Title
Adoption of Resolution Approving a Final Map and Authorizing the City Manager, or Designee, to Execute Subdivision Improvement Agreement and Affordable Housing Agreement for Tract 8654, 2015 Grand Street (former Pennzoil Property).
This action is exempt from the California Environmental Quality Act (CEQA) review pursuant to CEQA Guidelines sections 15268 (Ministerial Projects), 15183 (Projects Consistent with a General Plan), and 15332 (In-Fill Development). (Public Works 31041520)
Body
To: Honorable Mayor and Members of the City Council
From: Jennifer Ott, City Manager
EXECUTIVE SUMMARY
On February 7, 2023, City Council approved, with conditions, Tentative Map Tract No. 8654, per the City of Alameda Resolution No. 16028. The Final Map (Exhibit 1) provides for 14 lots on 4.1 acres. The development consists of 14 buildings containing a total of 90 condominium units and associated infrastructure, which includes private streets/alleys, private storm drain and public sanitary sewer main for development by TH Grand Street, LLC. The development also connects Clement Avenue from Grand Street to Hibbard Street, completing a key segment of the City of Alameda’s Truck Route.
Staff recommends adoption of a resolution approving the final map and authorizing execution of a Subdivision Improvement Agreement for Tract 8654, 2015 Grand Street.
BACKGROUND
On December 12, 2022, the Planning Board held a public hearing and approved the Design Review, Development Plan, and Density Bonus for the project, and recommended City Council approve the Vesting Tentative Map to subdivide two lots on 4.1 acres into 14 lots and 90 condominium units. The Planning Board found that the project is consistent with objective development standards adopted at the time of preliminary application submittal, as required under SB 330.
On February 7, 2023, City Council adopted Resolution No. 16028 approving the Vesting Tentative Map Tract No. 8654, upon which the Final Map is based.
DISCUSSION
Approval of a final subdivision map is an administrative, ministerial, and mandatory action by City Council once the City Engineer has determined that the final map is in substantial compliance with the previously approved tentative subdivision map and is technically correct. The Planning, Building, and Transportation Department and the Public Works Department completed their reviews of the improvement plans and Final Map for Tract 8654, 2015 Grand Street. The tract infrastructure includes:
• Clement Avenue Improvements, which include:
o Completion of the final segment of the Clement Avenue extension, connecting Grand Street and Hibbard Street. This segment will close a gap in the designated Truck Route. This segment of Clement Avenue will be built by the developer and dedicated to the City of Alameda (City) as a public street.
o Construction of a protected bike lane on the north side of Clement Avenue from Grand Street to Ohlone Street. This provides a connection to existing bike lanes on the Cross Alameda Trail
o Public curb, gutter and sidewalk on both sides of the new street segment
o Public stormwater treatment facilities and landscaping
• Grand Street Improvements between Fortmann Way and Ellen Craig Avenue, which include:
o Public sidewalk
o Public bike lane
o Public street parking
o Landscaping
o Stop signs at the intersection of Grand Street and Clement Avenue
• Hibbard Street Improvements between Ellen Craig Avenue and Clement Avenue, which include:
o Widening Hibbard Street to accommodate two 13-foot travel lanes and street parking on the east side of the street. To accomplish this, the developer will dedicate a 25-foot wide strip of property along the Hibbard Street frontage to the City as a public street, increasing the width of the right-of-way from 31 feet to 56 feet.
o Public sidewalk along the west side of the street
o Public stormwater treatment facilities and landscaping
o Stop signs at the intersection of Hibbard Street and Clement Avenue
• On Site Improvements
o Private streets and alleys to be maintained by the HOA
o Private storm drain and stormwater treatment facilities to be maintained by the HOA
o Private streetlights to be maintained by the HOA
o Sidewalks to be maintained by the HOA
o Public north/south bicycle/pedestrian path along Hibbard Street that continues through the project site to Fortmann Way.
Public access easements will be granted to the public on Parcels A, C, D, and E and on a portion of Lots 2, 3, 5, 6, 8, 9, 12, and 14 and Parcel B.
Public Utility Easements and Emergency Vehicle Access easements will be granted the public on all private streets and alleys (Parcels A, C, D, and E).
Vehicular access to the project will be provided via:
• One driveway on Fortmann Way
• One driveway on Hibbard Street
• Two driveways on Clement Avenue
o One on the north side
o One on the south side
Two additional access points are provided to increase circulation for emergency vehicles:
• One driveway on the north side of Ellen Craig Avenue
• One driveway on the north side of Clement Avenue on the west side of the site
These connections will have gates that block regular vehicular traffic and will only provide access to emergency vehicles.
The improvements mentioned above will be constructed in phases. Phase 1 consists of the Clement Avenue and Hibbard Street improvements and the southern portion of the project (Parcel E and Lots 11-14). Phase 2 consists of the area north of Clement Avenue (Parcels A, B, C, D and Lots 1-10). See the phasing exhibit (Exhibit 2)
The Final Map has been reviewed and determined to be technically correct and in substantial conformance with the approved tentative map, conditions of approval, and mitigation measures. City staff has determined that the developer has satisfied all conditions of approval necessary to record the final map.
Staff and TH Grand Street, LLC have successfully negotiated an Affordable Housing Agreement (Exhibit 3) and Subdivision Improvement Agreement (SIA) (Exhibit 4) for the construction of the public improvements approved under Public Works Development Permit PWD23-0003 within Tract 8654. TH Grand Street, LLC has provided a performance bond for the Phase 1 work guaranteeing the full and faithful performance of the Phase 1 public improvements in the amount of $1,975,000 and a labor and materials bond in the amount of $1,975,000. Separate bonds for the Phase 2 work have been provided and include a performance bond and a labor and materials bond for $363,000 each. The City Attorney has reviewed and approved the SIA and bonds as the form of security.
ALTERNATIVES
• Approve the Final Map for Tract 8654, 2015 Grand Street.
• Return the project back to staff for further consideration and evaluation on any specific Tentative Map condition of approval.
FINANCIAL IMPACT
There is no financial impact to the City from construction of the improvements or maintenance of improvements on private property (Parcels A, B, C, D, and E and Lots 1-14). The City will be responsible for maintenance of all public improvements within Clement Avenue, Grand Street and Hibbard Street once the improvements are constructed, accepted by City Council and the one-year warranty period has expired.
MUNICIPAL CODE/POLICY DOCUMENT CROSS REFERENCE
This action is consistent with the Alameda Municipal Code.
ENVIRONMENTAL REVIEW
In accordance with CEQA, this action is categorically exempt from further CEQA review pursuant to CEQA Guidelines section 15268 (Ministerial Projects). This action is also exempt pursuant to Guidelines section 15183 (Projects Consistent with a Community Plan or Zoning) because the 2015 Grand Street Development project and associated emergency access easement are consistent with the General Plan for which the General Plan EIR was certified (Alameda General Plan 2040 EIR, State Clearinghouse #2021030563), and will not have any impacts that cannot be substantially mitigated by the imposition of uniformly applied development policies or standards.
This project is also categorically exempt from further environmental review pursuant to CEQA Guidelines Section 15332 (Infill Development) on the following basis:
1. The project is consistent with the applicable general plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations. The proposed development of this site for 90 townhome units and 5 accessory dwelling units is consistent with the R-4-PD-MF, Neighborhood Residential with Planned Development and Multi-Family Combining Zoning District and the Medium-Density Residential land use designation. Overall, the project is consistent with the applicable General Plan policies and zoning regulations.
2. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The property is less than five acres (the project site is approximately 4.14 acres), is located entirely within city limits, and is surrounded by urban residential, commercial or institutional uses.
3. The project has no value as habitat for endangered, rare, or threatened species. The project site was developed as a petroleum packaging and distribution facility for several decades and was only recent cleared of buildings and improvements. As a result, the project site has no value as habitat for endangered, rare or threatened species.
4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The project is conditioned to implement a Transportation Demand Management program to reduce the automobile trips generated by the project to reduce any significant effects relating to traffic. The project would not have any significant effects to traffic, noise, air quality, or water quality.
5. The site can be adequately served by all required utilities and public services. The property is located within a developed urban area that is served by all required utilities and services.
CLIMATE IMPACT
This project is consistent with the City’s Climate Action and Resiliency Plan housing policies, which encourage higher-density housing in order to lower greenhouse gas emissions. Additionally, to encourage transit use and minimize the use of private automobiles, consistent with the City of Alameda Climate Action Plan and Transportation Choices plan, the project is proposing to limit the supply of free, on-site parking.
RECOMMENDATION
Adopt a resolution approving a Final Map and authorizing the City Manager to execute the SIA and Affordable Housing Agreement for Tract 8654, 2015 Grand Street.
Respectfully submitted,
Erin Smith, Public Works Director
By,
Scott Wikstrom, City Engineer
Brendin Christolear, Senior Engineer
Financial Impact section reviewed,
Margaret O’Brien, Finance Director
Exhibits:
1. Final Map, Tract 8654, 2015 Grand Street
2. Phasing Exhibit
3. Affordable Housing Agreement
4. Subdivision Improvement Agreement