits, pull boxes, electric utility equipment pads, etc. per AMP specifications. AMP
will furnish and install all required transformers, high voltage distribution cables, and
secondary cables.
85. The Applicant shall install all electric pull boxes and vaults in-line with the conduit joint
trench. No conduit bend will be allowed between electric pull boxes unless conduit
section terminates to an electrical equipment pad. All primary and secondary electrical
distribution pull boxes shall not be greater than two section deep (34 -inches from finish
grade to bottom of pull box). Any deviations from this standard shall be approved by
the AMP Engineering Manager or designee in writing.
86.AII conduit installed within five (5) feet from the existing or proposed tree shall be
provided with a tree root barrier. (Refer to AMP Drawing 1-L-639)
87. The Applicant shall furnish and install code -size service cables in code -size conduit
from each electric metering facility to the nearest secondary pull box (or Service Point)
in the public right-of-way, as designated by AMP. AMP will connect the service to the
distribution transformer or to the secondary distribution system.
88.AMP's existing 12kV overhead lines and telecommunication facilities along Grand St.
(Clement Avenue to Ellen Craig Avenue) on the west side and 2 spans at end of
Clement Avenue shall be converted to underground at no charge to AMP. The 115kV
overhead lines will remain overhead. The Applicant should provide easements for new
pad mounted switches (southwest corner of Clement Avenue and Grand Street) and
transformers to convert overhead systems to underground.
89.AMP requires a 30 -foot (15 feet on each side) easement along the final alignment of
the overhead 115kV transmission lines and poles. No trees/shrubs are allowed around
the poles or from the street to the pole.
90.AII metal fences or other metallic facilities within the right of way shall be properly
grounded.
91. Light or traffic signal poles, trees (at mature height), landscaping, fences and
equipment shall not exceed 15 feet in height within the right of way, so long as there
is adequate clearance.
92. No structures either permanent or temporary shall be constructed within the right of
way, including covered parking, swimming pools, spas, gazebos, etc.
93. Roads and utilities should cross the transmission easement as nearly at right angles
as possible. Road intersections will not be allowed within the transmission easement.
94. Operation of equipment that exceeds 15 feet in height is not permitted within the right
of way without proper authorization from AMP
95. Notify AMP 48 hours before starting any work within the easement and at the
conclusion for field review that all requirements have been met.
96.Access for line equipment shall be provided at all times to AMP's tower/pole
structures.
97.AII grading shall maintain General Order 95 clearances and shall not affect the
integrity of tower/pole footings. Footings shall not be covered with soil. Excavations
within 10 feet of any structure will not be allowed.
98. Protect AMP's towers/poles from vehicular damage by installing protective barriers as
required.
99. The transmission easement and tower/pole locations will be shown on the
development plans.
100. Vehicles parked in a transmission easement must be in operating condition and
moveable at all times.
101. AMP's transmission easement shall be designated on subdivision/parcel maps as
"RESTRICTED USE AREA -NO BUILDING".
102. The Applicant shall provide and install street lighting consistent with the City of
Alameda Public Works.
103. All public streets shall be lit with LED lighting. Streetlight layout shall be staggered
for a more uniform light distribution. Applicant can provide alternate design if a better
efficient light distribution is met.
104. No signs shall be installed or mounted on street Tight poles owned and/or
maintained by the City. All new signs shall be installed on dedicated signposts.
105. The Applicant shall have all streetlights included in the Improvement Plans,
installed, fully functional, operational, and approved by the City of Alameda Public
Works prior to issuance of a Certificate of Occupancy for any building unless a phasing
plan is approved by the Director of Public Works. Applicant shall coordinate with the
City to determine responsibilities for the streetlight ownership, maintenance, and
energy costs.
106. Applicant shall pay non-refundable advance engineering fees of $30,000 to start
the engineering process. This fee is to cover costs of pre -engineering, performing
preliminary site investigations, plan review, designing utility duct systems, conducting
system impact studies, project coordination, construction inspection and testing.
Provide contact information of the owner to whom the invoice will be sent.
107. Provide printable PDF and Autocad files of joint trench plan.
108. Applicant joint trench consultant shall directly coordinate with AMP engineering to
expedite the review and approval process.
109. Hold Harmless. To the maximum extent permitted by law, the applicant (or its
successor in interest) shall defend (with counsel acceptable to the City), indemnify,
and hold harmless the City of Alameda, its City Council, City Planning Board, officials,
employees, agents and volunteers (collectively, "Indemnitees") from and against any
and all claims, actions, or proceedings against lndemnitees to attack, set aside, void
or annul an approval by lndemnitees relating to this project. This indemnification shall
include, but is not limited to, all damages, losses, and expenses (including, without
limitation, legal costs and attorney's fees) that may be awarded to the prevailing party
arising out of or in connection with an approval by the lndemnitees relating to this
project. The City shall promptly notify the applicant of any claim, action or proceeding
and the City shall cooperate in the defense. The City may elect, in its sole discretion,
to participate in the defense of said claim, action, or proceeding and the applicant (or
its successor in interest) shall reimburse the City for its reasonable legal costs and
attorneys' fees.
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 7th day of February 2023, by the following vote to wit:
AYES: Councilmembers Daysog, Herrera Spencer, Jensen, Vella
and Mayor Ezzy Ashcraft — 5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the official
seal of said City this 8th day of February 2023.
Lara Weisiger, qty Clerk
City of Alameda
Approved as to form:
Yibin Shen, City Attorney
City of Alameda