Resolution 15609CITY OF ALAMEDA RESOLUTION NO. 15609
APPROVING A TENTATIVE MAP FOR CONDOMINIUM PURPOSES
(TRACT NO. 8524) LOCATED AT 2800 FIFTH STREET AND
COMMONLY KNOWN AS THE ALAMEDA LANDING WATERFRONT
RESIDENTIAL PROJECT
WHEREAS, an application was made on August 1, 2019 by Pulte Home Company,
LLC for a Tentative Map for Condominium Purposes to divide a 17 .2-acre site into 35
parcels to support construction of 357 residential units, 5,000 square feet of commercial
space, internal roadways and alleys, parking lot, parks and open spaces at 2800 Fifth
Street and commonly known as the "Alameda Landing Waterfront Residential Project";
and
WHEREAS, the subject property is designated Specified Mixed Use on the
General Plan Diagram; and
WHEREAS, the subject property is located in a M-X (Mixed-Use -Planned
Development) Zoning District; and
WHEREAS, on December 5, 2006, the City Council certified by Resolution No.
14047 the Final Supplemental Environmental Impact Report for the Alameda Landing
Mixed Use Development Project ("2006 Supplemental EIR", a Supplement to the 2000
Catellus Mixed Use Development Project EIR) in accordance with the California
Environmental Quality Act (CECA) (State Clearinghouse #2006012091 ). The City has
prepared several addenda to the 2006 Supplemental EIR in 2007, 2008, 2012 and 2017
(collectively, "Previous CEQA Documents"); and
WHEREAS, on September 5, 2017, the City Council adopted Ordinance No. 3188
amending the Bayport/Alameda Landing Master Plan and approved an Addendum to the
Supplemental El R. The Addendum concluded that the environmental effects associated
with the Master Plan Amendment were within the scope of the analysis in the 2006
Supplemental EIR and no further environmental review was required; and
WHEREAS, subdivision of the property will facilitate the development of Alameda
Landing Waterfront consistent with the General Plan and approved Master Plan; and
WHEREAS, subdivision of the property will occur in phases consistent with the
tentative map application; and
WHEREAS, on October 14, 2019, the Planning Board held a duly noticed public
hearing and examined all pertinent materials, and recommended the City Council approve
Tentative Map Tract No. 8524 to allow the subdivision of 17.22-acre site into 35 parcels;
and
WHEREAS, on November 19, 2019, the City Council reviewed Tentative Map
Tract No. 8524 and all pertinent maps, documents, and exhibits and determined that the
Tentative Map is consistent with the General Plan, Alameda Municipal Code, and Master
Plan requirements for the property.
NOW, THEREFORE, BE IT RESOLVED, that the City Council makes the following
findings relative to Tentative Map Tract No. 8524:
1 . The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan, Zoning, and the Bayport' Alameda
Landing Master Plan, as Amended. The proposed tentative map is consistent with the
site's General Plan Mixed Use Designation, MX Mixed Use Zoning Designation, and
Amended Bayport/Alameda Landing Master Plan. The subdivision will create parcels
for the development of up to 357 housing units, 5,000 square feet of commercial
space, parking lot, and supporting open space. 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.
2. The site is physically suitable for the type of development. The tentative map
facilitates the development of Alameda Landing consistent with the Alameda Landing
Master Plan with Waterfront Park facing residential uses, appropriate buffers between
residential uses and adjacent manufacturing uses, and a network of publicly
accessible open spaces and parks.
3. The site is physically suitable for the density of the development. The proposed
subdivision supports 357-residential units, which is less than the maximum of 400
units established by the Amended Bayport/Alameda Landing Master Plan for this site.
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. Development of the site is subject to the environmental
protections and mitigations imposed by the final Environmental Impact Report for the
project.
5. The design of the subdivision and its improvements will not conflict with
easements acquired by the public at large for access through or use of property
within the subdivision. All existing easements for the provision of utilities and
services are preserved on the tentative map and easements for future utilities,
services, and a bicycle and pedestrian bridge are 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 Landing Master Plan.
7. The subdivision will not result in the discharge of waste into the sewer system that
would violate regional water quality control regulations; and
8. In approving the tentative map, the City Council has considered its effect upon the
housing needs of the region, balanced with the public service needs of Alameda
residents and available fiscal and environmental resources
BE IT FURTHER RESOLVED, that the City Council, based on its own
independent review, consideration, and exercise of its independent judgment,
determined, on the basis of substantial evidence in the entire record before the City,
finds that the potential environmental impacts of the project have been evaluated and
disclosed in the Previous CEQA Documents, and that none of the circumstances
necessitating further CEQA review are present; and
BE IT FURTHER RESOLVED, that the City Council hereby approves the
Tentative Map Tract 8524, subject to the following conditions of approval:
General Conditions:
1. All maps filed pursuant to this approval shall be in substantial compliance with the
map titled, "TENTATIVE MAP FOR CONDOMINIUM PUPOSES -ALAMEDA
LANDING WATERFRONT" prepared by CARLSON, BARBEE & GIBSON, INC,
marked Exhibit 1, and on file in the office of the Alameda Planning, Building &
Transportation Department.
2. The Final Map(s) shall be in substantial compliance with the Tentative Map. The
Tentative Map may be finalized in phases. 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.
3. 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. The City may, upon the subdivider's application filed before the
Tentative Map's expiration date, extend its life for an additional period or periods not
to exceed six (6) years in acoordance with state law.
4. 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.
5. Prior to approval of Final Map(s}, 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 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.
6. 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 Alameda Landing MMRP adopted by the Alameda City Council on
December 5, 2006.
7. The applicant/developer shall provide access for emergency vehicles, trash
collection vehicles, and tenant and resident circulation within each phase of
development.
8. Prior to issuance of 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 storm water outfall, and/or the Army Corps of Engineers, if any, have been
obtained. The final improvement plans shall incorporate all other agency
requirements.
Special Conditions
9. 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 the project area, which CC&Rs shall establish a Master
Homeowners• Association (s) (HOA) for the residential properties of the project. All
residential property owners must be a member of an HOA. The applicant/developer
must submit Master CC&Rs, and HOA requirements for the residential development
to the City for approval prior to recording the first Final Map and prior to having the
documents recorded. The applicant/developer shall bear all costs for recording the
documents.
10. Phasing. Each phase of development shall provide the necessary street, utility, and
other infrastructure to support that phase, meet the needs for public access,
multimodal traffic circulation and the City's design standards as determined through
the approval of the Master Demolition, Grading, Improvement and Phasing Plan
(MDGIP) and improvement plans for each phase subject to the provisions of the
Alameda Landing Residential Project Development Agreement.
11 . Affordable Housing Agreement: Prior to the first Final Map approval, the project
applicant shall execute an Affordable Housing Agreement with the City in
conformance with the requirements of Section 7.4 of the Disposition and
Development Agreement (Alameda Landing Mixed Use Project) dated and executed
as of December 5, 2006. The Affordable Housing Agreement will require, in part,
construction of 39 on-site residential units affordable to very low-, low-and moderate-
income households. The project will provide at least 21 moderate-income units, 7
low-income and 11 very low-income units.
12. Bicycle Pedestrian Bridge Easement: The Final Map shall provide for a 50-foot wide
Bicycle and Pedestrian Bridge easement in favor of the City of Alameda, as shown
on the Tentative Map and Development Plan. The 50-foot Bridge easement shall
extend from the Waterfront Park to the Mitchell Greenway as shown on the
Development Plan and Tentative Map and provide the City with the rights to construct
and maintain a public bicycle and pedestrian bridge from Alameda to Oakland. The
Final Map will also allow the City of Alameda to construct the Bridge on the Western
Buffer, which includes a 50 foot wide public access easement that extends from the
Waterfront Park to the Mitchell Greenway. The Final Map shall also allow use of the
Mitchell Greenway parcel for replacement of storm water treatment areas and bridge
landings, as needed by the City of Alameda. The Bicycle and Pedestrian Bridge
Easements described above shall allow for the construction, operation, and
maintenance of a publicly accessible bicycle and pedestrian bridge and foundation
system and any associated public amenities, such as public paths, bridge
maintenance facilities, public signage, or other improvements desired by the City to
promote and protect public access to the easement and the future bridge, which will
connect to Oakland's Jack London Square, over the Oakland Estuary. It is anticipated
that the bridge will be open to public access 24 hours per day. All planning, design
and construction costs of the future bridge will be the responsibility of the City of
Alameda or others, with no obligation to the homeowners or Homeowners
Association (HOA). The easement will allow the City to plan, construct and maintain
the bridge and modify any existing landscaping, storm drain facilities, storm water
infrastructure, connections to adjacent roadways, and utilities within the easement
area to support public access and use of the bridge. Any existing storm water
treatment areas that are affected by the bridge will be required to be replaced to meet
the requirements of the State Water board permit. Any modifications to the HOA
facilities should be replaced in a way that does not increase the HOA maintenance
costs. Improvement plans for the Final Map shall ensure that only those permanent
underground or overhead utilities, defined below are placed further than 10 feet from
the outside edge of the 50 foot wide easement, to ensure that the central 3D feet has
minimal permanent ·underground utilities and infrastructure that would need to be
relocated to construct a bridge. Drainage lines and utilities to support the existing
storm water treatment swales, utilities in the roads and alleys crossing the bridge
easement and utility service lines to adjacent homes may be located within the
central 30 feet of the 50-foot easement and will be relocated at a later date if needed
by the City of Alameda.
13. Bicycle Pedestrian Bridge Disclosure Documents: Prior to first Final Map approval,
the applicant shall provide for Planning, Building, and Transportation Director review
and approval a draft "Supplemental Disclosure Statement Regarding Future
Pedestrian/Bicycle Bridge-Addendum to Home Purchase Agreement and Escrow
Instructions." The Disclosure Statement shall adequately inform all home owners of
the City's intention to build a bicycle pedestrian bridge and provide a required
signature line for each home buyer. The disclosure form shall also disclose that the
City of Alameda may choose to build the bridge on the Fifth Street public right of way
or on the Western Buffer.
14. Land Use Disclosures: Prior to first Final Map approval, the applicant shall provide
for Planning, Building, and Transportation Director review and approval a draft
"Supplemental Disclosure Statement Regarding Adjacent Industrial and Maritime
Land Use -Addendum to Home Purchase Agreement and Escrow Instructions." The
Disclosure Statement shall adequately inform all home owners that adjacent and
nearby maritime manufacturing industries, the Port of Oakland, and heavy industrial
uses such as Schnitzer Steel, may operate 24 hours a day and generate unpleasant
noise, odors, and smoke.
15. Public Access Easements for all paseos and public parks: The Final Map shall
provide public access easements on all paseos providing access to the front of
homes and the public parks shown on the Development Plan that are located within
the project.
16. Greenhouse Gas Emission Reductions: To minimize the use of fossil fuels and
greenhouse gas emissions from the project, the improvement plans will ensure that
power will be provided by electricity. No gas infrastructure will be provided or
constructed to serve the residential buildings.
Public Works General Conditions
17.An Encroachment Permit is required for all work within the Public Right-of-Way and
Public Lands, including newly widened Mitchell Avenue, Waterfront Park, and Fifth
Avenue Extension. Prior to the issuance of an Encroachment Permit, a traffic control
plan that addresses pedestrian circulation around the site and parking and/or travel
lane closures on the surrounding streets shall be submitted for review and approval
by the City Engineer.
18. The Final Map shall show all existing and proposed easement locations, uses and
recording information. The Owner's Statement shall list all public right-of-way and
easements to be dedicated and the Certificate of City Clerk shall list all public
easements and right-of-way to be abandoned with recording information as part of the
final map.
19. The Applicant shall enter into a Subdivision Improvement Agreement with the City,
pay all fees, and provide a security in a form and amount acceptable to the City prior
to approval of Final Map.
20. The Development shall comply with Chapter 30, Article 6 of the Alameda Municipal
Code (Real Estate Subdivision Regulations) and Chapter 22 of the Alameda Municipal
Code (Streets and Sidewalks) as determined by the City Engineer.
21. The Development shall comply with all current, applicable, plans, standards, policies
and guidelines including Alameda's Municipal Code (AMC), Standard Plans and
Specifications, and Standard Subdivision Specifications and Design. All documents
can be found at the City's Public Works webpage, under Key Documents, at
https://www.alamedaca.gov/Departments/Public-Works, or are available by email on
request from Public Works.
22. The fee for plan checking and inspection shall be calculated in accordance with the
latest Schedule of Fees & Charges as approved by the City Council. A cash security
deposit of an amount as determined by the City Engineer will be required prior to
issuance of the improvement plans.
Improvement plans
23. The Applicant shall submit for review and approval construction Improvement Plans
for all on-and off-site improvements, including design calculations, for all
improvements listed below, as applicable. The plans shall be prepared, signed, and
stamped as approved by a registered civil engineer licensed in the State of California.
The Improvement Plans shall be approved by the Public Works Department prior to
approval of the Final Map or issuance of a Building Permit for the development.
24. The developer shall construct and provide public access easements for full private
street improvements, including concrete curb, gutter, sidewalk, paving, drainage
system, streetlights and street trees, all to the satisfaction of the City Engineer. The
street section for any private access roads shall be designed by a registered civil
engineer and is subject to approval by the City Engineer.
25. Street lighting shall be designed in accordance with the City of Alameda Street
Lighting Design Guide, latest edition. A photometric study shall be provided with the
improvement plans. Any adjustments to bring street lighting up to City standards will
be incorporated into final permit drawings.
26. The Applicant shall submit a soils investigation and geotechnical report for the
proposed development, subject to the review and approval of the City Engineer. The
report shall address the structural and environmental analysis of existing soils and
groundwater and provide recommendations for all grading, retaining walls, bulkheads,
surface and sub-surface drainage, lot drainage, utility trench backfilling, and pavement
design. The improvement plans shall incorporate all design and construction criteria
specified in the report and shall be reviewed and signed by the Soils Engineer
specifying that all recommendations within the report have been followed.
27.Any retaining walls, which are adjacent to a property line, shall be masonry, metal, or
concrete. Any existing retaining walls to remain are to be evaluated by the Applicant's
geotechnical/structural engineer for integrity and applicability to the geotechnical
engineer's recommendations.
28. All developments shall be designed to account for future predicted sea level rise to
Elevation 13 feet, NAVD88 Datum. The project shall also be designed with to
accommodate additional future adaptability provisions for sea level rise above
Elevation 13 feet. Projects within the BCDC jurisdiction will be required to meet
BCDC's Sea Level Rise conditions.
29. A FEMA elevation certificate is required for each building located within 1 00-year flood
zones as identified on the Flood Insurance Rate Maps (FIRM), at the time the first
floor slab is poured. A second Elevation Certificate based on completed construction
is required prior to Building Permit Final and Certificate of Occupancy for any
structure.
Drainage and Storm water Treatment
30. All on site surface drainage shall be collected and conveyed in an adequately
designed underground storm drainage system in a manner to be approved by the City
Engineer. The downstream drainage system shall be analyzed and inadequacies, if
any, corrected as determined by the City Engineer. The site shall be graded so that
no additional runoff is directed to and so as not to impede runoff from adjacent
properties.
31.A storm drainage hydrology analysis, identifying the total peak drainage flow quantities
to be generated by the proposed development shall be prepared in accordance with
the Alameda County Flood Control District Hydrology and Hydraulics Manual by a
registered civil engineer licensed in the State of California and submitted as part of
the construction improvement plans. The City will provide this data to an independent
consultant who will assess the impact of the proposed development on the City's
storm drainage system using a hydraulic model and determine the improvements, if
any, to ensure sufficient capacity for this project and anticipated cumulative growth in
the associated drainage basin. The Applicant shall include the recommended
improvements into the project's improvements.
32. All projects shall incorporate permanent storm water design techniques and source
control measures to manage the quantity and quality of storm water runoff from the
planned development to prevent and minimize impacts to water quality, in accordance
with the City of Alameda's National Pollution Discharge Elimination System (NPDES)
Permit, and consistent with the latest version of the Alameda County Clean Water
Program's Provision C3 Technical Guidance Manual. Project plans shall indicate the
efforts taken to minimize impervious surface areas, especially directly connected
impervious surface areas.
33. The development shall incorporate permanent post-construction storm water quality
controls in accordance with the City of Alameda's National Pollution Discharge
Elimination System (NPDES) Permit. 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.
34. The development is subject to full trash capture requirements of the City's NPDES
permit. A full trash capture system or device is any single device or series of devices
that traps all particles retained by a 5mm mesh screen and has a design treatment
capacity of not less than the peak flow rate Q resulting from a one-year, one-hour
storm in the sub-drainage area. Plan sheets shall include location, detail and cross-
sectional drawings of the storm water full trash capture device(s) necessary to treat
the entirety of the site. All private street and property runoff shall be treated before it
reaches the public storm drain system.
35. Prior to the issuance of any permits for the development, the Applicant shall submit a
Storm water Quality Management Plan and stamped, signed City of Alameda C3
certification form from a qualified independent civil engineer with storm water
treatment facility design experience, licensed in the State of California, and acceptable
to City Engineer that indicates the LID and treatment measure designs of the
improvement plans and Storm water Quality Management Plan meet the established
sizing design criteria for storm water treatment measures. The Civil Improvement
Plans shall be consistent with the approved Storm water Quality Management Plan
submittal.
36. Prior to the issuance of any permits for the project, the Applicant shall submit for
review and approval by City Engineer a Storm water C3-LID Measures Operations
and Maintenance (O&M) Plan that provides a thorough discussion of the inspection,
operations and maintenance requirements of all of the storm water treatment,
including trash capture, and LID design measures at the site. This O&M Plan shall be
consistent with the City of Alameda's C3-LID Measures O&M Plan Checklist.
37. 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 WDI D#
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.
38. 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 Oakland Inner Harbor, 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. Civil Plan sheets shall
include all City BMPs standards as Notes. 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.
39. Storm water Quality and Treatment Controls: The Civil Improvement Plans for each
project block or phase shall incorporate appropriate pollution prevention source
control measures, permanent low impact development (LID) measures, storm water
treatment controls, full trash capture controls, and design techniques to manage the
quantity and quality of storm water runoff from the project site to prevent and minimize
impacts to water quality consistent with the Provision C3 requirements of the City's
municipal storm water permit and in accordance with the guidelines of the Alameda
Countywide Clean Water Program. 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. 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 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.
40.Storm Water Quality Management Plan: The Civil Improvement Plan submittals shall
include a finalized storm water 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, storm water treatment and
trash control consistent with the Provision C3 and C1 0 requirements of the municipal
storm water permit and the guidelines from the Alameda Countywide Clean Water
Program. This Plan shall include: a completed, updated, City of Alameda's Storm
water 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 C.3-and Provision C.1 a-
compliant storm water quality measures for each DMA; a site plan map and inventory
identifying each DMA and the corresponding compliance measure(s), including area
values (in square feet) for all areas and total summation values; a stamped, signed
City of Alameda certification form from a qualified independent civil engineer with
storm water treatment facility design experience, licensed in the State of California,
and acceptable to the Public Works Department that indicates the Plan and all the
LID, storm water treatment and trash control measures designs meet the established
sizing design criteria for storm water treatment measures.
41. 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
location (s) and type(s) of storm water trash capture measure(s) being installed on the
project site to ensure that the storm water drainage from the project site is subject to
full trash capture consistent with the City's municipal storm water 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 storm water full trash capture device.
42. Storm Drain Markings: All new 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.
43. Operations and Maintenance Plan: Prior to approval of the Civil Improvement Plans
for each project block and/or phase, the Applicant/Developer shall submit a storm
water treatment measures Operations and Maintenance (O&M) plan for review and
approval to the Public Works Department. The O&M plan shall include, but not be
limited to: treatment and design measure(s) descriptions and summary inventory,
including all full trash capture devices; a legible, recordable, reduced-scale (8.5"x11 ")
copy(-is) of the Site Plan indicating the treatment and design measure(s) location(s)
and site drainage patterns; treatment measure(s), including trash capture,
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 use-minimization 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 storm water
treatment and design measures to be maintained by any HOA shall be incorporated
with the CC&Rs of the relevant HOA.
44. The Applicant shall pay for any required cleanup, testing, and City administrative costs
resulting from consequence of construction materials entering the storm water system
and/or waters of the State.
Traffic and Transportation
45. The Applicant shall comply with all applicable policies and requirements of the current
approved transportation plans, including the Alameda's Bicycle Master Plan, the
Pedestrian Master Plan, the Long Range Transit Plan, the Transportation Demand
Management and Transportation System Management (TSM/TDM) Plan, the
Multimodal Circulation Plan, Transportation Element of the General Plan, and the
Transportation Choices Plan. Bicycle parking shall be consistent with AMC 30-7.15
Bicycle Parking.
46. Transportation facilities, including streets, sidewalks, pathways, parking lots, striping,
signage, and signalization, shall be designed in accordance with Alameda's Bicycle
Facility Design Standards; Pedestrian Design Guidelines; and guidelines for multiway
stop signs, crosswalks, and pedestrian paddles; as well as the Caltrans Design
Manual and Standard Plans and the California MUTCD.
4 7. Parking layout shall be constructed in conformance with City's off-street parking
design standards, Alameda Municipal Code Section 30, Article 1, Chapter 6 Off-Street
Parking and Loading Regulations. Accessible stalls, ramps, loading and unloading
platforms including for vans, slope and grade of ramps, landings and stalls, signs,
striping, logo, width of landings and such details as are required shall comply with
applicable City and State Standards.
48. No signs shall be installed or mounted on street light poles owned and/or maintained
by the City. All new signs shall be installed on dedicated sign posts.
Utilities
49. Sanitary sewerage shall be in accordance with the EBMUD Regional Standards for
Sanitary Sewer Installation.
50. The City participates in the EBMUD Regional Private Sewer Lateral Program;
therefore the Applicant shall comply with the provisions of this program prior to the
issuance of Certificate of Occupancy. Each parcel within the subdivision must be
issued a Compliance Certificate by EBMUD. Please review the program requirements
and cost for Compliance Certificates: http://www.eastbaypsl.com/eastbaypsl/.
51. Prior to issuance of building permits, the Applicant shall secure all necessary permit
approvals from EBMUD regarding the installation of all water or sewer service
connections for the project.
52. The Applicant shall design and construct water, power, telecom, gas, and other utilities
in accordance with applicable utility standards.
53. Fire sprinkler system test water discharges shall be directed to the sanitary sewer
system or to appropriately-sized onsite vegetated area(s).
Public Works Other Standard Conditions
54. A separate Building Permit is required for the construction of each structure on the
site. The Applicant should contact the Building Division to discuss submittal
requirements.
55. The project shall be designed to accommodate three waste streams: recycling,
organics, and trash; as required by the Alameda County Waste Management
Authority's Mandatory Recycling Ordinance (ACWMA Ord. 2012-01).
56. The design, location, access, and provisions for waste hauler collection of all external
enclosures for solid waste, recycling, and organics shall be of sufficient size and
design to serve the development as approved by the Public Works Department.
57. Trash enclosure(s) shall comply with Best Management Practices in accordance with
the Clean Water Act. These facilities shall 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 otherwise discharged to the storm
drain system. Any trash enclosure facilities with a water supply shall also drain to the
sanitary sewer.
58.AII trash containers outside the building shall be stored in a roofed trash enclosure.
The trash enclosure shall have a concrete pad, designed to prevent run-on to and
runoff from the enclosure. The enclosure shall solid walls on three sides with a
lockable gate on the fourth side. If the trash enclosure is attached to the building it
should have fire sprinklers.
59. The Development shall comply will Chapter 21, Article 6 of the Alameda Municipal
Code and submit a Waste Management Plan documenting the diversion of project
related construction and demolition debris to the satisfaction of the Public Works
Director.
60. The landscape and irrigation plans for on-site and public right-of-way improvements
shall be prepared, and signed and stamped as approved, by a licensed landscape
architect. The plans shall be in accordance with the most recent version of the .. Bay-
Friendly Landscape Guidelines .. developed by StopWaste.Org, and the Bay Friendly
Coalition, the AMC, the Alameda Master Tree Plan, the Alameda Tree Removal
Policy, the Integrated Pest Management Policy, as well as conditions of approval by
the Planning Board, and other applicable standards, as applicable. Landscaping shall
be designed to improve curb appeal while promoting low maintenance plant material
and xeriscaping. Landscaping plans shall be designed to minimize runoff and promote
surface infiltration.
61 . The Developer shall obtain all necessary permits from other regulatory agencies for
projects within sensitive areas or which have significant storm water pollution
potential. Other regulatory agencies include, but are not limited to, the Regional Water
Quality Control Board, Department of Fish and Wildlife, Army Corps of Engineers, and
the Bay Conservation and Development Commission.
62. Construction activities are restricted to the hours of 7:00 a.m. to 7:00 p.m., Monday
through Friday and 8:00 a.m. to 5:00 p.m. on Saturday, unless a permit is first secured
from the City Manager or designee based upon a showing of significant financial
hardship.
Conditions to be met prior to issuance of first Certificate of Occupancy:
63. Conditions. Covenants and Restrictions (CC&R 1s): Condition of Approval for all
Blocks/Lots shall explicitly state that the approved storm water treatment measures
Operations and Maintenance (O&M) Plans shall be incorporated and included within
the CC&Rs of the relevant property owners' associations, including but not limited to
the Master Homeowners I Association (s) (HOA) for residential properties.
64. Storm water Agreement: Prior to the issuance of the certificate of occupancy, for any
on-site storm water treatment or design measure not to be maintained by an HOA, the
Applicant/Developer shall execute a Storm water Treatment Measures Maintenance
Agreement (Storm water Agreement) with the City. The Storm water Agreement shall
include, but not be limited to: the O&M plan for all approved storm water 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 Storm water Agreement shall be recorded, at applicant/developer's
expense, with the County Recorder's Office of the County of Alameda.
65. Storm water Treatment Measures Construction Certification Report: Prior to the
issuance of the first occupancy permit (or as adjusted by any project site Phasing
Plan) for each project block and/or phase, the applicant/developer shall submit a
certification report (Report) affirming that all project site storm water treatment
measures and full trash capture devices have been constructed per the City approved
plans and specifications. The Report shall be prepared by a registered civil engineer,
licensed in the State of California. 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.
66. The geotechnical/soils engineer shall submit a letter report to the City at completion
of construction certifying that grading, drainage and backfill installation was performed
in general compliance with recommendations in the geotechnical report. All material
testing reports shall be attached to the certification letter report.
67. Prior to project acceptance and any certificate of occupancy, the Property Owner(s)
shall execute a C3-LID Treatment Measures Maintenance Agreement with the City,
complete with an approved Operations and Maintenance Plan, the template for annual
self-reporting, and assurances for property access for City verification inspections.
68. Prior to project acceptance and any certificate of occupancy, the Applicant shall
submit a certification report (Report) prepared by a registered civil engineer, licensed
in the State of California, affirming that all project site storm water treatment measures
have been constructed per the City approved plans and specifications. As appropriate,
the Report shall include, but not be limited to, assurances that: imported materials
used for the treatment measure(s) are certified by the supplier; installation of these
materials is per approved plans and specifications and meets the intent of the design
engineer; required on-site testing results conform with approved plans and
specifications; treatment measures conform to dimensions, grades and slopes on
approved plans and specifications; all structural features of the treatment measures
comply with plan specifications; the irrigation system is installed and functions as
designed; healthy vegetation/ground cover is installed as shown on plans. The Report
shall be submitted in a form acceptable to the City Engineer.
Fire Safety Conditions
69. 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.
70. The improvement plans for the project site shall include a Fire Water System 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.
71. 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 radius for fire apparatus (inside turning radius of 28 11 and outside turning radius
of 44 18 11
).
Alameda Municipal Power (AMP)
72. The applicant shall comply to AMP 1S Rules and Regulations and AMP 1S .. Material and
Installation Criteria for Underground Electrical Systems.. (both available at
www.alamedamp.com) and provide completed .. Service Planning Sheets .. for AMP 1S
review prior to submitting plans for building permits.
73. The applicant shall provide information on the location of transformers and total load
in kilowatts or kilowatt/volts (KV A) 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.
7 4. 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.
75. The Final Map shall provide a 30 foot easement for the 115 kV line. No shrubs and
trees shall be allowed around poles.
76. The development shall allocate areas for pad mounted transformers and switches.
This is addition to the primary and secondary boxes and conduits that will be required
to provide power to the development.
77. The developer shall provide load estimate for PV and EV installations in the
development.
78. The project shall provide for space for primary conduits coming from the Bay Ship and
Yacht property from the west.
79. The development will be served from 208/120 V or 480/277 V sources, not 120/240
v.
80. 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 pad-mounted
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.
81. 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.
82. 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.
83.Applicant/Developer will be required to provide an oil containment facility for all AMP
owned pad-mount distribution switches and/or transformers installed within 1 00-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.
84. 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.
85. 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.
86. Prior to issuance of Certificate of Occupancy, the Applicant shall furnish and install
service equipment for each building. The service equipment shall meet Electric Utility
Service Equipment Requirement Committee (EUSERC) standards. Electric meter(s)
shall be located as close as practicable to the point of entry of the service-entrance
conductors to the building. Outdoor meter locations are preferred. When meters are
located within a building, the meter room shall be directly accessible from the exterior
of the building. No remote metering.
87 . 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.
88. 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 an AMP
assigned inspector during construction.
89. The Applicant/developer shall submit, with the site improvement plans, detailed
drawings showing the required site electric utility facilities.
90. 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, the Alameda City Planning Board 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 Planning Board and their respective
agents, officers or employees to attack, set aside, void or annul, an approval by the
City of Alameda, the Planning, Building & Transportation 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.
* * * * *
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 November, 2019, by the following vote to wit:
AYES: Councilmembers Daysog, Knox White, Oddie, Vella and
Mayor Ezzy Ashcraft-5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the official seal
of said City this 20th day of November, 2019.
Approved as to form:
Yibin Sheff, City Attorney
City. Alameda
City of Alameda