Resolution 15237CITY OF ALAMEDA RESOLUTION NO. 15237
RESOLUTION APPROVING TENTATIVE PARCEL MAP 10600
(PLN16-0544)
WHEREAS, the City of Alameda submitted an application to create one parcel for
an existing building, public right-of-way, and a remainder parcel on the southern side of
West Tower Avenue at Alameda Point; and
WHEREAS, the General Plan designation for the property is Alameda Point Mixed
Use; and
WHEREAS, the property is located within the Alameda Point Waterfront Town
Center Sub-district and Waterfront Town Center Precise Plan (Town Center Plan) area;
and
WHEREAS, the General Plan, Zoning District, and Town Center Plan regulations
encourage adaptive reuse of the buildings in the Naval Air Station Alameda Historic
District (Historic District); and
WHEREAS, creation of a parcel map for the property for conveyance purposes
will facilitate adaptive reuse and reinvestment in the property and the Historic District;
and
WHEREAS, the Planning Board held a noticed public hearing and examined all
pertinent materials on January 23, 2017 and recommended City Council approval of the
Tentative Map; and
WHEREAS, the City Council held a noticed public hearing and examined all
pertinent materials on February 21, 2017 and made the following findings relative to the
proposed tentative parcel map application:
A. The proposed tentative parcel map is in conformance with the General Plan and
Zoning for this site. The proposed tentative map is consistent with the Mixed Use
General Plan and Town Center Plan and zoning designations for the property.
B. The site is physically suitable for the proposed development. The proposed
tentative parcel map is for conveyance purposes only and facilitates the adaptive
reuse and reinvestment in the building on the property which is contributor to the
Historic District. All future development or rehabilitation of these buildings will be
subject to the Waterfront Town Center Specific Plan, Waterfront Town Center Zoning
Sub-district and the Secretary of Interior Standards.
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C. The site is physically suitable for the density of the development. The proposed
tentative parcel map will not increase the density of the existing development on the
site, as no new development is proposed or approved by this Resolution. Any future
development of the properties will be subject to review under the Town Center Plan
and Waterfront Town Center Zoning Sub-district to ensure that the proposed
development is suitable for the site, compatible with the biological regulations and
consistent with the Historic District designation.
D. The proposed design of the tentative parcel map and improvements, as
conditioned, will not cause environmental damage or substantially and
avoidably injure fish or wildlife or their habitat. This parcel map is for conveyance
purposes only and will not cause any environmental damage or affect the property's
physical surroundings. All future improvements on the site will be subject to
applicable existing regulations, permits, and deed restrictions designed to protect
wildlife on the adjacent federal property.
E. The design of the tentative parcel map will not conflict with easements acquired
by the public at large for access through or use of property within the parcel
map area. This parcel map is for conveyance purposes only and will not conflict with
any public easements. All future improvements on the site will be subject, where
applicable, to compliance with the Alameda Point Master Infrastructure Plan, which
ensures that all necessary easements and public rights-of-way are preserved.
F. The design of the tentative parcel map and its improvements, if any, will not
cause serious public health problems. This parcel map is for conveyance
purposes only and will not cause any public health problems. Creation of the parcel
map for the property will facilitate re-investment in the existing properties, which is
necessary for any future upgrades to the existing substandard infrastructure and
preserve public health; and
WHEREAS, the City Council finds that the potential environmental impacts of the
parcel map have been evaluated and disclosed pursuant to the California Environmental
Quality Act (CEQA). On February 4, 2014, the City of Alameda certified the Alameda
Point Final Environmental Impact Report (FEIR) in compliance with the California
Environmental Quality Act. The FEIR evaluated the environmental impacts of
redevelopment and reuse of the lands within the Alameda Point zoning district and Town
Center Plan, which includes the Bladium Parcel Map Area. Consistent with the February
2014 action, the draft conditions of approval of the Tentative Map Application require that
property owners comply with, and implement, all the relevant mitigations measures
adopted by the City Council in February 2014. No further CEQA review is required for
this action.
NOW, THEREFORE, BE IT RESOLVED THAT Tentative Map 10600 is subject
to the following conditions:
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Final Map
1. All maps filed pursuant to this approval shall be in substantial compliance with the
map titled, "Alameda Point — Parcel Map 10600 Tentative Map Bladium" prepared by
Carlson, Barbee & Gibson, Inc. dated January 24, 2017, (Exhibit 2 to the City Council
February 21, 2017 Staff Report), and on file in the office of the Alameda Community
Development Department.
2. The Final Map shall be in substantial compliance with the Tentative Map.
3. The subdivider shall record the Final Map within twenty-four (24) months of approval,
or conditional approval of the Tentative Map by the City Council. An extension of time,
not to exceed and additional twelve (12) months, for the filing of the Final Map may
be granted by expiration of the approved or conditionally approved Tentative Map.
4. Prior to the City Council approval of the Final Map, the Applicant shall submit a Mylar
copy and a CAD file of the Final Map.
5. Final Maps shall show all existing and proposed easement locations, uses and
recording information, including any reciprocal use and access easements necessary
to allow the City to maintain existing access and use along the western side of
proposed Bladium property and Bladium to maintain existing access and use along
City's proposed Seaplane North public right-of-way until such time as Saratoga
Avenue and Seaplane North are constructed, as depicted on Exhibit B. 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.
6. Concurrent with the transfer of property, the City shall retain a utility easement to
allow the City to access and maintain existing utilities within the property that have
common benefit to surrounding areas.
Land Use and Redevelopment
7. Alameda Point Waterfront and Town Center Plan Consistency. Any future design
review and development applications for this property shall be consistent with the
Alameda Municipal Code and Alameda Point Waterfront and Town Center Plan, and
all applicable 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.
• Design Review Approval: All exterior changes to existing buildings or new vertical
development shall be subject to the Development Plan and Design Review
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requirements of the Waterfront and Town Center Plan. All Building Plans and Site
Improvement Plans submitted for permits shall be reviewed for compliance with the
Design Review findings of AMC Section 30-36 and 37 by the City of Alameda
Planning Board
8. Infrastructure Improvement Plans: Prior to issuance of a Building Permit or Site
Improvement Permit for new vertical development or a change in occupancy or
change in use in the existing buildings, the applicant shall submit an Infrastructure
Improvement Plan for the improvement of the on-site and adjacent off-site streets,
open space, waste water, storm water, potable water, recycled water, power, natural
gas, and communications facilities for each phase of development, if applicable. The
improvement plans shall be reviewed for consistency with the Town Center Plan, MIP,
and the AMC requirements. The plans shall be prepared, signed and stamped as
approved by a registered civil engineer licensed in the State of California. The
engineer shall also assume responsibility for inspection of the on-site construction
work, including but not limited to parking lots, pathways, storm facilities and, sewer
facilities, and shall certify to the City, prior to acceptance of the work or issuance of
any occupancy permit, including a temporary occupancy permit, whichever comes
first, that the installation of the on-site work (excluding the building and foundation)
was constructed in accordance with the approved plans. All required public frontage
and street improvements shall be designed, built, and dedicated to the City in
accordance with City ordinances, and Public Works Department standards with
respect to such improvements and shall include curbs, gutters, sidewalks, street
trees, storm water treatment controls, landscaping and irrigation, streetlights, etc.
9. NAS Alameda Historic District Certificate of Approval: Prior to Design Review
approval and issuance of a Building Permit or Site Improvement Permit in preparation
of exterior changes to existing buildings or new vertical development, the applicant
shall submit all final proposed changes to the cultural landscape to the Historical
Advisory Board for review and approval. All Building Plans and Site Improvement
Plans submitted for permits within the Historic District shall be reviewed for
compliance with the Historic District and Cultural Landscape Guidelines, the
Secretary of Interior Standards for the Rehabilitation of Historic Structures, and AMC
Section 13-21 Preservation of Historical and Cultural Resources by the City of
Alameda Historical Advisory Board.
10. Biological Regulations and On-Site Liahting: Prior to Design Review approval and
issuance of a Building Permit or Site Improvement Permit, the applicant shall submit
a Biological Opinion Compliance Checklist confirming compliance with all required
conditions set forth in the Declaration of Restrictions for the Former Naval Air Station
Alameda (Declaration) consistent with the Biological Opinion issued by the U.S.
Department of Fish and Wildlife, and Exhibit C of the Memorandum of Agreement
between the City of Alameda and Department of Veteran's Affairs (Alameda Point
Lighting Mitigation Measures).
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11. Transportation Demand Management Plan Compliance: As a condition of approval
to any future planning approval, including a Development Plan, use permit, or design
review approval, the use of the property shall be consistent with the Alameda Point
Transportation Demand Management Plan.
12. 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.
13. Other Agency Approvals: Prior to issuance of building permit(s) for work within
jurisdictional lands, the applicant shall provide evidence that all required approvals,
permits, or waivers from Bay Conservation and Development Commission (BCDC),
Regional Water Quality Control Board (RWQCB), including compliance with the
existing 401 Certification for the construction of a stormwater outran, and/or the Army
Corp. of Engineers. The final Improvement Plans shall incorporate all other agency
comments.
Improvement Plans
16. Potable Water: When applicable, the developer/applicant shall be responsible for
potable water infrastructure consistent with the MIP to serve the project, whose
design shall be shown on the Improvement Plans to the satisfaction of EBMUD, the
Public Works Director, and the Fire Chief.
17. Storm Water Quality: When applicable, the developer/applicant shall incorporate
permanent storm water treatment controls and/or design techniques to manage the
quantity and quality of storm water runoff from a planned development to prevent and
minimize impacts to water quality and be consistent with the MIP and the conditions
of the 401 certification for Alameda Point (401 Certification Conditions). Efforts shall
be taken to minimize impervious surface areas, especially directly connected
impervious surface areas. Roof drains shall discharge and drain to an unpaved area
wherever practicable. Design techniques may include green roofs, rainwater
harvesting, vegetated swales, vegetated buffer zones, bio retention units,
retention/detention basins and ponds, tree well systems, and the incorporation of
pervious surface areas and Low Impact Development (LID) measures. Storm water
treatment measures shall be constructed consistent with the latest version of the
Alameda County Clean Water Program's Provision C3 Technical Guidance Manual.
Applicants may also refer to the Bay Area Storm water Management Agencies
Association (BASMAA) Start at the Source Manual for technical guidance.
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18. Landscape Plans: Prior to Design Review approval and issuance of Building or Site
Improvement Permits, the developer/applicant shall include landscape and irrigation
plans for both on-site and off-site improvements consistent with the Town Center Plan
and MIP, if applicable. The plans shall be prepared, signed, and stamped by a
licensed landscape architect and shall be in accordance with the AMC and other
regional jurisdictional requirements. The landscape architect shall also assume
responsibility for inspection of the work and shall certify to the City, prior to
acceptance of the work, that the installation of landscaping and irrigation in the public
right-of-way was constructed in accordance with the approved plans.
19.. Waste Water: When applicable, a sanitary sewage flow analysis, identifying the total
peak sanitary sewage flow quantities generated by the proposed development shall
be prepared by a registered civil engineer licensed in the State of California and
submitted as part of the construction Improvement Plans and/or Building Permit
Plans. The City will provide the analysis to an independent consultant who will
assess the impact of the proposed development on the City's sanitary sewer system
and determine if any improvements to the City's system are required to ensure
sufficient sewage capacity for this project and any anticipated growth within the
associated sewer sub-area. The applicant/developer will pay for the cost of the
modeling study. The applicant/developer will incorporate any recommended
improvements from the sewer study into the project's improvements plans and be
consistent with the MIP.
20. Private Sewer Lateral Proaram: Upon transfer or ownership, consistent with the City's
private sewer lateral replacement ordinance, the property owner 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 be issued a Compliance
Certificate by EBMUD for the upper lateral. The applicant/developer shall schedule
verification testing directly with EBMUD. The Public Works Department will inspect
and perform verification testing for the public and private sewer mains, manholes, and
other appurtenances in the public or private streets within the parcel, including lower
laterals. The City will provide their acquired test results for sewer infrastructure that
is privately-owned to EBMUD so Compliance Certificated can be issued for those
parcels. Review the program requirements and cost for Compliance Certificates at
http ://www. east b ayps I . co m/.
21. Storm Drainaae: When applicable, a storm drainage hydrology analysis identifying
the total peak drainage flow quantities to be generated by a proposed development
shall be prepared by a registered civil engineer licensed in the State of California and
submitted as part of the Construction Improvement Plans and/or Building Permit
Plans. The improvements plans will include any recommended improvements and
be consistent with the MIP.
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22. Fire Water: Any Improvement Plans and Building Permit Plans for the project site
shall include a Fire Water System consistent with the MIP. The system shall be
designed to the satisfaction of EBMUD and the Alameda Fire Department. The
Applicant shall be responsible for the placement of on-site hydrants. The location
and number of hydrants shall be established in improvements plans. Placement shall
be shown on the Improvement Plans and shall be to the satisfaction EBMUD, the City
Fire Chief and the City Engineer.
23. Fire Safety: Prior to Design Review approval or the issuance of Improvement Permits
and/or Building Permits, 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 4481; and
e. For all roads designated as fire access roads shall have a minimum fire lane width
of 20' or 26' unobstructed. Should parking within the fire lane be required, the fire
lane width is to be increased to an additional 8' per side for vehicle parking.
24. Utilities: Any Improvement Plans and Building Permit Plans shall include facilities and
improvements to ensure that utility services are maintained for existing users
throughout the construction process and the access to such service for maintenance
purposes is preserved throughout the construction process for new utilities.
25. Easements: Prior to approval of the Improvement Plans and/or Building Permit Plans,
the applicant shall provide offers of dedication for any public utility, emergency access
or public access easements associated with the proposed utilities or fire safety
requirements.
Solid Waste
25.Waste Management Plan: When applicable, the applicant/developer shall submit a
Waste Management Plan (WMP) to the Public Works Environmental Services
Division for approval, if applicable. The plan shall describe how the trash and debris
will be handled. The WMP shall be submitted by the developer to Environmental
Services prior to start of the demolition, remodeling, or construction work. The Public
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Works Environmental Services Division will review the WMP, and will provide
comments that shall be incorporated into the plans for the project. The project is
subject to the WMP requirement of section 21-24 of the AMC, and must recycle at
least 50% of total debris hauled from the project.
26. External Enclosures: When applicable, design of all external enclosures for solid
waste, recycling, and organics shall be approved by the Public Works Director prior
to approval of the improvements plans, or the building permit, whichever comes first.
These facilities are to be designed to prevent water run-on to the area, runoff from
the area, and to contain litter, trash, and other pollutants, so that these materials are
not dispersed by the wind or discharged to the storm drain system. External
enclosures are to be roofed and/or enclosed. Any enclosures containing food waste
shall have floor drains connected to the sanitary sewer system. If the enclosures are
attached to buildings they shall have fire sprinklers. Internal collection and storage
area(s) and the individual bins and containers provided, shall be adequate in capacity,
number, and distribution to serve the anticipated demand for trash, recycling, and
organics as determined by the Public Works Director.
27. Collection: When applicable, internal collection and storage area(s) and the individual
bins and containers provided, shall be adequate in capacity, number, and distribution
to serve the anticipated demand for trash, recycling, and organics as determined by
the Public Works Department. The trash collection areas shall be accessible to
residents and employees. Each storage area shall be no more than 250 feet from
any dwelling unit, or in the garage. Trash enclosures and/or recycling area shall be
covered; no other area shall drain onto these areas. Drains in any wash or process
area shall not discharge to the storm drain system; these drains should connect to
the sanitary sewer. The applicant shall contact the City and East Bay Municipal Utility
District (EBMUD) for specific connection and discharge requirements prior to building
permit issuance. Discharges to the sanitary sewer are subject to the review, approval,
and conditions of the City and EBMUD.
28. Fitted Lids: All solid waste containers, including dumpsters and individual cans or
carts, must have fitted lids which shall remain closed at all times when the container
is not being used
Construction Conditions
29. Hazardous Materials. When applicable, the applicant/developer shall provide
documentation from a qualified professional to the City of Alameda stating that
adequate soils and ground water investigations and, where warranted, remediation,
have been conducted to ensure that there will be no significant hazard related risks
to future site users. The project sponsor shall ensure that all proposed areas for
demolition and abatement shall be assessed by qualified licensed contractors for the
potential presence of lead based paint or coatings, asbestos containing materials,
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and PCB-containing equipment prior to issuance of a demolition permit. During
Construction the developer/applicant shall ensure that all construction crews are
properly trained and made aware of any site contamination issues consistent with the
Alameda Point Site Management Plan (SMP) and MMRP.
30. Utilities: If underground utilities leading to adjacent properties are uncovered and/or
broken, the contractor involved shall immediately notify the Public Works Department
and the Community Development Department, and carry out any necessary
corrective action to their satisfaction.
Alameda Municipal Power (AMP)
31.When applicable, the applicant shall comply to AMP's Rules and Regulations as
stated in Article X and AMP's "Material and Installation Criteria for Underground
Electrical Systems" (both available at www.alannedamo.com) and provide completed
"Service Planning Sheets" for AMP's review prior to submitting plans for building
permits.
32. When applicable, 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.
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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 a regular meeting
assembled on the 21st day of February, 2017, by the following vote to wit:
AYES: Councilmembers Ezzy Ashcroft, Matarrese, Oddie, Vella and
Mayor Spencer — 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 22nd day of February, 2017.
Lara Weisiger y Clerk
City of Alameda
APPROVED AS TO FORM:
Janet C. KerW, City Attorney
City of Al eda
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