Attachment III
CITY OF HAYWARD
PLANNING DIVISION
SITE PLAN REVIEW
APPLICATION NO. 201803495
FINDINGS OF APPROVAL
EFFECTIVE DATE JANUARY 31, 2019
Section 1. Background
1. On July 9, 2018, Jayvant Shah, on behalf of KG Hotel (Applicant) filed Site Plan Review Application 201803495 to construct a new four-story, 131-room hotel and an approximately 5,300 square foot multi-tenant commercial building and related site improvements on two, vacant City-owned sites located on a portion of the Hayward Executive Airport located at 22005 Skywest Drive (APNs 432-0108-008-00 and 432-0108-007-00) in the Air Terminal - Commercial (AT-C) District with a Retail and Office Commercial General Plan land use designation. The proposed project includes a request for an increase in height from the maximum of 40 feet to accommodate a higher ceiling height on the ground floor, a decorative parapet wrap and an elevator enclosure to screen rooftop equipment. The building would reach 48 feet at the top of the building parapet and 58 feet in height at the top of the elevator enclosure.
2. Pursuant to Hayward Municipal Code (HMC) Section 10-1.3005, Site Plan Review is aimed at fostering development and the establishment of uses which take into account on-site and surrounding structures and uses that contributes to development of an attractive City; that minimizes physical and environmental constraints; that complies with the intent of City development policies and regulations; and that operates in a manner that is acceptable to and compatible with surrounding development.
3. Pursuant to HMC Section 10-1.1985(o), the approving authority may approve a request for an increase in height of a structure over 40 feet where the proposed structure will not constitute a hazard or result in an unsafe condition for air navigation pursuant to Federal Aviation Administration Review and approval; and, where the increase in height is necessary to achieve a more beneficial site layout or will result in benefits and amenities that could not be achieved under current zoning standards.
Section 2. Findings for the Site Plan Review and Increase in Building Height.
Per HMC Sections 10-1.3025 and 10-1.1985(o), the Planning Director may approve a Site Plan Review application with increase in building height, subject to the following findings:
A. The development is compatible with on -site and surrounding structures and uses and is an attractive addition to the City.
Attachment IV
The proposed project will result in the development of a vacant infill site with a new Home2Suites hotel, multi-tenant commercial building that will house a variety of retail and commercial uses and related site improvements including perimeter landscaping, a new parking lot with shared driveway access, and a pedestrian plaza area between the hotel and multi-tenant commercial building. The proposed development is intended to provide a high-quality hotel with amenities for visitors to the Hayward Executive Airport property and the City. The proposed development is compatible with the scale of surrounding development which includes the Hayward Airport to the west and a variety of large-scale parcels and commercial development to the north and south. Hesperian Boulevard, a major arterial, would provide an approximately 135-foot wide buffer between the proposed hotel development and the residential uses located east of the project site. The buildings will include varied roof heights, plane breaks and a variety of building materials and colors to break up the scale and massing of the development and to provide articulation on all sides of the development.
B. The development takes into consideration physical and environmental constraints.
The proposed development would result in construction of a new hotel, multi-tenant commercial building and related site improvements on a vacant property. The infill site, which is adequately served by utilities, is generally flat with access from Skywest Drive and Hesperian Boulevard thus there are no apparent physical constraints to its development. As noted in Section 3, Environmental Review, below, there are no environmental constraints to development of the site. Further, on July 27, 2018, the Federal Aviation Administration issued a Final Determination following review of the proposed development finding that the proposed development would not disrupt the safe and efficient use of navigable airspace by aircraft and with respect to the safety of persons and property on the ground.
C. The development complies with the intent of City develo pment policies and regulations.
The proposed hotel and commercial uses are permitted, and the proposed development meets the applicable development standards of the AT-C District, except for the maximum height which is discussed in the findings below. The proposed development is consistent with the Retail and Office General Plan land use designation in that lodging, retail and dining uses are identified as “supporting uses;” and the proposed development is consistent with the following goals and policies of the Hayward 2040 General Plan:
Land Use Policy LU-4.1: Mixed-Use Corridors
The City shall allo w mixed-use development types and uses along corridors to balance the needs of residents and empl oyees living and working in surrounding a reas w ith the needs of motorists driving through the community.
Attachment IV
Land Use Policy LU-4.8: Shared Driveways and Parking Lots The City s hall encourage a djoining properties along corridors to use shared driveways and shared parking lots to promote th e efficient use of land, reduce the total land area dedicated to parking and t o create a more pedestrian -friendly environment by minimizing curb-cuts along the sidewalk.
Land Use Policy LU-4.7: Parcel Consolidation
The City shall promote the consolidation of small and irregular sha ped parcels along corridors to improve the economic feasibility of development projects.
Land Use Policy LU-4.11: Streetscape Enhancements
The City shall strive to improve the visual character of corridors by improving streetscapes with landscaped medians, and wi dened si dewalks that are improved with st reet trees, pedestrian-scaled lighting, underground utilities, landscaping and streetscape furniture.
D. The deve lopment will be operated in a manner determined to be acceptable and compatible with surrounding development.
The proposed development would result in establishment of a new Home2Suites hotel and multi-tenant commercial building with retail, food and other commercial uses intended to serve visitors to the hotel and surrounding neighborhood. A hotel and various retail, food-related and commercial uses are permitted in the applicable AT-C District and would therefore be considered compatible with the surrounding development.
Further, operational conditions of approval including but not limited to limiting noise generated from the development, landscaping maintenance and a requirement to eliminate any graffiti within a certain amount of time will ensure that the hotel and commercial development operate in a manner that is acceptable and compatible with the surrounding Airport, commercial and residential development.
E. The proposed structure will not constitute a hazard to or result in an unsafe condition for air navigation pursuant to Federal Aviation Administration review and approval.
On July 27, 2018, the Federal Aviation Administration issued a Final Determination following review of the proposed development finding that the proposed development would not disrupt the safe and efficient use of navigable airspace by aircraft and with respect to the safety of persons and property on the ground.
F. The increase in height over 40 feet is necessary to achieve a more beneficial site layout or will result in public benefits/amenities that could not be achieved under current zoning standards.
The proposed Home2Suites hotel would reach 48 feet at the top of the parapet while minor building elements such as decorative metal screens and an elevator shaft Attachment IV
would reach up to 58 feet in height. The increase in height will achieve a more beneficial site layout and result in amenities that could not be achieve d u nder the current regulations in that construction of the approximately 5,300 square foot multi-tenant commercial building and plaza area , which will serve visitors to the hotel and the general public, requires that the hotel be constructed within a smaller footprint on the site thus resulting in a taller hotel building in order to p rovide the appropriate number of guest rooms to make the hotel feasible. Rather than developing the site with a si ngle use hotel, the proposed development includes a mix of commercial and lo dging uses which will appeal to visitors as well as employees and nearby residents. In addition, the building design warrants an increase in height . Specifically, the ground floor of the hotel building, which will house a large lobby with eatin g area and a ccess to an on -site pool , would be constructed with a higher ceiling height (up to 14 feet while the upper floors are 10 feet in height ) in order to provide for a grand entrance and more voluminous ground floor area.
Section 3. Environmental Review
The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332, Infill Development Projects, of the CEQA Guidelines in that the proposed project is consistent with the applicable General Plan designation and policies as well as the applicable zoning designation and regulations, as detailed in the findings above. The site is located within the City limits and is 3.65 acres in size. The infill site is surrounded by development and presents no value as habitat for endangered, rare or threatened species. The site is adequately served by utilities and the proposed hotel and multi-tenant commercial building will not result in any significant effects relating to noise, air quality or water quality. Further, according to a Traffic Impact Analysis prepared by LSA, and dated December 14, 2018, the proposed development would not result in any significant impacts if signal timing is adjusted at Hesperian Blvd and A Street, which is included as a condition of approval for the proposed project.
Section 4. Decision
Site Plan Review Application No. 201803495 is hereby approved, subject to the conditions of approval, included as Attachment 1. This decision shall become effective on January 31, 2019, unless appealed.
Attachment IV
CITY OF HAYWARD
PLANNING DIVISION
SITE PLAN REVIEW
APPLICATION NO. 201803495
CONDITIONS OF APPROVAL
EFFECTIVE DATE JANUARY 31, 2019
General
1. The developer shall assume the defense of and shall pay on behalf of and hold harmless the City, its officers, employees, volunteers and agents fr om and against any or all loss, liability, expense, claim costs, suit s and damages of every kind, nature and description directly or indirectly arising from the performance and action of this permit.
2. Site Plan is approved subjec t to the Architectural, Civi l and Landscape plans date stamped August 30, 2018 , except as modified by the plan sheets date stamped October 12, 2018, respectively, except as modified by the conditions listed below. A ny proposal for alterations to the conditionally approved site plan a nd/ or design that does not require a variance to any zoning ordinance standard shall be subject to approval by the Development Services Directo r or his/her designee, prior to implementat ion. Alterations requiring a variance shall be subject to review and approval by the Planning Commission.
3. The mu lti-tenant commercial building ( identified as Phase II of the devel opment) shall be constructed and Certificates of Occupancy issued within one year of con struction and issuance of Certificate of Occupancy for the hotel (identified as Phase I of the development ), unless waived by the Planning Director.
4. The plaza area between the hotel and multi -tenant commercial building shall be constructed in a ccordance w ith th e P reliminary Landscape Plan with decorative pavers, benches, trash receptacles, raised planters, pedestrian-scaled lighting and decorative bollards. The plaza area and landscaping shall be maintained to ensure that it is maintained in an orderly fashion.
5. The permittee, property owner or designated representative shall allow the City’s staff to access the pr operty for site inspection(s) to confirm all approved conditions have been completed and are being maintained in co mpliance with all a dopted city , stat e and federal laws.
6. Failure to comply with any of the conditions set forth in this approval, or as sub sequently amended in writing by the City, may result in failure to obtain a building final and/or a Certificate of Occ upancy until full c ompliance i s reached. The City' s require ment for full compliance may require minor corrections and/ or complete demoli tion of a non -compliant improvement regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permit s were filed to construct the project.
7. All outstanding fees owed to the Cit y, including permit charges and staff time spent processing or associated with the development review of this application shall be paid in f ull prior t o any consideration of a reque st for approval extensions and/or the issuance of a building permit.
Attachment IV
8. If determined to be necessary for the protection of the public peace, safety and general welfare, the City of Hayward may impose additional conditions or restrictions on this permit.
Violations of any approved land use conditions or requirements will result i n further enforcement action by the Code Enforcement Division. Enforcement includes, but is not limited to, fines, fees/pena lties, special assessment, liens, or any other legal remedy required to achieve compliance including the City of Hayward instituting a revocation hearing before the Planning Commission.
9. A copy of these conditions of approval shall be scanned and included on a separate, full-sized sheet(s) in the building permit plan check set.
10. The Planning Director or designee may revoke this pe rmit for failure to comply with, or complete all, conditions of approval or improvements indicated on the approved plans.
11. The owner shall maintain in good repair all b uilding exteriors, walls , lighting, drainage facilities, landscaping, driveways, and p arking areas. The premises shall be kept clean and weed-free.
12. The applicant shall be responsible for graffiti -free maintenance of the property and shall remove any graffiti within 48 hours of occurrence or City notification.
13. The applicant shall app ly for and obtain all necessary permits from the City and/or outside agencies prior to any site work.
14. No person shall produce or allow to prod uce by human voice, machine de vice, or any combination of the same, on adjacent residential properties, a noise level at a point outside of the property plane that exceeds seventy (70) dBA between the hours of 7:00 a.m. and 9:00 pm. or sixty (60) dBA between the hours of 9:00 p.m. and 7:00 a.m.
15. The maximum i nterior noise levels within the hotel sleeping rooms shall not exceed 45 dB CNEL. The building permit application submittal shall provide noise analysis, constr uction details or other information to ensure compliance with the identified maximum interior noise level.
16. Lighting within the parking area(s) shall be provided and be maintained at a minimum of one foot-candle. Exterior lighting and parking lot lighting shall be provi ded in accordance with the Security Standards Ordinance (No . 90-26 C.S.) a nd be designed by a qualified lighting designer and erected and maintained so that li ght is confined to the property and will not cast direct light or glare upon adjacent properties or public rights-of-way. Such lighting shall also be designed such that it is decorative and in keeping with the design of the development.
17. Plans submitte d for building permit shall include a photometric site lighting plan that includes fixtures, mounting heights, light wattage and that demonstrates adequate site lighting withou t exce ssive glare, off -site im pacts or “hot spots.” All lighting shall be reviewed and approved by the City Engineer, Planning Division and Hayward Police Department prior to Building Permit issuance.
18. All lighting fixtures shall incorporate a sh ield to all ow for downward illumination. No spillover lighting to adjacent properties is permitted and all exterior lighting on walls, patios or balconies shall be recessed/shielded to minimize visual impacts.
19. The building colors and materials shown on the building p ermit plans shall match those shown on the color/material exhibit and renderings stamped August 30, 2018 , except as modified by the plan sheets date stamped October 12, 2018 . Any revision to the approved
Attachment IV
colors and materials shall be reviewe d an d approved by the Planning Division prior to the issuance of a building permit.
20. All vents gutters, downspouts, flashings, electrical conduits, and other utilitarian equipment shall be painted to match the color of the adjacent material unless specifica lly designed as an architectural element.
21. Any above-ground structures that may be required to provide utilities for the project shall be compatible as to location, form, desig n, exterior materials, and noise generation. The applicant shall obtain staff approval prior to issuance of any permits.
22. All trash enclosures shall adhere to all the basic design guidelines provided in Section 3 of the City's Standard Design Requirements for Collection & Storage of Trash, Recyclables and Organics for Commercial (Busine ss) and Multi -Family Projects. The enclosure(s) shall be adequately screened from view, utilizing a decorative wood or masonry wall or combination thereof and incorporate a roof, and doors which are compatible with the design of the primary buildings on site. The building permit submittal shall include a detailed set of plans that show the design details of the enclosures, including the location of all bins and label each bin with the capacity (ex: three cubic yards, four cubic yards, etc.) as well as the type of waste trash, recyclables, organics).
23. In accordance with Hayward Municipal Code (HMC) Section 10 - 1. 3055, approval of this Site Plan Review is void 36 months after the effective date of approval unless. a. Prior to the expiration of the 36 -month p eriod, a buildi ng per mit application has been submitted and accepted for processing by the Building Official or his/ her designee. If a building permit is issued for construction of improvements au thorized by this approval, said approval shall be void two years after iss uance of the building permit, or three years after approval of the application, whichever is later, unless the construction authorized by the building permit has been substantially c ompleted or substantial sums have been expended in reliance on this approval; or
b. A time extension o f the approval has been granted by the Development Services Director or his/her designee, which requires that a request for an extension of this approval must be submitted in writing to the Planning Division at least 15 days p rior to the expiration date of this approval.
Engineering – Transportation
24. Developer shall pay a total amount of $5,000 for the City to adjust traffic signal timing at both ends of Skywest Drive and at A Street/Hesperian B oulevard prior t o is suance of a Certificate of Occupancy for the first phase of development.
Engineering
25. Grading, Drainage , and Improvements: A grading permit issued by the Public Works Department is required prior to the issuance of building permits . The grading permi t application shall include engineered grading and drainage plan s showing finish grades and site drainage along with improvement plans as part of the grading permit application. The grading and drainage plan shall include, but not be limited to, the follo wing design & submittal requirements:
Attachment IV
a. All on-site storm drainage conveyance facilities and earth retaining structures 4’ foot in height or less (top of wall to bottom of footing) shall be reviewed and approved by Public Works. Earth retaining structures greater than 4-feet in height shall be reviewed and approved by the Building Division of the Development Services Department. The plans should include all proposed underground pipes, building drains, area drains and inlets. The on-site storm drainage system (if applicable) shall be designed to convey a 10-year storm event.
b. Because this project involves a land disturbance of one or more acres, the applicant is required to submit a Notice of Intent to the State Water Resources Control Board and to prepare a Storm Water Pollution Prevention Plan (SWPPP) for controlling storm water discharges associated with construction activity. Copies of these documents must be submitted to the Director of Public Works prior to issuance of a grading permit.
c. A soils report must be submitted to and accepted by the City prior to the issuance of a grading permit.
26. Required Improvements : Privately engineered studies and design documents shall be submitted to the City Engineer with the grading and drainage plan for review and approv al prior to issuance of building permits. The engineered plans shall include, but not be limited to, the following design requirements.
a. Remove and replace broken or uplifted curb, gutter, and sidewalk along Hesperian Boulevard.
b. Construct curb, gutter, and sidewalk along Skywest Drive project frontage. c. Close unused driveway cut(s).
d. Developer shall be responsible for adjusting existing utilit y boxes/vaults to grade, locating and protecting the existing communication conduits (fiber optic and copper) along the project frontage along Skywest Drive and Hesperian Boulevard. e. City standard metal pole mounted LED lights with underground electrical services shall be installed on Hesperian Boule vard and Skywest Drive fronting the development site.
a) Repair, overlay, or reconstruction of asphalt pavement may be required. The existing pavement will be evaluated with the street improvement plans and any necessary pavement restoration will be included as part of the final street improvement plans.
27. Lighting: On-site and street lighting fronting the development shall comply with the City’s Security Ordinance. Lighting shall be designed by a qualified lighting designer and erected and maintained so that light is confined to the property and will not cast a direct light or glare upon adjacent properties or rights-of-way.
28. Merge Lots: Applicant shall merge the two existing lots into one via a Certificate of Merger or Parcel Map prior to building permit issuance.
29. Stormwater Runoff Pollution Control Measures: This project must co mply with the Alameda Countywide Cleanwater Program (ACCP) which re quires the implementation of Best Management Practices (BMPs) which includes site design measures, source controls and numerically -sized Low Impact Development (LID) stormwater treatment me asures to minimize stormwater pollutant discharges from the project site.
Attachment IV
a. The project’s preliminary Stormwater Control Plan and numeric sizing calculations have been reviewed and this project will be in conformance the ACCP. b. Stormwater treatment facilities and measures included in the project design shall be maintained and kept operational by the property developer. The property developer shall enter into the City’s standard “Stormwater Treatment Measures Maintenance Agreement” as prepared by the City. Th e Maintenance Agreement shall be recorded with the Alameda County R ecorder’s Office to ensure that th e maintenance responsibility for private treatment control and site design measures is bound to the property in perpetuity.
30. Construction D amages: The Dev eloper shall be responsible to remove and replace curb, gutter, sid ewalks, driveways, signs, pavemen ts raised pavement markers, thermoplastic pavement markings, etc. damaged during construction of the proposed project prior to issuance of the Final Construction Report by the City Engineer. Developer is responsible for documenting the existing conditions prior to the start of construction to serve as a baseline for this requirement.
Alameda County Flood Control District
31. Grading and Drainage Plans will be r eferred by the City to the Alameda County Public Works Agency and Flood Control District for review and approval.
32. The development shall not augment runoff to the Flood Control Distric t’s facilities. Hydrology studies for the development conditions shoul d su bstantiate that there will be no net increase in the quantity of runoff from the site versus the flow rate based on the existing condition. However, if there is augmented runoff th en off -site and/or on -site mitigation measures will be necessary to the satisfaction o f the Alameda County Public Works Agency.
33. Drainage calculations shall be submitted with the Grading and Drainage Plans showing that the sizing of the on -site storm drain pipes and bio -retention areas will have the adequate volume to detain t he augmented runoff and the proposed development will be designed to control the storm water outflow to the pre -development level and not “overburden” the existing drain lines. Note th at the required storage volume shall be computed using flood routing techniques with a unit hydrograph. The design storms are the 24 -hour Type I storm duration at a 10-year and 100-year recurrence frequency.
34. Any water well, cathodic protection well, or exp loratory boring that is shown on this map, is known to exist, is proposed, or is located during field operations must be properly destroyed, backfilled, or maintained in accordance with applicable groundwater protection ordinances. The owner or other responsible party should call the Alameda County Water District for additional information.
Building
Fees.
35. Supplemental building construction and improvement tax payment is required at the time of issuance of building permit.
36. School fee payment is required prior to issuance of building permit.
Building Permit Plans.
Attachment IV
37. Building permits plans shall include references to all governing codes. Applicable codes shall include the 2016 CA Building Code, 2016 CA Electrical Code, 2016 CA Mechanical Code, 2016 CA Plumbing Co de, 2016 CA Green Building Standards Code, 2016 CA Energy Efficiency Standards and the City of Hayward Municipal Code and Ordinances.
38. Applicant shall apply for a new address for the development site prior to the issuance of a Certificate of Occupancy for the first phase of development.
39. Plans shall include fire sprinkler information.
40. Plans shall specify Group A occupancy for the assembl y use (lobby, swimmi ng pool deck, etc.).
41. Plans shall include a building are a analysis that demonstrates compliance with allowable building heights per Chapter 5 of the California Building Code.
42. Plans shall provide egress/exit plans and specify the exit access travel distance.
43. Plans shall show the required fire -resistance-rated separation between occupancies and sleeping units and details.
44. Plans shall include details for life and safety i ssues such as r ated corridors, stairway enclosure, fire-rating of walls, smoke and carbon monoxide detectors.
45. The elevator shall be constructed in accordance with Section 713 and Chapter 30. Plans shall include details showing compliance.
46. Shaft enclosures shall comply with the provisions of Section 713. Plans shall include details showing compliance.
47. At least one accessible route within the bou ndary of the site shall be provided from public transportation stops, accessible parking and accessible passenge r loading and u nloading zones, and public streets or sidewalks to the accessible building entrance they serve. Where more than one ro ute of tra vel is provided, all routes shall be acce ssible. Plans shall include details showing compliance.
48. Hotels and sim ilar transient lodging facilities shall provide guest rooms in accordance with Sections 11B -224.1 through 11B -224.6 and Table 11B -224.2. Plans s hall include details showing compliance.
49. It appears that the proposed project is short of one required room without one roll-in shower.
Per Table 11B -224.2, 5 rooms without roll -in shower is required, however, the Guestroom Unit Matrix only shows 4. Plans shall include details showing compliance.
50. Amenities in the hotel such as the pool, fitness room, breakfast are a, guest laundry room, etc. are required to be accessible. Plans shall include details showing compliance.
51. It appears that the outdoor swimming pool and deck area will require two exits pursuant to CBC 10 06, Table 1004.1.2 and Table 1006.2.1. Plans sh all i nclude details showing compliance.
52. Provide or show on plans the accessible route to the trash enclosure area. Plans shall include details showing compliance.
53. Provide the minimum plumbing fixtures analysis for the common use areas such as the lobby, breakfast area, fitness room, swimming pool deck and outdoor seating. Verify and amend as
Attachment IV
applicable the required number of plumbing fixtures for male and female. CPC 422 and Table 4-1.
54. Other building code requir ements shall be reviewed along with structural calculations geotechnical report, disabl ed access, T24 energy compliance, CALGreen compliance and others at the building permit review process. Additional comments may apply.
55. Hotel/motel occupancies shall co mply with CEnC §110.10(b) through 110.10(d) for So lar Ready Buildings. Plans shall show designated solar zone areas.
56. Provide clean air vehicles/fuel -efficient vehicles parking and bicy cle parkin g and bicycle locker. Verify the required number of fuel -efficient and car/van pool vehicle parking and short-term and long-term bicycle parking. Plans shall include details showing compliance.
57. Provide capability to facilitate future installation of electric vehicle charging in the parking spaces. It appears that 10 EV charging spaces is required based on the numbe r of parking spaces. Per CBC Table 11B -228.3.2.1, once these spaces become charging stations, then at least one van accessible chargi ng station and one standard accessible charging sta tion are required. Plans shall include details showing compliance.
Landscape
58. Landscape a nd irrigation improvement plans shall be review ed and approved prior to issuance of building permits . Mylar of the a pproved landscape and irrigation improvement plans shall be submitted to the Engineering Department for signatures and cop ies of Mylar shall be included in the building permit submittal. Mylar shall be wet -signed and shall be provided with a bar scale. Mylar shall b e twenty-four (24) inches by thirty -six (36) inches without exception. A signing block shall be provided in the low right side on each sheet of Mylar. The signing block shall contain a signature line and a date line for City of Hayward, Landscape Architect. Upon completion of installation, As -built/Record Mylar shall be submitted to the Engineering Department by the developer.
59. Prior to the issuance of Certificate of Occupancy, all landscape and irrigation shall be completed in accordance to the approved plan and accepted by the City Landscape Arch itect.
Before request ing an inspection from the City Landscape Architec t, the project landscape architect shall inspect and accept landscape improvements and shall complete Appendix C.
Certificate of Compl etion in the City’s Bay -Friendly Water Efficient La ndscape Ordinance.
The completed Certificate of Completion Part 1 throu gh Part 7 or ap plicable parts shall be faxed/e-mailed/turn in prior to requesting an inspection from the City Landscape Architect.
60. If applicable, a tree removal permit shall be obtained prior to the removal of any tree in prior to issuance of a grading permit for the project.
61. Landscape Construction General Note #1 shall be revised to remove all rocks over one-inch in diameter.
62. Landscape Construction General Note #2: Superthrive is known to be natural and non -toxic, it is required that plant fertilizer be OMRI certified.
63. Landscape Construction General Note #11: Spell out “TDE”, “YDG”, and “LVA.”
64. Landscape Construction General Note #16 is incomplete.
65. Landscape Construction General Note #22: Mulch shall be organic recycled chipped wood in dark brown color and the size of the mulch shall exceed one and one-half inch in diameter.
Attachment IV
66. Landscape Construction General Note #34: The City used fractured granite an d found it unacceptable a nd fractured ove r time. The fractured granite shall be replaced with cobblestones or other material approved by the Landscape Architect.
67. Landscape Construction General Note #39: All slopes regardless of the gradient shall have full plant coverage at plant maturity.
68. Add a note under the gener al note that any slope equals or exceeds 3:1 shall receive erosion control material.
69. Proposed bio-treatment located the western corner to the hotel is lined with mostly cobbles.
Additional plants shall be added on the plans and shall b e approved by the Lan dscape Architect.
70. Trees shall be located minimum five feet from all underground utility lateral line s. A steel planter is located right on top of manhole for the storm drain and a tre e next to the transformer is proposed too close to the s torm drain later al line to the south of the future commercial/retail building.
71. Planting in the Hesperian Blvd and Skywest Drive setback areas are sparse at spots. Since cobble lined dry -creek bed is created th roughout the setback areas, the remaining planting areas shall have full plant coverage at maturity. Planting areas and species shall be provided on the landscape plans and shall be approved by the Landscape Architect.
72. Three-inch deep mulch shall be applied to bio-treatment areas.
73. Tree Planting Detail: Tree rootball shall be set minimum two-inches above adjacent grade for the future settlements. The size of the stake shall be specified.
74. Pursuant to HMC Section 10-12.07, (2)(c): Plant spacing shal l not be c loser the minimum spread provided in the reference books in the ordinance to allow mature plant growth without subjecting plant s to routine cutbacks and shearing. Reference plant books used for plant mature size and watering requirement shall be listed in the plant schedule.
75. Nasella tenuissima shall not be permitted for its invasive nature.
76. Abelia grandiflora is listed as moderate watering required plant in WUCOLS Edition IV.
77. The size of the existing irrigation water meter shall be provided. the size of th e b ackflow prevention device shall not exceed the size of the meter.
78. Master valve shall be “normally closed.”
79. Trees shall be ir rigated on dedicated valves. Trees with different watering needs shall be irrigated on separate valves.
80. Though emitters are allo wed for irrigating trees, i t is questiona ble that providing to tal 16 gallon per hour (2 emitters at 8 GPH = 0.27 GPM) for a 36”-box tree would provide adequate watering. The City has a great deal of success and is a standard practice to provide t wo tree bubblers per each tree: One preassembled deep root watering bubb ler and one flood bubbler in a gravel filled 4-inch diameter perforated pipe shall be preferred. Each bubbler not exceed
0.25 gallon per minute.
81. High watering required plants shall not be specified adjacent to low watering required pl ants such annual next to low watering required Rhaphiolepis.
Attachment IV
Utilities
Water.
82. The size of the domestic water meter required will be based on the number of water fixture units that the water meter will serv e. A detai led floor plan of the entire property or a meter sizing table for the entire building must be provided to determine the appropriate water meter size. Alternatively, a calculated water demand (in gallons per minute) for the entire property, as determined by an engineer, can be provided to determine proper water meter size.
83. Sheet C3 shows the installation of 2” servic e line and one 1.5” domestic water meter to serve future retail units for Phase II. Revise Sheet C3 to:
a. Show the size and locations of existing water and sewer mains on Skywest Drive; b. Clearly identify if utilities for Phase II will be installed during Phase I; and c. Show the installation of separate domestic water services for each commercial tenant space. Each commercial tenant space is required to be served by separate domestic water meters.
84. The landscaping plans shall show the gallon per minute de mand of the irrigation system. The size of the irrigation water meter required will be based on the calculated water demand (in gallons per minute) for the irrigation system.
85. Existing water services, if any, that cannot be reused for the proposed developme nt shall be abandoned by City Water Distribution Personnel at the applicant’s/developer’s expense.
86. Each commercial each tenant space w ithin the proposed building for Phase II must be se rved by a separate domestic water meter.
87. The applicant/developer shall install an above ground Reduced Pressure Backflow Prevention Assembly (RPBA) on each domestic and irrigation water meter, per SD -202. Backflow preventions assemblies shall be at least the size of the water meter or the water supply line on the property side of the meter, whichever is larger.
88. The development shall have its own fire service, sized per the requirements of the Fire Department. Fire services shall have an above ground Double Check Valve Assembly, per City Standards SD-201 and SD-204.
89. New fire se rvices must be installed by City Water Distribution Personnel at the owner’s/applicant’s expense, with a time-and-materials deposit due prior to the start of work.
90. Water meters and serv ices are to be located a minimum of two feet from top of driveway flare as per SD-213 thru SD-218.
91. Water mains and services, including the meters, must be located at least 10 feet horizontally from and o ne-foot vertically above any parallel pipeline convey ing untreated sewage (including sanitary sewer laterals), and at least four feet from and on foot vertically above any parallel pipeline conveying storm drainage, per the current California Waterworks Standards, Title 22, Chapter 16, Section 64572. The minimum horizontal separation distances can be reduced by using higher grade (i.e., pressure) piping materials.
Sewer.
92. The development’s sanitary sewer mains and manholes shall be public, owned and maintained by the City. If the sewer mains are located in a p rivate roadway, either the entire
Attachment IV
roadway shall be a public utility eas ement or a mini mum 10-foot-wide easement shall be granted to the City.
93. All sewer mains and appurtenances sh all be constructed in accor dance to t he City’s “Specifications for the Construction of Sewer Mains an d Appurtenances (12” Diameter or Less),” latest revision at the time of permit approval. Sewer cleanouts shall be installed on each sewer lateral at the co nnection with the building drain, at any change in alignment, and at uniform intervals not to exceed 100 feet. Manholes shall be installed in the sewer main at any change in direction or grade, at intervals not to exceed 400 feet, and at the upstream end of the pipeline.
94. The applicant/developer is responsible for payment of sewer co nnection fees at the cu rrent rates at the time of purchase. Sewer connection fees for non-residential connections are calculated based on the volume and strength of the wastewater discharge. Per the Plumbi ng Code’s estimated waste/sewage flow rates, the estimated wastewater discharge volume for a hotel is 60 gallons per room per day. The ca lculated wastewater discharge volume is 8,100 gallons per day. The current cost for the sewer connection fee is $297,176.
Solid Waste
95. The City requires that construction and demolition debris b e recycled. At th e time of your building permit submittal, a Debris Recycling Statement shall be provided for the demolition, renovation and construction of the building. The form can also b e found at http://www.hayward-ca.gov/services/city-services/construction-and-demolition debris- disposal.
Attachment III