Resolution 15641CITY OF ALAMEDA RESOLUTION NO. 15641
APPROVING TENTATIVE MAP TRACT 8060 PLN 20-0118, DENSITY
BONUS APPLICATION PLN 20-0119, DEVELOPMENT PLAN PLN 20-
0120, AND OPEN SPACE DESIGN REVIEW PLN 20-0121 FOR
DEVELOPMENT OF THE 9.48 ACRE PROPERTY LOCATED AT 2229
-2235 CLEMENT AVENUE
WHEREAS, Boatworks, LLC ("Boatworks") is requesting approval of a Tentative
Map Tract 8060 PLN 20-0118 (Exhibit A), Density Bonus application PLN 20-0119
(Exhibit B), Development Plan PLN 20-0120 (Exhibit 3), and Open Space Design Review
PLN 20-0121 (included in Exhibit C) for the construction of 182 residential units,
approximately 1.5 acres of publicly accessible open space, and associated parking,
landscaping and other improvements at the property owned by Boatworks, LLC located
at 2229 -2235 Clement Avenue (APN 071-0290-001-00 and 071-0289-005-00), also
known as "the Property"; and
WHEREAS, the Property is designated for Mixed Use in the General Plan
Diagram; and
WHEREAS, the Property is located in a R-2/PD, Two Family Residential/Planned
Development Zoning District and Open Space Zoning District; and
WHEREAS, on October 5, 2010, by Resolution No. 14494, the City of Alameda
certified an Environmental Impact Report (EIR) evaluating 242 residential units on the
Property consistent with the California Environmental Quality Act (CEQA); and
WHEREAS, the existing zoning for the property allows a base density of 140
residential units; and
WHEREAS, Boatworks is proposing to provide a total of thirteen (13) units (or 9%)
affordable to very low income households and eight (8) units (or 6%) affordable to
moderate income households, for a total of twenty-one (21) affordable units, which
qualifies the project for a 30% density bonus (for a total of 182 residential units) and one
concession or incentive under State Density Bonus Law and the City's density bonus
ordinance; and
WHEREAS, subdivision of the property will facilitate the development of the
property consistent with the Development Plan for 182 residential units; and
WHEREAS, the Planning Board held a duly noticed public hearing on March 23,
2020, examined pertinent maps, drawings, and documents, and unanimously
recommended approval of Tentative Map Tract 8060 PLN 20-0118 (Exhibit A) to allow
the subdivision of a 9.4 acre site into 153 residential lots, Density Bonus application PLN
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20-0119 (Exhibit B), Development Plan PLN 20-0120 (Exhibit 3), and Open Space Design
Review PLN 20-0121 (included in Exhibit C) for the construction of 182 residential units,
including 21 affordable units, approximately 1.5 acres of publicly accessible open space,
and associated parking, landscaping and other improvements at the property owned by
Boatworks, LLC located at 2229-2235 Clement Avenue; and
WHEREAS, on April 7, 2020, the City Council conducted a duly noticed public
hearing, reviewed the Density Bonus application, Development Plan, Open Space Design
Review, and Tentative Map Tract 8060 and all pertinent maps, documents and exhibits,
and determined the entitlements to be consistent with state law, the General Plan,
Housing Element, Open Space Element, and Alameda Municipal Code.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of
Alameda makes the following findings pertaining to the Density Bonus Application (Exhibit
B):
1. The proposal qualifies for a 30% density bonus pursuant to California
Government Code Section 65915 and City of Alameda Municipal Code (AMC)
Section 30-17. The applicant is proposing to provide 13 very low income units, or 9%
of the base project of 140 units for very low-income households, which qualifies the
project for a 30% density bonus for a total project size of 182 units.
2. The proposal qualifies for waivers from City of Alameda development standards
that physically preclude the construction of the development at the densities
permitted pursuant to AMC Section 30-17. The applicant has requested waivers
from AMC Section 30-53 (prohibiting multifamily housing) and AMC Section 30-4.2
(prohibiting parcels less than 2,000 square feet in size), both of which physically
preclude the construction of the development at the densities permitted.
The applicant's request for a waiver of the City's Universal Design requirements is
premature and may be considered at a later date when the applicant presents
evidence (e.g., floor plans for Design Review approval) that demonstrates the
development standards physically preclude development of the project at the
permitted density. The applicant may request a waiver under Density Bonus law or
under the City's local ordinance (AMC Section 30-18.5) for review by the Disability
Commission and Planning Board.
The applicant's request for waivers of the parking, open space, height and setback
requirements in the R-2 zoning ordinance are not necessary because (1) the Planned
Development zoning allows the City to approve the requested building heights,
setbacks, and parking plans as shown in the Development Plan, without the need for
density bonus waivers, and (2) the Development Plan demonstrates that the proposed
development will meet the open space zoning requirements of 600 square feet of open
space per unit.
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3. The proposal qualifies for one incentive or concession reducing or modifying
development standards that result in identifiable and actual cost reductions to
provide for affordable housing costs. The applicant has requested a reduction or
modification of local development standards (AMC Section 30-17 .8) that require that
the affordable housing be reasonably dispersed throughout the project and that the
21 deed restricted housing units reflect the range and number bedrooms provided in
the project as a whole, which the applicant claims results in identifiable and actual
cost reductions to provide for affordable housing costs.
4. The recommended development standard waivers and concession will not have
a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of
section 65589.5, upon public health, safety, or physical environment, and for
which there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact.
5. The recommended development standard waivers and concession are not
contrary to state or federal law; and
BE IT FURTHER RESOLVED, that the City Council makes the following findings
pertaining to the Tentative Map Application (Exhibit A):
1 . The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan and Zoning for the property.
The proposed tentatiye map is consistent with the property's Mixed Use General Plan
designation, the Open Space Element of the General Plan, and the R-2-PD and Open
Space zoning designation. The subdivision will create 153 residential lots, rights of
way for streets, and a parcel for waterfront open space. The proposed subdivision is
designed to ensure lots face streets and parks, and that the parcels are adequately
accessed by a system of internal streets, alleys, paseos, and sidewalks.
2. The site is physically suitable for the type of development. The tentative map
facilitates the development of the property for residential use and waterfront open
space on this waterfront property that is located one block from the Park Street
corridor, major transit facilities, and services.
3. The site is physically suitable for the density of the development. The proposed
subdivision provides a residential density of 19 units per acre, which is consistent with
and within the density limits established by the property by the General Plan and
Alameda Municipal Code. The proposed subdivision will not exceed the planned
density proposed in the Development Plan.
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 the property will be subject to the
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environmental protections and mitigation measures imposed by the Final EIR for the
project. The project as proposed does not require any work in the Oakland Estuary.
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 future improvements on the site will be subject to
compliance with the existing and proposed easements for the access to or use of the
property.
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 all conditions of approval and mitigations
imposed by the FEIR to protect the environment and public health.
7. The subdivision will not result in the discharge of waste into the sewer system that
would violate regional water quality control regulations.
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; and
BE IT FURTHER RESOLVED, that the City Council makes the following findings
pursuant to AMC Section 30-4.20 relative to proposed Development Plan (Exhibit C):
1. The Development Plan satisfies the purpose of the Planned Development
regulations under AMC Section 30-4.20. The proposed Development Plan is
consistent with the Alameda General Plan and Zoning Ordinance for construction of
multi-family residential units and open space at this location. The Development Plan
qualifies for approval under AMC Section AMC Section 30-4.20(g) and satisfies the
purpose of the regulations to facilitate multifamily development consisting of 182
multifamily and single family homes and waterfront open space.
2. The Development Plan is designed in a manner compatible with existing and
potential contiguous uses. The Development Plan also provides a sufficient
vehicular and non-vehicular circulation system within the project with the least amount
of duplication, and the Plan provides the best interface with other systems. The
Development Plan is compatible with existing surrounding uses and provides
coordinated travel ways for vehicular and non-vehicular circulation. Landscaped
pathways and Bay Trail connections serve public access to the site and the waterfront
open space. A variety of paseos, pathways, and other landscaped areas facilitate
harmonious transitions between the residential buildings and immediate surroundings.
3. The Development Plan provides a sufficient vehicular and non-vehicular
circulation system within the project with the least amount of duplication; and
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the best interface with other systems. The proposed design provides an extension
of Blanding Avenue and Elm Street into the project site to access the residential units
and the waterfront open space. Pedestrian paseos and sidewalks are provided for
non-vehicular access.
4. The Development Plan provides and maintains adequate landscaping using,
where appropriate, native plants and taking maximum advantage of the
screening capabilities of landscaping. The proposed landscape plan includes
native plants and Bay Friendly-compliant landscaping that also achieves state water
efficient landscape requirements. The landscaping provides a good transition between
the public sidewalks and private open spaces used by residents in the townhomes.
5. The amount of land proposed for any particular use can be marketed for that
use within a reasonable time after development is complete. This plan provides
for the development of 182 residential units that are necessary to address a severe
housing shortage in the community. These critically needed housing units include
affordable housing units that are expected to be occupied within a reasonable time.
6. The Development Plan provides sufficient area, and encourages adequate
public accessibility and usage of the water/land interface. A network of
pedestrian pathways and roadways provide public access through the site to the
publicly accessible waterfront open space and Bay Trail and Clement Avenue. This
network of pedestrian paths and other common landscaped open space facilitate
harmonious transitions between the development, the waterfront, and the immediate
surroundings.
7. The Development Plan provides a comprehensive, coordinated, controlled
system of informational and directional graphic signage throughout the
development. The Development Plan consists of a variety of connected streets,
private driveways and non-vehicular paths. A wayfinding signage program will be
incorporated into the building plans as a condition of approval. Bay Trail-compliant
signage will also be provided according to the Bay Trail program.
8. The Development Plan demonstrates progressive techniques for the
conservation of, and decreased consumption of, nonrenewable energy. The
proposed project will meet the requirement of the 2020 California Building Code, which
requires that all new buildings be solar ready; and
BE IT FURTHER RESOLVED, that the City Council makes the following findings
pursuant to AMC Section 30-37.5 relative to the Open Space Design Review application:
1. The proposed w ate rf ron t open space design is consistent with the
General Plan, Zoning Ordinance, and the City of Alameda Design Review
Manual. The proposed waterfront open space design is consistent with General
Plan, Zoning, and Design Review manual standards for publicly accessible open
space.
2. The proposed waterfront open space design is appropriate for the site, is
compatible with adjacent or neighboring buildings or surroundings, and
promotes harmonious transitions in scale and character in areas between
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different designated land uses. The open space design provides connections to
the adjacent neighborhood. from an extension of Blanding Avenue through the site
to the waterfront, from Blanding and Oak Street via a pedestrian path to the
waterfront, from the extension of Elm Street to the waterfront, and from a public
pathway through the center of the project from Clement Avenue to the waterfront.
The proposed design promotes harmonious transitions in scale and character with
the immediate surroundings.
3. The proposed design of the open space and landscape materials and pathways
are visually compatible with the surrounding development. The proposed design
of the open space will be visually compatible with adjacent open space provided at Park
Street landing; and
BE IT FURTHER RESOLVED, that the City Council finds that, based on substantial
evidence in the record, the potential environmental impacts of the project have been
evaluated and disclosed pursuant to CEQA. On October 5, 201 0, by Resolution No.
14494, the City of Alameda certified an EIR in compliance with CEQA that evaluated the
environmental impacts of the development of 242 residential units on the property.
Consistent with the October 2010 action, the conditions of approval require compliance
with, and implementation of, all remaining applicable mitigation measures adopted by the
City Council in October 201 0. No further environmental review is required for the
proposed project as provided by Section 15162 of the California Environmental Quality
Act Guidelines because neither the project, nor the circumstances surrounding the project,
would result in any new or more severe significant impacts to the environment than were
analyzed in the previously certified EIR; and
BE IT FURTHER RESOLVED, that the City Council hereby approves Tract 8060
Tentative Map PLN 20-0118 (Exhibit 1), Density Bonus Application PLN 20-0119 (Exhibit
2), Development Plan PLN 20-0120 (Exhibit 3) and Open Space Design Review PLN 20-
0121 (included in Exhibit 3), subject to the following conditions of approval:
Planning Conditions:
1. Subsequent Actions and Approvals. Development of the property and all future City
actions and subsequent requests for entitlements and permits by the applicant or
property owner shall be in substantial compliance with Exhibits A, B, and C attached
to this Resolution. The total number of units developed on the Property shall not
exceed 182 residential units. The City shall take no subsequent discretionary action
that either reduces the number of units below 182 units or reduces the requested floor
area of any of the 182 units provided the proposed plans are in compliance with all
Applicable Law as that term is defined in the Development Agreement and in
substantial conformance with Exhibits A, B, and C.
2. Regional and State Agency and Utility Company Approvals. Prior to issuance of the
first building permit for any phase of the project, the applicant shall acquire the
necessary permits and approvals from all other regulatory agencies with jurisdiction
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over the project, including the Bay Conservation and Development Commission
(BCDC) and the Department of Taxies Substance Control (DTSC) and East Bay Mud
(EBMUD) and Alameda Municipal Power (AMP). Applicant/developer shall include in
the project's improvement plans any de minimis modifications or improvements
recommended by such agencies.
3. Environmental Impact Report (EIR) Mitigations: All future development of the site
shall comply with all remaining applicable. requirements of the Mitigation Monitoring
Reporting Program for the site, as summarized below:
a. Prior to issuance of the first building permit for the first phase of the project, the
applicant shall complete Boatworks Project EIR Mitigation Measures: MM 4.B-
3a, B-5, B-Sb, C-2, C-6a-c, D-1, D-4, E-2, E-3, E,4, F-2, F-4, F-5a, G-1 a, G-2,
G-3, H-3, l-2a-c.
b. Prior to the 1 01 th Occupancy Permit, the applicant shall complete Boatworks
Project EIR Mitigation Measure MM B-4,
c. Prior to issuance of the first final inspection or certificate of occupancy for any
dwelling unit in the first phase of the project, the applicant shall complete
Boatworks Project EIR Mitigation Measures MM B-3a (TOM), MM E-1
(Interpretive history exhibit), and G-1 b.
d. Mitigation Measure 4B-3a to be completed by the applicant prior to issuance of
the first Building Permit shall be fulfilled by completion of one of the following
two measures:
Option #1: Preparation of a Transportation Demand Management program for
review and approval by the City's Planning Board that is designed to reduce
peak hour trips by 10%. The program shall include:
a. Establishment of a Home Owners Association (HOA) and CCRs for the
project;
b. Establishment of an annual assessment on all residential units in the
development in an amount determined necessary to fund the following:
1) Two AC Transit Passes for each unit to provide unlimited transit pass,
usable on AC Transit buses.
2) Bicycle storage facilities in each unit;
3) Annual car share membership for each unit; and
4) Annual funding for transportation coordination services including, but
not limited to, promotional information packages and planning services
regarding available transportation options.
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5) Annual funding for annual monitoring reports to be provided to the City
of Alameda on an annual basis documenting the effectiveness of
programs and recommended enhancements to meet 1 0% reduction
goal.
Option #2: Establishment of a Home Owners Association (HOA) and CCRs, which
provide for:
a. HOA membership in a Transportation Management Association {TMA),
which shall be responsible for providing transportation services for the
residents of the project, which shall at minimum include AC Transit Easy
Passes for each household, and
b. Establishment of an annual assessment in the CC&Rs to provide annual
funding to the TMA for transportation services in the amount of:
$550/year/Single Family Detached Unit, $450/year/Single Family
Attached Unit (townhome), and $350/year/Stacked Flat Unit, The initial
annual assessment fee per unit per year established by this condition
shall be subject to annual adjustment according to the annual changes
in the Bay Area Consumer Price Index.
4. Affordable Housing Phasing. Prior to final map approval, the applicant/developer shall
complete and record on the deed of the property an executed Affordable Housing
Agreement for the 21 units described on Development Plan page MFB-1. The
Certificate of Occupancy permits for the 21 deed restricted residential units shall be
issued prior to the issuance of the 1 01 st Certificate of Occupancy permit for the 152
market rate townhome and single family residential units that are not located within
the 30 unit multifamily building.
5. Waterfront Bio retention Lawn Improvement Plans. The improvement plans submitted
pursuant to Engineering Condition of Approval #21 below shall include the final storm
water retention plans for the Bio retention Lawn shown on Development Plan page L-
1 through L5. (as useable open space lawn) and not as shown on Tentative Map page
TM 6.0. (an unusable open space). Any deviation from the bio retention plans as
depicted on L 1-L5 of the Development Plan shall be subject to the review and approval
of the Public Works Director and the recreation and parks director.
6. Waterfront Open Space Play Structures. The improvements plans shall include play
structures for young children. The structures should be located outside of the bio
retention lawn area and shall be designed in consultation with the Recreation and
Parks Director.
7. Open Space Maintenance and Access. Prior to final map approval, the applicant shall
provide to the satisfaction of the Public Works Director a Maintenance Finance
Mechanism to ensure maintenance of the open space in perpetuity by the Property
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owners at no expense to the City. The approved finance mechanism will be clearly
disclosed in the CC&Rs for the project and in any future Homeowners Association
documents.
8. Final Map Lots 99-1 00. To preserve a 25-foot open space between buildings along
the public access paseo from Clement Avenue to the waterfront open space as shown
on the Development Plan Page DP-4 and TM Page TM-3, prior to final map, the
applicant shall deed restrict Lots 99 and 100 so that there will be a "no-build" area of
3 feet on the side of each of those lots facing the public paseo. This deed restricted
area will allow for private utility installation.
9. Final Map Easements. The Final map shall grant a permanent Public Access
Easement on all lands depicted as public open space on Development Plan page DP-
4 and on all internal roads and alleys within the project site.
10. Waterfront Park Construction Phasing. The waterfront improvements depicted on
Development Plan pages DP-4, and pages L-1 through L-5 shall be completed to the
satisfaction of the Public Works Director prior to the issuance of the 1 01 st Certificate
of Occupancy for the 152 market rate town home and single family homes that are not
located within the 30 unit multifamily building.
11. Blanding/Oak Street and Elm Clement Intersections. The improvement plans shall
include final striping details for two cross walks across Clement to the project entrance
at Elm and the improvements shown on Development Plan page DP-4 at the
intersection of Elm and Clement, which shall include four new crosswalks and stop
signs as determined necessary for public safety by the Public Works Director.
12. Blanding and Elm Striping. The improvement plans for the Blanding and Elm Street
extensions within the project site shall provide a striping plan that provides two 1 0 foot
travel lands and one 6 foot bike lane.
13. Guest Parking. The applicant shall work with city staff and BCDC staff to identify a
specific number of visitor parking spaces that will be signed and managed by the
Homeowners Association as visitor parking for the park. The improvement plans and
Final Map will not include any indication that the public parking on the public right of
way on Oak or Clement is dedicated to guest parking .
PUBLIC WORKS CONDITIONS OF APPROVAL
Tract 8060 Specific Improvement Plan Conditions
1. The project shall construct a public sidewalk extending 2 feet onto the project
property along Oak Street and Clement Avenue as shown on the Tentative Map.
The sidewalk on Clement Avenue shall be 8 feet wide and provide a minimum 48
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inch clearance around all joint utility poles that are to remain. The sidewalk on Oak
Street shall be a minimum of 5 feet wide. The final width of the Oak Street sidewalk,
up to a maximum of 7 feet, will be determined by the City Engineer during review
of the Improvement Plans. Either a right-of-way dedication or Public Access
Easement shall be granted on the Final Map for the 2 foot wide portion of sidewalk
located on the project site.
2. The Blanding Avenue extension and Elm Drive extension shall be private
roadways with public access and public utility easements or easements of a form
acceptable to the City Engineer dedicated on the final map.
3. Public access and public utility easements of a form acceptable to the City
Engineer shall be granted on the Final Map for the Parcel C Open Space.
4. The roadway grades on the Blanding Avenue extension and Elm Drive extension,
if feasible, shall be designed to be 5% slope or less within 40 feet of the Oak Street
and Clement Avenue intersections, respectively. The final roadway grades or
alternative mitigations to provide for a safe intersection shall be to the satisfaction
of the City Engineer.
5. Street trees, where required, shall be planted on private property behind the back
of sidewalk on Oak Street and Clement Avenue.
6. All permanent retaining walls constructed to create elevated building pads shall be
located on private property and not within public right-of-way, access easements
or within the Open Space.
7. All utilities shall be undergrounded within the subdivision. Existing utilities along
the project frontages, with the exception of the 115kV electrical transmission lines
along Clement Avenue, shall also be undergrounded.
a. 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. Any new streetlights
located on Clement Avenue or Oak Street shall be LED cobra head 30-foot
aluminum poles per the City Standard Plans. Streetlights located on the Blanding
Avenue and Elm Street extensions shall be post top historic streetlights or as
approved by the City Engineer.
Engineering
21 . The applicant/developer shall submit construction improvement plans for all on-and
off-site improvements, including detailed designs for all wet and dry utilities,
landscaping and irrigation, water, grading, drainage, erosion control, paving, and solid
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waste storage and recycling areas. The plans shall be prepared, signed, and stamped
as approved by a registered civil engineer licensed in the State of California, unless
the Public Works Director authorizes them to be prepared by some other qualified
professional, and be in accordance with the AMC, the City of Alameda Standard Plans
and Specifications, Standard Subdivision Specifications and Design Criteria, and the
Master Street Tree Plan. The improvement plans shall be reviewed and approved by
the Public Works Director prior to approval of the first final map. The engineer shall
also assume responsibility for inspection of the on-site construction work, including
but not limited to parking lots, pathways, storm facilities, sewer facilities, etc., 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.
22.1mprovement and Grading Plans. Public Improvement and grading plans shall meet
Federal Emergency Management Agency (FEMA) and City standards for flood
protection and floodplain management in effect at the time of subdivision(s) map
approval. Public improvements are to be consistent with the most current BCDC and
DTSC requirements. The applicant/developer shall include the recommended
improvements into the project's improvement plans prior to approval of the
improvement plan and issuance of first (1st) final map.
23. Easements. All existing and proposed easement locations, uses and recording
information shall be shown on final subdivision maps. 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.
24. Landscaping. Prior to issuance of the first Building Permit, the applicant shall submit
for Public Works Director review and approval,_ landscape and irrigation plans for
improvements on and off-site 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 Master Street Tree Plan, the AMC, conditions of approval by
the Planning Board, and other regional jurisdictions requirements, as applicable.
a) Projects required to meet the Bay-Friendly Landscape (BFL) guidelines
shall:
i. have plans prepared by a qualified BFL design professional;
ii. earn, at a minimum, a total of 60 points on the StopWaste.Org .. Bay-
Friendly Scorecard for Commercial & Civic Landscapes"
(Scorecard), as determined by a qualified BFL Rater;
iii. complete the nine required practices identified on the Scorecard
related to mulch, compost, diversion of construction and demolition
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waste, selection of planting materials, and the design and installation
of irrigation systems, as determined by a qualified BFL Rater;
iv. acquire the services of an approved BFL Rater to assist the
landscape project design and construction team with gaining BFL
qualification, consistent with the BFL qualification requirements of
the Bay Friendly Coalition
v. pay the required BFL application and final submittal fees via the BFL
Rater to the Bay Friendly Coalition
vi. Submit to the City written certification from the Bay Friendly Coalition
that the design and construction of the landscaping and irrigation
meets the most recent version of the "Bay-Friendly Landscape
Guidelines" developed by StopWaste.Org and The Bay Friendly
Coalition. This certification is required prior to acceptance of the work
or issuance of any occupancy permit, including a temporary
occupancy permit, whichever comes first.
b) In addition, the final landscape plans shall ensure that all landscaping
and bioswales are compatible with the stormwater treatment measures
designed to minimize irrigation and runoff; promote surface infiltration,
where appropriate; and minimize the use of fertilizers and pesticides that
can contribute to storm water pollution. Also, integrated pest
management {I PM) principles and techniques shall be incorporated into
the landscaping design and specifications. Where feasible, landscaping
shalt be designed and operated to treat storm water runoff by
incorporating elements that collect, detain, and infiltrate runoff. Plant
placement within the site landscape design shall not interfere with the
design function of any of the stormwater treatment measures. For
example, trees planted in or near a bio treatment swale shall not
adversely interfere with the design flow capacity of the swale. The plans
shalt be reviewed and approved by the Public Works Director prior to
approval of the building permit. The landscaped architect shalt also
assume responsibility for inspection of the work 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 landscaping and irrigation in the public right of way
was constructed in accordance with the approved plans.
25. To guarantee completion of the required on-site and off-site public improvements the
applicant/developer shall enter into an agreement with the City and provide a security
in a form and amount acceptable to the City prior to approval of the improvements
plans and final map pursuant to Government Code sections 66456.2 and 66499-
66499.10.
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26.A sanitary sewage flow analysis, acceptable to the Public Works Director, identifying
the total peak sanitary sewage flow quantities to be generated by the proposed
development shall be prepared by a registered civil engineer licensed in the State of
California and submitted as part of the construction improvement plans. The engineer
shall sign and stamp the analysis as approved. The applicant/developer will pay for
the cost of the analysis. The City will determine the required improvements, if any, to
ensure sufficient sewage capacity for this project and anticipated cumulative growth
in the associated sewer sub-area. The applicant/developer will include the City and
EBMUD recommended improvements, if any, from the sewer study and into the
project's improvements plans prior to approval of the first building permit. All permits,
easements and/or approvals for modifications to the sewer system required by
EBMUD are to be obtained prior to the first Building Permit.
27. 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 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:Uwww.easbaypsl.com/.
28.A storm drainage hydrology analysis, acceptable to the Public Works Director,
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 engineer
shall sign and stamp the analysis as approved. 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/developer will pay
for the cost of the modeling study. The applicant/developer will include the
recommended improvements into the project's improvements plans prior to approval
of the first Building Permit.
29. Prior to issuance of a final map for the Property, the applicant/developer shall submit
a soils investigation and geotechnical report, acceptable to the Public Works Director,
in accordance with the AMC and prepared by a registered geotechnical engineer
licensed in the State of California, with recommendations based on the findings. The
report shall address the structural and environmental analysis of existing soils and
groundwater. The improvement plans shall incorporate all design and construction
criteria specified in the report. The geotechnical engineer shall sign and stamp the
improvement plans as approved and as conforming to their recommendations prior to
Page 13 of 27
approval the first final map. The geotechnical engineer shall also assume
responsibility for inspection of the work and shall certify to the City, prior to acceptance
of the work that the work performed is adequate and complies with their
recommendations. Additional soils information may be required during the plan check
of individual house plans. The applicant/developer will include the engineer's
recommended improvements into the projects improvement plans prior to approval of
the first final map.
30.AII 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 and shall include curbs, gutters, sidewalks, street trees,
landscaping and irrigation, streetlights, etc.
31. Maintenance of public improvements shall be the responsibility of the new
development through an Assessment District and/or Homeowners Association.
32.Applicant/developer shall resurface the existing street pavement whenever a street is
cut, either by a longitudinal or transverse cut, for utility or other improvement
installations so the street is restored to pre-project conditions. The resurfacing shall
extend a sufficient distance beyond any cut to ensure a smooth transition, as
determined by the Public Works Director, and shall consist of a one and a half (1 V2)
inch asphalt concrete overlay. Applicant/developer shall also provide digouts and
reconstruction of any potholed and/or alligatored areas adjacent to the project.
33. Any retaining walls, which are adjacent to a property line, shall be masonry, metal, or
concrete. Wood retaining walls shall not be installed adjacent to property lines.
Existing retaining walls are to be evaluated by a geotechnical/structural engineer for
integrity. The engineer is to provide design criteria and recommendations for all
retaining structures. The applicant/developer will include the engineer's
recommended improvements into the projects improvement plans prior to prior to
approval of the improvement plan or parcel/final map, whichever comes last.
34.1nstallation of street paving shall include reconstruction of the existing pavement
section to provide adequate conforms. The limits of the reconstruction shall be
established by the Public Works Director prior to approval of the improvement plans
or parcel/final map, whichever comes first.
35. Exposed soil surfaces shall be periodically sprinkled to retard dust. During
construction, the applicant/developer shall ensure that construction crews undertake
a program of dust control including, but not limited to, watering soil surfaces as needed
to prevent dust blowing, covering trucks carrying materials to and from the site, and
frequent clean-up of soil carried by construction vehicle tires from the site onto streets.
No City water shall be used for this purpose.
Page 14 of 27
36. All project related grading, trenching, backfilling, and compaction shall be conducted
in accordance with City of Alameda Standards and Specifications.
37.Construction activities are restricted to the hours of 7:00a.m. to 7:00p.m., Monday
through Friday and 8:00a.m. to 5:00p.m. on Saturday, unless a permit is first secured
from the City Manager or designee based upon a showing of significant financial
hardship.
38. Construction equipment must have state of the art muffler systems as required by
current law. Muffler systems shall be properly maintained.
39. Noisy stationary construction equipment, such as compressors, shall be placed away
from developed areas off-site and/or provided with acoustical shielding.
40. Grading and construction equipment shall be shut down when not in use.
41. During non-working hours, open trenches shall be provided with appropriate signage,
flashers, and barricades approved by the Public Works Director to warn oncoming
motorists, bicyclists, and pedestrians of potential safety concerns.
42. Prior to trenching within existing street areas, the applicant's engineer shall ascertain
the location of all underground utility systems and shall design any proposed
subsurface utility extensions to avoid disrupting the services of such system.
43. New street trees shall maintain clearances from utilities as follow: a) Fire hydrant-six
feet; b) top of driveway wing -five feet; c) stop signs-15 feet; d) street/pathway lights
and utility poles -25 feet; e) storm drain, sanitary mains, gas, water, telephone,
electrical lines -five feet; f) front of electrical pad-mounted equipment -ten feet.
Verify minimum clearance distances of street trees/shrubs from electrical transformers
with Alameda Municipal Power (AMP).
44. Approved 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). These devices must be tested by an AWWA
certified tester from a list of testers provided by EBMUD.
45. Costs for inspection by the Public Works construction inspectors during non-working
hours shall be at time and one half. Work on Saturdays requiring inspection shall not
be done unless approved in advance by the Public Works Director. No work allowed
on Sundays. Any work done without inspection may be rejected at the contractor's
expense.
Page 15 of 27
Stormwater and Water
46. Prior to issuance of building permits, the applicant/developer shall secure all
necessary permit approvals from EBMUD regarding the installation of all water or
sewer service connections for the project. Accumulated wastewater must be drained
to the sanitary sewer.
47. The applicant/developer shall provide the Public Works Department City Engineer or
designee, prior to the issuance of the first combination building/grading permit, a copy
of both the WOlD# 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 prior to the initiation of
construction activity. Information on this State Order is available at:
http:ijwww.waterboards.ca.gov/water issues/programs/stormwater/construction.sht
ml
48.1n compliance with the submittals to the SWRCB, the developer shall submit a Storm
Water Pollution Prevention Plan (SWPPP) as part of the improvement plan submittal.
The SWPPP shall be reviewed and accepted by the Public Works Director or designee
for conformance with the City's erosion and sediment control standards.
49.1n compliance with the SWPPP, the developer shall be responsible for ensuring that
all contractors and sub-contractors install and regularly maintain all control measure
elements required in the project SWPPP during any construction activities.
50. The applicant/developer shall be responsible for ensuring that during any construction
activity all contractors and sub-contractors install and regularly maintain erosion
control measures and perform Best Management Practices (BMP) as described in the
Alameda Countywide Clean Water Program brochures, the San Francisco Bay
Regional Water Quality Control Board's Erosion and Sediment Control Field Manual
and the California Stormwater Quality Association's Stormwater Best Management
Practice, to prevent any pollutants entering directly or indirectly the storm water
system. The applicant/developer shall pay for any required cleanup, testing, and City
administrative costs resulting from consequence of construction materials entering the
storm water system.
51 . The construction improvement plans shall incorporate permanent stormwater
treatment controls and/or design techniques to manage the quantity and quality of
stormwater runoff from a planned development to prevent and minimize impacts to
water quality. 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 vegetated
swales, vegetated buffer zones, bioretention units, retention/detention basins and
Page 16 of 27
ponds, tree well systems, and the incorporation of pervious surface areas and Low
Impact Development (LID) measures. Stormwater 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 Stormwater Management Agencies Association (BASMAA) Start at the
Source Manual for technical guidance.
52. The landscaping plans shall be designed to minimize runoff, promote surface
infiltration where appropriate, and minimize the use of fertilizers and pesticides that
can contribute to stormwater pollution. Consideration shall be given to pest-resistant
landscaping and design features and the use of integrated pest management (IPM)
principles and techniques. Where feasible, landscaping shall be designed and
operated to treat stormwater runoff.
53. The applicant/developer shall submit a completed City of Alameda Stormwater
Requirements Checklist Form to the Public Works Department for review and approval
prior to improvement plan approval. The form shall include a table showing the
amount of pervious and impervious area (indicated in units of square feet) prior to and
after the proposed development.
54. The applicant/developer shall submit a stormwater drainage management plan
showing each storm water LID measure(s) and treatment measure(s) required to be
constructed to meet Provisions C.3.c and C.3.d of the City of Alameda's Municipal
NPDES storm water permit as part of the improvement plans for the project. This
stormwater drainage management plan shall be consistent with the results of the
completed City of Alameda Stormwater Requirements Checklist Form, as above. As
part of the final improvement plan submittal, the applicant/developer shall submit a
stamped, signed certification from a qualified independent civil engineer with
stormwater treatment facility design experience, licensed in the State of California,
and acceptable to the Public Works Director or designee that indicates the LID and
treatment measure design meets the established sizing design criteria for stormwater
treatment measures prior to approval of the improvements plans, grading permit, or
building permit, whichever comes first.
55. The applicant/developer shall submit a Stormwater Treatment Measures Operations
and Maintenance (O&M) Plan as part of the improvement plans for the project. The
O&M plan shall include, but not be limited to: treatment measure(s) descriptions and
summary inventory; a legible, recordable, reduced-scale (8.5"x11 ") copy of the Site
Plan indicating the treatment measure(s) location(s) and site drainage patterns;
treatment measure(s) maintenance requirements and maintenance schedule; 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; the
approved plant palette list; name and contact information of current maintenance
personnel. The O&M Plan shall be reviewed and approved by the Public Works
Page 17 of 27
Director or designee prior to approval of the improvements plans, or grading permit,
or building permit whichever comes first.
56. The applicant/developer shall execute a Stormwater Treatment Measures
Maintenance Agreement (Agreement) with the City. The Agreement shall include, but
not be limited to: the approved O&M plan for all post-construction (permanent)
stormwater Ll D and treatment measures; identification of the party responsible for
stormwater LID and treatment measures O&M; 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 approved by the City. The Agreement shall be
executed between the project owner and the City and recorded prior to the issuance
of any occupancy permit, including a temporary occupancy permit. The Agreement
shall also be recorded at Project Owner's expense, with the County Recorder's Office
of the County of Alameda prior to establishment of the use.
57. The applicant/developer shall submit a certification report (Report) prepared by a
registered civil engineer, licensed in the State of California, affirming that all project
site stormwater treatment measures have been constructed per the City approved
plans and specifications. As appropriate, the Report shall include, but not be limited
to, assurances that: imported materials used for the treatment measure(s) are
certified by the supplier; installation of these materials is per approved plans and
specifications and meets the intent of the design engineer; required on-site testing
results conform with approved plans and specifications; treatment measures conform
to dimensions, grades and slopes on approved plans and specifications; all structural
features of the treatment measures comply with plan specifications; the irrigation
system is installed and functions as designed; healthy vegetation/ground cover is
installed as shown on plans. The Report shall be submitted in a form acceptable to
the Public Works Director or designee, prior to the issuance of any occupancy permit,
including a temporary occupancy permit.
58. Fire sprinkler system test water discharges shall be directed to the sanitary sewer
system or to appropriately-sized onsite vegetated area(s).
59. All new storm drain inlets shall be clearly marked with the words "No Dumping! Drains
to Bay," or equivalent, as approved by the City Public Works Department. Permanently
affixed thermoplastic, metallic or plastic laminate style markers are examples of
acceptable forms.
Traffic and Transportation
60. For any off-street parking facilities associated with the Development Plan, the
applicant/developer shall submit the improvement plans to the 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 Public Works Department shall review and approve the parking lot
Page 18 of 27
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 building permits.
61. Final bicycle parking plan shall be consistent with AMC-30-7.15 Bicycle Parking.
62.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 California MUTCD standards. The engineer shall sign and stamp the plans
as approved. In general, any vehicular, transit, bicyclist, and pedestrian access
through and/or adjacent to the project site 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 receive prior approval from AC Transit of any
proposed traffic detours or temporary closure of bus stops. Constructed work may not
commence until the TCP is approved by the Public Works Director.
63. Pedestrian and vehicular lighting at all intersections and project driveways shall meet
AMP standards for crosswalks, sidewalks, and intersections.
64.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.
Environmental
65.1f external enclosures are proposed, design of all external enclosures for solid waste,
recycling, and organics shall be approved by the Public Works Director prior to
approval of the building permit.
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,
Page 19 of 27
and distribution to serve the anticipated demand for trash, recycling, and organics as
determined by the Public Works Director.
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. The storage area(s) shall be
accessible to residents and employees. Each storage area within a residential
development shall be no more than 250 feet from each dwelling unit.
66. 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.
67. The storage area(s) and the individual bins and containers provided within shall be
adequate in capacity, number and distribution to serve the anticipated demand as
determined by the Public Works Director.
68. 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 6-
inch 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.
69. 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
Page 20 of 27
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 . 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.
71. 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
or emptied.
ALAMEDA MUNICIPAL POWER (AMP)
72. Concurrent with submittal of Improvement Plans, the Applicant shall coordinate with
the 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 electrical transformers and other utility electrical
equipment.
73. 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". 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.
74. The Applicant shall provide all necessary on-site underground substructures,
including conduits, pull boxes, transformer 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. The Applicant shall be reimbursed for
improvements pursuant to the standard AMP agreement.
75. The Applicant shall furnish and install code-sized service cables in code-sized conduit
from each house to the nearest secondary pillbox. AMP will connect the service to
the secondary distribution system.
76. The Final Map shall show all necessary easements and access to all electrical utility
facilities that are in the private properties, at no charge to AMP.
77. Prior to issuance of Certificate of Occupancy, the Applicant shall furnish and install
service equipment for each house. The service equipment shall meet Electric Utility
Service Equipment Requirement Committee standards.
Page 21 of 27
78. 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 and found to
have been properly installed. The Applicant or successor property owners shall be
responsible for the service cables and service equipment.
79. The Applicant/developer shall be responsible for all expenses involved in the on-site
duct/joint trench system including engineering design, plan check, and electrical
construction inspection. The Applicant shall be responsible for the cost of AMP
assigned inspector during construction
80. The Applicant/developer shall submit, with the on-site improvement plans, detailed
drawings showing the required on-site electric utility facilities.
ALAMEDA FIRE DEPARTMENT
81. 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 Alameda Municipal Code 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 11 and outside turning radius
of 44 18 11
); and
e. For all roads designated as fire access roads shall have a minimum fire lane width
of 26' unobstructed. Should parking within the fire lane be required, the fire lane width
is to be increased to an additional a· per side for vehicle parking.
Prior to approval of the first Building Permit, the Applicant shall submit improvement
plans for the project site Fire Water System. The system shall be designed to the
satisfaction of EBMUD. The Applicant shall be responsible for the placement of on-
site hydrants. The location and number of hydrants shall be established in
improvements plans.
Page 22 of 27
82. All private streets and courts within the development shall be marked as fire access
roads to the satisfaction of the Fire Chief. No on-street parking shall be permitted
within private streets and courts in the 20 foot wide fire lane.
83. The improvement plans and building permit plans shall include fire sprinkler systems
within each residential unit including the garage and attic spaces.
84. The improvement plans and building permit plans shall, to the satisfaction of the Fire
Chief and City Engineer, includes design each street' and/or alley to handle the
maximum weight of the heaviest equipment that may be used by the Fire Department
for emergency purposes. Parking shall be prohibited within the streets and alleys
dedicated as fire lanes by the Fire Chief, and the CC&R's shall include an enforcement
mechanism.
as. Indemnification: The applicant shall defend (with counsel acceptable to the City),
indemnify, and hold harmless the City of Alameda, 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, the Alameda City Planning Board, or 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 .
Page 23 of 27
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CITY OF ALAMEDA
PIERCE FIRE TRUCK
TRACT 8060
TENTATIVE MAP
FIRE ACCESS AND SERVICE PLAN
BOATWORKS
CITY OF AlAMEDA AlAMEDA COUNTY CAllFORNlA
0' 40' 120' 160'
~ ~ SAN RAMON • (925)866-0322
~ SACRAM::oc...:....::)375-1877
CIVIL ENGINEERS • SURVEYORS • PLANNERS
SCAlE: 1'~40' DATE: MARCH 11,2020
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PROPOSED OAK STREET ALIGNMENT
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TRACT8060
TENTATIVE MAP
OAK STREET ALIGNMENT
BOATWORKS
CITY OF AlAMEDA ALAMEDA COUNlY CALIFORNIA
LJ--W ~ SI\H RAMON • (025)11116<>322
~ IW:RAM=~6)37F>-1877
CIVIL ENGINEERS • SURVEYORS • PlANNERS
SCALE I" 20' DATE: MARCH II, 2020
.20' EAsEMENT FCR
lliliRESS&ECRESS
PARCEL 2
~7 PM 2
LEGEND
OPENSPACEAAEA
OPEN SPACE AREA
LOCATION AREA(AC±)
CI<SilE ~10
9E11JfDPRa'ERTYIKUI)ARY 0.05
TOTAL 2.15
TRACT 8060
TENTATIVE MAP
OPEN SPACE DIAGRAM
BOATWORKS
CITY OF AlAMEDA AlAMEDA COUNTY CAliFORNIA
~ ~ SAN RAMON • (925)866-{)322
~ • SA::::::c::':~:~:~:~::
SCALE: 1"~40' DATE: MARCH 11,2020
March 1 0, 2020
City ofAiameda, Planning Department, Attn: Dept. Headi Andrew Thomas
2263 Santa. Cfara Avenue, Alameda, CA 94501
RE: · Planning APplication I Density. Bonus Application· for Alameda Boatwork:s Green
· 2229 Clement Avenue: ~2235 Clement Ave
APN•s 71~2$9-5, 71-29G--1
The Al.ameda Boatworks Green property at 2229-2235 Clement Ave. is a 9.48 acre site
backing up the Oakland Estuary and currently zoned· R2:..Po, wtth an MU~5 General Plan
Designation. Boatworks, llC ("Developer») proposes 161 market rate homes and ap.artments ;and 21
affordabl4;l apartments to be allocated as follows: 13 apartments far Very Low Income families, 8
apartments for M.oderate ~ncome famines. aU located i'n a multi .. family apartment building at the
southeast corner of the site.
A,. gase fllan:
Included with this application is a Development Plan that depicts· a 140 .. unit Base Plan
proposing construction on a project site that lies in the R.-2 (Two-Family Residence) District with a
PO (Planned Development Combining District) Zoning OVerlay. The pJanned development zoning
allows the City the flexibility to vary the lot area, lot width, buUding coverage, and yard size/setback
requirements from the general standards applicable In the. R-2 zone in order to accommodate the
project as propo,sed. See Alameda Municipal Code f'AMC'')§3~1.13(e).
The ·project as proposed exceeds the development standa~ds of the R-2 zone. with respect to
open space. See Alameda Municipal Codef'AMC1
)) 30-4.2(d)(9). Th$:R2 zone would normally
require 0~96 acre$ of common open space for 140 lots and 1;25 acres of common open space for
1 82 lots. The proposed planned development project includes in excess of 2 acres of publicly
accessible· open space.
To conform to the City's Jnctusionary Housing requiremeotsl the project provide$ a total of
15% affordable housing units (21/140 units perthe above referenced mix of Very Low and Moderate
Income famtlieshousing). By providing 9.3% (13/140) ofthe units for Very Low Income families) the
project qualifies pursuant to Government Code·§65916(f)(2} andAMC §30-17.7.1(b) for a 30%
·oensity Bonus, allowing a total of 184 units $1together~
Arehittn~ture • PU}nning • Urtn.in Design BAnta'O E S tG N .. lvi.sion of 8ETA., tnc
6 0 5 0 H o !l i s S {r e .e t. E tn £H y v i IJ e C ;\ n 4 G 0 3 tel ::> l 0 -6 54 -J 2 5 5
e ~n;aii · .@'dn'i.JJl@b&n.tadtL~1_g •i com w·w v..·,t;ard ,td0sign crm ft=~x 5,1D-854-3 :~5U
Alameda 13oatworks Green Project Density aonus Application
PROPERTY
PROPERTY
PROJECT StTE
. Common Open Space Provided
DWElliNG UNITS
A.REA (SF)
415,568
2,000
:BAS& 140
INCLUSIONARY UNITS 2 .. 1 PROVIDED · .. ···
_J_N_C_LU_S~O~NA_.· ~y UN_;_;IT;.....;%~ ____ 1_5_%--t
% Very-Low Income Units 9
+3·0% DENSITY BONUS
BONUS UNITS
_ ............ -..... ------
TOTAL DWELLING
UNITS
Market Rate UNITS
Base 119 f....--..-__,.....;.:.:.......-f
Bonus 42
1----------t-••-••m••~•»>-•-•-
Moderate 8 ~-------+-···--·~·
Verylow 13
TOTAL 18.2
B .. Waivers:
42
182
ACRES
9.54
2.00
7.54 Available for
Dwelling
Units
Mln. Lot Slze
Minimum Base
Area
Required SF}
280000
Minimum Base
Acres Required
6.43 2.,000
---'"-·-~ .. ~ ... ---'------1
03.03.20
As shown above, Developer qualifies for waivers pursuant to Government Code §65916{e)(1)
and AMC §30-17 .12,. Pursuant to the goals and objectives of the State of California's Density
Bonus Law and the Alameda Municipal Code, Developer requests waivers from certain development
standards that "physically preclude[ e) the construction*' of the project Gov Code 65916(e)(1 ); AMC
30-17.12: The following list of requested waivers are required to construct the Project at the densities
being requested by Developer~ and are necessary to support the provision of affordable housing
units:
BantaDEStGN page 2
t Waiver from prohibition on multifamily housing to allow fo·r the construction of the
.,multifamily building firld the attach$d town homes.
03.03.20
a. This waiver i$ J'lecessary to &Jiow eonstruCticnrofthe number of-unitS permitted
pursuant to 'the density_ bonus in the spaee allowed In Ught of the additional· pubUely
acces~ibl~ open sp~ the· pll)ject is prqylding~
2. Wavit;tr·from the 2,000 square foot m.lnlmum lot size to allow for homes to be buitt on lots
less than 2,000 square feet
a. This waiver is necessary to allow construction Qfthe number of units permitted
pursuantto the density bonus in the space allowed in Ught of the additional publicly
accessible open $pace the· project is providing.
3. Waiver of the development height standards of the R.;.2 zone to allow for:
a. Single family ·ho·mes and tow.nhomes w.lth 'a maximum height Of 45'
b. A multi;..famnytmuttHtory ·building with a maximum height of es·
c. The sUght height waivers· requested in {a) and (b) above permit construction ·Of the
nu:mberofunits promised, in a variety of sizes and c:ontigurations, within the relatively
small area provided by the project site.
4. Unive,rSafDeslgn Waivers. The stateWide standards established iri ''California Building
Code Chapter 11A:Housing Accessibility'' do not apply to s;ingle-family homes or duplexes.
see 1 t01A.l and 11'02A.1. But they do cover all n~wry eonstructed multi-family dweJiings.
Ca.lifornia Building Code Administrative .section 1.1 .. 7.3.1. exempts detached one ... and twa ..
family dweiUngs aOO,townhous.es not more thtiJn three stories from the California Accessibility
requirements. AMC section 3()..18.2 defines "Accesstble" with reference to Chapter 11A of
the California Building Code -i.e, as '(standard$ for fe.atures or fixtures .• designs, or other
improv~ments,[sie) which are equal to or exceed the minmum requirements of Chapter 11 A
of the California Building Code.·;; AMC section 30 .. 18;2 applies to any~~ "development that
includes one or .more new re$idential· dwemng unitS," but it· ts not etear that it applies to au
new .residf!ntiafdw~lling units Within ·such developments .
. AMC.$~18 applies its universal design "Visitability" standards to ''all new residential
dweUing unjts subject to. the. provisions of this f3EWtiQI1 1" (AM .30·18 .. 4(a) (emphasis added))t
but Urdversal. Design (AMC 30·18.4(b)) requires "30016 of aH new residential un;ts' (with no
restriaion) to .co.rnpty. Chapter 11A of the CaHfomla Building Code establishes· different (and
mote lerdent), stat~.dardsfor accessibility within a dwelling unit in a mutti"!family building tha.n it
does for access to the mufti .. family building as a Whole. See1 e.g.* Chapter 11A, Division II
(.Exterior-Facilities) and Ill (Building Features) vs. Division IV (Dwelling. Unit Features). The
differtmt requirements do not tr~nslate easily to the context of the single family home$ or
duplexes proposed as part of the Boatworks project; and constructing numerOU$ s:ingle family
. Ban.taDEStGN page 3
Alameda Boatworks Green Project Density Bonus Application 03 .03.20
homes that are as fuUy accessible as mufti ... family apartment buildings adds considerable cost
to the project. In some places, for instance on Oak Street, where the lots abut a street that is
at a lower elevation, the topography and site constraints make an accessible exterior
entrance impossible.
The project is able to provide affordable AND accessible units by locattng 30 units in a
multi-famUy building served by an elevator. In addition. the project will provide several more
accessible duplex units throughout the project wherever topography allows for a roJI ... in
entrance.
With respect to interior universal design1 Division IV of Chapter 11 requires covered
dweUing units to provide doors to the exterior that are at least 32 inches wide and to provide
"accessible'* routes (that are 36 inch~wide) to a powder room on the first floor. CaL Building
Code §§ 1119A, 1125A, 1126A, 1132A. Chapter 11 A of the California Building Code allows
interior stairways. See §1123A. A powder room must provide sufficient maneuvering space
for a wheelchair to enter and close the door. The definition of "Accessiblelf in Chapter 11A,
thus allows the interior of units to be ltadaptabler for access by people with disabilities who
require features of accessibility~ but does not require absolute accessibility to aU areas of the
residence .
a. AMC 30-18.4a Visitability. To the extent Visitability requirements govern units
outside the multi .. family building on this project, Developer requests a waiver from
the 1 000;0 VisltabiUty requirement to allow, inste.ad, 1 Ol of the 182 residential
units {550,4 of all units) to meet all criteria of accessibility.
L 1 OOo/o of the affordable housing units will meet this requirement
H. 25% of all the units meet an visitabHity criteria except for the powder room
dimension requirements
m, 20% of aU the units meet all visitability criteria except they do not have
accessible exterior access due to topographical constraints,
b. AMC §30-18.4(bJ Universal Design. Boatworks will meet the requirement of
universally designing 30% of the units.
BantaDESIGN page 4
Alameda·.BoatWorks Green ProjeCt Density Bonus AppliCation 03.03.20
c. Io !ht extent the PD zgning dott not orovkle ad.eguat! fttxibllitv, Boatworkt ruueftl
' '
WliYtJJ to allpw:
i. Reductions to reqt.dred Lot Areas1 Lotwidtht Building Coverage, and yards
(front, side, and rear) and Off-Street Parking
ii. :fncreases ~· al:loWable BuUc:Ung··Heights and Densities
Hl. Tc:rthe extent the City considers. the Open Space the project provides to be
inadequate to meet the require·ments of the R2 .. PD zorJe per the minimum
requirements of AMC 30~5.12(c)f Boatwod<s requests a waiver to permit the
project. to be developed wlth the open space as shown.on the Development
.Plan .
. D •. fttgum fQrWaiver to :~t!duce. Parking Ratio
To. the extent the PO zoning does not·provide adequa·te flexibility, pursuantto AMC 30-17;3
·and thedenS;ity·bonus laws 1 Boatworks quaJifles fOr the follOWing reduction in the required on--site
·parking:
a. Studio· and one-bedroom units: one p$r'king sp~oe
b. Two to three bedroom units: two parking spaces
As an addttional waiver or concession {pursuant to 30-17.3(c), Boatwork$ requests that for its
+5 bedroom units .aoatworks also provide two (rather than ~JS) parking spaces per unit
As a further w~:iver or conC$Ssion 1 . Boatworks requasts for all units in the mufti-family building
and for some.thretrbedroom units, .the project ·wUl provide one parking space.
E •... IncentiVes ·and Concessions:
As part ofits density bonus~ Boatwork$ qualifies for concessions and incentives pursuant to
Govemment Code §659·16 and· AMC §30·17.9;. Section 65916(k) defines an incentive or concession
a.s; u.(a] reduction ln site 'development :standards or modification of zoning code requirements [etc} ...
that··results in identifiable ~nd.adual cost reductions, to provide-tOr affordable housing costsr and
u[o}ther regulatory Jncentives or concessions proposed by the cJeveloper, (city~ or county] that result
in identiflable.andactuai cost reductions to provide for affordable housing costs .... ''
·Government Cod~ ·seCtion 6591 6(d)(2). sets ·a minimum number of incentives or •concessions
than a .. crty my;t grant if.requested.. But Government Code $&etlan. 65916(nl clarif~es th~t. "If
.permitted.by local ordinance. nothing Jn this $ectton shall be conatrued to prohibit a city, county, or
city ~nd c:ounty from granting a density ()onus greater than whaUs described hi this section for a
devefppment that-meets thetequirements of this section.1
' Consequently~ while the state law
· ·Baot~OEStGN· page 5
Alameda Boatworks Green Project Density ~Bonus ApplicaUon 03 .03 .20
requires the Cf.ty to provide at least one incentive or concession (see 65916(d)(2)(a)), nothing in the
AMC precludes the City from exercising its discretion to provide a greater number of incentives or
concessions in order to facilitate the development of housing and, in particular, affordable housing .
Seej e.g .\ AMC §§30-17 .9(a) and 30'"'17.10(b). Furthermarel AMC §30-17 .10 provides that
For large development projects, defined as projects on sites with at feast one
acre of land area~ an applicant may be granted exceptions to the caps and limits
set forth in subsection 17.10{b) through the density bonus application process if it
can be shown such exceptions are needed to allow more flexibility that promotes
superior site design and architectural excellence.
Boatworks requests the following incentive or concession:
1. ReUef from Affordable Housing Distribution R.equirements. Pursuant to Alameda Code
Section 30-17,8.(a)(1)-(2) requirement that affordable housing units ·be integrated into the
project and "reflect the range and number of bedrooms provided in the project as a whole ."
The Boatworks project does provide affordable housing units that reflect a range of affordable
housing unit sizes and number of bedrooms. As shown on the Development Plan~ the
affordable units vary in size from 1 .403 sf to 420 sf. while the market rate residences range
from 21 882 sf to 1,098 sf. The floorplans of market rate units vary from 1 bedroom/1 bath to 4
bedroom/4 bath residences. The floorplans of the affordable units vary from 1 bedroom/1
bath to 3 bedroom/2 bath. To the extent the City considers that this variety of unit types does
not adequately c•reflect the full "range and numbers of bedrooms provided in .the project as a
whole," Boatworks re·quests a waiver from this standard as an incentive to provide the
extremely affordable units it proposes ..
F. Description of Market .. Rate and Affordable Residences
The Boatworks proposal collects all · the affordable housing units into the multi~family housing
apartment building at the intersection of Clement Ave. and Oak St This approach provides
accessibility to all the units (via elevator) and focates the units as close as possible on the site for
comfortable walking distance to the civic resources of the Library, the City Hall, and the Police
Station, as weU as to the variety of services ·Of the downtown Park St. commercial center. All units
are constructed with modern, durable. high quality finishes, app1iances and fixtures throughout.
Exteriors and landscaping of both market rate and affordable homes wiU be shared in common and
maintained through the Homeowners Association. Maintenance manuats will be provided to aU
residents detailing procedures and responsibilities for their residences .
BantaDESIGN page 6
Alameda Boatworks Green. Project· Oen&ity.Bonus Application ()3.03.20
9~ TJmfng of Marlstt Rate and Alfgrdfbl! Illes and QccUPI,Ot;V
Alf market rate and affordabte :residences in the projeot will be·offered for sale. The affordable
units will all be buitt.·in construction· Phase 1. of the project with· an estimated completion date ready
for sale aPS)roximatefy in' the Spring of 2022. The entire ,project will be completed and ready for
occupanqy approximately in the Fall ,of 2025.
H .. &fforda!>Je l:fouting /tgljem~Qt
Boatwor1<~ LLC, wUI.'"terin an Affordable Housing Agteement.with the City.of Alameda to
govem·the .. mark$ting, leasing, .. renting, ,sal$, re--sale~ .. ·and.deed restrictions of the affordable homes
(similar .to the .form included with this application). The Affordable ,Housing Agreement, .with any other
deed restrictlons required·by the· City, will ensure that the homes remain .affordable for the required
term. fhjs application and aU its exhibits wi:ll become a part of the Affordable Housing Agreement.
J •.. Matlgttlng, Plln'fpr Aff9[dable Homes
The marketing plan fOr Affordable Homes Will involve working closely with the City of Alameda and
local· groups such as Alameda Home·Teaml Renewed Hopei and the Alameda Housing Authority.
We Will partner with an experienced BMR marketing firm such as Hello Housing to prepare a more
detailed Marketing Plan that win be provided prior to the signing of the Affordable Housing
Agreem,nt 'Boatworks LlC win idfentify potential buyers for the affordable· residences. and select the
appJicants through a k>ttery system. E,ach of the selected applications Will be screened to determine
that they meet income· and program--eligibility 'requirements. :Per Alameda Muni Code 3Q .. 16.9a, the
City will approve individual buyers for each residence.
Ptease acknowledge, receipt of this application. and confirm that it is complete.
Sinc€lrely,
Phil Banta
BantaOE:SJGN page 7
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Oakland Estuary f-·'-.. ~.-. ··-----~ ..... _..__,_ ~~......,
·-·-.. ._ __ _:_:·.:::·~----~--0.12Acres Open Space ~
1 ··-----. ..:":'"' _ -~-Outside of Property Lines
J (a) i -~--~(~~ = --.._,~"'--:;::-:::::;:::::::-..=:::::::=~.:..::~-:_=j
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--'--:;. ; .s <£)····:. ... r·? .•. ············ ~ _: 2.680 s.f. ;_. 1
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within Property Lines
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Clement Ave.
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140 Lots Base Site Plan (2,008 s.f. (min. lot size) up to 4,170 s.f.)
Open Space= Approx. 2 Acres (1.90 Acres)
The base site plan shows the site being divided into 140 units of 2,000 s.f.
or greater along with common open space along the waterfront of
approximately 2 Acres. This is the basis to which the Density Bonus of 30%
has been applied (yielding a total of 182 units) as the result of the inclusion
of 9% Very Low Income, 6% Moderate Income affordable housing units.
Alameda
R-2 Zoning
Open
Space
Common
Open Space
Total Open
Space/ Unit
Required/ Unit
Open Space
120 s.f. min. for / 60 s.f. min. for
Ground level non-ground level
300 s.f. min.
600 s.f. min.
--
Proposed/ Unit
Open Space at smallest
Base Plan Unit (Lot 119)
------
286 s.f. @ Private ground
level yard
338 s.f. private decks@ 2nd
floor and @ Roof
1.90 ac./140 units= 591 s.f.
(within property lines)
1,215 s.f. min.
---
0.10 acres
26'
847 s.f.
building
footprint
• I / 2-Car garage
@each of the
duplex units
Private Yard
143 s.f. ·
Entry access
easement
847 s.f .
building
footprint
~~----''L.~'-~-~-·_.:;;~
.,~ N -~~
Access
Easement
_L_ot 12~: 2, 730 st
0' 1 0' 25' 50'
BASE SITE PLAN STUDY
Ld: DMsicrs: 140 ResK:Jeri.:j Lds; Lo1s 119 & 120
MAR 3, 2020 BPS-1
2229 & 2235 CLEMENT AVENUE. ALAMEDA. CA
~
10
~· N
Required/ Unit
Alameda Open Space
R-2 Zoning
Open
120 s.f. min. for I 60 s.f. min. for
Ground level non-ground level
Space
~ Common 300 s.f. min. Open Space
'&
Total Open
Space/Unit
access
easement
Private Yard
600 s.f. min.
Side Yard Buildable Area
0' 1 0' 25' 50'
Proposed/ Unit Required/ Unit Proposed/ Unit
Open Space at lots 88, 71
(mirror lots)
Alameda Open Space Open Space at lots 98, 89
R-2 Zoning (mirror lots)
255 s.f. @ Private ground level yard
(not including side yard)
120 s.f. min. for I 60 s.f. min. for 280 s.f. @ Private ground level yard
Open Ground level non-ground level (not including side yard}
541 s.f. private decks @ 2nd
floorand@Roof
Space
443s.f. privatedeclcs@2nd
ftoor and @ Roof
1.90 ac./140 units = 591 s.f.
(within property lines) I ;~ Common 300 s. f. min. 1.90 ac./140 units-591 s.f.
:_;:::; Open Space (within_£ro__£_e_r:!i'.lines~
1,387 s.f. min. Total Open 600 s.f. min. 1,314 s.f. min. Space/ Unit
/
i.%J..:.·._i_ ---J----~-·~---~--_-1'. 7 255 s.f. 127 s.f. Entry
I
l 1,671 s.f.
0 / _I ~ol-#4:-
. 1,671 s.f.
Side Yard Private Yard access Buildable Area Buildable Area 223 s.f.
easement Private Yard Side Yard Side Yard Private Yard
r~-,_cr::-~::;--~~=--==,
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511).654-3255
BASE SITE PLAN STUDY
Lots 88 & 71 and 98 & 89
Ala~:~~~~~reen ~-MAR 3, 202il I BPS-2
~
N
~
~ N ..,.
Required/ Unit
Alameda Open Space R-2 Zoning
Open
120 s.f. min . for I 60 s.f. min. for
Ground level non-ground level
Space
w-/ Common 300 s.f. min . ~~~> Open Space
Total Open 600 s.f. min. Space/ Unit
Buildable Area
'& 0' 1 0' 25' 50'
Proposed/ Unit
Open Space at lots 136, 137
(mirror lots)
1,035 s.f. @ Private ground
level yard
349 s.f. private decks @ 2nd
floor and @ Roof
1.90 ac./140 units= 591 s.f.
(within property lines)
1,975 s.f. min.
-
1,671 s.f.
Buildable Area
60 s.f. 2nd
floor balcony
I //<~;. /;);:
Required/ Unit Proposed/ Unit
Alameda Open Space Open Space at lots 1 04, 1 03
R-2 Zoning (mirror lots)
Open
120 s.f. min . for I 60 s.f. min. for
Ground level non-ground level 280 S. f. ~o~:~v~~~i~~~nd~1;:'! yard
Space 443 s .f. private decks @2nd
floor and @ Roof
Common 300 s.f. min. 1.90 ac./140 units= 591 s.f.
Open Space (within property linesl
Total Open 600 s.f. min. 1,314 s.f. min. Space/ Unit ~-------
2-car garage 2-car garage
261-0"
13'..()" 13'..()"
~
~
~
'<t
-----
1,027 s.f.
I l . ! 1'·---+----<---"-~
280 s.f.
------
bl ~ ~ N
140 s.f.
Entry access
easement
roof deck building
1.027 s.f.
building
footprint
roof deck Private Yard
~ .. -.----..-:·:; ···--··· ~ . l ~-... . ¥ •
]I T I 'I [
] ir= ~~;l
:JL!_...LL.L_l...LLL-1_..1......4.............___.__
I . -·~· " ~ ~~ I
footprint
~~:fr?~:::~:~ 1 BASE SITE PLAN STUDY 2.01
Lots 136 & 137 and 104 & 103
Ala~~~~~~~~~,.!'.~~~een !""MAR 3. 2020 I BPS-3
QQ
Mrkt=Market Rate
fv1od=Moderate Income
(Affordable)
VL=Very Low Income
(Affordable)
L = Laundry Room
T = Trash Chute
E =Elevator
\
\
9Un~
\
8 Units'
·13 Units
30 Units
total
0' 4' 8' 20'
\
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Unit501 3 Bdrm./2 Bath
~ Unlt502 4 Bdrm. I 2 Balh
& UnH503 3 Bdrm.l 2 Bath
IL Unit504 2 Bdrm./ 2 Balh
Unit401 2 Bdrm. I 1 Balh
Unit402 3 Bdrm.l 2 Bath
g Unll403 2 Bdrm.l1 Balh
ii:
~ Unlt404 2 Bdrm./1 Balh
~ Unit405 3 Bdrm./2 Balh
IL
Unlt406 1 Bdnn./1 Bath
Unit407 2 Bdrm.l 2 Bath
Unit301 2 Bdrm. /1 Balh
Unit302 3 Bdrm. I 2 Bath
8 Unit303 2 Bdrm. I 1 Balh
ii: Unlt304 2 Bdrm./1 Bath "E! ~· Unit305 3 Bdrm./ 2 Bath
Unit306 1 Bdrm./1 Bath
Unit307 2 Bdrm./2 Balh
Unit201 2 Bdrm./1 Bath
Unlt202 2 Bdrm.l1 Balh
Unit203 1 Bdrm./1 Bath
Unil204 1 Bdrm. /1 Bath JJ Unlt205 1 Bdrm./1 Bath
0..'?
1 Bdrm./1 Bath Co.. Unit206 c £ 1 Unil207 1 Bdrm./1 Bath
Unl1208 2 Bdrm. I 1 Balh
Unit209 2 Bdrm./1 Balh
Unlt210 1 Bdrm./1 Bath
Unit211 1 Bdrm./1 Bath
Unl1212 Studio /1 Bath
Total 30 Units ---
Parking Type
Standard Spaces (S)
8 Compact Spaces (C)
ii: ADA Spaces 0,. ,
c
:I
f Adjacent Spaces " outside Building
Total Parking Spaces
Multi-Family Building Plans
Income Level Eligibility
per State R eauirements
1.899 sq.ft. Market Rata T.B.D.
1.926sq.ft. Ma1xetRate T.B.D.
1,754sq.ft. Maric:etRa!e T.B.D.
1,123sq.ft. Marl-:etRate T.B.D.
B38sq.ft. Moderate Income T.B.D.
1,403sq.ft. Market Rate T.B.D.
1,148sq.ft. Market Rate T.B.D.
1,148sq.ft. Market Rate T.B.D.
1,591 sq.ft. Market Rare T.B.D.
675sq.ft. ~ ·:odt:itJt·~ !nt-ome T.B.D.
1,023sq.ft. Mod~;:at\~ Income; T.B.D.
838sq.ft. Mr..tL:tt~lc~ lnc~:fnH T.B.D.
1,403sq.ft. , .. !:ldc::.~k-hv .. -:umr.: T.B.D.
1,14Bsq.ft. t·Aoderate !ncoln':? T.B.D.
1,148sq.ft. fy~'-)d&:CJtt; tncc:,1~ T.B.D.
1,591 sq.ft. Market Rate T.B.D.
675sq.ft. Vtilry Low lnr.nnH:: T.B.D.
1,023sq.ft. r-.. 1o.:11..,.rt.~te tnco:'Jl$,! T.B.D.
B38sq.ft. V£-:r"·J" L~.:·,; ~t1corne T.B.D.
B02sq.ft. vr~ry Low 1nCC~:"i1C T.B.D.
587sq.ft. V'f!rtj U>'."V h1COiTh:.! T.B.D.
567 sq.ft. V-a:y t.r.r.;-1 ieh~OiHO T.B.D.
567 sq.ft. ve:-..,~ LCV{ ~n~e T.B.D.
567 sq.ft. Ve::y L<:w !r:r .. (Jr;!O T.B.D.
567 sq.ft. Very Lo:N inr;orr:~:; T.B.D.
794sq.ft. V-ery L('~¥ !nc HH!;: T.B.D.
759sq.ft. Ve:y Low !ncom~ T.B.D.
659sq.ft. Vr~ y LO".:~ ~nr:orne T.B.D.
590sq.ft. Vr~ry Lo: ... ; ~ncc~rns T.B.D.
420sq.ft. Very Lc1.~ inc:;.n:e T.B.D.
Dimensions Number of Spaces
8'-6" X 18' 12 spaces
7'-6" X 15' 12spaces
9'x 18' 2spaces
8'-S"x 18' 2Tandem
8'-6" X 16' = 4 spaces spaces
8'-S"x 18' 2spaces
8'-S"x 16' 1 space
33 total spaces
8arlt>~O£SIGN, .t.W.iiY!llc._tf;"'-K
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:..;.:'-:' :H•t.i. !:: :-;.; :;; ~-~
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S10.f;54.3255
The 2020 Affordable Housing Plan is the
same as the 2011 Approved Affordable
Housing Plan: 21 affordable units
located In the Multi-Family Building at
Clement Avenue and Oak Street
-13 very low income units
- 8 moderate income units
The 2020 muHi-family building consists of
30 elevator served dwelling units and
provides a minimum of 1 parking space per
unit. All the affordable units are accessible
.via elevator, and each floor features its own
laundry room and trash chutes (for garbage
and recycling) to a ground floor trash room.
With the exception of a one Bdrm. unit
(203) and a Studio unit (212) at the 2nd
floor all units have private outdoor decks.
All units have access to a 500 sf common
space lounge near the 2nd floor elevator
and stairs lobby as well as to a ground
floor 830 sf lobby/waiting area with an ADA
bathroom.
The project provides 21 affordable units
( 15% of the base site plan total of 140
units).
VL r.:icc Mrkt Total
4 BdrmJ 2 Bath 1 1
3 BdrmJ 2 Bath 1 5 6
2 BdrmJ 2 Bath 2 1 3
2 BdrmJ 1 Bath 4 4 2 10
1 BdrmJ 1 Bath 8 1 9
Studio/ 1 Bath 1 1
Total 13 8 9 30
Affordable Housing Plan
Alameda Boatworks Green[~MAR 10, 2020 I
2229 & 2236 a.a£NT AVENUE. AlAMEDA. CA
MFB-1
j ALAMEDABoA TWORKS GREEN J
DEVELOPMENT PLAN SUBMITTAL SET EXHIBITS:
DP-0 COVER SHEET
DP-1 VICINITY MAP-AERIAL PHOTO
DP-2 PROPOSED SITE PLAN
DP-3 AREA TABULATION
DP-4 OPEN SPACE PLAN
DP-5 PHASING PLAN
DP-6 SITE SECTIONS: A & B
DP-7 SITE SECTIONS: C & D
DP-8 SITE SECTION: E
DP-9 SITE SECTIONS: F & G
DP-10 SITE SECTIONS: H & J
DP-11 SITE SECTION: K
DR-1 PROTOTYPICAL UNIT-ELEVATIONS
DR-2 PROTOTYPICAL UNIT-PERSPECTIVE VIEWS
MFB-1 AFFORDABLE HOUSING PLAN
OPEN SPACE DESIGN REVIEW EXHIBITS
L 1 LANDSCAPE PLAN
L2 OPEN SPACE BID-RETENTION CONCEPT
L3 LANDSCAPE SITE FURNITURE EXAMPLES
L4 PROPOSED LANDSCAPE PLANT PALETTE
L5 ILLUSTRATIVE SITE SECTIONS
ItZ;iJ?T;";],~~ , I Develop~~~r ~~~~ubmittal
DATE:
Alameda Boatworks Green MAR 10,2020 DP-0
2229 & 2235 CLEMENT "VENUE, ALAMED". CA
ps: Planning Submittal/ DP: Development Plan
"Boatworks Green• Site along Alameda's Northern Waterfront
~ Pedestrian/ bicycle pathways
Vehicular roads accessible to the public as
extensions of the existing street grid
A New Planned Residential Community
Connecting the City with its Waterfront:
The ·soatworks Green" Community internal vehicular
drives, bikeways and pedestrian paseos are organized
to match and extend existing routes in the City. Main
entrances align exactly opposite Blanding Ave. and
Elm St. providing direct line extensions of roadways,
sidewalks and bike paths into the Boatworks site.
Landscaped pedestrian pathways continue beyond
Oak St. and Elm Drive to lead pedestrians up to the
Publicly Accessible Open Space at the waterfront.
A major paseo for pedestrians and bicycles-only lead
from Clement Avenue up through the site, concluding
at the Estuary Open Space. Our site plan is an
exercise in enhancing the urban fabric of Alameda at a
critical connection point to its northern waterfront.
N
CD
VICINITY MAP ;,~:0~~~~~~::~~7~J.}:~., .. ,,, 1
510-654-3155 .
Ala'!:,~,!,!!a!:'!:.c;.reen I ~MAR 10. 2020 I DP-1
o-da ozoz'm HV~
laa4s JaAo~
1en1wqns ue1d lUawdolaAaa
... O.,..,&i;.t!!I'J' ;
Mrkt=Market Rate
2229 & 2235 CLEMENT AVENUE, ALAMEDA, CA
Multi-Family Building Plans
The 2020 Affordable Housing Plan is the
same as the 2011 Approved Affordable
Housing Plan: 21 affordable units
located in the Multi-Family Building at
Clement Avenue and Oak Street.
·13 very low income units
• 8 moderate income units
MAR 10,2020 MFB-1
I
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The 2020 Site Plan for the Alameda Boatworks Green project includes
152 Townhomes and Single Family Homes along with a 3D-unit
Multi-Family housing building across a 9.4 acre waterfront site at the
Oakland Estuary that features a large publicly accessible open space at
the shoreline.
The 182-unlt project extends the existing neighborhood street grid
through the site, interlaced with a network of dedicated pedestrian I
bicycle path paseos leading up to the waterfront open space. The
project is intended to contribute a diversity of housing options within a
richly landscaped pedestrian setting that connects the island
community with Its waterway resoun:e at the Oakland Estuary.
PARKING
2 car garages for 104 Townhomes & SFD's
1 car garages for 48 Townhomes
1 space/unit for Multi-Family
TOTAL GARAGE PARKING SPACES
Parking at Private Drives
Including Guest & BCDC Parking
208
48
30
286
43
I TOTAL PARKING PROVIDED ON SITE I 329 I
UNITS
A2 I B1 B2 B3 I B3R I 85 01 E E2 F1
...... u ,r-,-~ ... -.-._-., .[Jl' unll]ul ._,_,r [ ·,::
. >.:. • ,,.
·.: '~ ·~
~ 'T .. ""·-r .
""'_~"-··, r-E __ ·.,_. r--~-_, r_'_!~, r··E:,-,_. ·1 r_·.-, r_--.,_ .
'G·.· l~,.. ~-... ·, ~--•r: ~-~,. .· ~,. .,; L ,_. ~;-: . : . , :-~ : .·-. . ~ -=-· ~ -_---•
1·, ' I·· · -• ·_, ~. ··-•' = •,. . ~ · ••·'. ~ <
l~_:.~ l.~--~ :. : < = '·' ;
r---¥-5-_..,
~.
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..... f 2,882.0 s.l 2,878.0 s.l 2,659.0 s.l 2,859.0 s.l 2,546 s.l 2,1D8s.l 2,04Ds.l 1,672.119.1 1,D98.Ds.l 2,718s.f JTownho,;J Habilable ....
Sunils I= 152 14unils &units 15unils 28units 4unils 8un~s 30 ... ils J8unils 2unils
3ot4 . 3 3 3 .... . ... 2or3 2 3ot4 ......... .......... -· -... ........... -......... ......... --... ·-·-Privellt ·-PriYala PriVIIIB -·-----F'-Zoon:op -R-Rooftop -Rooftop
Spaca:514sf 8pace:510&1' Spaca::426sf tl.~·=·-spaca:•36&1 Spoco:352sf Spac&:149&f Spaca:155st Spacr.416sf
----a. Acces&lble Open Space * Al30 mulll-lamily ..,ils accessible by
ADAalavaiDr
I Mulli-Family Building l AJ
I TOTAL DWELUNG UNITS I 182-]
rf~::0~m:~~~::;~~·,~.::.o~ I PROPOSED SITE PLAN
510-654-3255
Ala~~~!_~!!_~reen l-MAR 10, 2il20 l DP-02
~-~u .. u yp o: ____ , Ga;;."* __ '=M!!JL_ r---·-+-!1~ Roof-rotoJ~----_________..§~' 2F . ___ aF f -_-4"F'T~~t~~;;b••-
~; ____ ~_ ~-?.~~:.!~.Jl~: -······--~~1~ sqJt. . 2,882 sq.fh 1_ --. 0!!~~91!--~____e14 sq:f!·: f-···. 622_-. s q.ft. . 608 sq.ft. 987 sqJt 1,097 sq_:.f!: ~-... -...... ~~9-~:!S--.2,882 ~Jt
No. ofUn11s: 1 14 5,76.8 sq .ft. 4.Q,348sg.ft. ·--~-512 sg.J!. r---J-196 sq.ft. 8.708sg:ft ............... ----.. -+------l·-
li31--f.bdrmc 14 .... ~ -----·. ··_-_----·-44o-;q.«~ -_-2 .. m-sq-:rl -_--· -·"·-_11 .. _0-;g:f!_ :~. ..·. 510-:~~.----.-6~~~gJt._ -~ . ~?.P. .. ~<t:!l L 1,048 sq.ft.:J ~ '1 2;0_!9 =--·--1~0 SQ.~--2,878 sq.ft
No. of Umts. +·-·!! .. __ 3,520 sg.Jh -~__g3.024 $9:.,~ --···-----~~--~--J~~~rt _4.oao sgJt ·--~eo sq .ft. J _ -t ~
------'---+------+--------t-----+-----+-----+--··--····-~-....... f---··-~·-······----··
~~ .............. J~:~z~;~!1 .. 1s -·-·a:~t~~;~~~ s!:::::~:::. ·---·---·-·-1.1;:;~~i 6.:::::::: 7,:~~:::~ ~ ......... ,. . S3Ssq.ft
938
sq.ft. ·~·"·~-~---~---...................................... -·-·-·-.......... ..
1,013 sq ft. 173sq.ft 2.659 sq.!!:.
1-:-'--~----·-----.. ----.. 1 ..... -~ ___ ._ ............. _ ............... --· ----------··-··-----~"':"~~~!-'~-----+-~~~~.....----+--·----1-----+-------+------t--------:l
B3 3 bdrm. 14 bath 405 sq .. ft. 2,659 sqJt. _ -·-· _· _74 sq:.ft, ______ ...... :126 s.!f!l ___ ~509_~Stf!. •. --·-·-__ .. _____ _?35 .~li!: ............. 938 sqJt ~ 1.01~:..~~!!:. ____ _E.,!~ f-· 2,§§_f;l_~_l?Lft:
No; of Units: I 28 11 ,340 sq .ft. 74 452 sq,ft 2,078 SQ.ft. 11,928 sqJt. 1At006 sq.ft . ----------··--·-. --.. ----------·----l ·--·-·"·------·· '-------·1
r---+-----·----.w--__ L ........ -· .. ·~--:. --------·---·~···--~·--------, -·---------·-.-----+--·~--1---+-----+-----+-----;------+------;
B3R i3bdrm.!4bath 410_sq.tt 2,546sq.ft 75$<1Jt 436sqJt. 511 sq.ft. 469sq.~: ..... -.. ----~~-Q.~9J! ......... ___ 97~-~.s:!!: ____ _fl2~~-·-·~2.546sq~f!.
I----J+-'-1Ni-'-'-0"--'2tY.!:Il!; .. _ ... f'·-·-~-___ J~~Q..~9.:f!· __ JQ,1~....!!9:J!: _________ .. _=!Q~ttc::..•· ~---=1227....::.4..:..4 .::..S q:J.:_:;ft:.::.· +--_::.2:::!.:,044:....:· .. :..;;..:.:.s.:J.;q.~ft+. --+-------l-----+------1-----+-------<
l----t-------L---+----+-----,-,......---Jf----l------+------1------t-----'----------___ .. _ as 3 bdrm. /4bath 324 sq.ft 2,106 sq.ft sesq.ft. 352 sq.ft 408 sq.ft. 428 sq.ft. 750 sq.ft. aoo sq.ft 128 sq.ft 2,106 sq.ft
No. ofUnits: +-....§.(__ 2,592 sgJt!-.J§,a4~..!9.:!.~ _ .... -1~--.. .444sg~~l-· .. -~~16J!9.:fW_3,260sg.ft.l 1 1
• . . _ . . j 12tlsq.ftq 149sqJtj 275sqJt j 1 396sq.ft l 769$Q.ft.j 840sqJtl 35sqJll 2,04Qsq.ft.J
NQ.ofUmts: I 30 1 12,000 sq .ft.l 61,200 sQ .ft.l
400sq.ft.! 2,040sqJt l
3,780sq .ft 4,470 SQ ,.ft.
I
243sq.ft. 1,672sqJt; 35.sq;ft .
t,330sq.ft. 6.384sq ~ft.
307 sq.ft. 1 ,098· sg.ft; 39sq.ft. Qsq.ft.
21 614sq.ft. 2,196Sg.ft. 78sq.ft. Osq.ft
E2 3 bdrm. f 3 bath +--No, ()f unit;~T --;;:::-;r--:::-'7l--+----L ·------1------------+------1~---_j 39sqJt. 133 sq.ft. 458sq.ft. 507 sq.ft 0 $<1.fl l 1,098 sq.ft
78sq.1t
I !3--bdrm./·3ba~--·--t .. ~-·4S8 $q.ftt -2,71Q sq.ft r··~·~-·t .. ---1-o1.wsq.ft. -+-F1 416sq.ft. 1.096 sq.ft. ·~-----c~-~~.----r ---+---, .............. ,.,.. . .............,.._._,,.,_.,
517sqJt. 420 sq.ft. 994sq.ft.
No. of Units: r 5l 2,440sqJtl 1:3,590 $q;ft l I 505 $Q.ft 2,000 sq.ft. 2,585 sq.ft.
Sub-Total . . .,._~_ -~_J .152 1 55,223 sq.ft.l 345.263 sq.tt l ) 1~.020 sq.ft.l 47;088 sq.tt j 55M08 sq.ft.
Garage & Ltvmg Area ST • · 400.486 sq,ft.. 1
Multl..f'amily buiidlng
Garage I 7,931 sqJt.
Decks I 59,108 sq.ft. Living Area I 43,S63 sq,ft
Total S_quilre· footage.! I 459,~94 $q.ft. I ($ingfe..F'amily units only) Total I 51,494 sq.ft.
I I I I I
Total B~ilt Sq\lare Fc>otage 514,750 sqJt (includi ng Multi-'Fami!Y Buildin g and Clubhouse)
:_, ... ~.~-, ~-T~;~~TI~;-·-~
~~::a Boatwotks Green ~~AR 10. 2020 DP-3
:c.!Zll A :.7J5 Ct.l,;r.!Eti 'AVliiW.lri 1\l./'oMEOA, 0\
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Public & Private Open Space Publicly accessible common open space:
The 2020 Boatworks Green Open Space Plan features approximately 2 acres of publicly accessible open space
along the Qakland Estuary that includes an estuary dock for access to the water, and waterfront landscaped
picnic and playground areas. Main access paths that connect the adjacent Alameda neighborhood to the
waterfront open space are found as foNows:
1) Along the western edge of the site from Clement Ave. along the Elm Drive Walk to parking available to the
public and up to the shoreline.
2) Up the center of the site at the main pedestrian/bicycle path Paseo that extends from Clement Ave. through
to the Boatworks Green and up to the shoreline open space.
3) Along the eastern edge of the site at Oak St. via an improved landscaped sidewalk that widens at Blanding
Ave. to become the Oak st. Walk leading to the waterfront open space.
Private open space:
Private open space for Single Family homes includes private ground level yards and for both Single Family and
attached Townhomes includes 2nd level living room decks and private rooftop decks. The available private open
space and common space areas exceed the individual unit and aggregate requirements from Alameda Planning
regulations.
OPEN SPACE SUMMARY
Overall Site Area: 9.48 Acres
a. Publicly Accessible Open Space :
l-, Landscaped Open Space:
h. r~ 7s:~~:;:::;;; property:
Boatways
Drop-off zones
b. Private Open Space :
c. Private Rooftop decks :
Total Open Space (a+b+c)
OPEN SPACE LEGEND
~
®
0
Publicly Accessible Open Space
Shoreline Open Space
Main Paseo
Elm Dr. Walk
Oak St. Walk
2.18Acres
1.93Acresj
0.06Acres
0.10Acres
0.09Acres
1.10 Acres
1.08Acres
4.37 Acres
Total Street Parking Spaces= 43
~r~?st~~=;?-~7=0·j~~;~"·-·j
SlD-654-3255
OPEN SPACE PLAN
Ala'!~.!!!~~~reen 1-MAR 10. 2020 l DP-4
,..-'t'OPQI'
aAf'41(
r -MEANH!GHWATER I J!lL~;VP.JrlQN-21:}16.
' {~4!o31't~EQ;At.!\M6QAJ1)ATUM) Oaklanc;t estuary
~---•·· -.... ~J:{~~
.Af\ll\IIGH WATER
I E!$VAlliON. el:ll6
f'-•0,31'::t .PER AL.AMEPA DATUMl . TQf.>CF
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Waterfront
West Or, ' .. ti irl ~· G:j~·-
c;~-~ .. ;.;}_J C:~jj -4 1 .... ~ ··-·· ! m·· . . . .. , EJu-'"-rt I· .,. . ••. . . -..... . .".
J_ 81 •--,r· j. 111 . . .Cl .F' --"'"' ~ ... ~--------'<0 .
c~, .; w·-----c~-~~-1~ ~ . ,. }, ..
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Clement Ave.
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,,, r I fa l ·! M r l ,<:2 r.: l Az rl "-' J ? A' ll'..? [ J "' i 1·~ _ .. J "'~ L_. L J ---~ ·--· _ _j L.,~J [
Watefront East Dr.
L.--·•·az ··I: -f0
~7"7J' r-;---2 . .c:JU .. ·!Jrl.. • • r:?_, .. -'4·· ''\ -~··..::['· f G:~· .. ~~..-·,
---"'·· . ' . lr. ~
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~~2 );'
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alandlng Dr .
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2020 Site Plan:
Four Phases for Development of "Boatworks Green" project.
Phase 1:
This Phase oft~ Development Plan calls for the construction of
the 30 Unit Multi,;.Family building that contains all the inclusionary
affordable housing units, and the construction of a majority of the
publiclY accessible open spaces including the landscaped areas
along the waterfront and through the project.
Phases2:
ThiS Phase includes perimeter dwelling units along Oak St &
Clement south ¢!Blanding Drive.
Ph~$e3;
Dwelling Uni1S between A & D Drives south of Blanding Drive
Phase4;
Dwelling Uhit$ between A & D Drives north of Blanding Drive
Table below estimates commencement and completion dates for
each Phase andare subject to change .
Dates are contingent upon the City of Alameda awarding the
project a Building Permit before the end of 2021.
Completion Date
12/31/2022
12/31/2023
12/31/2024
12/31/2025
PHASING PLAN
. for DEVELOPMENT
--·~---------·------·-----·---·---------·------·------r ---------~
l DP~5
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2"+/-
ningWall
t.~ ,;
20'-0"
34'-6"
ELM DRIVE
ROOF DECK
:="
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8'-6"
PARKING
+------------VARIES ----------.!'-
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• Site Section A at Elm Dr.
EXISTING SKS
WAREHOUSE
FABRICATION
SHOP
30'-8"
48±
CLEMENT AVE.
70'
G) Site Section B at Clement Ave.
B':S
ROOF PEAK
~~~ ;nio
It
6'-0" : 9'-6"
·'.,. CD
(f)
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10' 20' 30'
'I·~
6" 12'
ROOF PEAK
UnltTypeE
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24'
Landscaping and setback site sections
at Elm Drive and Clement Ave.
Elm Drive extends into the "Boatworks
Green• site along its western property line
providing a landscaped buffer between the
type 01 units and the self-storage facility
property immediately adjacent. Upper level
decks facing west enjoy views of Jack
London Square, the Port of Oakland and
Mt. Tam in the distance.
Units along Clement Ave. are positioned to
allow for an 8' wide tree-lined sidewalk and
landscaped front entrance yards as a
buffer between the streetside units and the
main city street. Private decks at the living
room and masterbedroom levels enliven
the street frontage elevations.
;
L
k
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510-654-3255
SITE SECTIONS: A & B
Alameda Boatworks Greenl "'reMAR 10, 2020 J DP-6
2229 & 2235 CLEMENT AVENUE, AlAMEM, CA
TOP OF RAILING
@ROOF DECK
TOP OF RAILING
@ROOF DECK
~
in I f.-Unit Type D1 Unit Type D1 "'" _, ......
('I)
l 6'-0" I_ 6'-0" I 9'-0" 1 6'-0" I 6'-o" I
PORCH/ F RONT WALK FRONT IPORCH/
YARD DECK DECK !YARD
(t) Site Sections C at West and East Paseo
ROOF PEAK
TOP OF RAILING
@ROOF DECK
Unit Type B3R ~
"' ('I)
~
12'-0" 12'-0"
Yard SIDEWALK
PUBLICLY ACCESSIBLE
MAIN PASEO
«J) Site Section D at Main Paseo
21'-0"
TOP OF RAILING
@ROOF DECK
~ 1 Unit Type B3R co
('I)
ROOF P.EA K
_,
('I)
"'"
ROOF PEA
10'
'-;-
r-.1 ~ ~
('I)
20' 30'
I I ~
0' 6' 12' 24'
Common & Private Open Space along
the Paseos.
2020 site plan includes large roof top
decks, for most of the unit types: (A-2, B-1,
B-2, B-3, D-1, F-1 ). This elevated plane of
recreational space provides not only a
secure and private outdoor area with great
views for individual units but also continues
the step up from front yard, to living room
deck, to rooftop deck exterior living space
that contributes a multi-level private/public
latticework to the paseos and roadway
frontages.
This multiplicity of indoor/outdoor spaces
builds up the frequency of social interaction
possibilities that helps build a strong
community. From many of these rooftop
decks Mt. Tam and the western sky will be
visible along with the East Bay Hills and
the breadth and width of Alameda itself.
SITE SECTIONS: C & D
MAR 10,2020 DP-7
2229 & 2235 CLEMENT AVENUE, ALAMEDA, CA
UnftTypaF
PORCH/
DECK
\~:::(?·"·
SDEWALK I
LANDSCAPED Boatwork& GREEN along THE MAIN PASEo
72'-1"+/-
92'-1"+/-
PUBLICLY ACCESSIBLE OPEN AREA
8 ~ite Section E at Boatworks GREEN
SIDEWALK PORCH/
DECK
i
;:,
~I UJjiType82 ~ 5-::;
10' 20" 30'
' ' '
Common & Private Open Space
The expansive Boatworks Green
landscaped commons area at the
intersection of the East-West Blanding Dr.
and North-South Main Paseo is located at
the heart of the Boatworks project and at
the nexus of the main vehicular and
pedestrian traffic flows.
This publically accessible open space
doubles as a bio-swale and storm water
management area
0' 6' 12' 2~
BontaDESIGN, • """""' •~ ""'""' I f~~I:~1l}?'·:~X<U;'; ,.,::,,,, SITE SECTION: E
""''"' Alameda Boatworks Green MAR 1 o, 2020 D P-8
2229 & 2235 ClEIIENT AVENUE, ALAMEDA, CA
Unit Type 82
+--------34'-6" _--=...::..:..=.... ___ -.!<
BLANDING DRIVE
•Pr:-------48'-6"--------.1<-
~
in
'<!"
Unit Type E
r FRONT YARD FENCE
. ·~······
17'-5"
FRONT YARD
PUBLICLY ACCESSIBLE
AREA TO ESTUARY
'l.
8 Site Section G at Park St. Landing ~ 32 .-5. ,l
35'-6"
PARK STREET LANDING
PARKING AND DRIVEWAY
(PRIVATE PROPERTY)
'"?
N
C')
EAVE
EXISTING
ENTERPRISE
rent-a-car
6'
~
5> co
10' 20' 30'
I F==l I
12' 24'
Extension of Blanding Drive through
center of site and Oak St. Pathway at
Eastern boundary of site.
The main East-West arterial through the
site is the Blanding Drive extension of
Blanding Ave.
Blanding Drive (section FF) features
parallel street parking along its northern
side along with a dedicated Bike Lane and
tree-lined landscaped sidewalks at either
side of the road. The well defined spatial
corridor breaks at the southern edge of the
Community Green to provide an invitation
to passers-by to explore the Waterfront
Open Space beyond.
Blanding Drive leads to the public parking
at Elm Drive which connects the two main
vehicular entrances to the site off Oak
Street and Clement Ave.
•
SITE SECTIONS: F & G
MAR 10,2020 DP-9
2229 & 2235 CLEMENT AVENUE, ALAMEDA, CA
I ROQFPEAK l
c:, ..,.
~ ~ UnitTypeE
4D · Site Section H at Oak St.
It
!
25'-0"
It
FRONT YARD SIDEWALK
UnltTypeA2
i
io ..,.
8 Site Section J at Waterfront West Dr.
32'+/-
OAK ST.
UnitTypeA2
()'
1(1'
EXISTING AVN
MOTORSPORTS
2D' 30'
I ~ I I
6' 12' 24'
li ~ tJm;i~::J~g ~ I! :"'CD
~g~~~:.~m~ji0~T"'~;~,, .. ,. 1 SITE SECTIONS: H & J
Sl0-654-3255
Alameda Boatworks Green1 ""~MAR 10, 2020 DP-1 0
2229 & 2235 a.EMENT AVENUE, ALAMEDA. CA
8'-6" 6'-0" 12'-4" 8'-3"
PATHWAY CURVED
LANDSCAPE LANDSCAPE PATHWAY
Ct
28'-6"
BIORETENTION AREAl
AMPHITHEATER
1 .09'~9~'
BCDC SHORELINE BAND
~~ 1. .. I; ~. . I= r ...... ",.''BOVE'""'"'YEARfLOOD(APPR0>(.2100) I ~ f !J.::J ; ._; J zj}~4?Sl:F:if4~g~~-~~fF~~~~E~R!~o~c~~R~x~o~o[
& . 2.8g-FEMA 100 YEAR FLOOD
.£a¥":iixisfifila61J .Hfe]ij~Lsva .ifoti)-
16'-5" 7'-7" 44'-2"
PATHWAY PIER 10' 20' 30'
I I ~
(t Site Section K at Pier 0' 6' 12' 24'
SITE SECTION: K
MAR 10,2020 DP-11
=9 & 2235 CLEMENT AVENUE, ALAMEDA, CA
'
J.
_FrOnt EleyBtiQfJ
,-..----------·
--L
Side Etijijo;ratM,Icmx Onit Right Eteyation
Unit Type 01
-~_,,.,._.,,, ... _~---~::::--.. ·:-;:-,_,-,,~~ ro o plea n1 BantaOESIGN,A "-"''""''"""'-I p t ty • I u 't
~~~2J~t -~,~\.\:"" D 1-Exterior Elevations
AJa:~~!..,~~:r"enJ-MAR 10, 2020 1 DR-1
r
Pers oective 1
Unit Typ e D1
. . '!.!"~
' '
Pers pective 2
~ ~ 1
~
Prototypical Unit
D 1-Perspective Views
MAR 10,2020 I DR-2
2229 & 2235 CLEMENT AVENUE, ALAMEDA, CA
~~}}:: .. ~ ::.·.
~
f~~l~t~Jj! ·r·;; ..... ~~'!ft!j'~i!, ~:~!;:~~~Ji
Mrkt=Market Rate
Mod""Mod~~rate Income
(Affordable)
VL.=Very L.ow Income
(Affordable)
L = Laundry Room
T = Trash Chute
E =Elevator
\
\
9Un~
\
8 Units\
'!3 Units
30 Units
total
0' 4' 8' 20'
\
\
Multi-Family Building Plans
~r-------r-----------+-----~---+------------+---~
0
~r-------r-----------+----------+------------+---~
~r-------r-----------+-----~---+------------+---~ ~
8 ~ r-------r-----------r----------+-------
~r-------r-----------r----------+------------r---~ ~
0 ~ r-------r-----------+-----~---+------------+---~
8 L r-------r-----------+-----~---+------------+---~
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8
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Baot•OfSIGN,Ar"'""""',."·"' l ~;~,Zf~Il('}t:';'.f;C~'-,=·''' Affordable Housing Plan
Alameda Boatworks Green ~--MAR 10,2020 .. 1 MFB-1
2229 & 2235 CLEMENT AVENUE, AlAMEDA, CA
~------Seat wall, typ.
~------Spedmen·tree·in decomposed granite
in concrete
Tiered lawn area
Planting ----------'
Sign age
Tot lot with play surfacing
Earth mound with corten walls
Fence with bollards
Shade structure with wind barrier
walls and seating
In-ground art elements
Seawall , typ .
Residental fence with entrance
columns, typ.
Pedestrian concrete paving, typ.
~--~--------------------Shade trees
L1
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...... i iitkhtrld 1:<;.~'1.
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--... ....
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jle!flm.~tingf~rlinsAreii.
~~--~·
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The Boatworks Central Green Space/
Bio-retention area is planted with Blue Rye
Grass, a mix of Ryegrass and Kentucky Blue
Grass typically instaled on athletic ftelds. This
area wiU be able to withstand daily use by
project residents and community visitors.
This mix can also take a lot of sunshine near the
coast, requiring more water and more fertilizer
than dwarf fescue (especially during hot
seasons). Blue Rye Grass has good winter
disease tolerance, excellent repairability and
presents a deep green color across aU
seasons. Use of the area after a storm depends
on rainfall intensity and duration. The Central
Green Space/Bio-retention area should drain at • · . ~·a minimum percolation rate of 5" per hour. If ""'! properly installed the space should be able to
• . accept use within a few hours.
J j j \' . l I '1., I 'l I ...
!" .,..,.. .....,-). •. ~ .• , . ! • ~ . . l: .·. · ....... 1 · .~ (, , :.! ·. ~ ; tJ ; 'j , :1 · .. · . -r:he trees along the perimeter and planted in the "fj. ·-~~·-!ij.Q•~trtlft~~-1 .1 I 1 I SldewalkshoulderattheCentraiGreen ~ · .. · '; .k j " · ..llf'.. ,..-~\ ·(~'"' . ~ t.., ·"" .. :\ . '~ "'~ \: . ~-., -f\ ~ ·4 \ ..t•Space/Bio-retention area are Melaleuca
·' .... -·----:-.·"'"\: .......w.,' .. ~ ~ . .1. 1 -.Jii.. .,~ .• 1 .• ·.~.At L ·. ·. '~-~-· . ....-. · • ,_ ~; ~.' 1 1Jaj..: . ~ 4l) .. t ·. • ,;, , ''1 :~ A. .. •'··::£-·.~. · qui~quenervia-cajep"! Tree, an Aust~lia~ .
"' l ,..-~.-;--r ~WI'--., ~ 'fG:"-"'IIP """'~ Y,. c::,J •. ,natiVethat~rowswellmNorthemCallformam
• ;· .. d,~. · ·li· ~~ ~ . ~' ~ .. · ·. .,,,-;_., ..... ~ .... v:-_,._;f~_":_t.~l~~D;,wi' .~ ,.-., ·, ..... ; _ _.\".~:, ~=~:n:~:"~en:~:~~~;re~l=~!ea -r ~ . '· , ·~ , ' ' · Hi" 7\ ~-. regular water, has thick light bro~itish berk,
• ~-, ~ , · '-·• ..... 1 ~ · · narrow oval pale green leaves and foliage that -~ r ~-~.-.... ::aa . , ..... ··; '_." •. -~ .... · ...... -~ ... . ..... } "' (' tunis ~urple ~n frosls. !his ~~s also has .
• : •
1
··• ., -~ • t 1 i ; i ! ·· yellOWish white somet1rrtes p111lush flower sp1kes f:~.r·~ ~ , , ·~~· : .'. :"~!. ·.w ••• ! .~t,:::~·L}! .J·~::· .. ::~.:~-~-l ~ ~ .. -..... _.andmakesanexcellentslreettree.
...; "·· • I. · J ( 1 '(-~--·'m• m..mtlot1 Area·1 '-:; . _.., • · ....... ..
.• ~.~~~· .~\l :~~:.::~~· ,r~~:;t•t~··~···.~.~~::;~:n!i~~::~:<·~ ~~:
t '
•'
,'
Alameda Boatwof:k$. Green
.~rt .. S_pa<>~•-IH9~k~mntioncgpt
.!'l.!(J
. .
~~:~~·a,·_-~e··-~-~CI-~TiS
; t~=~~;~~~:~~~~
\-1(·1~ le u~,, tJu ifi i'J'-"''I en j,,
'lif·l '·. ~ \
~~·, L2
PlAY STRUCTURE
$EATlNG
SCUt.P'TURE.fARTEU:MENT
PROPOSED LANDSCAPE
SITE FURNITURE EXAMPLES
MAY. 18,2016 I L3
HAROSCAPI:
RAJUNG TREATMENT
,...,_,g
STORYBOARD
lt !u '~
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c( b ·~~· -,~"-· 1~
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l.
·-·--+
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:'d i 1:
I
******
I, the undersigned, hereby certify that the foregoing Resolution was duly and
regularly adopted and passed by the Council of the City of Alameda in a regular
meeting assembled on the 7th day of April, 2020, by the following vote to wit:
AYES: Councilmembers Knox White, Oddie, Vella and Mayor Ezzy
Ashcraft -4.
NOES: Councilmember Daysog -1.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the seal of
said City this ath day of April, 2020.
Lara Weisige r, C1ty Clerk
City of Alameda
Page 27 of 27