HomeMy WebLinkAboutReso - CC - 093-2016RESOLUTION NO. 93-2016
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME
APPROVING APPLICATIONS FOR A CONDOMINIUM PERMIT, A FENCE
EXCEPTION, A TENTATIVE CONDOMINIUM MAP, AND A TENTATIVE AND FINAL
PARCEL MAP FOR LOT COMBINATION, FOR A NEW 11 -UNIT RESIDENTIAL
CONDOMINIUM DEVELOPMENT ON PROPERTY LOCATED AT 1509 EL CAMINO
REAL (ASSESSOR PARCEL NOS: 026-011-010 AND 025-228-130)
RESOLVED, BY THE CITY COUNCIL OF THE CITY OF BURLINGAME THAT:
WHEREAS, on June 10, 2011, 1509 EI Camino LLC filed an application with the City of
Burlingame Community Development Department — Planning Division requesting approval of
the following requests:
• A Condominium Permit for construction of a new three-story, 11 -unit residential
condominium building;
• A Fence Exception to permit a 10 foot tall fence (8 feet solid plus 2 feet of lattice) along
the rear property line; and
• Tentative Condominium Map and Tentative and Final Parcel Map to merge two parcels;
and
WHEREAS, on July 9, 2012 the Planning Commission conducted a duly noticed public
hearing (environmental scoping session) to review a 15 -unit residential condominium project
and to identify subjects to be analyzed in the project Initial Study/Mitigated Negative Declaration
(IS/MND). At that time direction was provided to the applicant for revisions to the project design
and comments were received from the Commission and public regarding issues to be
addressed in the project IS/MND; and
WHEREAS, an IS/MND was prepared to analyze project impacts; said IS/MND was
circulated for public review and comment commencing on January 23, 2013 and concluding on
February 21, 2013. During the circulation period, the Planning Commission conducted a duly
noticed public hearing on January 28, 2013 that provided the opportunity for the Commission
and interest members of the public to provide commentary on the analysis contained within the
project IS/MND; and
WHEREAS, because there were significant concerns expressed by the Planning
Commission and public at the January 28, 2013 Planning Commission meeting, the applicants
requested that the application be placed on hold so that they could meet with neighbors and
revise the project to address the concerns expressed by the neighbors and Planning
Commission; and
RESOLUTION NO. 93-2016
WHEREAS, on March 23, 2015 the Planning Commission conducted a duly noticed
public hearing (study session) to review a revised 10 -unit residential condominium project. At
that time direction was provided to the applicant for revisions to the project design; and
WHEREAS, on April 27, 2015 the Planning Commission conducted a duly noticed public
hearing (environmental scoping session) to review the 10 -unit residential condominium project
and to identify subjects to be analyzed in the project IS/MND. At that time comments were
received from the Commission and public regarding issues to be addressed in the project
IS/MND; and
WHEREAS, a Revised Initial Study/Mitigated Negative Declaration (Revised IS/MND)
was prepared to analyze project impacts for the 10 -unit residential condominium project; said
Revised IS/MND was circulated for public review and comment commencing on October 9,
2015 and concluding on November 9, 2015. The Planning Commission conducted a duly
noticed public hearing on December 14, 2015 at which time it considered recommending
approval of the Revised IS/MND and approval of all project entitlements. At that time further
clarification was received from the Commission and public regarding issues addressed in the
project IS/MND and direction was provided to the applicant for revisions to the project; and
WHEREAS, since the December 14, 2015 Planning Commission meeting, the number of
residential units was increased to 11 units in response to concerns raised by the Planning
Commission that there is no net loss of units as specified in the City's Housing Element. A
Supplemental Memorandum was prepared to analyze project impacts for the 11 -unit residential
condominium project, which concluded that 1) the proposed changes are not significant enough
to result in additional significant environmental impacts beyond those disclosed in the previous
IS/MND and that 2) the revised 11 -unit project would not result in any significant additional
environmental impacts; and
WHEREAS, on July 25, 2016 the Planning Commission conducted a duly noticed public
hearing and voted 6-0-0-1 to recommend approval of the applicant's requests for a
Condominium Permit, a Fence Exception, a Tentative Condominium Map, and a Tentative and
Final Parcel Map; and
WHEREAS, on September 6, 2016, the City Council conducted a duly noticed public
hearing to consider all project entitlements, at which time it reviewed and considered the staff
report and all other written materials and oral testimony presented at said hearing; and
WHEREAS, as a result of the oral and written testimony presented at the September 6,
2016 public hearing, as well as the analysis in the staff report, the City Council hereby makes
the following findings relative to each aspect of the project application:
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RESOLUTION NO. 93-2016
Condominium Permit Findings:
The proposed condominium project represents sound community planning; the
economic, ecological, social and aesthetic qualities of the community; and will not
negatively impact public health, safety and general welfare in that the 11 -unit residential
condominium project is scaled to be compatible with existing multifamily buildings along
EI Camino Real. The project features ample landscaping with water -conserving features
and design, provides safe pedestrian access along the street frontage, and provides a
variety of dwelling types suitable to a range of households;
The project will not create an adverse impact on schools, parks, utilities, neighborhoods,
streets, traffic, parking and other community facilities and resources in that the proposed
development represents a one-to-one replacement of dwelling units on the property.
Additionally, the mitigations designed into the project as outlined in Initial
Study/Mitigated Negative Declaration will ensure that there will be no significant impacts
following mitigation; and
The project is in conformity with the general plan and density permitted by zoning
regulations, in that the project provides residential units consistent with the applicable
general plan and zoning designations.
Fence Exception Findings:
• That there are exceptional circumstances, in that the fence height is a request put
forward by an adjacent property owner after engagement with the applicant and would
be located adjacent to a 10'-0 wide right-of-way at the rear of the property;
• That there is no public hazard, in that the wall will be required to obtain a Building Permit
and will be evaluated for structural integrity accordingly. The proposed fence will not
impede or otherwise negatively impact circulations systems in the area;
• That neighboring properties will not be materially damaged, in that the wall will be
located 10'-0" away from the property line of adjacent properties to the rear and will
utilize a pier and grade beam foundation to minimize disruption to adjoining properties
during construction; and
• That the regulations cause unnecessary hardship upon the petitioner, in that the
regulations would not otherwise permit construction of the privacy wall of such height
between the two adjacent land uses of significantly differing intensity. The wall is
intended to protect the privacy of the adjacent single-family residences lying west of the
project site.
Tentative Condominium Map and Tentative and Final Parcel Map Findings:
The proposed tentative condominium map and tentative and final parcel map, together
with the provisions for its design and improvement, are consistent with the Burlingame
General Plan and consistent with the provisions of the Subdivision Map Act; and the site
is physically suited for the proposed type and density of development in that it provides
residential use in an area identified as suitable for such use in the Burlingame General
Plan Housing Element; that the project provides ample vehicular and pedestrian
circulation to serve the project, and is consistent with required development standards
RESOLUTION NO. 93-2016
including setbacks, lot coverage and building height. Further, the proposed development
is consistent with the existing development pattern for properties fronting on EI Camino
Real.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Burlingame,
that the applications for a Condominium Permit, a Fence Exception, a Tentative Condominium
Map, and a Tentative and Final Parcel Map are hereby granted, subject to the following
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped May 17, 2016, sheets A0.1, A1.0, A2.1 through A2.3, A5.1 through A5.3,
and L-1 through L-5, and date stamped January 28, 2015, sheets A0.2, A1.1 through
A1.3, A3.1 through A4.3, BMP1, MM, C-0, C-2, and C-3;
2. that the project shall include one affordable unit for a 10 -year term; the applicant shall
enter into an agreement for the administration of the sale, rent or lease of the affordable
unit at least 120 days before the final inspection;
3. that the applicant shall apply for an encroachment permit from the Department of
Transportation for any work proposed in the state right-of-way; that documentation with
exhibits that show detailed project construction plans including work on the driveway and
sidewalk, shall be submitted to the Department of Transportation for review and approval
of an encroachment permit;
4. that the applicant shall coordinate with the California Department of Transportation and
City of Burlingame Parks Division regarding the planting of at least one new Accolade
Elm tree either within the Caltrans right-of-way along EI Camino Real or near the front
property line on the subject property;
5. that if the backflow preventer and fire riser is relocated to another location on the subject
property, the applicant shall coordinate with the Parks Division to determine if an
additional tree, of a size and species determined to be appropriate to provide screening,
can be planted in its place;
6. that all existing trees to remain, as shown on the plans date stamped May 17, 2016 and
January 28, 2015, shall not be removed or damaged, and the applicant shall have an
arborist's report prepared which documents how each tree on the site should be
protected during construction; this report shall be reviewed and approved by the City
Arborist and the contractor shall call for the Arborist to inspect the protection measures
installed before a building permit shall be issued;
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RESOLUTION NO. 93-2016
7. that for a period of five years beginning upon the final inspection of the project, the
applicant shall have an arborist's report prepared annually, to be reviewed and approved
by the City Arborist, which provides an evaluation of all existing and new trees planted;
this report shall include the following:
• Perform a limited visual assessment.
• Document any structural or obvious defects, symptoms of disease or pests, and
identify any root decay.
• Recommend mitigation option for future maintenance.
8. that if any existing or new tree on the site dies within five years of the final inspection of
the project, it shall be replaced with a new, 36 -inch box tree with a species determined to
be appropriate by the City Arborist; new trees shall be replaced in the same location
unless it is determined by the City Arborist that the location should be adjusted based on
the site conditions;
9. that a Protected Tree Removal Permit shall be required from the City of Burlingame
Parks Division to remove the existing 17.3 -inch diameter Deodar Cedar tree on the
subject property;
10. that that the applicant shall submit a detailed foundation report for approval by the
Building Division and City Arborist to establish the bounds of the pier foundation prior to
the issuance of a building permit for construction on the site; if at any time during the
construction the pier locations must be altered to accommodate a tree root, the structural
changes must be approved by the Building Division prior to the time any such root is cut
or damaged;
11. that a certified arborist shall be on site during any grading or digging activities that take
place within the designated tree protection zones, including the digging of the pier holes
for the pier foundation and digging for removal or installation of any utilities;
12. that the 10' tall fence along the rear property line shall be built after demolition of the
existing structures on the site and prior to construction of the new development, as
shown on the plans date stamped May 17, 2016;
13. 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;
14. that the maximum elevation to the top of the entry tower and the mansard roof shall not
exceed elevation 69.75' and 60.75', respectively, as measured from the average
elevation at the top of the curb along EI Camino Real (25.25') for a maximum height of
44'-6" to the top of the entry tower and 35'-6" to the top of the mansard roof; the garage
floor finished floor elevation shall be elevation 26.15'; and that the top of each floor and
final roof ridge shall be surveyed and approved by the City Engineer as the framing
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RESOLUTION NO. 93-2016
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;
15. 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);
16. that the conditions of the Building Division's February 5, 2015, December 5, 2014 and
September 5, 2104 memos; the Parks Division's January 27, 2015 and August 29, 2014
memos; the Fire Division's January 22, 2015 and August 29, 2014 memos; the
Engineering Division's September 12, 2014, November 17, 2011 and July 8, 2011
memos; the Stormwater Division's January 21, 2015 and August 27, 2014 memos shall
be met;
17, that storage of construction materials and equipment on the street or in the public right-
of-way shall be prohibited;
18. that 'guest parking stall' shall be marked on four guest parking spaces and designated
on the final map and plans, these stalls shall not be assigned to any unit, but shall be
owned and maintained by the condominium association, and the guest stalls shall
always be accessible for parking and not be separately enclosed or used for resident
storage;
19, that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project
shall require that the four guest parking stalls shall be reserved for guests only and shall
not be used by condominium residents;
20. that the final inspection shall be completed and a certificate of occupancy issued before
the close of escrow on the sale of each unit;
21. 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 of 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;
22. 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;
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RESOLUTION NO. 93-2016
23. 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;
24. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
25. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation
of the new structure(s) and the various surveys shall be accepted by the City Engineer;
26. 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;
27. 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;
28. 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
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;
29. 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;
30. 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;
31. 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;
32. 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;
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RESOLUTION NO. 93-2016
33. 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;
34. that prior to issuance of a building permit, the applicant shall prepare and submit to the
Department of Public Works — Engineering Division a sanitary sewer analysis that
assesses the impact of this project to determine if the additional sewage flows can be
accommodated by the existing sewer line. If the analysis results in a determination that
the existing sewer line requires upgrading, the applicant shall perform the necessary
upgrades as determined by the Engineering Division;
Mitigation Measures from Initial Study
Aesthetics
35. Prior to submittal of plans to the Building Division, the project sponsor shall ensure that
building construction plans show exterior lighting and window treatments on the
condominium building that are designed to minimize glare and light spillover to adjacent
properties.
The City shall ensure that final design plans include downward directed light fixtures that
are low -mounted to reduce light trespass onto adjacent properties. The final design
plans shall also include glazing window treatments to minimize the intensity of daylight
glare produced by the condominium building.
Air Quality
36. During construction activities, the following air pollution control measures shall be
implemented:
a. Exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
b. All haul trucks transporting soil, sand, or other loose material off-site shall be
covered.
C. All visible mud or dirt track -out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited.
d. All roadways, driveways, and sidewalks shall be paved as soon as possible.
e. Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers at
all access points.
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RESOLUTION NO. 93-2016
f. All construction equipment shall be maintained and properly tuned in accordance
with manufacturer's specifications. All equipment shall be checked by a certified
visible emissions evaluator.
g. A publicly visible sign shall be posted with the telephone number and person to
contact at the City regarding dust complaints. This person shall respond and take
corrective action within 48 hours of a complaint or issue notification. The Bay Area
Air Quality Management District's phone number shall also be visible to ensure
compliance with applicable regulations.
Biological Resources
37. To reduce construction related impacts to special -status bat species, a bat survey shall
be conducted between March 1 to July 31 by a qualified wildlife biologist within the year
of proposed construction start and prior to ground disturbance. If no bat roosts are
detected, then no further action is required. If a colony of bats is found roosting on-site,
then the following mitigation will be implemented to reduce the potential disturbance:
a. If a female or maternity colony of bats are found on the project site, a wildlife
biologist through coordination with CDFW shall determine what physical and timed
buffer zones shall be employed to ensure the continued success of the colony.
Such buffer zones may include a construction -free barrier of 200 feet from the roost
and/or the timing of the construction activities outside of the maternity roost season
(after July 31 and before March 1).
38. To protect the long-term habitat of Mills Creek, the Applicant shall ensure that the creek
is not obstructed and human intrusion into the riparian area is minimized. In compliance
with Section 1600 of the California Fish and Game Code, the Applicant shall enter into a
Streambed Alteration Agreement prior to conducting any construction activities within the
creek corridor (defined by the California Department of Fish and Wildlife) as the top of
bank plus the outer edge of the dripline of riparian vegetation) which will identify
conditions the Applicant will implement. Conditions shall include but not be limited to the
implementation of bank stabilization measures, and/or restoration and revegetation of
the stream corridor habitat that has been damaged by project construction.
39. The Applicant shall obtain a Section 404 Clean Water Act Nationwide Permit from the
USACE for impacts to wetlands and waters of the U.S. and comply with the mitigation
measures identified in the Hydrology and Water Quality Section to prevent discharge of
pollutants to surface waters during construction. This shall include complying with the
State's National Pollution Discharge Elimination System General Permit for Discharges
of Storm Water Runoff Associated with Construction Activity (General Permit) issued by
the Regional Water Quality Control Board (RWQCB). The Applicant shall also obtain a
401 Water Quality Certification from the RWQCB. For permanent removal of
jurisdictional perennial creek, the Applicant shall require either replacement of affected
acreage at a 1:1 ratio (one acre must be created for every acre lost) or payment of in -
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RESOLUTION NO. 93-2016
lieu fees. For the temporary removal of jurisdictional perennial creek, the City shall
restore the area to pre -construction conditions. This may require revegetation of the
area using native vegetation appropriate for drainages.
40. The applicant shall take the following steps to avoid direct losses of nests, eggs, and
nestlings and indirect impacts to avian breeding success:
a. During the breeding season (Generally February 1 through August 31) a qualified
biologist shall survey the project site and large trees within 500 feet and line of
sight for nesting raptors and passerine birds not more than 14 days prior to any
demolition, construction, or vegetation removal.
b. If demolition or construction activities occur only during the non -breeding season
between August 31 and February 1, no surveys will be required.
C. Results of positive surveys will be forwarded to CDFW (as appropriate) and
avoidance measures will be adopted, if necessary, on a case-by-case basis.
These may include construction buffer areas (up to several hundred feet in the
case of raptors) or seasonal avoidance.
Cultural Resources
41. In the event that buried archaeological resources are discovered during construction,
ground -disturbing operations shall stop within 100 feet of the find and a qualified
archaeologist shall be consulted to determine whether the resource requires further
evaluation. The Applicant shall include a standard inadvertent discovery clause in every
construction contract to inform contractors of this requirement. The archaeologist shall
make recommendations concerning appropriate measures that will be implemented to
protect the resources, including but not limited to excavation and evaluation of the finds
in accordance with Section 15064.5 of the CEQA Guidelines. Archeological resources
could consist of, but are not limited to, stone, wood, or shell artifacts, structural remains,
privies, or historic dumpsites. Any previously undiscovered resources found during
construction within the project area should be recorded on appropriate Department of
Parks and Recreation (DPR) 523 forms and evaluated for significance in terms of CEQA
criteria.
42. In the event a fossil is discovered during construction for the project, excavations within
50 feet of the find shall be temporarily halted or delayed until the discovery is examined
by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology
standards. The Applicant shall include a standard inadvertent discovery clause in every
construction contract to inform contractors of this requirement. If the find is determined
to be significant and if avoidance is not feasible, the paleontologist shall design and
carry out a data recovery plan consistent with the Society of Vertebrate Paleontology
standards.
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RESOLUTION NO. 93-2016
43. In the event of the accidental discovery or recognition of any human remains, CEQA
Guidelines § 15064.5; Health and Safety Code § 7050.5; Public Resources Code
§ 5097.94 and § 5097.98 must be followed. If during the course of project development
there is accidental discovery or recognition of any human remains, the following steps
shall be taken:
1. There shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the County
Coroner is contacted to determine if the remains are Native American and if an
investigation of the cause of death is required. If the coroner determines the
remains to be Native American, the coroner shall contact the Native American
Heritage Commission (NAHC) within 24 hours, and the NAHC shall identify the
person or persons it believes to be the "most likely descendant" (MLD) of the
deceased Native American. The MLD may make recommendations to the
landowner or the person responsible for the excavation work within 48 hours, for
means of treating or disposing of, with appropriate dignity, the human remains
and any associated grave goods as provided in PRC Section 5097.98.
2. Where the following conditions occur, the landowner or his authorized
representative shall rebury the Native American human remains and associated
grave goods with appropriate dignity either in accordance with the
recommendations of the most likely descendant or on the project site in a
location not subject to further subsurface disturbance:
a. The NAHC is unable to identify a most likely descendent or the most likely
descendent failed to make a recommendation within 48 hours after being
notified by the commission.
b. The descendant identified fails to make a recommendation.
C. The landowner or his authorized representative rejects the
recommendation of the descendant, and mediation by the NAHC fails to
provide measures acceptable to the landowner.
Geology/Soils
44. Prior to the issuance of a building permit, the project's plans shall reflect foundations that
extend deep enough to penetrate more stable soils. The project applicant shall follow
the recommendations of the Geotechnical Investigation, by implementing a pier and
grade beam foundation system. Herein, the piers shall penetrate a minimum of 12 feet
beneath lowest adjacent grade; have a minimum diameter of 16 inches; be nominally
reinforced vertically with a minimum of four No. 4 bars; and be spaced no closer than 4
diameters (center to center). In addition, the actual depth, diameter, reinforcement, and
spacing of the piers shall be determined by the structural engineer based upon the
design criteria:
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RESOLUTION NO. 93-2016
a. A friction value of 500 per square foot (psO may be assumed to act on that
portion of the pier within below 2 feet. Lateral support may be assumed to be
developed along the length of the pier below 2 feet, using a passive pressure of
350 per cubic foot (pct] Equivalent Fluid Weight (EFW). Passive resistance may
be assumed to act over 1.5 projected pier diameters. Above 2 feet, no frictional
or lateral support may be assumed. These design values may be increased 1/3
for transient loads (i.e., seismic and wind).
b. The bases of the piers' holes should be clean and firm prior to setting steel and
pouring concrete. If more than 6 inches of slough exists at the base of the pier
holes after drilling, then the slough should be removed. If less than 6 inches of
slough exists, the slough may be tamped to a stiff condition. Piers should not
remain open for more than a few days prior to casting concrete. In the event of
rain, shallow groundwater, or caving conditions, it may be necessary to pour
piers immediately.
c. Because of the presence of groundwater and locally sandy soils, the contractor
should be prepared to address pier -hole caving. This may include drill and pour
techniques, slurry drilling, or casting the holes. Accumulations of water in the
hole is likely to cause side wall collapse and make cleaning the hole difficult.
Therefore, holes should not remain open for significant amounts of time.
d. All perimeter piers and piers under load-bearing walls should be connected by
concrete grade beams. Perimeter grade beams should penetrate at a minimum
of 6 inches below crawlspace grade (unless a perimeter footing drain is installed
to intercept water attempting to enter around the perimeter). Interior grade
beams do not need to penetrate below grade. All other isolated floor supports
must also be pier supported to resist expansive soil uplift, however they do not
need to be connected by grade beams.
e. In order to reduce any expansive soil uplift forces on the base of the grade
beams, the beams either should have a uniform 3 -inch void between their base
and the soil, or should be constructed with a knife edge and triangular shaped
void in a rectangular trench. The void can be created by the use of prefabricated
cardboard material (e.g., K -void, Sure -void, Carton -void), half a sonotube faced
concave down, or other methods devised by the contractor and approved by the
geotechnical engineer. The use of Styrofoam is not acceptable for creating the
void.
f. All improvements connected directly to any pier supported structure, also need to
be supported by piers. This includes, but is not limited to: porches, decks, entry
stoops and columns, etc. If the designer does not wish to pier support these
items, then care must be taken to structurally isolate them (with expansion joints,
etc.) from the pier supported structure.
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RESOLUTION NO. 93-2016
Hydrology/Water Quality
45. The project applicant shall prepare and implement a stormwater pollution prevention
plan (SWPPP) for all construction activities at the project site. At a minimum, the
SWPPP shall include the following:
a. A construction schedule that restricts use of heavy equipment for excavation and
grading activities to periods where no rain is forecasted during the wet season
(October 1 thru April 30) to reduce erosion associated intense rainfall and surface
runoff. The construction schedule shall indicate a timeline for earthmoving
activities and stabilization of disturbed soils;
b. Soil stabilization techniques such as covering stockpiles, hydroseeding, or short-
term biodegradable erosion control blankets;
C. Silt fences, compost berms, wattles or some kind of sediment control measures
at downstream storm drain inlets;
d. Good site management practices to address proper management of construction
materials and activities such as but not limited to cement, petroleum products,
hazardous materials, litter/rubbish, and soil stockpile; and
e. The post -construction inspection of all drainage facilities and clearing of drainage
structures of debris and sediment.
46. The project applicant, before project approval, shall prepare the appropriate documents
consistent with San Mateo Countywide Water Pollution Prevention Program (SMCWPPP)
and NPDES Provisions C.3 and C.6 requirements for post -construction treatment and
control of stormwater runoff from the site. Post -construction treatment measures must be
designed, installed and hydraulically sized to treat a specified amount of runoff.
Furthermore, the project plan submittals shall identify the owner and maintenance party
responsible for the ongoing inspection and maintenance of the post -construction
stormwater treatment measure in perpetuity. A maintenance agreement or other
maintenance assurance must be submitted and approved by the City prior to the issuance
of a final construction inspection.
Noise
47. All construction equipment shall use available noise suppression devices and properly
maintained mufflers. All internal combustion engines used in the project area shall be
equipped with the type of muffler recommended by the vehicle manufacturer. In
addition, all equipment shall be maintained in good mechanical condition to minimize
noise created by faulty or poorly maintained engine, drive train, and other components.
48. During construction, stationary construction equipment shall be placed such that emitted
noise is directed away from sensitive noise receptors and as far as possible from the
boundary of sensitive receptors.
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RESOLUTION NO. 93-2016
49. Pursuant to the City of Burlingame Municipal Code, the Applicant shall limit construction
activities to between 7:00 a.m. and 7:00 p.m. Monday through Friday, Saturdays
between 9:00 a.m. and 6:00 p.m. and Sundays and holidays between 10:00 a.m. and
6:00 p.m. L'Nee
Ann Keighran, r
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 19`h day of
September, 2016 by the following vote:
AYES: COUNCILMEMBERS: BEACH,
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS:NONE
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COLION, KEIGHRAN, ORTIZ
City Clerk