HomeMy WebLinkAboutReso - CC - 066-2017RESOLUTION NO. 66-2017
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME CERTIFYING
THE FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) AND ADOPTING MITIGATION
MEASURES AND A MITIGATION MONITORING PLAN PREPARED FOR A MULTI -FAMILY
RESIDENTIAL PROJECT CONSISTING OF 27 RESIDENTIAL APARTMENTS ON
PROPERTY LOCATED AT 1128-1132 DOUGLAS AVENUE (ASSESSOR PARCEL NOS:
029-132-180 and 029-132-190) AND RELOCATION OF A PORTION OF THE EXISTING
HOUSE AT 1128 DOUGLAS AVENUE TO PROPERTY LOCATED AT 524 OAK GROVE
AVENUE (ASSESSORS PARCEL NO: 029-083-010)
WHEREAS, an Environmental Impact Report has been prepared and application has
been made for Design Review, Conditional Use Permit to allow a building height of 56'-10",
Front Setback Landscape Variance, Parking Variance for driveway width, and Tentative Parcel
Map to merge the existing two parcels for construction of a new five -story, 27 -unit multi -family
residential apartment building at 1128-1132 Douglas Avenue, zoned R-4; and Design Review
and Front Setback Variance to relocate the existing house at 1128 Douglas Avenue to 524 Oak
Grove Avenue, which includes a first and second story addition to the relocated house and a
new detached garage at 524 Oak Grove, zoned R-1, property owner Jianguang Zhang
(Assessor Parcel Nos: 029-132-180 and 029-132-190 (1128-1132 Douglas Avenue) and 029-
083-010 (524 Oak Grove Avenue)); and
WHEREAS, on June 15, 2015, a Notice of Preparation of an Environmental Impact
Report (EIR) was submitted to the California Office of Planning and Research (OPR), and OPR
notified State agencies of the preparation of the preparation of the EIR and directed that they
make comments on the proposed project; and
WHEREAS, the Planning Commission of the City of Burlingame held a duly noticed
public hearing to conduct a scoping session on May 11, 2015, to receive any oral or written
comments that the public might wish to offer in defining the scope of the environmental review;
and
WHEREAS, the City retained Panorama Environmental, Inc. to prepare an project EIR;
and
WHEREAS, on September 6, 2016, the City posted a Notice of Completion of the Draft
EIR (DEIR) and duly noticed its availability for public review and comment for a 45 -day period
ranging from September 6, 2016 through October 20, 2016; and
WHEREAS, during the public comment period, the Planning Commission held a public
hearing on October 11, 2016, to receive any oral or written comments that the public might wish
to offer on the DEIR; and
WHEREAS, in response to the comments received during the comment period, the
City's independent consultant prepared responses to each of the comments made in the form of
a Response to Comments document which will append the DEIR; and
RESOLUTION NO. 66-2017
WHEREAS, on February 3, 2017, the Response to Comments Document was made
available to the public; and
WHEREAS, the Final EIR (FEIR), consisting of the Draft EIR (DEIR), Responses to
Comments and Revisions to the DEIR, clearly presents the issues involved in the development
of these properties and identifies appropriate alternatives as required by the California
Environmental Quality Act (CEQA) and the CEQA Guidelines (Title 14, Chapter 13 of the
California Code of Regulations); and
WHEREAS, the FEIR concludes that all of the potential significant impacts identified can
be reduced to less than significant levels through implementation of the mitigation measures
identified DEIR, as outlined in Exhibit A to this Resolution; and
WHEREAS, the FOR provides the Planning Commission, the City and the public with
sufficient and thorough information regarding the potential significant environmental impacts of
the project; and
WHEREAS, on February 13, 2017, the Planning Commission conducted a duly noticed
public hearing on the FEIR and on the project, at which time it reviewed and considered the staff
report and all other written materials and oral testimony presented at said hearing, and
continued action on the FEIR and on the project until additional information was provided by the
applicant and staff; and
WHEREAS, on April 24, 2017, the Planning Commission conducted a duly noticed
public hearing on the FEIR and on the project, at which time it reviewed and considered the staff
report and all other written materials and oral testimony presented at said hearing, and
approved both the project and the FEIR with all mitigating measures identified; and
WHEREAS, subsequent to the Planning Commission's action, Larry Stevenson, 1124
Douglas Avenue filed a timely appeal of the Commission's decision; and
WHEREAS, on June 5, 2017, the City Council conducted a duly noticed public hearing
to consider the appeal of the Planning Commission's actions related to the proposed project at
1128-32 Douglas Avenue and 524 Oak Grove Avenue; and
WHEREAS, following conclusion of the public hearing, and taking into consideration all
oral and written testimony provided as part of the hearing, the City Council denied the appeal
and upheld the Planning Commission's April 24, 2017 approval of the proposed project; and
WHEREAS, the FEIR outlines the proposed project, presents the issues involved in the
development of these properties, analyzes all potentially significant environmental impacts, and
identifies appropriate mitigation measures (incorporated into the conditions of approval for the
project — attached as Exhibit B) and alternatives as required by the California Environmental
Quality Act (CEQA) and the CEQA Guidelines (Title 14, Chapter 13 of the California Code of
Regulations).
RESOLUTION NO. 66-2017
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Burlingame that:
1. The FEIR has been prepared and considered in conformance with CEQA and the CEQA
Guidelines, with independent preparation by a City -retained consultant and application of
the independent comment and judgment of both City staff and this Commission.
2. The FEIR provides sufficient disclosure of the issues involved as required by CEQA,
including an assessment of impacts upon: (1) Aesthetics, (2) Air Quality, (3) Biological
Resources, (4) Cultural Resources, (5) Geology and Soils, (6) Hazards and Hazardous
Materials, (7) Hydrology and Water Quality, (8) Land Use and Planning, (9) Noise, (10)
Transportation and Traffic, and (11) Utilities and Service Systems, a summary of the
potential environmental impacts and mitigation measures is outlined in Exhibit A to this
resolution.
3. The extensive public participation in the development of this Final EIR has provided
valuable information and analysis, as well as important changes and alterations to the
original project.
4. The mitigation measures required by the FEIR as described in the attached Exhibit A
have been incorporated into the conditions of approval for the project as outlined in the
separate resolution approving all project entitlements.
5. On the basis of the FEIR documents and comments received and addressed by this
Commission, the Council finds that the Final Environmental Impact Report is complete
pursuant to CEQA Guidelines section 150907
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e certifies
the/ R.c
Ricardo Orliz, Mayor
I, Meaghan Hassel -Shearer, City Clerk of the City of Burlingame, do hereby certify that the
foregoing resolution was adopted at a regular meeting of the City Council held on the 191' day of
June, 2017 by the following vote:
AYES: COUNCILMEMBERS: BEACH, BROWNRIGG, COLSON, KEIGHRAN, ORTIZ
NAYES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
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EXHIBIT "A"
MITIGATION MEASURES
1128-1132 DOUGLAS AVENUE & 524 OAK GROVE AVENUE RESIDENTIAL PROJECT
Impact
Mitigation Measures
Aesthetics
Impact Aesthetics -1: Would the proposed project have a
MM AES -1: The applicant shall submit revised plans for
substantial adverse effect on a scenic vista?
the proposed building at 1128-1132 Douglas Avenue to
the City of Burlingame for design review. The Planning
Impact Aesthetics -3: Would the proposed project
Commission as the responsible body for design review
substantially degrade the existing visual character or
shall review the proposed project for compatibility with the
quality of the site and its surroundings?
City's guidelines for a residential apartment building in the
Less Than Significant Impact with Mitigation
Downtown Specific Plan R-4 Base District.
Incorporated
Impact Aesthetics -4: Would the proposed project create
MM AES -2: Prior to issuance of a building permit, a
a new source of substantial light or glare that would
detailed Exterior Lighting Plan shall be provided to the
adversely affect day or nighttime views in the area?
City of Burlingame for design review. The lighting plan
shall utilize the following standards:
Less Than Significant Impact with Mitigation
Incorporated
a) Control stray light through use of low -brightness
fixtures with optical controls.
b) Fully block all exterior light sources from off-site
views.
c) Do not permit any uplighting from any outdoor light
fixture.
d) Employ on -demand exterior lighting systems where
feasible. Area lighting and security lighting shall be
controlled by the use of timed switches and/or
motion detectors.
e) Use tinted windows in all buildings to reduce glare
from interior lights.
MM AES -3: Flat, non -reflective paint or integrated
coloring shall be used in all exterior building materials
throughout the project.
Air Quality
Impact Air -3: Expose sensitive receptors to substantial
MM AIR -1: Construction Equipment Emissions
pollutant concentrations— Construction
Reduction
Impact Air -4: Conflict with or obstruct implementation of
The construction contractor shall implement the BAAQMD
the applicable air quality plan—Construction
Enhanced Exhaust Emissions Reduction Measures for
Project Construction Equipment measure that requires
Less Than Significant Impact with Mitigation
project off-road equipment greater than 25 horsepower
Incorporated
(hp) that operates for more than 20 total hours over the
entire duration of construction activities to meet the
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Impact
Impact Air -3: Expose sensitive receptors to substantial
pollutant concentrations—Operation
Impact Air -4: Conflict with or obstruct implementation of
the applicable air quality plan—Operation
Less Than Significant Impact with Mitigation
Incorporated
Mitigation Measures
following requirements:
• All backhoes engines shall meet CARB Tier 4 off-
road emission standards.
• All other equipment engines shall meet or exceed
CARB Tier 3 off-road emission standards or be
retrofitted with a CARB Level 2 diesel particulate
filter (DPF).
MM AIR -2: Air Filtration
A standard house heating, ventilation, and air
conditioning (HVAC) system with a permanent filter of a
minimum efficiency reporting value (MERV) of 13 or
greater shall be installed at the relocated residence at
524 Oak Grove Avenue. The MERV13 filter shall provide
one air exchange per hour if the air source is
outside/unfiltered air or four air exchanges per hour if the
air source is inside/recirculated air to provide an 80
percent or greater reduction of outdoor fine particulate
matter (including DPM).
Biological Resources
Impact Biology -1: Would the proposed project have a
substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional
plans, policies, or regulations, or by the California
Department of Fish and Wildlife or U.S. Fish and Wildlife
Service?
Less Than Significant Impact with Mitigation
Incorporated
MM BIO -1: Pre -construction Bat Surveys
The applicant shall implement the following measures
during demolition of structures and tree removal or tree
pruning.
Structures. Before demolition of existing structures, a
qualified bat specialist shall conduct a day time search for
potential roosting habitat and evening emergence surveys
to determine if the structure is being used as a roost.
Biologists conducting surveys for roost sites shall use
naked eye, binoculars, and a high power spotlight to
inspect buildings features that could house bats. The
surfaces of the structure and the ground around the
structure shall be surveyed for bat signs, such as guano,
staining, and prey remains. Evening (i.e., dusk)
emergence surveys shall consist of at least one bat
specialist positioned at different vantage points from the
structure, watching for emerging bats from a half hour
before sunset to 1 to 2 hours after sunset for a minimum
of 2 nights within the season that construction will be
taking place. Night vision goggles or full spectrum
acoustic detectors should be used during emergence
Impact
Mitigation Measures
surveys to assist in species identification. All emergence
surveys shall be conducted during favorable weather
conditions (i.e., calm nights with temperatures conducive
to bat activity [55° F and above] and no precipitation
predicted). If roosting, special -status bats are present,
measures developed by the bat specialist shall be
implemented, as needed. Measures to protect the bats
may include postponing demolition until after the May 1 st
through October 1 st roosting period. Measures may
include monitoring roosting to determine if the roost site is
a maternal roost by either a visual inspection of the roost
bat pups, or monitoring the roost after the adults leave for
the night and listening for bat pups. Eviction of a maternal
roost cannot occur because bat pups are not mature
enough to leave the roost. If a roost is determined not to
be a maternal roost, eviction of bats shall be conducted
using bat exclusion techniques developed by Bat
Conservation International and in consultation with CDFW
that allow the bats to exit the roosting site, but prevent re-
entry to the site. This work shall be completed by a BCI -
recommended exclusion professional. The exclusion of
bats shall be timed and carried out concurrently with any
scheduled bird exclusion activities. Each roost lost (if any)
shall be replaced in consultation with the CDFW and may
include construction and installation of BCI -approved bat
boxes suitable to the bat species and colony size
excluded from the original roosting site. Roost
replacement shall be implemented before bats are
excluded from the original roost sites. Once the
replacement roosts are constructed and it is confirmed
that bats are not present in the original roost site, the
structures may be removed or sealed.
Tree Removal. A qualified bat specialist shall examine
trees to be removed or trimmed for suitable bat roosting
habitat. High quality habitat features (large tree cavities,
basal hollows, loose or peeling bark, larger snags, etc.)
shall be identified and the area around these features
searched for bats and bat sign (guano, culled insect
parts, staining, etc.). The qualified bat specialist shall
conduct evening visual emergence surveys of the source
habitat feature, from a half hour before sunset to 1 to 2
hours after sunset for a minimum of two nights within the
season that construction will be taking place. If it is found
that roosting, special -status bats are present, measures
developed by the bat specialist shall be implemented, as
needed.
Impact Biology -5: Would the proposed project conflict
with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or
ordinance?
Less Than Significant Impact with Mitigation
Incorporated
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MM BIO -2: Tree Protection Measures
Tree protection specifications were developed by Mayne
Tree Expert Company Inc. for the protected trees
surveyed at the Douglas Avenue and Oak Grove Avenue
project sites. The applicant shall implement the following
tree protection measures developed by Mayne Tree
Expert Company Inc. and approved by the Arborist for
protected trees. The Mayne Tree Expert Company Inc.
reports shall be included on the demolition and
construction plans of the project.
Mulching. A 6 -inch layer of coarse mulch woodchips
shall be placed beneath the dripline of protected trees.
Mulch is to be kept 12 inches from the trunk.
Protective Barrier. A protective barrier or 6 -foot chain
link fence shall be installed around the dripline of
protected trees. The fencing can be moved within the
dripline if authorized by the Project Arborist or the City
Arborist, but no closer than 2 feet from the trunk of any
tree. Fence posts shall be 1.5 inches in diameter and are
to be driven 2 feet into the ground. The distance between
posts shall not be more than 10 feet. This enclosed area
is the Tree Protection Zone (TPZ). Moveable barriers or
chain link fencing secured to cement blacks can be
substituted for "fixed" fencing if the Project Arborist and
City Arborist agree that the fencing would have to be
moved to accommodate certain phases of construction.
The applicant may not move the fence without
authorization from the Project Arborist or City Arborist.
Construction Restrictions. During construction, the
following restrictions shall be implemented:
• Runoff or spillage of damaging materials to the area
below any tree canopy shall not be allowed
• Storing materials, stockpiling soils, or parking/driving
vehicles within the TPZ is not allowed
• Cutting, breaking, skinning, or bruising roots,
branches, or trunks of protected trees is prohibited
without first obtaining authorization from the City
Arborist
• Fires shall not be allowed under and adjacent to
trees
• Securing cables, chains, or ropes to trees or shrubs
is prohibited
• Trenching, digging, or excavating within the dripline
of the TPZ of trees is prohibited without first
obtaining authorization from the City Arborist
• Applying soils sterilants under pavement near
existing trees is prohibited
• Machine trenching is prohibited within the driplines
of trees, only excavation by hand or compressed air
is allowed
Avoiding injury to roots. When a ditching machine,
which is being used outside of the dripline of trees,
encounters roots smaller than 2 inches, the wall of the
trench adjacent to the street shall be hand trimmed,
making clear, clean cuts through the roots. All damaged,
torn, and cut roots shall be given a clean cut to remove
ragged edges, which promote decay. Trenches shall be
filled within 24 hours, but, where, this is not possible, the
side of the trench adjacent to the trees shall be shaded
with four layers of dampened, untreated burlap, wetted as
frequently as necessary to keep the burlap wet. Roots 2
inches or larger, when encountered, shall be reported
immediately to the Project Arborist, who will decide
whether the applicant may cut the roots as mentioned
above or shall excavate by hand or with compressed air
under the root. The root is to be protected with dampened
burlap. In addition, the top 2 feet of the foundation closest
to trees shall be air spaded or hand dug under
supervision of a licensed arborist to locate and evaluate
any significant roots prior to mechanical excavation. The
licensed arborist shall be required to submit a report to
the City regarding the findings of the excavation and
recommend any additional actions needed to protect the
roots to preserve the health and structure of both the
redwood and oak trees.
Routing pipes. To avoid conflict with routes, pipes shall
be routed outside of an area, ten times the diameter of a
protected tree. In addition, where it is not possible to
reroute pipes or trenches, the applicant shall bore
beneath the dripline of the tree. The boring shall take
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place not less than 3 feet below the surface of the soil in
order to avoid encountering feeder roots.
Reporting. The City Arborist, or his designee, shall be
present when any digging occurs in the vicinity of the
narrowest portion of the proposed shared driveway in the
vicinity of the root ball of the adjacent protected tree to
ensure that all appropriate measures are taken to protect
the tree roots. If a protected tree is damaged, the
applicant shall follow any remedial actions deemed
necessary by the City Arborist, such as planting additional
trees, consistent with Chapter 11.06.090.
Cultural Resources
Impact Cultural -1: Would the project cause a substantial
MM CUL -1: Compatible Cladding for Historic House
adverse change in the significance of a historical resource
New construction on the relocated historic house shall be
as defined in Section 15064.5?
differentiated from the old and shall be compatible with
the historic materials, features, size, scale and proportion,
Less Than Significant Impact with Mitigation
to protect the integrity of the property and its environment
Incorporated
consistent with the Secretary of Interior's standards for
rehabilitation. The choice of materials shall be submitted
to the City for approval as part of the design review
process.
Geology and Soils
Impact Geology -3: Would the project be located on a
MM GEO-1: Implementation of Geotechnical
geologic unit or soil that is unstable, or that would become
Recommendations
unstable as a result of the project, and potentially result in
The Applicant and their contractors shall implement the
on or off-site landslide, lateral spreading, subsidence,
measures outlined and recommended in the Geotechnical
liquefaction or collapse?
Investigation Report Chapters 5 through 10 for the
proposed construction at 1128-1132 Douglas Avenue.
Impact Geology -4: Would the project be located on
expansive soil, as defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial risks to life or
property?
Less Than Significant Impact with Mitigation
Incorporated
Hazards and Hazardous Materials
Impact Hazards -1: Would the proposed project create a
MM HAZ-1: Preparation of a Site-specific Spill
significant hazard to the public or the environment through
Prevention, Control and Countermeasure Plan
the routine transport, use, or disposal of hazardous
The applicant shall prepare a site-specific Spill
materials?
Prevention, Control, and Countermeasure (SPCC) Plan
that will identify spill prevention and response measures
Less Than Significant Impact with Mitigation
and Best Management Practices (BMPs). The plan will
Incorporated
emphasize site specific physical conditions to improve
hazard prevention (e.g., identification of flow paths to
nearest drains) and reduce effects of accidental spills if
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they occur. The Applicant shall designate a
representative to ensure that all hazardous materials and
safety plans are followed throughout the construction
period. BMPs identified in SPCC Plan shall be
implemented during project construction to minimize the
risk of an accidental release and to provide the necessary
information for emergency response. A copy of the
project SPCC shall be submitted to the City for approval
at least 30 days prior to construction. All construction
personnel shall be required to attend SPCC training prior
to conducting any work on the project site.
Impact Hazards -2: Would the proposed project create a
MM HAZ-1: Preparation of a Site-specific Spill
significant hazard to the public or the environment through
Prevention, Control and Countermeasure Plan
reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
MM HAZ-2: Soils Test
environment?
Prior to construction, the applicant shall evaluate shallow
soils at the structure locations for the possible presence
Less Than Significant Impact with Mitigation
of lead and pesticides. If lead or pesticides are found
Incorporated
within the tested soils, the applicant shall dispose of the
soils, consistent with federal, state and local laws
regarding disposal of hazardous materials.
Impact Hazards -3: Would the proposed project emit
MM HAZ-1: Prepare and Implement a Site-specific
hazardous emissions or handle hazardous or acutely
Spill Prevention, Control and Countermeasure Plan
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
MM AIR -1: Construction Equipment
Less Than Significant Impact with Mitigation
Incorporated
Impact Hazards -7: Impair implementation of or physically
MM HAZ-3: Project -specific Emergency Access Plan
interfere with an adopted emergency response plan or
emergency evacuation plan?
The Applicant shall develop and implement a Project
specific Emergency Access Plan. The applicant shall
Less Than Significant Impact with Mitigation
submit the plan to the City and all emergency services
Incorporated
within the city, including the fire department and police
department, at least 30 days prior to construction. The
Emergency Access Plan shall require provisions for the:
a. Implementation of standard safety practices,
including installation of appropriate barriers between
work zones and transportation facilities, placement
of appropriate signage, and use of traffic control
devices.
b. Use of flaggers and/or signage to guide vehicles
through or around construction zones using proper
techniques for construction activities, including
staging yard entrance and exit.
c. Traffic detours for any road or lane closures with
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appropriate signage marking the detours.
d. Timing of worker commutes and material deliveries
to avoid peak commuting hours.
e. Timing of lane and road closures.
f. Plans for construction worker parking and
transportation to work sites.
g. Methods for keeping roadways clean.
h. Storage of all equipment and materials in
designated work areas in a manner that minimizes
traffic obstructions and maximizes traffic sign
visibility.
i. Limiting vehicles to safe speed levels according to
posted speed limits, road conditions, and weather
conditions.
j. Coordination with public transit providers.
k. Repair of asphalt and other road damage (e.g., curb
and gutter damage, rutting in unpaved roads)
caused by construction vehicles.
I. Detours for cyclists and pedestrians when bike lanes
or sidewalks must be closed.
The Emergency Access Plan must at a minimum comply
with the requirements of the City and must be submitted
to the City for approval prior to commencing construction
activities.
Hydrology and Water Quality
Impact Hydrology -1: Would the proposed project violate
MM HYDRO -1: Stormwater Pollution Prevention Best
any water quality standards or waste discharge
Management Practices
requirements?
The applicant will implement the following best
Less Than Significant Impact with Mitigation
management practices during construction of the
Incorporated
proposed project:
• Preserve existing vegetation where feasible
• Limit disturbance to the work site
• Install silt fences around the perimeter of the project
site
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Impact Hydrology -6: Would the proposed project
MM HAZ-1: Preparation of a Site-specific Spill
otherwise substantially degrade water quality?
Prevention, Control and Countermeasure Plan
Less Than Significant Impact with Mitigation
Incorporated
Land Use and Planning
Impact Land Use -2: Would the proposed project conflict
MM TRAFFIC -2: Driveway Safety Enhancements (see
with any applicable land use plan, policy, or regulation of
Impact Transportation 4, below)
an agency with jurisdiction over the project (including, but
not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
Less Than Significant Impact with Mitigation
Incorporated
Noise
Impact Noise -1: Would the proposed project expose
MM NOISE -1: Prepare a Relocation Plan and Obtain
persons to, or generate noise levels in excess of standards
Approval from the City for Historic House Relocation
established in the local general plan or noise ordinance, or
Outside of Permitted Construction Hours
applicable standards of other agencies?
The Applicant shall prepare a Relocation Plan and obtain
Less Than Significant Impact with Mitigation
approval from the City under Municipal Code Section
Incorporated
18.07.110 for historic house relocation. The Relocation
Plan shall include:
1. Exact procedure for cutting and dismantling the
historic house, and loading on trucks
2. Specific routes for movement of the historic house
from its existing location to 524 Oak Grove Avenue
3. Exact procedure for setting the house in its new
location
4. Estimated duration for the various activities involved
in the cutting, dismantling, loading, and setting of the
house
5. Coordination procedures with utilities, Caltrain, and
appropriate City Departments
6. Advance Notice to residents at each project site and
along the route regarding the start and duration of
power interruption
7. Measures to reduce impacts of power outage on
residents such as:
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a. Power interruption phasing to reduce amount of
time houses are affected
b. Offering affected parties dry ice for freezers and
refrigerators
c. Offering generators for life support equipment
d. Security lighting
Approval from the City for relocating the historic house
outside of permitted construction hours would be
contingent on abiding by all the best management
practices required under Condition of Approval 19, and
the measures included in the Noise Management Plan for
the project.
MM NOISE -2: Compliance with Title 24
Prior to issuance of a building permit, a qualified
acoustical consultant shall review the final building plans
to calculate expected interior noise levels. The building
permit shall not be issued until the qualified acoustical
consultant has reviewed the acoustical test report of all
sound rated windows and doors and confirmed that the
proposed building treatments will adequately reduce
interior noise levels to 45 dBA or below.
Impact Noise -4: Would the proposed project result in
MM NOISE -1: Prepare a Relocation Plan and Obtain
substantial temporary or periodic increase in ambient noise
Approval from the City for Historic House Relocation
levels in the project vicinity above levels existing without
Outside of Permitted Construction Hours
the project?
MM NOISE -3: Noise Management Plan
Less Than Significant Impact with Mitigation
The applicant shall prepare a noise management plan
Incorporated
that includes:
a. Identified routes for movement of construction -
related vehicles and equipment developed in
conjunction with the Burlingame Community
Development Department so that noise -sensitive
areas, including residences and schools, are
avoided as much as possible.
b. A designated "Community Liaison' for construction
activities. The Community Liaison would be
responsible for responding to any local complaints
regarding construction noise and vibration. The
Community Liaison would determine the cause of
the noise or vibration complaint and would
implement reasonable measures to correct the
problem.
c. Sending advance notice to neighborhood residents
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within 50 feet of the project site regarding the
construction schedule and including the phone
number for the disturbance coordinator. A notice
with the name and phone number of the Community
Liaison shall be posted at the project site.
In the event that construction noise complaints are not
resolved by scheduling, the applicant shall install
temporary sound absorption barriers, such as noise
control blankets, in addition to the standard noise barriers
around the construction site required under Condition of
Approval 19, best management practices. These
additional barriers would be specifically designed for
exterior use and would reduce the noise level beyond the
fence line by at least 3 dBA.
If noise complaints continue, the applicant shall install a
temporary sound absorption barrier that would reduce the
noise level beyond the fence line an additional 2 dBA, for
a total noise reduction of 5 dBA beyond the fence line.
Transportation and Traffic
Impact Transportation -1: Would the project conflict with
MM TRAFFIC -1: Construction Management Plan
an applicable plan, ordinance, or policy establishing
The project applicant and its construction contractor(s)
measures of effectiveness for the performance of the
shall develop a construction management plan for review
circulation system, taking into account all modes of
and approval by the City of Burlingame. The plan must
transportation including mass transit and non -motorized
include at least the following items and requirements to
travel and relevant components of the circulation system,
reduce, to the maximum extent feasible, traffic and
including, but not limited to, intersections, streets,
parking congestion during construction:
highways and freeways, pedestrian and bicycle paths, and
mass transit?
a. A set of comprehensive traffic control measures,
including scheduling of major truck trips and
Less Than Significant Impact with Mitigation
deliveries to avoid peak traffic hours, detour signs if
Incorporated
required, lane closure procedures, signs, cones for
drivers, and designated construction access routes;
b. Identification of haul routes for movement of
construction vehicles that would minimize impacts
on motor vehicular, bicycle and pedestrian traffic,
circulation and safety, and specifically to minimize
impacts to the greatest extent possible on streets in
the project area;
c. Notification procedures for adjacent property owners
and public safety personnel regarding when major
deliveries, detours, and lane closures would occur;
d. Provisions for monitoring surface streets used for
haul routes so that any damage and debris
attributable to the haul trucks can be identified and
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corrected by the project applicant.;
e. A construction parking plan to provide worker
parking off site and generally off neighborhood
streets, with shuttles or other transportation as
needed to transport workers to the site; and
f. Designation of a readily available contact person for
construction activities who would be responsible for
responding to any local complaints regarding traffic
or parking. This coordinator would determine the
cause of the complaint and, where necessary, would
implement reasonable measures to correct the
problem.
Impact Transportation -4: Would the project
MM TRAFFIC -2: Driveway Safety Enhancements
substantially increase hazards due to a design feature
The project applicant and its construction
(e.g., sharp curves or dangerous intersections) or
contractor(s) shall implement the following safety
incompatible uses (e.g., farm equipment)?
enhancements:
Less Than Significant Impact with Mitigation
a. Flashing light sensors shall be placed within the
Incorporated
project parking garage and rear surface parking
areas to alert motorists outbound from the project
parking areas that vehicles are inbound from
Douglas Avenue (these could be video or loop
detected);
b. Signs shall be placed at the proposed project's
Douglas Avenue entrances that indicate: "Caution—
Watch For Outbound Vehicles'; a
c. The project design shall be modified to allow for 12 -
foot access on the eastern -most driveway, except as
necessary to avoid impact to the two significant
trees. Toward the rear of the lot, that would require
either loss of landscaping, further setback for the
building (at least on the first floor), and/or loss of a
parking space.
Impact Transportation -5: Would the project
MM HAZ-3: Project -specific Emergency Access Plan
result in inadequate emergency access?
Less Than Significant Impact with Mitigation
Incorporated
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Transportation and Traffic
Impact Utilities -8: Would the proposed project impact
MM NOISE -1: Prepare a Relocation Plan and Obtain
residents through shutoff of electrical utilities?
Approval from the City for Historic House Relocation
Outside of Permitted Construction Hours
Less Than Significant Impact with Mitigation
incorporated
iW
EXHIBIT B
Conditions of approval for Design Review, Conditional Use Permit, Front Setback
Landscape Variance, Parking Variance, and Tentative Parcel Map to merge the existing
two parcels at 1128-1132 Douglas Avenue; and conditions of approval for Design Review
and Front Setback Variance at 524 Oak Grove.
CONDITIONS:
Conditions of Approval for 1128-1132 Douglas Avenue:
1. that the project shall be built as shown on the plans submitted to the Planning Division
date stamped April 14, 2017, sheets A0.0 through A5.1, C1, AR1.0, L1.1, L1.2, and
GP -1:
2. that as a community benefit freely offered by the applicant, the project shall include one
one -bedroom unit and one two-bedroom unit set aside for a period of twenty-five (25)
years for households with incomes of 110% of the Area Median Income (AMI) for the
County of san Mateo. The City Manager shall be authorized to execute an agreement
memorializing this provision;
3. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction process.
Compliance with all conditions of approval is required; the conditions of approval shall
not be modified or changed without the approval of the Planning Commission, or City
Council on appeal;
4. that at all points along the length of the shared driveway located along the easterly side
of the property, a minimum 9' driveway width at grade shall be maintained along the path
of vehicular travel;
5. that the maximum elevation to the top of the parapet and roof shall not exceed elevation
80.96' and 77.71', respectively, as measured from the average elevation at the top of the
curb along Douglas Avenue (24.20') for a maximum height of 56-10" to the top of the
parapet; the garage floor finished floor elevation shall be elevation 13.30'; 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 elevation at any point it shall be removed or
adjusted so that the final height of the structure with roof shall not exceed the maximum
height shown on the approved plans;
6. that any changes to the size or envelope of the building, which would include expanding
the footprint or floor area of the structure, replacing or relocating windows or changing
the roof height or pitch, shall be subject to Planning Commission review (FYI or
amendment to be determined by Planning staff);
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7. that prior to issuance of a building permit for the project, the applicant shall pay the first
half of the public facilities impact fee in the amount of $58,138.50, made payable to the
City of Burlingame and submitted to the Planning Division;
8. that prior to scheduling the final framing inspection, the applicant shall pay the second
half of the public facilities impact fee in the amount of $58,138.50, made payable to the
City of Burlingame and submitted to the Planning Division;
9. that the guest/delivery parking stall shall be marked and designated on the plans, this
stall shall not be assigned to any unit and shall always be accessible for parking and not
be used for resident storage;
10. that if a security gate system across the driveway is installed in the future, the gate shall
be installed a minimum 20'-0' back from the front property line; the security gate system
shall include an intercom system connected to each dwelling which allows residents to
communicate with guests and to provide guest access to the parking area by pushing a
button inside their units;
11. that the trash receptacles, furnaces, and water heaters shall be shown in a legal
compartment outside the required parking and landscaping and in conformance with
zoning and California Building and Fire Code requirements before a building permit is
issued;
12. that trash enclosures and dumpster areas shall be covered and protected from roof and
surface drainage and that if water cannot be diverted from these areas, a self-contained
drainage system shall be provided that discharges to an interceptor;
13. that all construction shall abide by the construction hours established in the municipal
code;
14. that during construction, the applicant shall provide fencing (with a fabric screen or
mesh) around the project site to ensure that all construction equipment, materials and
debris is kept on site;
15. that storage of construction materials and equipment on the street or in the public right-
of-way shall be prohibited;
16. that construction access routes shall be limited in order to prevent the tracking of dirt
onto the public right-of-way, clean off-site paved areas and sidewalks using dry
sweeping methods;
17. that if construction is done during the wet season (October 1 through April 30), that prior
to October 1 the developer shall implement a winterization program to minimize the
potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil
erosion and sediment control prior to, during, and immediately after each storm even;
stabilizing disturbed soils throughout temporary or permanent seeding, mulching
in
matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public
right-of-way; covering/tarping stored construction materials, fuels and other chemicals;
18. 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;
19. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All
catch basins shall be protected during construction to prevent debris from entering;
20. that this proposal shall comply with all the requirements of the Tree Protection and
Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the
Parks Department; complete landscape and irrigation plans shall be submitted at the
time of building permit application and the street trees will be protected during
construction as required by the City Arborist;
21. that project approvals shall be conditioned upon installation of an emergency generator
to power the sump pump system; and the sump pump shall be redundant in all
mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.).
Emergency generators shall be housed so that they meet the City's noise requirement;
22. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
23. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
24. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
25. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2016 Edition, as amended by the City of Burlingame;
24. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance;
In consultation with the Community Development Director and where feasible, surface
parking spaces at the rear of the property shall be assigned to residents of individual
apartments within the development.
25. Directional signage shall be placed on the property to promote use of the circular
driveway at the front of the property for pick-ups and deliveries.
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26. The landscape planter at the northeasterly portion of the building, adjacent to the
driveway shall be reduced in depth in order to permit widening of the driveway within that
area.
27. The surface parking space at the northeast corner of the property shall be designed and
marked as a compact parking space.
The following four (4) conditions shall be met during the Building Inspection process
prior to the inspections noted in each condition:
28. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
29. that prior to scheduling the framing inspection, the project architect, engineer or other
licensed professional shall provide architectural certification that the architectural details
such as window locations and bays are built as shown on the approved plans; if there is
no licensed professional involved in the project, the property owner or contractor shall
provide the certification under penalty of perjury. Certifications shall be submitted to the
Building Division;
30. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
31. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans;
Mitigation Measures from Environmental Impact Report:
Aesthetics
32. MM AES -1: Design Review of the Proposed Project: The applicant shall submit
revised plans for the proposed building at 1128-1132 Douglas Avenue to the City of
Burlingame for design review. The Planning Commission as the responsible body for
design review shall review the proposed project for compatibility with the City's
guidelines for a residential apartment building in the Downtown Specific Plan R-4 Base
District.
33. MM AES -2: Exterior Lighting Plan: Prior to issuance of a building permit, a detailed
Exterior Lighting Plan shall be provided. The lighting plan shall utilize the following
standards:
a) Control stray light through use of low -brightness fixtures with optical controls.
b) Fully block all exterior light sources from off-site views.
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c) Do not permit any uplighting from any outdoor light fixture.
d) Employ on -demand exterior lighting systems where feasible. Area lighting and
security lighting shall be controlled by the use of timed switches and/or motion
detectors.
e) Use tinted windows in all buildings to reduce glare from interior lights.
34. MM AES -3: Use of Non -reflective Exterior Paint: Flat, non -reflective paint or
integrated coloring shall be used in all exterior building materials throughout the project.
Air Quality
35. MM AIR -1: Construction Equipment Emissions Reduction: The construction
contractor shall implement the BAAQMD Enhanced Exhaust Emissions Reduction
Measures for Project Construction Equipment measure that requires project off-road
equipment greater than 25 horsepower (hp) that operates for more than 20 total hours
over the entire duration of construction activities to meet the following requirements:
a) All backhoes engines shall meet CARB Tier 4 off-road emission standards.
b) All other equipment engines shall meet or exceed CARB Tier 3 off-road emission
standards or be retrofitted with a CARB Level 2 diesel particulate filter (DPF).
36. MM AIR -2: Air Filtration: A standard house heating, ventilation, and air conditioning
(HVAC) system with a permanent filter of a minimum efficiency reporting value (MERV)
of 13 or greater shall be installed at the relocated residence at 524 Oak Grove Avenue.
The MERV13 filter shall provide one air exchange per hour if the air source is
outside/unfiltered air or four air exchanges per hour if the air source is inside/recirculated
air to provide an 80 percent or greater reduction of outdoor fine particulate matter
(including DPM).
Biological Resources
37. MM BIO -1: Pre -construction Bat Surveys The applicant shall implement the following
measures during demolition of structures and tree removal or tree pruning.
Structures. Before demolition of existing structures, a qualified bat specialist shall
conduct a day time search for potential roosting habitat and evening emergence surveys
to determine if the structure is being used as a roost. Biologists conducting surveys for
roost sites shall use naked eye, binoculars, and a high power spotlight to inspect
buildings features that could house bats. The surfaces of the structure and the ground
around the structure shall be surveyed for bat signs, such as guano, staining, and prey
remains. Evening (i.e., dusk) emergence surveys shall consist of at least one bat
specialist positioned at different vantage points from the structure, watching for emerging
bats from a half hour before sunset to 1 to 2 hours after sunset for a minimum of 2 nights
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within the season that construction will be taking place. Night vision goggles or full
spectrum acoustic detectors should be used during emergence surveys to assist in
species identification. All emergence surveys shall be conducted during favorable
weather conditions (i.e., calm nights with temperatures conducive to bat activity [55° F
and above] and no precipitation predicted). If roosting, special -status bats are present,
measures developed by the bat specialist shall be implemented, as needed. Measures
to protect the bats may include postponing demolition until after the May 1st through
October 1st roosting period. Measures may include monitoring roosting to determine if
the roost site is a maternal roost by either a visual inspection of the roost bat pups, or
monitoring the roost after the adults leave for the night and listening for bat pups.
Eviction of a maternal roost cannot occur because bat pups are not mature enough to
leave the roost. If a roost is determined not to be a maternal roost, eviction of bats shall
be conducted using bat exclusion techniques developed by Bat Conservation
International and in consultation with CDFW that allow the bats to exit the roosting site,
but prevent re-entry to the site. This work shall be completed by a BCI -recommended
exclusion professional. The exclusion of bats shall be timed and carried out concurrently
with any scheduled bird exclusion activities. Each roost lost (if any) shall be replaced in
consultation with the CDFW and may include construction and installation of BCI -
approved bat boxes suitable to the bat species and colony size excluded from the
original roosting site. Roost replacement shall be implemented before bats are excluded
from the original roost sites. Once the replacement roosts are constructed and it is
confirmed that bats are not present in the original roost site, the structures may be
removed or sealed.
Tree Removal. A qualified bat specialist shall examine trees to be removed or trimmed
for suitable bat roosting habitat. High quality habitat features (large tree cavities, basal
hollows, loose or peeling bark, larger snags, etc.) shall be identified and the area around
these features searched for bats and bat sign (guano, culled insect parts, staining, etc.).
The qualified bat specialist shall conduct evening visual emergence surveys of the
source habitat feature, from a half hour before sunset to 1 to 2 hours after sunset for a
minimum of two nights within the season that construction will be taking place. If it is
found that roosting, special -status bats are present, measures developed by the bat
specialist shall be implemented, as needed.
38. MM 13I0-2: Tree Protection Measures: Tree protection specifications were developed
by Mayne Tree Expert Company Inc. for the protected trees surveyed at the Douglas
Avenue and Oak Grove Avenue project sites. The applicant shall implement the
following tree protection measures developed by Mayne Tree Expert Company Inc. and
approved by the Arborist for protected trees. The Mayne Tree Expert Company Inc.
reports shall be included on the demolition and construction plans of the project.
Mulching. A 6 -inch layer of coarse mulch woodchips shall be placed beneath the
dripline of protected trees. Mulch is to be kept 12 inches from the trunk.
Protective Barrier. A protective barrier or 6 -foot chain link fence shall be installed
around the dripline of protected trees. The fencing can be moved within the dripline if
WA
authorized by the Project Arborist or the City Arborist, but no closer than 2 feet from the
trunk of any tree. Fence posts shall be 1.5 inches in diameter and are to be driven 2 feet
into the ground. The distance between posts shall not be more than 10 feet. This
enclosed area is the Tree Protection Zone (TPZ). Moveable barriers or chain link fencing
secured to cement blacks can be substituted for "fixed" fencing if the Project Arborist and
City Arborist agree that the fencing would have to be moved to accommodate certain
phases of construction. The applicant may not move the fence without authorization from
the Project Arborist or City Arborist.
Construction Restrictions. During construction, the following restrictions shall be
implemented:
a) Runoff or spillage of damaging materials to the area below any tree canopy shall not
be allowed.
b) Storing materials, stockpiling soils, or parking/driving vehicles within the TPZ is not
allowed.
c) Cutting, breaking, skinning, or bruising roots, branches, or trunks of protected trees
is prohibited without first obtaining authorization from the City Arborist.
d) Fires shall not be allowed under and adjacent to trees.
e) Discharging exhaust into foliage shall be prohibited.
f) Securing cables, chains, or ropes to trees or shrubs is prohibited.
g) Trenching, digging, or excavating within the dripline of the TPZ of trees is prohibited
without first obtaining authorization from the City Arborist.
h) Applying soils sterilants under pavement near existing trees is prohibited.
i) Machine trenching is prohibited within the driplines of trees, only excavation by hand
or compressed air is allowed.
Avoiding injury to roots. When a ditching machine, which is being used outside of the
dripline of trees, encounters roots smaller than 2 inches, the wall of the trench adjacent
to the street shall be hand trimmed, making clear, clean cuts through the roots. All
damaged, torn, and cut roots shall be given a clean cut to remove ragged edges, which
promote decay. Trenches shall be filled within 24 hours, but, where, this is not possible,
the side of the trench adjacent to the trees shall be shaded with four layers of
dampened, untreated burlap, wetted as frequently as necessary to keep the burlap wet.
Roots 2 inches or larger, when encountered, shall be reported immediately to the Project
Arborist, who will decide whether the applicant may cut the roots as mentioned above or
shall excavate by hand or with compressed air under the root. The root is to be protected
with dampened burlap. In addition, the top 2 feet of the foundation closest to trees shall
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be air spaded or hand dug under supervision of a licensed arborist to locate and
evaluate any significant roots prior to mechanical excavation. The licensed arborist shall
be required to submit a report to the City regarding the findings of the excavation and
recommend any additional actions needed to protect the roots to preserve the health
and structure of both the redwood and oak trees.
Routing pipes. To avoid conflict with routes, pipes shall be routed outside of an area,
ten times the diameter of a protected tree. In addition, where it is not possible to reroute
pipes or trenches, the applicant shall bore beneath the dripline of the tree. The boring
shall take place not less than 3 feet below the surface of the soil in order to avoid
encountering feeder roots.
Reporting. The City Arborist, or his designee, shall be present when any digging occurs
in the vicinity of the narrowest portion of the proposed shared driveway in the vicinity of
the root ball of the adjacent protected tree to ensure that all appropriate measures are
taken to protect the tree roots, If a protected tree is damaged, the applicant shall follow
any remedial actions deemed necessary by the City Arborist, such as planting additional
trees, consistent with Chapter 11.06.090.
Cultural Resources
39. MM CUL -1: Compatible Cladding for Historic House: New construction on the
relocated historic house shall be differentiated from the old and shall be compatible with
the historic materials, features, size, scale and proportion, to protect the integrity of the
property and its environment consistent with the Secretary of Interior's standards for
rehabilitation. The choice of materials shall be submitted to the City for approval as part
of the design review process.
Geology and Soils
40. MM GEO-1: Implementation of Geotechnical Recommendations: The Applicant and
their contractors shall implement the measures outlined and recommended in the
Geotechnical Investigation Report Chapters 5 through 10 for the proposed construction
at 1128-1132 Douglas Avenue.
Hazards and Hazardous Materials
41. MM HAZ-1: Preparation of a Site-specific Spill Prevention, Control and
Countermeasure Plan: The applicant shall prepare a site-specific Spill Prevention,
Control, and Countermeasure (SPCC) Plan that will identify spill prevention and
response measures and Best Management Practices (BMPs). The plan will emphasize
site specific physical conditions to improve hazard prevention (e.g., identification of flow
paths to nearest drains) and reduce effects of accidental spills if they occur. The
Applicant shall designate a representative to ensure that all hazardous materials and
safety plans are followed throughout the construction period. BMPs identified in SPCC
Plan shall be implemented during project construction to minimize the risk of an
24
accidental release and to provide the necessary information for emergency response. A
copy of the project SPCC shall be submitted to the City for approval at least 30 days
prior to construction. All construction personnel shall be required to attend SPCC training
prior to conducting any work on the project site.
42. MM HAZ-2: Soils Test: Prior to construction, the applicant shall evaluate shallow soils
at the structure locations for the possible presence of lead and pesticides. If lead or
pesticides are found within the tested soils, the applicant shall dispose of the soils,
consistent with federal, state and local laws regarding disposal of hazardous materials.
Hydrology and Water Quality
43. MM HAZ-3: Project -specific Emergency Access Plan: The Applicant shall develop
and implement a Project specific Emergency Access Plan. The applicant shall submit
the plan to the City and all emergency services within the city, including the fire
department and police department, at least 30 days prior to construction. The
Emergency Access Plan shall require provisions for the:
a) Implementation of standard safety practices, including installation of appropriate
barriers between work zones and transportation facilities, placement of appropriate
signage, and use of traffic control devices.
b) Use of flaggers and/or signage to guide vehicles through or around construction
zones using proper techniques for construction activities, including staging yard
entrance and exit.
c) Traffic detours for any road or lane closures with appropriate signage marking the
detours.
d) Timing of worker commutes and material deliveries to avoid peak commuting hours.
e) Timing of lane and road closures.
f) Plans for construction worker parking and transportation to work sites.
g) Methods for keeping roadways clean.
h) Storage of all equipment and materials in designated work areas in a manner that
minimizes traffic obstructions and maximizes traffic sign visibility.
i) Limiting vehicles to safe speed levels according to posted speed limits, road
conditions, and weather conditions.
j) Coordination with public transit providers.
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k) Repair of asphalt and other road damage (e.g., curb and gutter damage, rutting in
unpaved roads) caused by construction vehicles.
1) Detours for cyclists and pedestrians when bike lanes or sidewalks must be closed.
The Emergency Access Plan must at a minimum comply with the requirements of the
City and must be submitted to the City for approval prior to commencing construction
activities.
Hydrology and Water Quality
44. MM HYDRO -1: Stormwater Pollution Prevention Best Management Practices: The
applicant will implement the following best management practices during construction of
the proposed project:
a) Preserve existing vegetation where feasible.
b) Limit disturbance to the work site.
c) Install silt fences around the perimeter of the project site.
Noise
45. MM NOISE -1: Prepare a Relocation Plan and Obtain Approval from the City for
Historic House Relocation Outside of Permitted Construction Hours: The Applicant
shall prepare a Relocation Plan and obtain approval from the City under Municipal Code
Section 18.07.110 for historic house relocation. The Relocation Plan shall include:
1. Exact procedure for cutting and dismantling the historic house, and loading on
trucks.
2. Specific routes for movement of the historic house from its existing location to 524
Oak Grove Avenue.
3. Exact procedure for setting the house in its new location.
4. Estimated duration for the various activities involved in the cutting, dismantling,
loading, and setting of the House.
5. Coordination procedures with utilities, Caltrain, and appropriate City Departments.
6. Advance Notice to residents at each project site and along the route regarding the
start and duration of power interruption.
7. Measures to reduce impacts of power outage on residents such as:
a) Power interruption phasing to reduce amount of time houses are affected.
26
b) Offering affected parties dry ice for freezers and refrigerators.
c) Offering generators for life support equipment.
d) Security lighting.
Approval from the City for relocating the historic house outside of permitted construction
hours would be contingent on abiding by all the best management practices required
under Condition of Approval 19, and the measures included in the Noise Management
Plan for the project.
46. MM NOISE -2: Compliance with Title 24: Prior to issuance of a building permit, a
qualified acoustical consultant shall review the final building plans to calculate expected
interior noise levels. The building permit shall not be issued until the qualified acoustical
consultant has reviewed the acoustical test report of all sound rated windows and doors
and confirmed that the proposed building treatments will adequately reduce interior
noise levels to 45 dBA or below.
47. MM NOISE -3: Noise Management Plan: The applicant shall prepare a noise
management plan that includes:
a. Identified routes for movement of construction -related vehicles and equipment
developed in conjunction with the Burlingame Community Development Department
so that noise -sensitive areas, including residences and schools, are avoided as
much as possible.
b. A designated "Community Liaison" for construction activities. The Community Liaison
would be responsible for responding to any local complaints regarding construction
noise and vibration. The Community Liaison would determine the cause of the noise
or vibration complaint and would implement reasonable measures to correct the
problem.
c. Sending advance notice to neighborhood residents within 50 feet of the project site
regarding the construction schedule and including the phone number for the
disturbance coordinator. A notice with the name and phone number of the
Community Liaison shall be posted at the project site.
In the event that construction noise complaints are not resolved by scheduling, the
applicant shall install temporary sound absorption barriers, such as noise control
blankets, in addition to the standard noise barriers around the construction site required
under Condition of Approval 19, best management practices. These additional barriers
would be specifically designed for exterior use and would reduce the noise level beyond
the fence line by at least 3 dBA.
If noise complaints continue, the applicant shall install a temporary sound absorption
barrier that would reduce the noise level beyond the fence line an additional 2 dBA, for a
total noise reduction of 5 dBA beyond the fence line.
27
Transportation and Traffic
48. MM TRAFFIC -1: Construction Management Plan: The project applicant and its
construction contractor(s) shall develop a construction management plan for review and
approval by the City of Burlingame. The plan must include at least the following items
and requirements to reduce, to the maximum extent feasible, traffic and parking
congestion during construction:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure
procedures, signs, cones for drivers, and designated construction access routes;
b. Identification of haul routes for movement of construction vehicles that would
minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and
safety, and specifically to minimize impacts to the greatest extent possible on streets
in the project area;
c. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries, detours, and lane closures would occur;
d. Provisions for monitoring surface streets used for haul routes so that any damage
and debris attributable to the haul trucks can be identified and corrected by the
project applicant.;
e. A construction parking plan to provide worker parking off site and generally off
neighborhood streets, with shuttles or other transportation as needed to transport
workers to the site; and
f. Designation of a readily available contact person for construction activities who
would be responsible for responding to any local complaints regarding traffic or
parking. This coordinator would determine the cause of the complaint and, where
necessary, would implement reasonable measures to correct the problem.
49. MM TRAFFIC -2: Driveway Safety Enhancements: The project applicant and its
construction contractor(s) shall implement the following safety enhancements:
a. Flashing light sensors shall be placed within the project parking garage and rear
surface parking areas to alert motorists outbound from the project parking areas that
vehicles are inbound from Douglas Avenue (these could be video or loop detected);
b. Signs shall be placed at the proposed project's Douglas Avenue entrances that
indicate: "Caution—Watch For Outbound Vehicles'; and
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c. The project design shall be modified to allow for 12 -foot access on the eastern -most
driveway, except as necessary to avoid impact to the two significant trees. Toward
the rear of the lot, that would require either loss of landscaping, further setback for
the building (at least on the first floor), and/or loss of a parking space.
Conditions of Approval for 524 Oak Grove Avenue:
1. that the project shall be built as shown on the plans submitted to the Planning Division
date stamped December 22, 2014, sheets A0.0 through A5.1, AR1.0, L1.1, L1.2, and
GP1;
2. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staff);
3. that any changes to the size or envelope of the first or second floors, or garage, which
would include adding or enlarging a dormer(s), shall require an amendment to this
permit;
4. that any recycling containers, debris boxes or dumpsters for the construction project
shall be placed upon the private property, if feasible, as determined by the Community
Development Director;
5. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
6. that prior to issuance of a building permit for construction of the project, the project
construction plans shall be modified to include a cover sheet listing all conditions of
approval adopted by the Planning Commission, or City Council on appeal; which shall
remain a part of all sets of approved plans throughout the construction
process. Compliance with all conditions of approval is required; the conditions of
approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
7. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination and installed on the portions of the roof not visible from the street; and
that these venting details shall be included and approved in the construction plans
before a Building permit is issued;
8. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
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9. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2013 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
10. that prior to scheduling the framing inspection the applicant shall provide a certification
by the project architect or residential designer, or another architect or residential design
professional, that demonstrates that the project falls at or below the maximum approved
floor area ratio for the property;
11. prior to scheduling the framing inspection the project architect or residential designer, or
another architect or residential design professional, shall provide an architectural
certification that the architectural details shown in the approved design which should be
evident at framing, such as window locations and bays, are built as shown on the
approved plans; architectural certification documenting framing compliance with
approved design shall be submitted to the Building Division before the final framing
inspection shall be scheduled;
12. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
and
13. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
Mitigation Measures from Environmental Impact Report
Air Quality
14. MM AIR -2: Air Filtration: A standard house heating, ventilation, and air conditioning
(HVAC) system with a permanent filter of a minimum efficiency reporting value (MERV)
of 13 or greater shall be installed at the relocated residence at 524 Oak Grove Avenue.
The MERV13 filter shall provide one air exchange per hour if the air source is
outside/unfiltered air or four air exchanges per hour if the air source is inside/recirculated
air to provide an 80 percent or greater reduction of outdoor fine particulate matter
(including DPM).
Biological Resources
15. MM BIO -2: Tree Protection Measures: Tree protection specifications were developed
by Mayne Tree Expert Company Inc. for the protected trees surveyed at the Douglas
Avenue and Oak Grove Avenue project sites. The applicant shall implement the
following tree protection measures developed by Mayne Tree Expert Company Inc. and
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approved by the Arborist for protected trees. The Mayne Tree Expert Company Inc.
reports shall be included on the demolition and construction plans of the project.
Mulching. A 6 -inch layer of coarse mulch woodchips shall be placed beneath the
dripline of protected trees. Mulch is to be kept 12 inches from the trunk.
Protective Barrier. A protective barrier or 6 -foot chain link fence shall be installed
around the dripline of protected trees. The fencing can be moved within the dripline if
authorized by the Project Arborist or the City Arborist, but no closer than 2 feet from the
trunk of any tree. Fence posts shall be 1.5 inches in diameter and are to be driven 2 feet
into the ground. The distance between posts shall not be more than 10 feet. This
enclosed area is the Tree Protection Zone (TPZ). Moveable barriers or chain link fencing
secured to cement blacks can be substituted for "fixed" fencing if the Project Arborist and
City Arborist agree that the fencing would have to be moved to accommodate certain
phases of construction. The applicant may not move the fence without authorization from
the Project Arborist or City Arborist.
Construction Restrictions. During construction, the following restrictions shall be
implemented:
a) Runoff or spillage of damaging materials to the area below any tree canopy shall not
be allowed.
b) Storing materials, stockpiling soils, or parking/driving vehicles within the TPZ is not
allowed.
c) Cutting, breaking, skinning, or bruising roots, branches, or trunks of protected trees
is prohibited without first obtaining authorization from the City Arborist.
d) Fires shall not be allowed under and adjacent to trees.
e) Discharging exhaust into foliage shall be prohibited.
f) Securing cables, chains, or ropes to trees or shrubs is prohibited.
g) Trenching, digging, or excavating within the dripline of the TPZ of trees is prohibited
without first obtaining authorization from the City Arborist.
h) Applying soils sterilants under pavement near existing trees is prohibited.
i) Machine trenching is prohibited within the driplines of trees, only excavation by hand
or compressed air is allowed.
Avoiding injury to roots. When a ditching machine, which is being used outside of the
dripline of trees, encounters roots smaller than 2 inches, the wall of the trench adjacent
to the street shall be hand trimmed, making clear, clean cuts through the roots. All
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damaged, torn, and cut roots shall be given a clean cut to remove ragged edges, which
promote decay. Trenches shall be filled within 24 hours, but, where, this is not possible,
the side of the trench adjacent to the trees shall be shaded with four layers of
dampened, untreated burlap, wetted as frequently as necessary to keep the burlap wet.
Roots 2 inches or larger, when encountered, shall be reported immediately to the Project
Arborist, who will decide whether the applicant may cut the roots as mentioned above or
shall excavate by hand or with compressed air under the root. The root is to be protected
with dampened burlap. In addition, the top 2 feet of the foundation closest to trees shall
be air spaded or hand dug under supervision of a licensed arborist to locate and
evaluate any significant roots prior to mechanical excavation. The licensed arborist shall
be required to submit a report to the City regarding the findings of the excavation and
recommend any additional actions needed to protect the roots to preserve the health
and structure of both the redwood and oak trees.
Routing pipes. To avoid conflict with routes, pipes shall be routed outside of an area,
ten times the diameter of a protected tree. In addition, where it is not possible to reroute
pipes or trenches, the applicant shall bore beneath the dripline of the tree. The boring
shall take place not less than 3 feet below the surface of the soil in order to avoid
encountering feeder roots.
Reporting. Any damage due to construction activities shall be reported to the Project
Arborist or City Arborist within 6 hours. If a protected tree is damaged, the applicant shall
follow any remedial actions deemed necessary by the City Arborist, such as planting
additional trees, consistent with Chapter 11.06.090.
Cultural Resources
16. MM CUL -1: Compatible Cladding for Historic House: New construction on the
relocated historic house shall be differentiated from the old and shall be compatible with
the historic materials, features, size, scale and proportion, to protect the integrity of the
property and its environment consistent with the Secretary of Interior's standards for
rehabilitation. The choice of materials shall be submitted to the City for approval as part
of the design review process.
Noise
17. MM NOISE -1: Prepare a Relocation Plan and Obtain Approval from the City for
Historic House Relocation Outside of Permitted Construction Hours: The Applicant
shall prepare a Relocation Plan and obtain approval from the City under Municipal Code
Section 18.07.110 for historic house relocation. The Relocation Plan shall include:
1. Exact procedure for cutting and dismantling the historic house, and loading on
trucks.
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2. Specific routes for movement of the historic house from its existing location to 524
Oak Grove Avenue.
3. Exact procedure for setting the house in its new location.
4. Estimated duration for the various activities involved in the cutting, dismantling,
loading, and setting of the House.
5. Coordination procedures with utilities, Caltrain, and appropriate City Departments.
6. Advance Notice to residents at each project site and along the route regarding the
start and duration of power interruption.
7. Measures to reduce impacts of power outage on residents such as:
a) Power interruption phasing to reduce amount of time houses are affected.
b) Offering affected parties dry ice for freezers and refrigerators.
c) Offering generators for life support equipment.
d) Security lighting.
Approval from the City for relocating the historic house outside of permitted construction
hours would be contingent on abiding by all the best management practices required
under Condition of Approval 19, and the measures included in the Noise Management
Plan for the project.
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