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HomeMy WebLinkAboutReso - CC - 099-1998RECORDING REQUESTED BY AND RETURN TO: CITY CLERK CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME CA 94010 II III I� III I� IIIII III I 11111I OFFICIAL RECORDS OF SAN MATEO COUNTY ASSESSOR -COUNTY CLERK -RECORDER WARREN SLOCUM Recorded at Request of CITY OF BURLINGAME 98-17925e I1/0z/98 es:zs Recording Fee: JGREEN SPACE ABOVE LINE FOR COUNTY RECORDER RESOLUTION 99-98 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME DENYING APPEAL OF PLANNING COMMISSION DECISION AND APPROVING A MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, EXCEPTION OF FRONT LANDSCAPING, VARIANCE FOR PARKING WITHIN THE FRONT SETBACK AND TENTATIVE MAP FOR A 34 UNIT CONDOMINIUM PROJECT AT 530 EL CAMINO REAL, BURLINGAME APN 029-111-290 RESOLUTION NO. 99-98 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME DENYING APPEAL OF PLANNING COMMISSION DECISION AND APPROVING A MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, EXCEPTION OF FRONT LANDSCAPING, VARIANCE FOR PARKING WITHIN THE FRONT SETBACK, AND TENTATIVE MAP FOR A 34 UNIT CONDOMINIUM AT 530 EL CAMINO REAL, BURLINGAME, CALIFORNIA WITH CONDITIONS ZONE R-3 PROPERTY OWNER: TOP TOYO LOTUS CONSTRUCTION DEVELOPMENT APPLICANT: GUMBINGER ASSOCIATES APPELLANT: H. SORENSEN APN 029-111-290 RESOLVED by the CITY COUNCIL of the CITY of BURLINGAME that: WHEREAS, this matter came before the City Council on August 3, 1998, for public hearing on an appeal by H. Sorensen from a Planning Commission decision approving the application with conditions and was regularly noticed in accordance with State and City law; and WHEREAS, the Council visited the property involved, and the Council has received and considered all written documentation and oral testimony submitted from all interested persons; and WHEREAS, the Planning Commission properly considered this application, made findings, and acted in accordance with the requirements of the General Plan and Zoning Code in its decision; and WHEREAS, the City Council has received additional information and testimony; and WHEREAS, the proposed project conforms to the City's General Plan, in particular the 1994/1995 Housing Element with regard to density, and further conforms to the water, transportation, traffic, and circulation policies of the General Plan; and WHEREAS, the current commercial use is not in conformance with the General Plan or the Zoning Code; and WHEREAS, the proposed project will actually reduce traffic on Almer Road; and WHEREAS, the Council adopts the findings of the Planning Commission regarding the negative declaration, condominium permit, front landscaping exception, variance for parking in the front setback, and tentative map as expressed in the Commission minutes of July 13, 1998, at pages 8 to 11; and WHEREAS, the conditions imposed on the project that are attached hereto as Exhibit Awill minimize the impact of the project on surrounding properties and ensure that there will be no significant adverse environmental impacts from the project, NOW, THEREFORE, it is hereby ordered and directed as follows: 1. The appeal from the decision ofthe Planning Commission on this application is denied. 2. The mitigated negative declaration prepared for this project is approved. 3. The request for a variance to allow two parking spaces to be located in the front setback of the project along El Camino Real is approved pursuant to the conditions attached as Exhibit A hereto. 4. The exception to the City's condominium guidelines to allow 57.4% of landscaping in the front setback instead of the normally required 60% is approved pursuant to the conditions attached as Exhibit A hereto. 5. The application for a condominium permit is approved pursuant to the conditions attached as Exhibit A hereto. 6. The tentative map is approved pursuant to the conditions attached as Exhibit A hereto. This decision is a final administrative decision of the City of Burlingame. Anyone wishing to challenge this decision in a court of competent jurisdiction must do so within 90 days pursuant to Code of Civil Procedure Section 1094.6 unless a shorter time is provided by State or Federal law. Nothing contained inthis decision should be construed as establishing a precedent of any kind, and each such application for any variance or condominium permit shall be reviewed on a specific site basis pursuant to the Municipal Code. The approval for a variance granted by this resolution must a used withinon year of the approval by the Council or it may be subject to lapsing as prove n the mcipa'1 ode. Mayor 2 I, JUDITH A. MALFATTI, City Clerk of the City of Burlingame, do hereby certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the 8,g_ day of SPn� tPmt,P, 1998, and adopted thereafter by the following vote: AYES: COUNCMN1EMBER: GALLIGAN, JANNEY, O'MAHONY, SPINELLI NOES: COUNCILMEMBER: KNIGHT ABSENT: COUNCILMEMBER: NONE Deputy City Clerk EXHIBIT "A" CONDITIONS OF APPROVAL OF MITIGATED NEGATIVE DECLARATION, EXCEPTION FOR FRONT LANDSCAPING, VARIANCE FOR PARKING IN FRONT SETBACK, AND CONDOMINIUM PERMIT 530 EL CAMINO REAL that the project as built shall conform to the plans submitted to the Planning Department and date stamped May 21, 1998 (Sheets AO -1, A2.1 first floor plan, A2.2 second floor plan, A2.3 third floor plan, A2-4 roof plan, A2.5 area analysis, L-1 courtyard landscape plan) and date stamped September 15, 1998, (sheets Al -0 site plan, sheet A2-0 garage floor plan, sheet A3-1 elevations, sheet A3-2 elevations, and sheet L -I site landscape plans) with the floor plans date stamped May 21, 1998, to be modified by reducing the area of each floor by 248 SF per floor including the first floor for a total reduction of 744 SF of floor area; 2. that the conditions of the senior Landscape Inspector's March 11, 1998 memo, the Fire Marshal's March 24, 1998 memo, the City Engineer's June 12, 1998 memo and the City Attorney's April 6, 1998 memo shall be met; that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or the egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles or boats within assigned or guest parking stalls and no storage units shall be installed within the parking garage which would extend into the required parking spaces; 4. that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site except that tenant parking shall be allowed within designated guest parking spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the 8 guest parking spaces provided below grade; 5. that an electronically controlled man -gate shall be placed in the exit gate on the Almer Road frontage and that some kind of safety/pedestrian warning device as approved by the city engineer, be installed at the gate at the Almer side of the property; that the architect shall work with the city engineer to devise removable storage units which can be placed over the hooded area of cars parked in assigned parking spaces as favored by the planning commission; 7. that parking assignments to each dwelling unit shall be left to the developer and tenant association; FEW S. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; that the developer shall provide to the initial purchaser of each unit and to the Board of Directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees for all appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 10. that all utility services extended to the site which are now provided overhead in the public right-of- way shall be extended to the project underground; 11, that a call box/intercom system shall be installed at the driveway in front of the security gate, easily accessible to drivers of cars, at the top of the driveway so that access to the guest parking spaces may be made available for within each dwelling unit (the call box/intercom shall also be conveniently located within each dwelling unit and the manager's office area); 12. that the project design shall comply with the development standards of the R-3 zoning district and City Council Resolution 49-98 (Land Use); 13. that an exception to the front setback landscaping requirements for residential condominiums shall be obtained (Land Use); 14. that Planning Commission approval shall be obtained for the parking area with the front setback (Land Use); 15. that the design of the new buildings shall incorporate the seismic standards of the California Building code, 1995 edition (Geologic); 16. that the applicant shall submit a phase I soils analysis report as part of the building permit application for construction (Geologic); 17. that the project will be required to meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame for structural stability (Geologic); 18. that surface drainage on the EI Camino frontage shall continue to flow toward EI Camino, all other drainage (including water from the below grade parking garage) on the site will be required to be collected and pumped to Almer Road (Water); 19. that the property owner shall enter into a subdivision agreement with the city to install an 8 inch minimum ground water pump line from this property's frontage on Almer Road to the storm drainage system at Almer Road and Bellevue Avenue; the line shall be designed by the applicant to A-2 standards approved by the City Engineer; and this development shall pay for its portion of the installation cost based on the subsurface areas of the lots connected or which could connect to the line; the line is to be installed as directed by the City Engineer; if it is determined that the line is not to be installed at the time of this project's development, then the developer shall make a cash deposit to the city for their portion of the estimated cost prior to the issuance of a building permit (Water); 20. that an emergency generator to power the sump pump system shall be required to be installed on the site; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.) (Water); 21. that this project shall comply with the state -mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application (Water); 22. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance (Water); 23. that the applicant shall be required to submit a site plan prior to the issuance of a building permit showing erosion and sediment controls to be used during and after construction; these control measures shall be selected, as appropriate, from the California Construction BMP Handbook (1993) or ABAG Manual of Standards for Erosion and sediment Control Measures (1995) (Water); 24. that all on-site drainage inlets or the sump pump basin for the underground garage shall provide a petroleum absorbent system for treating all drainage flows from the automobile parking area (Water); 25. that the demolition of the existing structures on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District (Air Quality); 26. that the northerly drive way on EI Camino Real shall be for entering only, and there shall be adequate signage on-site which meets the requirement of the city directing vehicles to enter only (Traffic/Circulation); 27. that the southerly driveway on EI Camino Real and the driveway on Almer Road shall be exit only, and there shall be adequate signage on-site, which meets the requirements of the city, directing vehicles to exit only and to turn right only on to El Camino Real; the northerly driveway at the garage should be posted with a sign directing exiting cars away from direct access to El Camino Real using the entrance driveways (Traffic/Circulation); 28. that all exiting movements from the southerly driveway on El Camino Real shall be right turn only, and the site shall have adequate signage on-site which meets the requirements of the city directing A-3 vehicles to use the exit driveway only, traffic limitations shall be enforced by the condominium association (Traffic/Circulation); 29. that the project shall meet all city off-street parking requirements (Traffic/Circulation); 30. that 5 parking spaces, in addition to the required 70 parking spaces, shall be provided, these 5 and 5 of the required spaces shall be used for guest parking and not be assigned to any residential unit; two of these guest parking spaces shall be located outside of the parking garage (Traffic/Circulation); 31. that a construction management plan shall be submitted prior to the issuance of a building permit indicating the routes of the constriction vehicles, hours of deliveries and removal of debris, and the areas designated or the storage of construction materials (Traffic/Circulation) 32, that this project shall be required to comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame, as implemented and enforced by the Park and Recreation Department (Biology); 33. that an irrigation plan consistent with he City's water conservation guidelines shall be submitted and approved by the City prior to the issuance of a building permit which includes irrigation to both the on -grade landscaping and the planter boxes proposed on site (Biology); 34. that the concrete areas over the parking garage serving as common open space with container landscaping shall be designed so that water cannot leak into the garage from the irrigated area above (Biology); 35. that all trees will be required to be inspected by a Certified Arborist prior to any construction activity; a tree protection program to be implemented during construction, based on the species, size, condition and expected impact will also be required to be submitted and approved by the City's Senior Landscape Inspector prior to the issuance of a building permit (Biology); 36. that the hours of constriction shall be restricted to 7:00 a.m. to 7:00 p.m.', Monday through Friday, and 10:00 a.m. to 6:00 p.m. Saturdays; no constriction shall be allowed on Sundays or holidays (Noise); 37. that the method of construction and materials used in construction shall insure that the interior noise level within the building, and inside each unit, especially within sleeping areas, shall not exceed 45 dBA (Noise); 38. that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and capacities (Utilities); 39. that sewer laterals from the site to the sewer main in the public right-of-way shall be checked and shall be replaced to city standards as required for the development (Utilities); 40. that this project shall comply with Ordinance 1477, Exterior Illumination (Visual); 41. that this project shall not exceed 35-0" (elevation 74.75 feet) in height as measured from the average top of curb (elevation 39.75 feet) at the front of the property and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections; should any framing exceed the stated elevations on the plans at any point it shall be removed or adjusted so that the final height of the structure, with roof and parapet, shall not exceed the maximum height shown on the approved plans (Visual); 42. that all utilities to this project shall be required to be installed underground from the public right- of-way to the structure or shall be placed behind the front setback line (Visual); and 43. that should any cultural resources be discovered during construction, work shall be halted until they are fully investigated by a professional accepted as qualified by the City Planner and his/her recommendations have been implernented to the satisfaction of the city (Cultural Resources). I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in myOo_fficce—. Gyp Dated: C3 erk Ci of Burlingame MI RESOLUTION NO. 99-98 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME DENYING I: ' ' :l7[IJ�1 7 rli!`►1�1�[KK�Ii` I1T�EY.` #Rffflx"1SIJ`►M. -NO7' ' RINPIQ1M, MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, EXCEPTION OF FRONT LANDSCAPING, VARIANCE FOR PARKING WITHIN THE FRONT SETBACK, AND TENTATIVE MAP FOR A 34 UNIT CONDOMINIUM AT 530 EL CAMINO REAL, BURLINGAME, CALIFORNIA WITH CONDITIONS ZONE R-3 PROPERTY OWNER: TOP TOYO LOTUS CONSTRUCTION DEVELOPMENT APPLICANT: GUMBINGER ASSOCIATES APPELLANT: H. SORENSEN APN 029-111-290 RESOLVED by the CITY COUNCIL of the CITY of BURLINGAME that: WHEREAS, this matter came before the City Council on August 3, 1998, for public hearing on an appeal by H. Sorensen from a Planning Commission decision approving the application with conditions and was regularly noticed in accordance with State and City law; and WHEREAS, the Council visited the property involved, and the Council has received and considered all written documentation and oral testimony submitted from all interested persons; and WHEREAS, the Planning Commission properly considered this application, made findings, and acted in accordance with the requirements of the General Plan and Zoning Code in its decision; and WHEREAS, the City Council has received additional information and testimony; and WHEREAS, the proposed project conforms to the City's General Plan, in particular the 1994/1995 Housing Element with regard to density, and further conforms to the water, transportation, traffic, and circulation policies of the General Plan; and WHEREAS, the current commercial use is not in conformance with the General Plan or the Zoning Code; and WHEREAS, the proposed project will actually reduce traffic on Almer Road; and WHEREAS, the Council adopts the findings of the Planning Commission regarding the negative declaration, condominium permit, front landscaping exception, variance for parking in the front setback, and tentative map as expressed in the Commission minutes of July 13, 1998, at pages 8 to 11; and WHEREAS, the conditions imposed on the project that are attached hereto as Exhibit A will minimize the impact of the project on surrounding properties and ensure that there will be no significant adverse environmental impacts from the project, NOW, THEREFORE, it is hereby ordered and directed as follows: 1. The appeal from the decision ofthe Planning Commission on this application is denied. 2. The mitigated negative declaration prepared for this project is approved. 3. The request for a variance to allow two parking spaces to be located in the front setback of the project along El Camino Real is approved pursuant to the conditions attached as Exhibit A hereto. 4. The exception to the City's condominium guidelines to allow 57.4% of landscaping in the front setback instead of the normally required 60% is approved pursuant to the conditions attached as Exhibit A hereto. 5. The application for a condominium permit is approved pursuant to the conditions attached as Exhibit A hereto. 6. The tentative map is approved pursuant to the conditions attached as Exhibit A hereto. This decision is a final administrative decision of the City of Burlingame. Anyone wishing to challenge this decision in a court of competent jurisdiction must do so within 90 days pursuant to Code of Civil Procedure Section 1094.6 unless a shorter time is provided by State or Federal law. Nothing contained in this decision should be construed as establishing a precedent of any kind, and each such application for any variance or condominium permit shall be reviewed on a specific site basis pursuant to the Municipal Code. The approval for a variance granted by this resolution must,,Ye used within oney`ear of the approval by the Council or it may be subject to lapsing as provi // t(heI Mayor FA I, JUDITH A. MALFATTI, City Clerk of the City of Burlingame, do hereby certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the 9.3_ day of S 1998, and adopted thereafter by the following vote: AYES: COUNCILMEMEER: GALLIGAN, JANNEY, O'MAHONY, SPINELLI NOES: COUNCILMEMBER: KNIGHT ABSENT: COUNCILMEMEER: NONE �� A'" Deputy City Clerk EXHIBIT "A" CONDITIONS OF APPROVAL OF MITIGATED NEGATIVE DECLARATION, EXCEPTION FOR FRONT LANDSCAPING, VARIANCE FOR PARKING IN FRONT SETBACK, AND CONDOMINIUM PERMIT 530 EL CAMINO REAL 1. that the project as built shall conform to the plans submitted to the Planning Department and date stamped May 21, 1998 (Sheets AO -1, A2.1 first floor plan, A2.2 second floor plan, A2.3 third floor plan, A24 roof plan, A2.5 area analysis, L -i courtyard landscape plan) and date stamped September 15, 1998, (sheets Al -0 site plan, sheet A2-0 garage floor plan, sheet A3-1 elevations, sheet A3-2 elevations, and sheet L-1 site landscape plans) with the floor plans date stamped May 21, 1998, to be modified by reducing the area of each floor by 248 SF per floor including the first floor for a total reduction of 744 SF of floor area; 2. that the conditions of the senior Landscape Inspector's March 11, 1998 memo, the Fire Marshal's March 24, 1998 memo, the City Engineer's June 12, 1998 memo and the City Attorney's April 6, 1998 memo shall be met; that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or the egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles or boats within assigned or guest parking stalls and no storage units shall be installed within the parking garage which would extend into the required parking spaces; 4. that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site except that tenant parking shall be allowed within designated guest parking spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the 8 guest parking spaces provided below grade; 5. that an electronically controlled man -gate shall be placed in the exit gate on the Almer Road frontage and that some kind of safety/pedestrian warning device as approved by the city engineer, be installed at the gate at the Almer side of the property; 6. that the architect shall work with the city engineer to devise removable storage units which can be placed over the hooded area of cars parked in assigned parking spaces as favored by the planning commission; that parking assignments to each dwelling unit shall be left to the developer and tenant association; A-1 8. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 9. that the developer shall provide to the initial purchaser of each unit and to the Board of Directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees for all appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 10. that all utility services extended to the site which are now provided overhead in the public right-of- way shall be extended to the project underground; 11. that a call box/intercom system shall be installed at the driveway in front of the security gate, easily accessible to drivers of cars, at the top of the driveway so that access to the guest parking spaces may be made available for within each dwelling unit (the call box/intercom shall also be conveniently located within each dwelling unit and the manager's office area); 12. that the project design shall comply with the development standards of the R-3 zoning district and City Council Resolution 49-98 (Land Use); 13. that an exception to the front setback landscaping requirements for residential condominiums shall be obtained (Land Use); 14. that Planning Commission approval shall be obtained for the parking area with the front setback (Land Use); 15. that the design of the new buildings shall incorporate the seismic standards of the California Building code, 1995 edition (Geologic); 16. that the applicant shall submit a phase I soils analysis report as part of the building permit application for construction (Geologic); 17. that the project will be required to meet all the requirements of the California Building and Fire Codes, 1995 edition, as amended by the City of Burlingame for structural stability (Geologic); 18. that surface drainage on the EI Camino frontage shall continue to flow toward El Camino, all other drainage (including water from the below grade parking garage) on the site will be required to be collected and pumped to Almer Road (Water); 19. that the property owner shall enter into a subdivision agreement with the city to install an 8 inch minimum ground water pump line from this property's frontage on Almer Road to the storm drainage system at Almer Road and Bellevue Avenue; the line shall be designed by the applicant to F.V- standards approved by the City Engineer; and this development shall pay for its portion of the installation cost based on the subsurface areas of the lots connected or which could connect to the line; the line is to be installed as directed by the City Engineer; if it is determined that the line is not to be installed at the time of this project's development, then the developer shall make a cash deposit to the city for their portion of the estimated cost prior to the issuance of a building permit (Water); 20. that an emergency generator to power the sump pump system shall be required to be installed on the site; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.) (Water); 21. that this project shall comply with the state -mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application (Water); 22. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance (Water); 23. that the applicant shall be required to submit a site plan prior to the issuance of a building permit showing erosion and sediment controls to be used during and after construction; these control measures shall be selected, as appropriate, from the California Construction BMP Handbook (1993) or ABAG Manual of Standards for Erosion and sediment Control Measures (1995) (Water); 24. that all on-site drainage inlets or the sump pump basin for the underground garage shall provide a petroleum absorbent system for treating all drainage flows from the automobile parking area (Water); 25. that the demolition of the existing structures on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District (Air Quality); 26. that the northerly drive way on El Camino Real shall be for entering only, and there shall be adequate signage on-site which meets the requirement of the city directing vehicles to enter only (Traffic/Circulation); 27. that the southerly driveway on EI Camino Real and the driveway on Ahmer Road shall be exit only, and there shall be adequate signage on-site, which meets the requirements of the city, directing vehicles to exit only and to turn right only on to EI Camino Real; the northerly driveway at the garage should be posted with a sign directing exiting cars away from direct access to El Camino Real using the entrance driveways (Traffic/Circulation); 28. that all exiting movements from the southerly driveway on El Camino Real shall be right turn only, and the site shall have adequate signage on-site which meets the requirements of the city directing A-3 vehicles to use the exit driveway only, traffic limitations shall be enforced by the condominium association (Traffic/Circulation); 29. that the project shall meet all city off-street parking requirements (Traffic/Circulation); 30. that 5 parking spaces, in addition to the required 70 parking spaces, shall be provided, these 5 and 5 of the required spaces shall be used for guest parking and not be assigned to any residential unit; two of these guest parking spaces shall be located outside of the parking garage (Traffic/Circulation); 31. that a constriction management plan shall be submitted prior to the issuance of a building permit indicating the routes of the construction vehicles, hours of deliveries and removal of debris, and the areas designated or the storage of construction materials (Traffic/Circulation) 32. that this project shall be required to comply with the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame, as implemented and enforced by the Park and Recreation Department (Biology); 33. that an irrigation plan consistent with he City's water conservation guidelines shall be submitted and approved by the City prior to the issuance of a building permit which includes irrigation to both the on -grade landscaping and the planter boxes proposed on site (Biology); 34. that the concrete areas over the parking garage serving as common open space with container landscaping shall be designed so that water cannot leak into the garage from the irrigated area above (Biology); 35. that all trees will be required to be inspected by a Certified Arborist prior to any construction activity; a tree protection program to be implemented during construction, based on the species, size, condition and expected impact will also be required to be submitted and approved by the City's Senior Landscape Inspector prior to the issuance of a building permit (Biology); 36. that the hours of constriction shall be restricted to 7:00 a.m. to 7:00 p.m., Monday through Friday, and 10:00 a.m. to 6:00 p.rn. Saturdays; no construction shall be allowed on Sundays or holidays (Noise); 37. that the method of constriction and materials used in construction shall insure that the interior noise level within the building, and inside each unit, especially within sleeping areas, shall not exceed 45 dBA (Noise); 38. that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and capacities (Utilities); 39. that sewer laterals from the site to the sewer main in the public right-of-way shall be checked and shall be replaced to city standards as required for the development (Utilities); A-4 40. that this project shall comply with Ordinance 1477, Exterior Illumination (Visual); 41. that this project shall not exceed 35'-0" (elevation 74.75 feet) in height as measured from the average top of curb (elevation 39.75 feet) at the front of the property and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections; should any framing exceed the stated elevations on the plans at any point it shall be removed or adjusted so that the final height of the structure, with roof and parapet, shall not exceed the maximum height shown on the approved plans (Visual); 42. that all utilities to this project shall be required to be installed underground from the public right- of-way to the structure or shall be placed behind the front setback line (Visual); and 43. that should any cultural resources be discovered during construction, work shall be halted until they are fully investigated by a professional accepted as qualified by the City Planner and his/her recommendations have been implemented to the satisfaction of the city (Cultural Resources). A-5