Resolution 15187CITY OF ALAMEDA CITY COUNCIL NO.15187
APPROVING THE SITE A PHASE 1 SUBDIVISION TENTATIVE MAP
TRACT 8336 FOR 12 PARCELS, INCLUDING FOR CONDOMINIUM
PURPOSES ON LOTS 2 AND 3, ON 21.35 ACRES OF LAND AT
ALAMEDA POINT
WHEREAS, Alameda Point Partners (APP) submitted an application to create 12 parcels
on 21.35 acres of land for Phase 1 within Site A and remainder parcels at Alameda Point; and
WHEREAS, by Resolution No. 14891 the City Council of the City of Alameda
certified the Final Alameda Point Environmental Impact Report (FEIR) (State
Clearinghouse No. 201312043) under the California Environmental Quality Act (CEQA),
California Public Resources Code Section 21000 et seq. and adopted written findings and
a Mitigation Monitoring and Reporting Program (MMRP) on February 4, 2014, for the
Alameda Point Project, including the Town Center Plan area which contains Site A; and
WHEREAS, by Resolution No. 14893 the City Council of the City of Alameda
approved the Alameda Point Master Infrastructure Plan (MIP); and
WHEREAS, Phase 1 of Site A is designated as Mixed Use in the General Plan;
and
WHEREAS, Site A is located within the Alameda Point Waterfront Town Center
Sub - district (WTC Sub - district), which is in the Alameda Point District [Alameda Municipal
Code (AMC) 30 -4.24] of the Zoning Ordinance; and
WHEREAS, the WTC Sub - District requires a Master Plan for the WTC Sub - district,
which was prepared and approved on July 15, 2014 (Town Center Plan) and relied on the
FEIR; and
WHEREAS, the City Council approved the Development Plan for Site A on June
16, 2015 consistent with the Town Center Plan; and
WHEREAS, the City Council approved the Disposition and Development
Agreement for Site A on July 7, 2015; and
WHEREAS, subdivision of the property will facilitate the development of Site A
consistent with the approved Development Plan; and
WHEREAS, subdivision of the property will occur in phases consistent with the
tentative map application; and
WHEREAS, the Planning Board held a notice public hearing and examined all
pertinent materials in June 27, 2016 and July 11, 2016,
NOW THEREFORE BE IT RESOLVED that, the City Council makes the following
findings relative to the proposed Tentative Map application:
1. The proposed subdivision 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 WTC Sub - District zoning designation and Town Center Plan for
Phase 1 of Site A. The subdivision will create six residential, one mixed -use, four
public park and one retail and park parcels. The proposed subdivision is designed
to ensure lots face streets and parks, that the parcels are adequately accessed by
a grid of complete streets, pedestrian sidewalks, and bicycle paths and lanes. The
proposed parcels are also designed to accommodate a mix of uses and a variety
of housing types and incomes.
2. The site is physically suitable for the proposed development. The tentative
map facilitates the development of Phase 1 of Site A consistent with the Town
Center Plan at the "gateway" of Alameda Point, and is intended to provide rental,
for -sale, affordable housing options, retail, commercial, office opportunities that
help create an economically balanced mixed -use project. The tentative map also
provides for a retail core at the heart of Alameda Point adjacent to the waterfront
and new public parks and open spaces, including an initial phase of the waterfront
park at the heart of the Town Center to be used for public gatherings and events
and the creation of passive and active outdoor recreational opportunities.
3. The site is physically suitable for the density of the development. The
proposed subdivision will not exceed the planned density for Phase 1 of Site A, as
allowed in the Town Center Plan and in the approved Development Plan, which
sets forth a maximum development for Site A of 800 residential units, up to 600,000
square feet of retail, hotel, and commercial uses, which would occupy new
buildings and repurposed existing buildings, 13.35 acres of parks and open space,
new and replacement utilities and infrastructure, and new streets and streetscape
improvements.
4. 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. All future improvement on Phase 1 of Site A will
be subject to the environmental protections and mitigations imposed by the FEIR
and federal biological requirements stemming from the 2012 Alameda Point U.S.
Fish and Wildlife Service Biological Opinion.
5. The design of the subdivision 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 MIP and Tentative Map, and all necessary easements are to be provided.
6. The design of the subdivision and its improvements will not cause serious
public health problems. Subdivision of the property will facilitate investment in
the property, which is necessary to upgrade the existing substandard infrastructure
and preserve public health and will comply with the Alameda Point Soil
Management Plan, as well as any hazardous materials mitigations imposed by the
FEIR.
NOW THEREFORE BE IT FURTHER RESOLVED the City Council finds that the
potential environmental impacts of the project have been evaluated and disclosed
pursuant to CEQA. On February 4, 2014, the City of Alameda certified the FEIR in
compliance with CEQA. The FEIR evaluated the environmental impacts of redevelopment
and reuse of the lands within the Alameda Point zoning district, which includes Site A.
Consistent with the February 2014 action, the 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.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council hereby
approves the Phase 1 Site A Tentative Map Tract 8336, subject to the following
conditions:
Final Map
All maps filed pursuant to this approval shall be in substantial compliance with the
map titled, "Phase 1 Tentative Map Tract 8336" prepared by BKF Engineers dated
6/14/2016, marked Exhibit 7, and on file in the office of the Alameda Community
Development Department.
2. The Final Map(s) and Parcel Map shall be in substantial compliance with the
Tentative Map.
3. The Phase 1 Tentative Map may be finalized in phases. A Parcel or Final Map for
Lot 2 and Lot 3 may be approved prior to approval of any other Final Maps solely
for conveyance purposes in which case all improvements would be required
pursuant to subsequent Final Maps APP shall continue to be responsible to the City
for the completion of all public improvements associated with Lots 2 and 3 after the
issuance of the Parcel or Final Map for Lots 2 and 3 and conveyance of Lots 2 and
3. Development of Lots 2 and 3 shall be conditioned upon approval of a Final Map
that includes improvements.
4. Prior to the approval of the first Final Map(s) that includes improvements, all
applicable conditions of approval of the approved Tentative Map, as revised or
amended, shall be satisfied.
5. The subdivider shall record the first Final Map that includes improvements 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 before expiration of the
approved or conditionally approved Tentative Map.
6. Prior to the City Council approval of the Final Map(s), the Applicant shall submit a
Mylar copy and a CAD file of the Final Map.
7. 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(s).
8. Prior to approval of Final Map(s) or Parcel Map, the following shall be required: a
refundable cashier's check in the amount of $400 to guarantee a Mylar copy of the
recorded Parcel or Final Map(s); payment for all reasonable office and engineering
costs, including overhead, in conjunction with reviewing the Parcel or Final Map(s)
and associated improvement plans and easements; three copies of the approved
on- site /off -site civil improvement plans and landscape plans, along with a velum or
other reproducible set (plans only); and, a CD or DVD digital copy acceptable to the
City Engineer.
9. Prior to Final Map for condominium purposes for Lots 2 and 3, Final design review
approval must be obtained from the Planning Board for Lots 2 and 3 consistent with
the Tentative Map.
Land Use and Redevelopment
10. CEQA: Prior to issuance of a building permit, grading permit or site improvement
permit, whichever occurs first, 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, including
Site A.
11. Building Permit and Improvement Plans: The plans submitted for the Building
Permit, Grading Permit and Site Improvement Permit shall be in substantial
compliance with the following:
• The Approved Development Plan
• Phase 1 Tentative Map Tract 8336
• Technical Memorandum #1 — Sanitary Flow and Project Overview
• Technical Memorandum #2 —Wastewater Pump Station No. 2
• Technical Memorandum #3 — Preliminary Storm Drainage Report
• Technical Memorandum #4 — Preliminary Site-Wide Stormwater
Management Plan
• Seaplane Lagoon Shoreline Structures and Flooding Summary
• Traffic Circulation Analysis
• Geotechnical Investigation
12. Development Phases: The applicant/developer shall provide access for
emergency vehicles, trash collection vehicles, and tenant and resident circulation
within each phase of development.
13. Public Improvement Agreement: To guarantee completion of the required on-site
and off-site improvements consistent with the MIP, Tentative Map, and DDA, 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 phased
improvements plans and/or final map for each phase of development prior to the
first Final Map for that phase of development.
14. Infrastructure Improvement Plans: Prior to approval of the first Final Map, the
applicant shall submit and obtain approval of the infrastructure improvement plans
for the improvement of the on-site and adjacent off-site parks and open space,
streets, waste water, storm water, potable water, recycled water, power, natural
gas, and communications facilities for each phase of development, subject to
review and approval of the Public Works Director. The improvement plans shall
be reviewed for consistency with the DDA, Design Review Approvals and
Development Plan, and subject to the requirements of the M I P, Tentative Map and
AMC. The park and open space improvement plans may be phased, but no Final
Map can be issued prior to approval of Phase 1 park improvement plans for all
onsite and adjacent off-site parks and open space being approved by the City. The
applicant must provide adequate assurance consistent with the DDA and Public
Improvement Agreement for the Phase 1 park 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, 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, Public Works Department standards and the
Public Improvement Agreement entered into by the Developer and the City with
respect to such improvements and shall include curbs, gutters, sidewalks, street
trees, storm water treatment controls, landscaping and irrigation, streetlights, etc.
The infrastructure improvement plans shall include the off -site sanitary sewer
pipeline extension from Site A — Phase 1 to the existing Pump Station R consistent
with the MIP and Tentative Map and shall be in accordance with the AMC and
other regional jurisdictional requirements. The off -site sanitary sewer pipeline shall
be installed within the planned public rights of ways as depicted in the MIP and
Tentative Map.
The street improvement plans will reflect the following: (1) the addition of street
trees in the public right -of -way along the southern side of G Street, east of A Street;
(2) the increase in the width of the bike lanes from five feet to six feet and the
reduction in sidewalk width from eight feet to seven feet on C Street; (3) at least
one striped pedestrian crosswalk at the intersection of West Atlantic and A Street
and at the intersection of West Atlantic and B Street; and (4) a 12 -foot cycle track
on the south side of West Atlantic Avenue and the west side of Pan Am Way unless
otherwise approved by the Planning Board.
The improvement plans shall remove the eastbound left turn lane and shift the
eastbound through lane and bus lane to the north at the intersection of West
Atlantic Avenue and Main Street. This change may require additional modifications
to the intersection on the eastern side of Main Street. The south western
pedestrian corner shall be extended to the north to reduce the width of the
pedestrian crossing. Modifications to this configuration may be approved by the
Planning Board. If at a future date, the City wishes to construct a left turn pocket,
as shown in the original design to accommodate future growth in eastbound, left
turning traffic, then the southwest corner may be modified at that time to shift the
eastbound travel lane and bus lane to the south to make room for an eastbound
left turn lane.
15. Design Review Approval: Prior to first Final Map, the applications for the following
items shall be submitted for Planning Board review and approval:
a. Final design of the public right -of -way of West Atlantic Avenue details, such
as the dimensions, cross - section, and configuration of the Bus Rapid
Transit facilities.
b. Final street tree, street lights, street signage, paving materials, and street
furniture design details. All street trees shall be protected by a curb unless
within the privately maintained shared plaza.
c. Final shared plaza design details, such as bollard placement, pavement
details, and tree placement to create a successful shared space where the
pedestrians, bicyclists, and people in automobiles may slowly and safely
move through and enjoy the space.
16. Biological Regulations and On-Site Lighting; Prior to issuance of a design review,
building or site improvement permit, the applicant must comply 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).
17. 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.
18. TDM and Parking Management Plan: Prior to issuance of the first Occupancy
Permit, the project applicant and/or property owner shall submit an updated TDM
Compliance Strategy, including phase 1 TDM facilities, and a Parking Management
Plan for Planning Board review and approval. The plan will address the
management and pricing of public and private on-site spaces and public onstreet
parking and public parking lots and structures.
19. Other Agency Approvals: Prior to issuance of building permit(s) or site
improvement permit 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 requirements.
Improvement Plans
21. Maintenance Agreement: Prior to the approval of the Improvement Plans, the
developer shall prepare and enter into a maintenance agreement with the City of
Alameda Public Works Department. The maintenance agreement shall require the
Developer to maintain any existing water lines within Site A and any temporary
storm drain siphons created by the development of Site A during the construction
and phasing of Site A. No permanent storm drain siphons will be allowed.
22. Existing Utilities: The applicant shall be responsible to maintain access and utility
services that are affected by the development of Site A to the existing buildings
within Alameda Point to the satisfaction of the Public Works Director.
23. Stormwater Outfall: The improvement plans shall include the stormwater outfall to
the Seaplane Lagoon consistent with the MIP and Tentative Map, and shall be in
accordance with the AMC and other regional jurisdictional permits and
requirements as obtained by the City of Alameda Public Works Department.
24. Engineer Approved: The improvement plans shall be prepared, signed, and
stamped as approved by a registered civil engineer licensed in the State of
California and be consistent with the MIP and Tentative Map. 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 occupancy
permit, that the installation of the on -site work (excluding the building and
foundation) was constructed in accordance with the approved plans.
25. CC &Rs: In conjunction with the on -site improvement plans, the applicant /developer
shall prepare Master Conditions, Covenants and Restrictions (CC &R's) for all
properties within Site A, which CC &Rs shall establish a Master Homeowners'
Association(s) (HOA) for the residential properties of the project and a Master
commercial association (CA) for the commercial properties. All property owners
must be a member of an HOA or the CA. The applicant /developer must submit
Master CC &Rs, HOA, and CA requirements for the residential and commercial
components of the Site A development to the City for approval prior to recording
the Final Map and prior to having the documents recorded. The
applicant /developer shall bear all costs for recording the documents. The submittal
shall include an estimate of costs and proposed level of maintenance for each of
the activities to be funded by the HOA or CA. The CC &R's shall provide for funding
and provision of maintenance of all common facilities, including but not limited to
streets, utilities, and parks and open spaces not accepted for maintenance by a
public agency and TDM services outlined in the TDM Compliance Strategy. The
CC &R's shall stipulate that the HOAs and CA are responsible for maintenance of
landscaping along the streets (not in public ROW), paseos, on -site open spaces
and set forth their obligations related to the TDM Compliance Strategy. The
CC &Rs shall require that all private improvements adjacent to and visible from the
public right of way be maintained in a first class condition consistent with other
mixed -used developments in the Oakland Metropolitan submarket, taking into
consideration water conservation and other measures that may apply to
landscaping and other features from time to time to address state water shortage
issues or concerns and will provide the City with the right to enforce the
maintenance requirements and the right to perform such maintenance and receive
a reimbursement of expenses after notice and expiration of applicable cure
periods.
26. Potable Water: The developer/applicant shall be responsible for potable water
infrastructure consistent with the MIP and Tentative Map 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.
27. Water Master Meter: The Developer / Applicant shall be responsible for
coordinating and processing the necessary Alameda Point water master meter
relocations to the satisfaction of EBMUD, the Public Works Director and the Fire
Chief.
28. Storm water Quality and Treatment Controls: The improvement plans shall
incorporate appropriate pollution prevention source control measures, permanent
low impact development (LID) measures, storm water treatment controls and/or
design techniques to manage the quantity and quality of storm water runoff from
the project site to prevent and minimize impacts to water quality and be consistent
with the MIP and Tentative Map and any existing or future conditions of a 401
certification for Alameda Point (401 Certification Conditions) and the Provision C3
requirements of the City's municipal stormwater permit. 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 LID measures. The Improvement Plans shall provide details sufficient
to ensure that the storm water 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, the MIP, Tentative Map and the 401
Certification Conditions. Applicants may also refer to the Bay Area Storm water
Management Agencies Association (BASMAA) Start at the Source Manual for
technical guidance. All storm water design and treatment measures for private
development pads shall be consistent with the C3 requirements and 401
Certification Conditions and be located on the development pad or an adjacent
private development pad and shall not be located on property planned for public
parks or public rights of way.
29. Landscape Plans: The improvement plans shall include landscape and irrigation
plans for both on-site and off-site improvements consistent with the Town Center
Plan, MIP, and Tentative Map, including shoreline flood and sea-level rise
protection improvements, as required by the MIP, Tentative Map, and DDA. The
plans shall be prepared, signed, and stamped by a licensed landscape architect
and civil engineer for flood and sea-level rise protection improvements 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.
30. 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. 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
and tentative map. The final location of pump station #2 will be set in the
improvement plans by the City of Alameda.
31. Waste Water Capacity: 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 part of the construction improvement plans. The plan
shall identify and mitigate any increase in wet weather flow capacities. The
improvements plans will include any recommended improvements and be
consistent with the MIP and tentative map.
32. Storm Drainage: 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 improvements plans
will include any recommended improvements and be consistent with the MIP and
tentative map.
33. Off-Site Storm Drainage: A storm drainage analysis identifying improvements to
accommodate off -site run -off from the Northside watershed consistent with the
City's Storm Drain Master Plan shall be prepared by a registered civil engineer
licensed in the State of California and submitted as part of the construction
improvement plans. The Public Works Director may elect to require that the
infrastructure improvements plans include any recommended improvements within
Site A to accommodate this off -site run -off to the satisfaction of the Public Works
Director. If included, the City's Urban Runoff Fund would fund the incremental cost
of construction these improvements, per the MIP.
34. Utilities: The improvement 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. The improvement
plans shall preserve access to the Cartwright Substation throughout the
construction process.
35. Bulkhead Repair and Shoreline Stabilization. The improvements plans for the
repair of the Seaplane Lagoon bulkhead and shoreline stabilization shall be
consistent with the Seaplane Lagoon Seawall Condition Assessment, Moffat &
Nichol, dated May 20, 2016, and Seaplane Lagoon Shoreline Structures and
Flooding summary, Moffat & Nichol, dated May 9, 2016.
36. Geotechnical Report: A geotechnical report, including recommendations, shall be
prepared by a registered geotechnical engineer licensed in the State of California.
The improvement plans shall incorporate all geotechnical recommendations in the
report and be consistent with the MIP and DDA. 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 of Alameda Public Works Department, prior to
acceptance of the work that the work performed is adequate and complies with
their recommendations.
Public Improvements
37. Maintenance: Maintenance of improvements not within the public ROW shall be
the responsibility of the new development.
38. Funding Mechanism and Agreement for Bulkhead Repair: Prior to first Final Map,
the applicant must enter into a funding agreement with the City and /or create a
binding funding mechanism for the estimated cost to repair and /or stabilize the
bulkhead and shoreline of the Phase 1 waterfront park (or replace in the case of
limited damage to visible components that are unrepairable) in the event of failure
or deformation.
39. Funding and Maintenance Agreement for Phase 1 Waterfront Park. Prior to
issuance of a building permit or site improvement permit for any portion of the
Phase 1 Waterfront Park, the applicant must have entered into a funding and
maintenance agreement with the City of Alameda for the private funding and
maintenance of the Phase 1 Waterfront Park, including performance standards,
consistent with the plan contained in the design review approval.
40. Funding and Maintenance Agreement for Shared Plaza. Prior to issuance of a
building permit or site improvement permit for the shared plaza waterfront street
adjacent to Block 11 and the Phase 1 Waterfront Park, the applicant must have
entered into a funding and maintenance agreement with the City of Alameda for
the private funding and maintenance of the waterfront street, including
performance standards, consistent with the plan contained in the design review
approval.
41. Survey Monuments: Applicant/developer shall install new City survey monuments
at locations to the satisfaction of the City Engineer in accordance with the City's
Standard Subdivision Specifications and Design Criteria prior to acceptance of the
project.
42. Street Resurfacing: Applicant /developer shall resurface the existing street
pavement whenever a street is cut for utility or other improvement installations or
the condition of the existing pavement requires improvements. The resurfacing
shall extend a sufficient distance beyond any cut to ensure a smooth transition and
shall consist of a minimum one and a half (11/2) inch asphalt concrete overlay.
43. Curb and Gutter: Applicant /developer shall replace any damaged curb, gutter, and
sidewalk along street frontages to the satisfaction of the Public Works Director, in
accordance with the Public Works Department's Standard Plans and
Specifications prior to acceptance of the project.
44. Sewer Laterals. Prior to the Final Inspections, the applicant /developer shall comply
with the provisions of the EBMUD Regional Private Sewer Lateral Program (which
the City is a participant of). Compliance requires that each parcel within the
subdivision be issued a Compliance Certificate by EBMUD for the upper lateral.
The applicant /developer shall schedule verification testing for the public and
private sewer mains, manholes, and other appurtenances in the public or private
streets within the subdivision, including lower laterals. The City will provide their
acquired test results for sewer infrastructure that is privately -owned to EBMUD so
that Compliance Certificates can be issued for those parcels (parcels to be owned
by Homeowners Association). Review the program requirements and cost for
Compliance Certificates at http: / /www.easbaypsl.com/
Water Quality
45. State Water Resources Control Board: The applicant /developer shall provide to
the City Engineer or his designee, prior to the issuance of the first combination
building /grading permit for each project block or phase, a copy of both the WDID#
issued to the project site by the State Water Resources Control Board (SWRCB)
and the required Storm Water Pollution Prevention Plan (SWPPP). These
documents shall provide verification to the City that the project site is in compliance
with SWRCB Order No. 2009 - 0009 -DWQ. Information on this State Order is
available at: http: / /www.waterboards.ca.gov.
46. Best Management Practices: The applicant/developer shall be responsible for
ensuring that all contractors and sub - contractors install, implement and effectively
maintain appropriate sediment control, erosion control and other water quality
protection measures to prevent any pollutants from entering the municipal storm
water drainage system or the Seaplane Lagoon, either directly or indirectly, during
all construction activities. All implemented measures shall be consistent with the
City's urban runoff Best Management Practices (BMPs) standards. The
applicant /developer shall pay for any required cleanup, testing, and /or City
administrative costs resulting from consequence of construction materials entering
the storm water drainage system.
47. Erosion Control Measures: The installation of effective erosion control measures
(for example, Hydro seeding) for all disturbed pervious surface areas shall be
completed in compliance with the requirements included in the State Water
Resources Control Board (SWRCB) Order No. 2009 - 0009 -DWQ.
48. Storm Water Quality Management Plan: The applicant /developer shall submit a
stormwater quality management plan for each distinct project block and /or phase,
consistent and concurrent with the finalized improvement plans, to demonstrate
and verify appropriate site design for LID and stormwater treatment consistent with
the Provision C3 requirements, the MIP, Tentative Map, and the 401 Certification
Conditions. This Plan shall include: a completed City of Alameda's Stormwater
Requirements Checklist; the determination and identification of drainage
management areas (DMAs) for all proposed impervious surface areas on the
proposed project site; the establishment of Provision C3- compliant stormwater
quality measures for each DMA; a site plan map and inventory identifying each
DMA and corresponding C3- compliant measure, including area values (in square
feet) for all areas; a stamped, signed City of Alameda certification form from a
qualified independent civil engineer with stormwater treatment facility design
experience, licensed in the State of California, and acceptable to the Public Works
Department that indicates the Plan and all LID and treatment measure designs
meet the established sizing design criteria for stormwater treatment measures
consistent with Provision C3 of the municipal stormwater permit.
49. On -Site Storm Water Trash Capture: Prior to the issuance of the first
grading /building /combination permit for each project phase, the Improvement
Plans shall indicate the storm water trash capture measure(s) being installed on
the project site to ensure that the stormwater drainage from the project site is
subject to full trash capture consistent with the City's municipal stormwater permit
definition of a full trash capture device. Improvement plan sheets shall provide
sufficient plan views and details of the full trash capture device installation(s)
necessary for engineering review and approval. A full trash capture system or
device is any single device or series of devices that trap all particles retained by a
5mm mesh screen and has a design treatment capacity of not less than the peak
flow Q resulting from a one -year, one -hour storm in the sub- drainage area. Plan
sheets shall include detail and cross - sectional drawings of any stormwater full
trash capture device.
50. Off -Site Storm Water Trash Capture: Appropriately sized full trash capture devices
are to be installed at all new stormwater outfall structures at Alameda Point to
implement the trash treatment requirements for all the upgradient drainage areas
not independently subject to full trash control in accordance with the standards of
full trash control in the City's municipal stormwater permit Provision C10."
51. Storm Drains: All new public storm drain inlets shall be clearly marked with the
words `No Dumping! Drains to Bay' by means approved by the Public Works
Department. Permanently affixed thermoplastic, metallic or plastic laminate style
markers are acceptable forms. The Improvement Plans shall clearly indicate this.
52. Operations and Maintenance Plan: The Applicant/Developer shall submit a
stormwater treatment measures Operations and Maintenance (O &M) plan for
review and approval to the Public Works Department prior to the approval of and
consistent with the improvement plans for each project block and /or phase. The
O &M plan shall include, but not be limited to: treatment and design measure(s)
descriptions and summary inventory; a legible, recordable, reduced -scale
(8.5 "x11 ") copy( -ies) of the Site Plan indicating the treatment and design
measure(s) location(s) and site drainage patterns; treatment measure(s)
maintenance requirements and maintenance schedule; the approved plant list and
planning plan; 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
useminimization in landscaped areas; name and contact information of current
maintenance personnel; and template of the annual O &M report submittal to the
City. The O &M plan(s) for all stormwater treatment and design measures to be
maintained by any HOA or CA shall be incorporated with the CC &Rs of the relevant
HOA/CA.
53. Stormwater Agreement: For any on -site stormwater treatment or design measure
not to be maintained by an HOA or CA, the Applicant /Developer shall execute a
Stormwater Treatment Measures Maintenance Agreement (Stormwater
Agreement) with the City prior to the issuance of the certificate of occupancy. The
Stormwater Agreement shall include, but not be limited to: the O &M plan for all
approved stormwater treatment measures; identification of the party responsible
for implementing the O &M plan; 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 to the City. The executed Stormwater Agreement shall
be recorded, at applicant/developer's expense, with the County Recorder's Office
of the County of Alameda.
54. Stormwater Treatment Measures Construction Certification Report: The applicant/
developer shall submit this certification report (Report) for each project block
and/or phase 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; any 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 Public Works
Director or designee, prior to the issuance of any occupancy permit, including a
temporary occupancy permit.
55. Full Trash Capture Devices: Appropriately sized full trash capture devices are to
be installed at all new stormwater outfall structures at Alameda Point to implement
the trash treatment requirements for all the upgradient drainage areas not
independently subject to full trash control in accordance with the standards of full
trash control in the City's municipal stormwater permit Provision C10.
56. Landscape Plans: Landscaping plans shall be designed to minimize runoff,
promote surface infiltration, incorporate Bay Friendly Landscaping approaches,
and minimize the use of fertilizers and pesticides that can contribute to stormwater
pollution and be consistent with the MIP, Tentative Map, and 401 Certification
Conditions.
57. Backflow Prevention: Backflow prevention devices shall be installed on all new and
existing domestic, commercial, irrigation, and fire water services and as required
by the East Bay Municipal Utility District (EBMUD).
Transportation Facilities
58. Traffic Signal Preparation.: All of the street improvements and sub-grade structures
at the intersection of Orion Street and West Atlantic Avenue must be designed and
constructed to accommodate a future traffic signal.
59. Traffic Circulation Plan: The Applicant /Developer shall submit a traffic striping and
signage plan for all on- 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 plan shall provide the queuing
summary for all study locations and all project driveways. The traffic circulation
plan shall include plan(s) 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, sight distance, and access points to ensure conformance with the
AMC, the Town Center Plan, MIP, Tentative Map, and all applicable standards.
The plans shall be prepared by a registered civil engineer or traffic engineer
licensed in the State of California. The engineer shall sign and stamp the plans as
approved. The plans shall be reviewed and approved by the Public Works Director
prior to approval of the improvement plans or Final Map, whichever comes first.
The plan shall include all necessary striping to ensure safe ingress and egress
from the project site to the adjacent public streets.
60. Off Street Parking: For any off - street parking facilities the applicant /developer shall
submit the improvement plans to the Community Development Department and
Public Works Department for review and approval. The plans shall be prepared
by a registered civil engineer licensed in the State of California and shall be signed
and stamped as approved. The Community Development Department shall review
and approve the location, pricing, and policies consistent with the Alameda Point
Transportation Demand Management Plan and the parking lot layout, including
number of spaces, dimensions of spaces, and Americans with Disabilities Act
(ADA) requirements, and the Public Works Director shall review and approve the
internal and external circulation of the parking lot, including lane widths and access
points, prior to approval of the improvements plans or final map, whichever comes
first.
61. Traffic Control Plan: At least three weeks prior to the commencement of work within
the public right -of -way that affects access for pedestrian, bicyclist, and vehicular
traffic, 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 most current California MUTCD standards. The
engineer shall sign and stamp the plans as approved. In general, any public right -
of -way shall remain unobstructed during project construction or an ADA compliant
alternative route established as approved by the Public Works Director. At
locations where adequate alternate access cannot be provided, appropriate signs
and barricades shall be installed at locations determined by the Public Works
Director and Police Chief. Should transit routes be affected, applicant /developer
is required to obtain prior approval from AC Transit of any proposed traffic detours
or temporary closure of bus stops. Construction work may not commence until the
TCP is approved by the Public Works Director.
62. Lighting: Pedestrian and vehicular lighting at all intersections and project driveways
shall meet Alameda Municipal Power standards for crosswalks, bicycle facilities,
sidewalks, and intersections and be consistent with the Declaration and Alameda
Point Lighting Mitigation Measures.
Solid Waste
63. Waste Management Plan: 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 (green halosystems. 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. 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.
64. Waste Circulation: A 40-foot turning radius must be provided for any street that
would otherwise require the collection truck to back up a distance greater than 150
feet. Although not required, construction of a concrete pad just outside each solid
waste enclosure is recommended in order to accommodate the truck weight while
servicing the dumpster. Driveways or aisles shall provide unobstructed access for
collection vehicles and personnel and provide at least the minimum clearance
required by the collection methods and vehicles used by the City's designated
collector or hauler. In all cases where a parcel is served by an alley, all exterior
storage areas shall be directly accessible to the alley.
65. Green Halo: Within thirty (30) days after the completion of the demolition work, the
developer shall submit a Summary Report to the Public Works Environmental
Services Division, via Green Halo (greenhalosystems.com) or other form approved
by the Public Works Director. 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.
66. External Enclosures: Design of all external enclosures for solid waste, recycling,
and organics consistent with this condition shall be approved by the Public Works
Director prior to approval of the improvements plans, final map(s), or the building
permit, whichever comes first. Exterior solid waste and recyclable material storage
shall be adjacent or combined and may only be located on the outside of a
structure, in a designated interior courtyard with appropriate access, or in rear or
side yards. External storage area(s) shall not be located in any required front yard,
street side yard, required parking, landscaped, or open space, or any areas
required by the AMC to be maintained as unencumbered. 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. A sign clearly identifying each
exterior solid waste and recyclable material storage area and the accepted
material(s) is required. Each sign shall not exceed two square feet in area and
shall be posted on the exterior of the storage area adjacent to all access points. 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.
67. Non - Residential Structures -- Non - residential structures /uses within all zoning
districts shall provide external solid waste, recyclable and organics storage areas.
The following minimum exterior storage area requirements apply to each individual
structure:
Building
Solid waste
Recyclables
Organic
Total Area
Size (square feet)
(square feet)
(square feet)
Materials
(square feet)
(Plant Debris,
Food Waste &
Food Soiled
Paper)
(square feet)
0 -5,000
12
12
12
36
5,001 - 10,000
24
24
24
72
10,001- 25,000
48
48
48
144
25,001 - 50,000
96
96
96
288
50,001- 75,000
144
144
144
432
75,001 - 100,000
192
192
192
576
100,001+
Every additional 25,000 square feet shall require
an additional 48 square feet for solid waste, 48
square feet for recyclables, and 48 square feet for
organics.
68. 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 solid waste, 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 unless otherwise approved by the
City and trash collector. 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.
69. Storage Area Design: The design and construction of the storage area(s) shall:
a. Be compatible with the surrounding structures and land uses; and
b. Be properly secured to prevent access by unauthorized persons. If gates
with locks are planned to limit access to the enclosure or to the property,
cards or keys must be provided to the City's franchised waste hauler and
recycling collector; at present Alameda County Industries; and
C. Contain a concrete pad within the fenced or walled area(s) and a concrete
apron which facilitates handling of the individual bins and containers; and
d. Provide a 6 -inch wide curb or parking bumpers along the interior perimeter
of the enclosure walls to protect them from damage by the dumpster. A
6inch wide parking bumper, at least 3 feet long, should also be placed
between the refuse dumpster and the recycling containers; and
e. 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
f. 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.
Dimensions of the storage area(s) shall accommodate containers consistent with the
current methods of collection. The storage area(s) shall be appropriately located and
screened from view on at least three sides by a solid wall six feet in height, and on the
fourth side by a solid gate not less than five feet in height. The gate shall be
maintained in good working order and shall remain closed except when in use. Gates
must open straight out and gates and hinges must be flush with the enclosure wall to
allow adequate maneuverability of the dumpster in and out of the enclosure. The
design of the wall and gate shall be architecturally compatible with the surrounding
structures.
70. 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
71. 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 future site use complies with the regulatory requirements for hazard
related risks as established by applicable Federal, State and local requirements.
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
PCBcontaining 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.
72. Truck Plan: Prior to issuance of grading permit, developer /applicant shall submit a
Truck Route Plan for hauling to be approved by the City Engineer. The Plan must
be incorporated into any construction documents for every contract.
73. Notice to Neighbors: At least two weeks prior to initiating any construction activities
at the site, the applicant shall provide notice to businesses and residents within
500 feet of the project site including (1) project description, (2) description of
construction activities, (3) daily construction schedule (i.e., time of day) and
expected duration (number of months), (4) the name and phone number of the
Noise Management Individual for the project, (5) commitment to notify neighbors
at least four days in advance of authorized extended work hours and the reason
for extended hours, and (6) that construction work is about to commence. A copy
of such notice and methodology for distributing the notice shall be provided to the
City for review and approval at least five (5) business days in advance.
74. Construction Hours: Construction activity shall be limited to between the hours of
7:00 a.m. and 7:00 p.m. on Monday through Friday, and between 8:00 a.m. and
5:00 pm on Saturday. No construction - related activity shall occur on Sunday or on
any Federal Holiday. Equipment and trucks used for project construction shall
utilize the best available noise control techniques (e.g., improved mufflers,
equipment re- design, use of intake silencers, ducts, engine enclosures and
acoustically- attenuating shields or shrouds) wherever feasible and necessary. No
construction activity that may cause excessive off -site vibration from heavy
machinery such as pile drivers, drilling rigs (except as necessary for elevator,
shoring, and soil testing), etc. shall be allowed. Impact tools (e.g., jack hammers,
pavement breakers and noise drills) used for project construction shall be
hydraulically or electrically powered wherever possible to avoid noise associated
with compressed air exhaust from pneumatically powered tools. However, where
use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air
exhaust shall be used; this muffler can lower noise levels from the exhaust by up
to 10dB. External jackets on the tools themselves shall be used where feasible.
Quieter procedures shall be used such as drilling rather than impact equipment
whenever feasible.
75. Dust Control: Prior to issuance of building or grading permits, the
developer /applicant shall ensure that a program of dust control is implemented
consistent with City, MMRP and BAAQMD requirements.
76. Cultural Resources: In the event that previously unidentified cultural resources are
discovered during site preparation or construction, work shall cease in the
immediate area until such time as a qualified archaeologist and City of Alameda
personnel can assess the significance of the find. If human remains are
encountered, work shall halt within 50 feet of the find and the County Coroner shall
be notified immediately.
77. Utilities: If underground utilities leading to adjacent properties are uncovered
and /or broken, the contractor involved shall immediately notify the Public Works
Department, Alameda Municipal Power, and the Community Development
Department, and carry out any necessary corrective action to their satisfaction.
Fire Safety
78. Fire Access: The developer /applicant shall provide adequate turn around space or
through access for any street greater than 150 feet in length to the satisfaction of
the Fire Chief and the City Engineer. Emergency Vehicle Access roads shall have
an adequate turning radius for fire apparatus (inside turning radius of 28 feet,
outside turning radius 44 feet 8 inches, minimum height 13 feet 6 inches, minimum
width 20 feet) and 26 feet wide in the immediate vicinity or portion thereof buildings
30 feet or taller. All streets and courts within the development that are required to
be fire access roads, shall be marked as fire access roads to the satisfaction of the
Fire Chief. All roads that are required to be fire access roads shall be designed to
handle fire apparatus weight of up to 35,000 pounds per axle. Parking shall be
prohibited within the streets and alleys that are dedicated as fire lanes. CC &R's
shall include an enforcement mechanism.
79. Fire Water: The improvement plans for the project site shall include a Fire Water
System consistent with the MIP and TM. 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.
80. Fire Sprinklers: The improvement plans and building permit plans shall include fire
sprinkler systems within each residential unit including the garage and attic spaces.
81. Fire Safety: 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. 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 44'8 "); and
e. For all roads designated as fire access roads shall have a minimum fire
lane width of 26' unobstructed for buildings taller than 30'. Should
parking within the fire lane be required, the fire lane width shall be
increased as required to meet fire access requirements.
Alameda Municipal Power (AMP)
82. The applicant shall comply to AMP's Rules and Regulations 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.
83. 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.
84. Concurrent with submittal of Improvement Plans, the Applicant shall coordinate
with AMP regarding power requirements. All submittals shall refer to AMP's
"Material and Installation Criteria for Underground Electrical Systems" for minimum
clearances of street trees /shrubs from streetlights, electrical transformers and
other utility electrical equipment.
85. New street trees shall maintain clearances from electrical utilities as follow: a)
street /pathway lights and utility poles — 25 -feet (with the exception of 15 feet
between streetlights and palm trees); b) joint trench and all underground electrical
lines — five feet; c) access doors of electrical pad- mounted equipment (e.g.
switches, transformers and capacitors) — ten feet; d) all sides of electrical
padmounted equipment — three feet. Verify minimum clearance distances of
trees /shrubs from all sides and back of electrical pad- mounted equipment with
Alameda Municipal Power (AMP). Any variance from these standards must be
approved by AMP, and may include mitigation measures, such as root barriers.
86. The Applicant shall provide and install street lighting consistent with AMP's
standard specifications and AMP's "Material and Installation Criteria for
Underground Electrical Systems ". Cobra head light fixtures shall not be used for
street lights and all street lights shall be designed to preserve "dark skies" and
direct light downward toward the public right of way. No signs shall be installed or
mounted on street light poles owned and /or maintained by AMP. All new signs
shall be installed on dedicated sign posts.
87. Applicant /Developer shall have all streetlights included in the Improvement Plans,
installed, fully functional and operating prior to issuance of a Certificate of
Occupancy for any building unless a phasing plan is approved by the Director of
Public Works. Applicant /Developer shall pay to AMP the sum of Six Dollars ($6.00
as adjusted no more than annually for inflation) per streetlight per month, or portion
of a month, for the streetlight energy costs until the applicable improvements are
accepted for maintenance by City.
88. The Applicant shall be required to furnish two streetlight poles and LED fixtures of
each type installed, at no cost, to AMP as a stock for future pole /fixture replacement
on public street. If AMP agrees to maintain private streetlights, the
Applicant /Developer shall also be required to furnish two additional streetlight
assemblies (e.g. pole, fixture, arm, shroud, etc) of each type.
89. All public streets shall be lit with LED lighting. Streetlight layout shall be staggered
for a more uniform light distribution. Applicant /Developer can provide alternate
design if a better efficient light distribution is met. Applicant /Developer shall use
AMP LED standard fixtures. LED streetlight fixtures shall offer tri -level lighting with
the mid -level setting meeting IES RP -8 -14.
90. The Applicant shall provide all necessary underground substructures, including
conduits, pull boxes, electric utility equipment pads, etc. per the AMP
specifications. AMP will require easements for all transformers, primary and
secondary boxes, and conduits. AMP will furnish and install all required
transformers, high voltage distribution cables, and secondary cables. Existing
Alameda Point electric substructures will NOT be re -used.
91. The Applicant shall provide an easement for electric utility vehicle access to AMP's
Cartwright Station. The easement shall encompass the entire perimeter of the
substation, including buildings and exterior yards with a 25 -foot minimum
clearance from any structure (above or below grade), wall and fence. Applicant
shall avoid planting any trees that will grow in fullness to the point they may
encroach into the perimeter easement.
92. The Applicant /Developer 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 Project Engineer in writing.
93. Applicant /Developer will be required to provide an oil containment facility for all
AMP owned pad -mount distribution switches and /or transformers installed within
100 -feet of any body of water or in other critical locations. Applicant /Contractor
shall contact AMP to verify all dimensions, elevations, and orientation before
commencing work.
94. The Applicant shall furnish and install code -size service cables in code -size conduit
from each customer electric meter switchgear 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.
95. The improvement plans and all subdivision maps shall show all necessary
easements and access to all electrical utility facilities that are in the private
properties, at no charge to AMP.
96. 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
serviceentrance 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. No remote metering.
97. Concurrent with acceptance of work by City Council, the applicant /developer shall
dedicate and AMP shall take over ownership and will be responsible for
maintaining all new substructures for under grounding 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.
98. The Applicant /developer shall be responsible for all expenses involved in the
duct /joint trench system engineering design, plan check, project coordination, and
electrical construction inspection. The Applicant shall be responsible for the cost
of AMP assigned inspector during construction.
99. The Applicant /developer shall submit, with the site improvement plans, detailed
drawings showing the required site electric utility facilities.
HOLD HARMLESS. The applicant shall defend (with counsel reasonably acceptable to
the City), indemnify, and hold harmless the City of Alameda, the Alameda City Council
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 City
Council 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 City Planning Board, the City of Alameda City Council relating to this project.
The City shall promptly 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.
NOTICE. No judicial proceedings subject to review pursuant to California Code of Civil
Procedure Section 1094.5 may be prosecuted more than ninety (90) days following the
date of this decision plus extensions authorized by California Code of Civil Procedure
Section 1094.6.
NOTICE. The conditions of project approval set forth herein include certain fees and other
exactions. Pursuant to Government Code section 66020(d) (1), these Conditions
constitute written notice of a statement of the amount of such fees, and a description of
the dedications, reservations and exactions. The applicant is hereby further notified that
the 90 -day appeal period, in which the applicant may protest these fees and other
exactions, pursuant to Government Code section 66020(a) has begun. If the applicant
fails to file a protest within this 90 -day period complying with all requirements of section
66020, the applicant will be legally barred from later challenging such fees or exactions.
The decision of the Planning Board shall be final unless appealed to the City Council, in
writing and within ten (10) days of the decision, by filing with the Community Development
Department a written notice of appeal stating the basis of appeal and paying the required
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 19th day of July 2016, by the following vote to wit:
AYES: Councilmembers Daysog, Ezzy Ashcraft, Matarrese, Oddie
and Mayor Spencer — 5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the seal
of said City this 20th day of July 2016.
d
Lara Weisiger, City (irk
City of Alameda
Approved as to form:
Janet. Kern, City Attorney
City of Alameda