Resolution 12255CITY OF ALAMEDA RESOLUTION NO. 12255
ADOPTING MITIGATED NEGATIVE DECLARATION, IS-91-330, FOR
A GENERAL PLAN DIAGRAM AMENDMENT, GPA-91-330, AND FOR A
USE PERMIT, UP-91-330, LOCATED AT 2329 BUENA VISTA
AVENUE.
WHEREAS, an application was made on October 17, 1991 by
Edward T. and Carol L. Simas for John K.H. and Edna Y.F. Ho, for
an Initial Study, IS-91-330, to determine the potential
environmental effects that would be associated with a proposal to
amend the General Plan Diagram from Medium-Density.Residential to
Community Commercial for a parcel located at 2329 Buena Vista
Avenue, and to establish a car wash on the same parcel; and
WHEREAS, the application was accepted as complete on
November 13, 1991; and
WHEREAS, a proposed Mitigated Negative Declaration was
circulated for public comment between February 13, 1992 and March
4, 1992; and
WHEREAS, the subject property is designated Medium-
Density Residential on the General Plan Diagram; and
WHEREAS, the subject property is located in a C-M
(Commercial-Manufacturing) Zoning District; and
WHEREAS, the project is located within the boundaries of
the Business and Waterfront Improvement Project and designated as
Medium-Density Residential; and
WHEREAS, the Planning Board held a public hearing on this
application on March 23, 1992, examined pertinent maps, drawings,
and documents, and recommended to the City Council the adoption of
the Mitigated Negative Declaration; and
WHEREAS, the City Council has held a public hearing on
this application on June 3, 1992, and has examined pertinent maps,
drawings, and documents; and
findings:
WHEREAS, the City Council has made the following
1. The project does not have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish and wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare
or endangered plant or animal, or eliminate
important examples of the major periods of
California history or prehistory.
2. The project does not have the potential to achieve
short term, to the disadvantage of long term,
environmental goals.
3. The project does not have possible environmental
effects which are individually limited but
cumulatively considerable.
4. The project does not have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City
of Alameda that the City Council hereby adopts Mitigated Negative
Declaration (IS -91 -330) subject to the following conditions:
1. If the General Plan Diagram Amendment and Use Permit are
approved by the City of Alameda, a monitoring and
reporting plan, as required by California Public
Resources Code Section 21081.6, shall be implemented.
The plan shall include the implementation of the adopted
mitigation measures identified in the Initial Study and
Mitigation Monitoring Program, attached hereto in Exhibit
"A".
2. If the General Plan Diagram Amendment and Use Permit are
approved by the City of Alameda, the project shall be
constructed in substantial compliance with the plans
dated 7/08/91, titled X -TRA OIL, 1701 Park Street, and
as modified by implementation of the Mitigation
Monitoring Program.
3. If the General Plan Diagram Amendment and Use Permit are
approved by the City of Alameda, the City's Community
Development Department shall prepare a technical
amendment to the Business and Waterfront Improvement
Project Map.
EXHIBIT "A"
IS /GPA/UP -91 -330
SHELL SERVICE STATION EXPANSION
MITIGATION MONITORING PROGRAM
1. Air Emissions /Air Quality (Item B.1., Initial Study Checklist)
Impact:
Mitigation
Measure:
Construction activities may result in a temporary
increase in the release of dust and other
particulates into the atmosphere, thereby resulting
in a temporarily reduced ambient air quality.
Construction dust shall be controlled through
frequent watering and /or other dust control
measures. In warm, dry weather, this shall mean
twice daily. Reclaimed water shall be used whenever
practicable. Soil which is transported in trucks
shall be covered to prevent dust from being
released.
Responsibility: Applicants and Public Works Department
Actions: (1) Applicants shall implement required control
measures.
(2) Through spot field checks, City construction
inspectors will verify that dust control measures
specified above are being followed during
construction activity.
2. Increased Noise (Item F.1., Initial Study Checklist)
Impact:
Mitigation
a. Construction activities associated with the
demolition of existing facilities, site preparation,
and the completion of improvements would create a
new, temporary noise source during construction
hours.
Measure: Construction activities shall comply with applicable
City of Alameda Municipal Code Community Noise
standards. Construction activities shall be limited
to the hours of 7:00 A.M. to 7:00 P.M. weekdays, and
8:00 A.M. to 5:00 P.M on Saturdays and Sundays.
Responsibility: Applicants and Public Works Department
Action: Through spot field checks, City construction
inspectors will verify that construction activities
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Impact:
Mitigation
Measure:
are in compliance with applicable noise ordinance
standards.
b. Operation of the proposed car wash and dryer
system may create potential noise impacts on the
adjoining property.
The following modifications shall be incorporated
into the design of the project to mitigate potential
noise impacts resulting from the operation of the
car wash and dryer system:
(1) The height of the car wash doors shall be
lowered from 8 feet to 7 feet, or, a solid
material flap shall be installed that has a 7
foot clearance but can be raised to 8 feet on
an as needed basis if additional clearance is
required for taller vehicles; and
(2) A 10 foot, six inch wall shall be extended a
minimum of ten feet from the carwash entrance
and exit, as shown on Exhibits "B" & "C" of
attachment #1. Additional, lower height wall
panels shall be constructed as per the
recommendations presented in the noise study.
Responsibility: Applicants and Planning Department
Actions: (1) Applicants shall prepare working drawings for
City plan check which incorporate the
modifications required above.
(2) Planning Staff shall ensure through the Design
Review process that all modifications required
above are incorporated into the final design.
(3) Design Review staff shall inspect the site
prior to the City's final permit inspection
and issuance of a Certificate of Occupancy to
confirm that all required modifications have
been constructed per approved plans.
3. Light and Glare (Item G, Initial Study Checklist)
Impact: The project would include the installation of new
lighting throughout the site. The application states
that all lighting would be directed straight down.
If designed properly, the lighting would not produce
any significant, additional glare.
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Mitigation
Measure:
All exterior lighting fixtures shall be designed to
direct lighting downward to eliminate glare.
Lighting intensities shall be limited to the minimum
required to provide adequate security for the site.
Exterior lighting shall be subject to Design Review
approval prior to installation.
Responsibility: Applicants and Planning Department
Actions:
(1) Applicants shall prepare working drawings for
City plan check which comply with the lighting
requirements above.
(2) Planning Staff shall ensure through the Design
Review process that all proposed exterior
lighting complies with the requirements above.
(3) Design Review staff shall inspect the site
prior to the City's final permit inspection
and issuance of a Certificate of Occupancy to
confirm that all exterior lighting has been
installed per approved plans.
4. Natural Resources (Item I.1., Initial Study Checklist)
Impact: Operation of the car wash could increase the rate
of use of water.
Mitigation
Measures:
a. The car wash facility shall include a wash water
recycling system that is classified as a closed
system designed to maximize the percentage of
reclaim.
b. The landscape and irrigation plan shall comply
with the City of Alameda Water Conservation
Ordinance.
Responsibility: Applicants and Planning Department
Actions:
(1) Applicants shall prepare working drawings for
City plan check which comply with the recycling
system and landscaping requirements above.
(2) Planning Staff shall ensure through the Design
Review process that the recycling system and
landscaping and irrigation plans comply with
the requirements above.
(3) Design Review staff shall inspect the site
prior to the City's final permit inspection
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and issuance of a Certificate of Occupancy to
confirm that all landscaping and irrigation has
been installed per approved plans.
5. Risk of Upset (Item J.1., Initial Study Checklist)
Impact:
Mitigation
Measure:
The proposal would not involve the use of hazardous
materials other than the motor vehicle fuel that
would be delivered, stored and dispensed on the
site. The project would include the removal of
existing tanks and the installation of double wall
fuel tanks and lines. Emergency shutoff valves, fire
extinguishers, and other required safety equipment,
would be provided in accordance with the Uniform
Fire Code and applicable State of California
standards. The risk of upset would not be increased
with the proposed project, relative to the existing
facility, if developed as regulated below.
The project shall be developed in conformance with
the requirements of the Hazardous Materials Division
of the Alameda County Environmental Health
Department. All proposed construction shall comply
with applicable Uniform Fire Code and Uniform
Building Code provisions, as administered by the
City of Alameda Fire Prevention Bureau and Building
Division.
Responsibility: Applicants, Alameda County Environmental Health
Department, City Fire Prevention Bureau, Public
Works Department
Actions: (1) Applicants shall prepare working drawings for
City and County plan check which comply with
all applicable standards.
(2) County and City staff noted above shall ensure
through the plan check process and site
inspections that the project complies with all
applicable standards.
6. Housing (Item L, Initial Study Checklist)
Impact:
The proposal would eliminate one single family
residence from the neighborhood and replace it with
a ncn- residential use, namely a commercial service
station /foodmart/carwash facility.
Mitigation
Measure: a. Development activities shall comply with the City
of Alameda Affordable Housing Fee Ordinance
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standards. The applicant shall provide the required
affordable housing or pay the appropriate in -lieu
fee prior to issuance of building permits for the
project.
Responsibility: Public Works Department - Central Permit Office
Action:
The Central Permit Office shall collect the
appropriate in -lieu fee from the applicants prior
to issuance of building permits for the project.
Mitigation
Measure: b. In order to support a goal of the City's Housing
Element, namely to preserve existing housing stock,
the applicant shall, for a period of 120 days from
the effective date of action on the General Plan
amendment, make available to the general public the
existing residence at 2329 Buena Vista Avenue, for
relocation as a one or two dwelling unit building
in an appropriately zoned parcel within the City of
Alameda. The applicant shall coordinate its efforts
to move the structure with the City of Alameda
Community Development and Planning Departments.
Responsibility: Applicants
Action:
Applicants shall advertize, to the satisfaction of
Planning Staff, the availability of the house for
relocation to another site within the City of
Alameda for the time period noted above.
7. Transportation /Circulation (Item M.2., Initial Study Checklist)
Impact:
Mitiaation
Measure:
The establishment of the car wash and food mart will
increase the level of business activity at the site
The increased patronage would increase the demand
for parking.
Off - street parking shall be provided in accordance
with the standards set forth in the City of Alameda
Zoning Ordinance parking requirements.
Responsibility: Applicants and Planning Department
Actions:
(1) Applicants shall prepare working site plan
drawings for City plan check which comply with
all applicable parking standards.
(2) Planning Staff shall ensure through the Design
Review process that the parking plans comply
with all applicable parking standards.
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8. Transportation /Circulation (Item M.3., Initial Study Checklist)
Impact:
Mitigation
Measurer
Expansion of the service station to include the
proposed car wash and food mart will generate an
increase in the number of vehicle trips associated
with the site.
a. The project shall comply with the requirements
of the City of Alameda Transportation Systems
Management ordinance.
Responsibility: Applicants
Actions: Applicants shall contact the City's TSM Coordinator
to determine specific ordinance requirements and
implementation measures. The applicants shall
demonstrate to the satisfaction of the TSM
Coordinator that they are operating the service
station in compliance with applicable requirements.
Additional Mitigation Measure
(not listed in Initial Study):
b. The applicants shall contribute toward the
following traffic improvements:
(1) Left Turn pockets on Park Street at Buena Vista
Avenue (estimated cost $320,000.00)
(2) Oak Street Signal Progression Program
(estimated cost $246,000.00)
The applicants' share of the total cost shall be
based on the City's estimates of the number of
additional daily trips that would be generated by
the expansion of the service station facilities,
relative to the total number of additional daily
trips anticipated by the City to be generated by
other incremental business expansion on Park Street
by the year 2000. The applicants ° share is estimated
to be 15.7% or $88,862.00. Note: Project cost
allocations are estimates only and shall be subject
to revision once final estimates for the proposed
improvements are completed.
Responsibility: Applicants
Action: Applicants shall pay to the City the share of
improvement costs noted above prior to the issuance
of building permits for the project. As an option,
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the applicants may work with Public Works staff in
arranging for an alternative, mutually satisfactory,
payment schedule.
9. Human Health (Item Q.2., Initial Study Checklist)
Impact:
Mitigation
Measure:
Responsibility:
Actions:
Activities associated with the demolition of
existing facilities, site preparation and
construction of improvements would create a
potential health hazard on a temporary basis during
the construction period.
The project site shall be enclosed by a secure
"construction" fence during demolition, site
preparation, and construction activities.
(3)
Applicants, Planning and Public
Departments
Applicants shall prepare working
City plan check which include
construction fence.
Planning Staff shall ensure at
final plan check that temporary
fencing is incorporated into the
Works
drawings for
a temporary
the time of
construction
project.
Through spot field checks, City construction
inspectors will verify that the site is secured
by temporary construction fencing during
demolition, site preparation and construction
activities.
10. Cultural Resources (Item T.2., Initial Study Checklist)
Impact: Demolition of the existing structures at 2329 Buena
Vista Avenue requires Historical Advisory Board
(HAB) approval. The HAB approved the demolition
permit based on the finding that the structures have
no historical significance, and subject to a
condition requiring the applicant to develop a plan
which effectively screens the site from adjoining
properties.
Mitigation
Measure:
The demolition permit shall not be issued until
Planning Staff approves a Design Review application
for the redevelopment of the parcel which provides
effective screening of the site from adjoining
properties. Special attention shall be paid with
respect to the design of the west property line wall
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and associated landscaping, to ensure that the
existing residential character of the adjoining
properties to the west is protected.
Responsibility: Applicants and Planning Department
Actions:
(1) Applicants shall prepare working drawings for
City plan check which address the requirements
above.
(2) Planning Staff shall ensure through the Design
Review process that the site is effectively
screened from adjoining properties.
(3) Design Review staff shall inspect the site
prior to the City's final permit inspection
and issuance of a Certificate of Occupancy to
confirm that all requiring screening has been
installed per approved plans.
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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 adjourned regular meeting assembled on the 3rd
day of June , 1992, by the following vote to wit:
AYES: Councilmembers Comic a,- Lucas, Roth
and President Withrow - 4.
NOES: Councilman Arnerich - 1.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the
official seal of said City this 4th day of June , 1992.
_Ad/
Diane :. Felsch, City Clerk
City of Alameda