HomeMy WebLinkAboutReso - CC - 035-2007RESOLUTION NO. 35-2007
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION, DESIGN REVIEW,
RESIDENTIAL CONDOMINIUM PERMIT, FRONT SETBACK VARIANCE AND
CONDITIONAL USE PERMITS FOR HEIGHT AND LOT COVERAGE
RESOLVED, by the CITY COUNCIL of the City of Burlingame that:
WHEREAS, an application has been made for mitigated negative declaration, design review,
residential condominium permit, tentative condominium map, front setback variance and conditional use
permits for height and lot coverage for a new, seven -story, 25 -unit residential condominium at 1800
Trousdale Drive, zoned TW, Paul Bogatsky, property owner, APN: 025-121-060;
WHEREAS, the Planning Commission held a public hearing on said application on March 26,
2007, at which time said application was approved;
WHEREAS, this matters was called up to City Council and a hearing was held on April 16, 2007,
at which time it reviewed and considered the staff report and all other written materials and testimony
presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Council that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and a mitigated
negative declaration, per Mitigated Negative Declaration NO. ND -543-P, is hereby approved.
Said design review, condominium permit, tentative condominium map, front setback variance and
conditional use permits for height and lot coverage are approved, subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for the design review, condominium permit, tentative
condominium map, front setback variance and conditional use permits for height and lot coverage
are as set forth in the minutes and recording of said meeting.
It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
Mayor
I, , DORIS MORTENSON, City Clerk of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the
16"' day of April, 2007 by the following vote:
AYES: COUNCILMEMBERS: BAYLOCK, COHEN, KEIGHRAN, NAGEL, O'MAHONY
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
�FP4-r JCity Clerk
Recording Requested by:
2007-066286
Doris J. Mortensen, City Clerk
Fee: NO FEE
11:28am 04/30/07tof
Ci of Burlingame
City g
Count of pages 24
pa
501 Primrose Road
Recorded in Official Records
Burlingame, CA 94010
County of San Mateo
Warren Slocum
Assessor -County Clerk -Recorder
When Recorded Mail to.
z 0 0 7 0 0 6
Doris J. Mortensen, City Clerk
City of Burlingame
501 Primrose Road
Burlineame. CA 94010
THIS SPACE FOR RECORDER'S USE ONLY
RECENE
MAY 21 2007
CITY CLEF.:-, --� IC:E
CITY 0.= BtR;I_„<
TITLE OF DOCUMENT:
RESOLUTION 35-2007 APPROVING MITIGATED NEGATIVE
DECLARATION, DESIGN REVIEW, RESIDENTIAL CONDOMINIUM
PERMIT, FRONT SETBACK VARIANCE AND CONDITIONAL USE PERMITS
FOR HEIGHT AND LOT COVERAGE
1800 TROUSDALE DRIVE, BURLINGAME 94010
APN: 025-121-060
Owner: PAUL BOGATSKY
RESOLUTION NO. 35-2007
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION, DESIGN REVIEW,
RESIDENTIAL CONDOMINIUM PERMIT, FRONT SETBACK VARIANCE AND
CONDITIONAL USE PERMITS FOR HEIGHT AND LOT COVERAGE
RESOLVED, by the CITY COUNCIL of the City of Burlingame that:
WHEREAS, an application has been made for mitigated negative declaration, design review,
residential condominium permit, tentative condominium map, front setback variance and conditional use
permits for height and lot coverage for a new, seven -story, 25 -unit residential condominium at 1800
Trousdale Drive, zoned TW, Paul Bo ag tsky, property owner, APN: 025-121-060;
WHEREAS, the Planning Commission held a public hearing on said application on March 26,
2007, at which time said application was approved;
WHEREAS, this matters was called up to City Council and a hearing was held on April 16, 2007,
at which time it reviewed and considered the staff report and all other written materials and testimony
presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Council that:
On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this commission, it is hereby found that there is no substantial evidence
that the project set forth above will have a significant effect on the environment, and a mitigated
negative declaration, per Mitigated Negative Declaration NO. ND -543-P, is hereby approved.
2. Said design review, condominium permit, tentative condominium map, front setback variance and
conditional use permits for height and lot coverage are approved, subject to the conditions set forth
in Exhibit "A" attached hereto. Findings for the design review, condominium permit, tentative
condominium map, front setback variance and conditional use permits for height and lot coverage
are as set forth in the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official records of the
County of San Mateo.
AL
Mayor
I, , DORIS MORTENSON, City Clerk of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the
16a' day of April, 2007 by the following vote:
AYES: COUNCILMEMBERS: BAYLOCK, coHEN, BEIGHRAN, NAGEL, o'MAHONY
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
Fpq-rlCity Clerk
EDIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped March 14, 2007, sheets A0.1, A.1, A2.1, A2.1.1, A2.2 through A2.7, A3.1 through A3.4,
A4.1, A4.2, A5.1 through A5.9, Ground Floor Landscape Plan and Podium Level Landscape Plan,
and Boundary and Topographic Survey Plan and Vesting Tentative Subdivision Map; and that the
portions of the trellises on the front elevation shown to be 2x10's shall be increased to at least 4x
10 over the 6x6 posts;
2. that the street trees planted along Trousdale Drive shall be Red Oak and shall be spaced as
determined by the City Arborist;
3. that building materials for this project shall be stored on this property or managed from another
property in the area as approved by the City Engineer; that all employee parking and equipment
parking for this construction project shall be provided on the site or shall be provided on another
site in the immediate area as approved by the City Engineer; that no mitigations proposed for
materials storage, equipment storage and staging, or employee parking shall involve the Plaza
Shopping Center parking or any of its facilities;
4. that the maximum elevation at the top of the roof ridge shall not exceed elevation 117.18" as
measured from the average elevation at the top of the curb along Trousdale Drive (42.18') for a
maximum height of 75'-0", and that the top of each floor and final roof ridge shall be surveyed and
approved b y the C ity Engineer a s the framing proceeds and p rior to f inal framing and roofing
inspections. The lower level garage floor finished floor elevation shall be elevation 33.5% at -grade
garage level finished floor elevation shall be elevation 42.5% first floor above garage finished floor
shall be elevation 53.5; second floor finished floor shall be elevation 63.5; third floor finished
floor shall be elevation 73.5; fourth floor finished floor shall be elevation 83.5% sixth floor loft
finished floor shall be elevation 102.5% and the top of ridge elevation shall be no more than
117.18'. 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;
5. 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;
6. 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 i ssued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
7. that the backflow prevention device and post indicator valve (PIV) shall be located and screened
by landscaping so they will be hidden from both the street and project residents;
8. that the conditions of the City Engineer's June 21, 2006, memo, the Chief Building Official's
August 2, 2005, memo, the Fire Marshal's August 12, 2005 and September 3, 2006 memos, the
-2-
EXHOff "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
NPDES Coordinator's August 15, 2005, memo and the Recycling Specialist's August 8, 2005,
memo shall be met;
9. that storage of construction materials and equipment on the street or in the public right-of-way
shall be prohibited;
10. that prior to issuance of a building permit for the project, the applicant shall pay the first half of
the North Burlingame Rollins Road Development fee in the amount of $12,593.70, made payable
to the City of Burlingame and submitted to the Planning Department;
11. that prior to scheduling the final framing inspection for the condominium building, the applicant
shall pay the second half of the North Burlingame Rollins Road Development fee in the amount of
$12,593.70, made payable to the City of Burlingame and submitted to the Planning Department;
11 that prior to issuance of a building permit for the project, the applicant shall enter into an
agreement with the City to establish the affordability of the three below market rate units required
as a part of this project; the applicant shall also submit a below market rate housing plan which
shall describe in detail the applicant's proposal for a third party to meet and manage the
inclusionary housing requirements as required by Chapter 25.63 of the Burlingame Municipal
Code; the applicant shall enter into an agreement with a third -party non-profit organization
approved by the City to administer the program;
13. that 'guest parking stall' shall be marked on the three 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; and that in addition to the
three guest parking stalls, and one service vehicle parking stall, 52 parking spaces shall be
available o n s ite f or o wners, a nd n one o f t he o n -site p arking s hall b e r ented, l eased o r s old t o
anyone who does not own a unit on the site;
14. that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall
require that the three guest parking stalls shall be reserved for guests only and shall not be used by
condominium residents;
15. that the final inspection shall be completed and a certificate of occupancy issued before the close
of escrow on the sale of each unit;
16. 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 fiuniture;
-3-
EXIMIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
17. 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;
18. that the security gate system across the right side entrance driveway 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;
19. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property
corners, set the building envelope;
20. 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;
21. that 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;
22. that prior to scheduling the roof deck inspection, a licensed surveyor shall establish the height of
the roof ridge and provide certification of that height;
23. that trash enclosures and dumpster areas shall be c overed and p rotected from roof and s urface
drainage and that if water cannot be diverted from these areas, a self-contained drainage system
shall be provided that discharges to an interceptor;
24. 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;
25. 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;
26. 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;
27. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2001 Edition, as amended by the City of Burlingame;
0
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
28. that in lieu of meeting the requirement specific to fire apparatus access required by Section
902.2.1, Uniform Fire Code, as adopted by Burlingame Municipal Code 17.04, the project
applicant shall extend the required Class I Standpipe outlets to garage stair landings in accordance
with fire department approved locations, and install Quick Response Sprinklers throughout the
garage;
29. that the proposed project shall comply with construction standards and seismic design criteria
contained in the Building Code as adopted by the City;
30. that before construction of the proposed project, per the Building Code, the project applicant shall
obtain a site-specific soils report that identifies any potentially unsuitable soil conditions (such as
expansive, liquefiable, or compressive soils) and contains appropriate recommendations for
foundation type and design criteria, including provisions to reduce the effects of expansive soils.
The recommendations made in the soils report for ground preparation and earthwork shall be
incorporated in the construction design. The soils evaluations shall be conducted by registered soil
professionals, and the measures to eliminate inappropriate soil conditions must be applied. The
design for soil support of foundations shall conform to the analysis and implementation criteria
described in the Building Code, Chapters 16, 18, and A33;
31. that a site-specific evaluation of soil conditions required by the City shall be completed as part of
the building permit process and shall contain recommendations for ground preparation and
earthwork specific to the project site that would become an integral part the construction design.
Recommendations shall be included in the excavation and construction plans for the proposed
project;
32. that although the proposed project would be exempt from preparing and implementing a project -
specific SWPPP, because the City of Burlingame is a member of the STOPPP, the proposed
project shall obtain coverage under STOPPP's Phase I Municipal Stormwater Permit and comply
with performance standards set forth by STOPPP's Stormwater Management Plan. The City Storm
Water Management and Discharge Control Ordinance (Municipal Code Chapter 15.14; Ordinance
1503 Section 1; June 20, 1994) would also be applied to the proposed project. In addition, the
project applicants shall perform the following actions as uniformly required conditions of project
approval, as identified by the City's NPDES Coordinator upon submittal of project applications to
the City:
• Implement appropriate stormwater best management practices (BMPs) to minimize
pesticide usage in accordance with the City's New Development/Redevelopment
Landscaping Fact Sheet.
• Incorporate applicable structural source control measures to minimize stormwater
pollutants in accordance with the City's Model List of Structural Source Control Measures.
• Identify the responsible party who would be responsible for the operation and maintenance
of the permanent post -construction stormwater treatment measure(s). Prior to issuance of a
final building permit, submit a completed, notarized Stormwater Treatment Measure
Maintenance Agreement;
-5-
EXIIIBIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
33. that the proposed project shall comply with City grading requirements specified in Section 18.20
of the Municipal Code;
34. that the proposed project shall comply with the City's Model Efficient Landscape Ordinance
(Municipal Code Section 18.17.001; Ordinance 1476 Section 1; January 4, 1993), thereby
reducing the amount of project site runoff polluted by landscape chemicals;
35. that the project applicant shall ensure implementation of the following mitigation measures during
project construction, in accordance with BAAQMD standard mitigation requirements:
• Water all active construction areas at least twice daily.
• Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites.
• Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas
at construction sites.
• Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets;
36. that the project applicant shall prepare and implement a construction phasing plan and traffic
management plan that defines how traffic operations would be managed and maintained during
each phase of construction. The plan should be developed with the direct participation of the City
of Burlingame. To the maximum practical extent, the plan should:
• Detail how access will be maintained to individual properties where construction activities
may interfere with ingress and egress. Any driveway closures shall take place during non-
business hours.
• Specify predetermined haul routes from staging areas to construction sites and to disposal
areas of agreement with the City prior to construction. The routes shall follow streets and
highways that provide the safest route and have the least impact on traffic.
• During construction, require the contractor to provide information to the public using
signs, press releases, and other media tools of traffic closures, detours or temporary
displacement of left -turn lanes.
• Identify a single phone number that property owners and businesses can call for
construction scheduling, phasing, and duration information, as well as for complaints.
• Identify construction activities that must take place during off-peak traffic hours or result
in temporary road closures due to concerns regarding traffic safety or traffic congestion.
Any road closures will be done at night under ordinary circumstances. If unforeseen
circumstances require road closing during the day, the City of Burlingame should be
consulted;
0
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
37. that in order to improve the ability of vehicles to tum from the lower level ramp to the driveway,
the project has been revised so that the west driveway is 12 feet wide;
38. that the proposed project driveways shall be secured with an automatic gate system that would
allow delivery vehicles to enter and exit the driveways with an opener. The entrance gate shall
also provide an intercom system that would allow delivery vehicles to call from the entrance.
Furthermore, rolling dumpsters shall be acquired by the project applicant, which can be
maneuvered outside of the parking garage to the curb, to facilitate garbage pickup from Trousdale
Avenue;
39. that the project applicant shall include in the proposed project a bicycle parking area that is 12 feet
by 21 feet, in the lower level of the parking garage, as indicated in the site plan which is sufficient
space for approximately 25 bicycles;
40. that the removal of trees, shrubs, or weedy vegetation shall be avoided during the February 1
through August 31 bird nesting period to the extent possible. If no vegetation or tree removal is
proposed during the nesting period, no surveys shall be required. If it is not feasible to avoid the
nesting period, a survey for nesting birds should be conducted by a qualified wildlife biologist no
earlier than 14 days prior to the removal of trees, shrubs, grassland vegetation, buildings, grading,
or other construction activity. Survey results shall be valid for 21 days following the survey. The
area surveyed shall include all construction sites, access roads, and staging areas, as well as areas
within 150 feet outside the boundaries of the areas to be cleared or as otherwise determined by the
biologist. In the event that an active nest is discovered in the areas to be cleared, or in other
habitats within 150 feet of construction boundaries, clearing and construction shall be postponed
for at least two weeks or until a wildlife biologist has determined that the young have fledged (left
the nest), the nest is vacated, and there is no evidence of second nesting attempts;
41. that the trees proposed to be removed shall be evaluated by a licensed arborist whose report shall
be reviewed by the City arborist to determine whether they are "protected trees" per Section
11.06.020 of the Burlingame Municipal Code and whether a tree removal permit is appropriate. If
any trees proposed to be removed are protected trees, the City Arborist shall make a determination
regarding the removal and replacement of these trees. As the proposed landscaping plan includes
the planting of 16 new trees, the City Arborist may determine that the proposed landscaping plan
is sufficient and no other replacement trees are required.
• The Municipal Code includes the following requirements regarding replacement trees.
• Replacement shall be three 15 -gallon size, one 24 -inch box size, or one 36 -inch box
size landscape tree(s) for each tree removed; and
• Any tree removed without a valid permit shall be replaced by two 24 -inch box size, or two
36 -inch box size landscape trees for each tree removed; and
• Replacement of a tree may be waived by the director if a sufficient number of trees exists
on the property to meet all other requirements of the Urban Reforestation and Tree
Protection Ordinance; and
-7-
E7HIBIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
Size and number of the replacement tree(s) shall be determined by the director and shall be
based on the species, location and value of the tree(s) removed; and
If replacement trees cannot be planted on the property, payment of equal value shall be
made to the City. Such payments shall be deposited in the tree -planting fund to be drawn
upon for public tree planting;
42. that the project applicant shall be responsible for maintaining and protecting the existing on-site
trees to be retained. The following specific actions shall be followed to maintain the health of the
remaining trees:
a. Any pruning shall be done according to the direction of a certified arborist and all pruning
shall comply with International Society of Arboriculture, Western Chapter Standards or
other comparable standards deemed acceptable to the City Arborist.
b. Any abandoned utility lines (water, electrical, etc.) in the root zones (radius of ten times
the trunk diameter) shall be cut and left in the ground to the satisfaction of the City
Arborist.
C. Any surfacing material inside the root zone shall be pervious and installed on top of the
existing grade. As an example, pervious pavers are acceptable provided the base material is
also sufficiently pervious. Base rock containing granite fines is not sufficiently pervious.
d. Temporary construction fencing shall be erected to protect the retained trees of a size to be
established by the City Arborist. The fencing shall be placed at the perimeter of the root
zone unless the pavement is supervised by a certified arborist. The fencing shall be in place
prior to the arrival of construction materials or equipment.
C. The landscape irrigation shall be designed to prevent trenching inside the root zones of
retained trees.
f. Supplemental irrigation shall be provided during construction. Approximately 10 gallons
of water for each inch of trunk diameter should be applied at or near the perimeter of the
root zone every two weeks during the dry months (any month receiving less than 1 inch of
rainfall on average).
g. Retained trees shall be thoroughly mulched with a 3 -inch layer of bark chips with the
exception of a 6- to 12 -inch area around the base of the root collar, which must be left bare
and dry;
43. that as required by BAAQMD Regulation 11, Rule 2, the proposed project shall implement
preventative measures during demolition and removal of all asbestos containing materials (ACMs)
to prevent emissions of asbestos into the air. The proposed project shall also remove and dispose
of all asbestos and PCB -containing materials according to Toxic Substances Control Act (TSCA)
regulations and comply with the Cal/OSHA guidelines for worker safety during removal;
191
EXF[MIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
44. that the project applicant shall abide by its declared building height as specified in the FAA
determination for the proposed project. The project applicant shall also ensure that construction
equipment for the proposed project (e.g. cranes) shall not exceed the maximum height restriction
specified in the San Francisco Airport Land Use Plan for the project site;
45. that if markings or lighting are to be included in the proposed project, the project applicant shall
ensure that they are installed and maintained according to FAA guidelines;
46. that the applicant shall incorporate the following practices into the construction documents to be
implemented by the project contractor. These control measures, such as installation of noise
control devices (e.g. mufflers), selection of quieter machinery, and other noise control measures
(e.g. surrounding stationary equipment with noise barriers), all of which would not require major
equipment redesign.
a. Maximize the physical separation between noise generators and noise receptors. Such
separation includes, but is not limited to, the following measures:
• Use heavy-duty mufflers for stationary equipment and barriers around particularly
noisy areas of the site or around the entire site;
• Use shields, impervious fences, or other physical sound barriers to inhibit
transmission of noise to sensitive receptors;
• Locate stationary equipment to minimie noise impacts on the community; and
• Minimize backing movements of equipment.
b. Use quiet construction equipment whenever possible.
C. Impact equipment (e.g., jack hammers and pavement breakers) shall be hydraulically or
electrically powered wherever possible to avoid noise associated with compressed air
exhaust from pneumatically -powered tools. Compressed air exhaust silencers shall be used
on other equipment. Other quieter procedures, such as drilling rather than using impact
equipment, shall be used whenever feasible.
d. Prohibit unnecessary idling of internal combustion engines.
e. Select routes for movement of construction -related vehicles and equipment in conjunction
with the Burlingame Planning Department so that noise -sensitive areas, including
residences and schools, are avoided as much as possible.
f. The project applicant shall designate a "disturbance coordinator" for construction
activities. The coordinator would be responsible for responding to any local complaints
regarding construction noise and vibration. The coordinator would determine the cause of
the noise or vibration complaint and would implement reasonable measures to correct the
problem.
g. The construction contractor shall send advance notice to neighborhood residents within 50
feet of the project site regarding the construction schedule and including the telephone
number for the disturbance coordinator at the construction site;
M
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
47. that the project applicant shall incorporate the following practice into the construction documents
to be implemented by the project contractor. The project applicant shall require that loaded trucks
and other vibration -generating equipment avoid areas of the project site that are located near
existing residential uses to the maximum extent compatible with project construction goals;
48. thattheproject applicant shall include in the final project designnoise insulation features that
would effectively maintain interior noise levels of 45 dBA or less;
49. that the existing sanitary sewer on site shall be examined by the City after project construction to
evaluate the pipe's condition. If the City Engineer determines that the pipe is substandard or if the
pipe has been damaged by project construction, the pipe shall be replaced or repaired by the
project applicant to the City Engineer's satisfaction;
50. that if the project applicant does not provide a 12 -foot wide driveway, the project applicant shall
be required to purchase maintenance equipment for the City that can access the on-site sewer
easement through the proposed 9.5 -foot -wide driveway;
51. that per the City's Construction and Demolition Waste Recycling Requirement, the project
applicant shall submit a waste reduction plan that demonstrates that at least 50 percent of the
construction and demolition waste can be recycled;
52. that the project applicant shall design and locate all exterior lighting so that the cone of light
and/or glare from the lighting elements is kept entirely on the project site on or below the top of
any fence, hedge, or wall at the site's property line, as required by the Burlingame Municipal Code
Section 18.16.030 (pertaining to light spillage off site in commercial or residential areas). All wall
mounted up -lighting shall be excluded from the proposed project. All project lighting shall comply
with requirements of the California Energy Commission and the Illuminating Engineering Society
of North America for illumination levels; and
53. that the following provisions shall be incorporated into the grading and construction contracts to
address the potential to encounter currently unknown cultural resources:
a. Prior to the initiation of construction or ground -disturbing activities, all construction
personnel shall receive environmental training that will include discussion of the
possibility of buried cultural and paleontological resources, including training to recognize
such possible buried cultural resources, as well as the procedure to follow if such cultural
resources are encountered.
b. Retain Project Archaeologist. Since the project area contains a portion of one recorded
Native American archeological resource, and other previously unlnmown prehistoric or
historic cultural deposits may be encountered elsewhere in the project site during
excavations, the City shall retain the services of a qualified archaeological consultant
meeting federal criteria under 36 CFR 61, and who has expertise in California prehistory
and urban historical archaeology.
-10-
EX Mrr "A"
Conditions of approval for mitigated negative declaration, design review, tentative condominium map,
condominium permit, front setback variance and conditional use permits for height and lot coverage
1800 Trousdale Drive
Effective April 16, 2007
C. If potential historical or unique archaeological resources are discovered during
construction, all work in the immediate vicinity shall be suspended and alteration of the
materials and their context shall be avoided pending site investigation by a qualified
archaeological or cultural resources consultant retained by the project applicant. The
immediate vicinity wherein work shall be suspended shall be approximately 50 feet from
the discovery or within an appropriate distance to be determined by the archaeologist or
cultural resources consultant. Construction work shall not commence again until the
archaeological or cultural resources consultant has been given an opportunity to examine
the findings, assess their significance, and offer proposals for any additional exploratory
measures deemed necessary for the further evaluation of and/or mitigation of adverse
impacts to any potential historical resources or unique archaeological resources that have
been encountered.
d. If the find is determined to be an historical or unique archaeological resource, and if
avoidance of the resource would not be feasible, the archaeological or cultural resources
consultant shall prepare a plan for the methodical excavation of those portions of the site
that would be adversely affected. The plan shall be designed to result in the extraction of
sufficient volumes of non -redundant archaeological data to address important regional
research considerations. The work shall be performed by the archaeological or cultural
resources consultant, and shall result in detailed technical reports. Such reports shall be
submitted to the California Historical Resources Regional Information Center.
Construction in the vicinity of the find shall be accomplished in accordance with current
professional standards and shall not recommence until this work is completed.
e. The project applicant shall assure that project personnel are informed that collecting
significant historical or unique archaeological resources discovered during development of
the project is prohibited by law. Prehistoric or Native American resources can include chert
or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing
shell and bone dietary debris, heat -affected rock, or human burials. Historic resources can
include nails, bottles, or other items often found in refuse deposits.
f. If human remains are discovered, there shall be no further excavation or disturbance of the
discovery site or any nearby area reasonably suspected to overlie adjacent human remains
until the project applicant has complied with the provisions of State CEQA Guidelines
Section 15064.5(e). In general, these provisions require that the County Coroner shall be
notified immediately. If the remains are found to be Native American, the County Coroner
shall notify the Native American Heritage Commission within 24 hours. The most likely
descendant of the deceased Native American shall be notified by the Commission and
given the chance to make recommendations for the remains. If the Commission is unable
to identify the most likely descendent, or if no recommendations are made within 24 hours,
remains may be re -interred with appropriate dignity elsewhere on the property in a location
not subject to further subsurface disturbance. If recommendations are made and not
accepted, the Native American Heritage Commission will mediate the problem.
-11-
Project Comments
Date: June 21, 2006
To: Y City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for environmental review, condominium permit and parking
variances at 1800 Trousdale Drive, zoned TW, APN: APN: 025-
121-060 (Revised Plans date stamped June 12, 2006)
Staff Review: 06/26/06
1. Sheet A2.1.1 of plans shows clear access width for sewer maintenance to be 9'6"
which does not meet the minimum width required by current City maintenance
vehicles. Applicant has indicated interests in purchasing a new maintenance vehicle
for narrow access to this site. The Assistant Director of Public Works would accept
this vehicle provided that it meets the City needs for maintenance. This vehicle
would be in lieu of widening the width of the access clearance width.
2. Previous comments still apply to this project.
Reviewed by: V V Date: 7/19/2006
PC
Item #
TO: PLANNING DEP
FROM: PUBLIC WORI�S DEPAR
DATE: DECEMBER 29, 2005
RE: CONDOMINIUM PERMIT FOR
CONDOMINIUM PERMIT
After reviewing the revised plans from staff memorandum dated December 13, 2005, the following
comments which need to be addressed prior to any action.
1. Sanitary sewer analysis is required for this project. The sewer analysis shall identify the
project's impact to the City's sewer system and any sewer pump stations and identify
mitigation measures. The analysis shall include the anticipated flows from the proposed
developments at 1840 Ogden Drive (45 Unit Condominium) and 1818 Trousdale Drive (79
Unit Assisted Living Facility). If any improvements are required from these three
developments, this project shall pay its portion of the costs.
2. In addition to the large amount of sanitary sewer flows added by this project, the
proposed driveway is to be constructed on top of the City sanitary sewer easement. The
sanitary sewer main shall be televised to evaluate the condition of the existing pipe. The
existing pipe shall be replaced by this project if the City Engineer determines that the
condition of the existing pipe is bad or if the existing pipe will be damaged by the project
construction.
3. From project plans, it appears that the proposed curb (property line parallel to Ogden
Drive) for the median where new trees are proposed to be planted may obstruct sewer
maintenance vehicles from accessing the existing manhole on site. Maintenance vehicles
require a minimum horizontal clearance of 8.5 feet.
4. A tentative condominium map is required to be filed. The map shall conform to the
Subdivision Map Act requirements. The latest preliminary title report of the subj ect
parcel shall be submitted with the map.
1
Project Comments
Date: 08/01/2005
To: Y City Engineer ❑ Recycling Specialist
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for environmental review, condominium permit, parking
variance and lot coverage variance for a new, 7 -story, 28 -unit
residential condominium at 1800 Trousdale Drive, zoned C-3 (w/ R-
4 overlay) , APN: 025-121-060
Staff Review: 08/08/2005
See attached.
Reviewed by: V V
Date: 8/24/2005
PC
Item #
TO: PLANNING DEPARTMENT
FROM: CITY ENGINEER
DATE: AUGUST 24, 2005
RE: CONDOMINIUMPERMITFOR28UNITS, TENTATWECONDOMINIUMMAP
- RESUBDIVISION OF 0.503 ACRE PORTION OF BLOCK 7 MAP OF MILLS
ESTATE NO. 3 SUBDIVISION - 1800 TROUSDALE DRIVE
CONDOM]NIUM PERMIT
I have the following comments which need to be addressed prior to any action.
I GENERAL:
1. Show proposed drainage system and indicate that all roof and site drainage shall go to street.
by gravity. Show direction of drainage on adjacent properly to confirm that no drainage
enters this site or else that drainage needs to be included in the on-site system.
2. If large trees are to be removed, other plantings shall be shown on plans to help ameliorate
the removals with the approval of the Parks Department.
3. Showrequixed sevenfoot (T) tninimum clearances atparking garage floor areas notjust floor
to floor. Provide room for all pipings, ducts and fire sprinklers. Disabled parking shall have
access and parking area at eight feet two inches (8'2") clear.
4. The proposed overhang (podium) does not allow the City sanitary. sewer maintenance
vehicles and equipment to access the easement. The minimum height clearance for the
maintenance vehicles is 15 feet minimum for a 10 feet easement. Plans shall be revised
accordingly
All utilities to this site must be installed underground. Any transformers needed for this site
must be installed underground or behind the front setback on this site. Transformers can not
be located within the City easement as shown on sheet A2.1. Plans shall be revised to
remove the proposed transformer from the City easement.
6. Sanitary sewer analysis is required for this project. The sewer analysis shall identify the
project's impact to the City's sewer system and any sewer pump stations and identify
mitigation measures. The analysis shall include the anticipated flows from the proposed
developments at 1840 Ogden Drive (45 Unit Condominium) and 1818 Trousdale Drive (79
Unit Assisted Living Facility). If any improvements are required from these three
developments, this project shall pay its portion of the costs.
In addition to the large amount of sanitary sewer flows added by this project, the
proposed driveway is to be constructed on top of the City sanitary sewer easement. The
sanitary sewer main shall be televised to evaluate the condition of the existing pipe. The
existing pipe shall be replaced by this project if the City Engineer determines that the
condition of the existing pipe is bad or if the existing pipe will be damaged by the project
construction.
Sewer backwater protection certification is required. Contact Public Works - Engineering
Division at (650) 558-7230 for additional information.
H SITE AND LANDSCAPE PLANS:
Curb, street elevations and a detailed driveway profile are needed. For flood protection,
the driveways to all below -grade parking areas must have a high point either at property
line or on site that is 12 inches above proposed flow line of street. Back of sidewalk
elevation must be at 2% from projected top of curb through driveway. Transitions both
up and then down at the street are required as are transitions at the lower level. Driveway
slopes along the sanitary sewer easement on sheet A2.1 and on the tentative map are not
consistent. Revise the plans to show the correct driveway slope.
2. All irrigation systems and planting shall follow City's water conservation guidelines.
3. Show the location for the fire sprinkler connection that is proposed. All fire system work
shall conform to the. City's current procedures for underground water systems.
4. All on site catch basins and drainage inlets shall be stencilled. All catch basins shall be
protected.during construction so no debris will be dumped into them. The City will
provide a stencil.
III PARKING:
I Show underground and at -grade parking slab elevations. Maximum slope in any parking
space is 5%. Show drainage pattern.
2. Provide all on site drainage inlets or the sump pump basin for the underground garage
with a petroleum absorbent system for treating all drainage flows from the automobile
parking areas.
3. Provide a sequential dimensional layout of all parking spaces and show remaining
structure dimensions (widths and lengths) to confirm structure's dimensions.
4. Guest parking has not been indicated. Indicate guest parking on plans.
5. Show callboy/intercom system to all units from driveway in front of security gate and at
the top of the driveway so guests may have access to guest parking spaces. If no gate is
planned, install conduit to all units so that if gate is installed in the future, the system may
be easily installed.
6. Show which parking spaces belong to which unit.
IV ARCHITECTURAL PLANS:
1. Show design of trashroom and indicate size of receptacles, including receptacles for
recycling. Confirm sizes needed with BFI.
2. Elevator sump drainage shall go to sanitary sewer and shall be separate from groundwater
system which is to go to the storm drainage system.
3. The sewer ejection system (shown in garage plans) does not indicate the pit, ventilation,
etc. Sewer ejection system must be on the emergency generator also.
4. Individual unit climate controls as well as separate shutoffs for gas, electric and water are
required.
VI TENTATIVE MAPS: (FOR STUDY MEMO ONLY -SEPARATE MEMO FOR FINAL)
1. A tentative condominium map is required to be filed prior to issuance of the Building
Permit. The map shall conform to the Subdivision Map Act requirements. The latest
preliminary title report of the subject parcel shall be submitted with the map.
2. Add note that "#_ Condominium Units are as shown, Architectural Plans prepared by .
The CCR's for this map must be approved by the City Attorney and conform to all
approval conditions and City Codes.
c: Owner, Architect
FAWP51\FII ES\CONDOMAP.RV W (REVISED 0419199)
Project Comments
Date: 08/01/2005
To: ❑ City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for environmental review, condominium permit, parking
variance and lot coverage variance for a new, 7 -story, 28 -unit
residential condominium at 1800 Trousdale Drive, zoned C-3 (w/ R-
4 overlay) , APN: 025-121-060
Staff Review: 08/08/2005 Page 1 of 2
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3) Rooms that can be used for sleeping purposes must have at least one window
or door that complies with the egress requirements.
4) Provide guardrails at all landings.
5) Provide handrails at all stairs where there are more than four risers.
6) Provide lighting at all exterior landings.
7) The fireplace chimneys must terminate at least two feet above any roof
surface within ten feet.
8) Show the dimensions to adjacent structures
9) Show the distances to property lines or to assumed property lines
10)Provide an exit plan showing the paths of travel
11)Show compliance with all accessibility regulations found in the 2001 CBC,
Chapter 11, for existing buildings including:
a. Accessible paths of travel
b. Accessible countertops
c. Accessible bathrooms
d. Accessible parking
12)For applications received after July 1, 2005 the requirements of SB -1025
apply. This statute requires that 10% of all new covered multi -family dwelling
units must be provided an accessible route of travel to the primary entry level
entrance, public and common use areas and within the dwelling unit, and to
one bathroom on the primary entrance level; accessible doors and doorways
and; accessible kitchens and bathrooms; grab bar reinforcement around
toilets. tubs and showers: and liaht switches within reach limitations.
Date: 08/01/2005
To: ❑ City Engineer ❑ Recycling Specialist
X Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Fire Marshal_
❑ NPDES Coordinator
Subject: Request for environmental review, condominium permit, parking
variance and lot coverage variance for a new, 7 -story, 28 -unit
residential condominium at 1800 Trousdale Drive, zoned C-3 (w/ R-
4 overlay) , APN: 025-121-060
Staff Review: 08/08/2005
Page 2 of 2
1) The accessible parking shown in the basement must comply with the
accessibility requirements of the 2001 CBC.
a. Specifically, per CBC 1129.B.1, three accessible parking spaces are
required. Only two accessible parking spaces are shown on the plans.
b. All entrances to and vertical clearances within the parking structure
must have a minimum vertical clearance of 8'2" where required for
accessibility to accessible parking spaces.
2) Per CBC 3003.5, all structures four or more stories in height must have at
least one elevator that can accommodate a stretcher. See the referenced
code section for dimensions and other details.
Date:
Project Comments
Date: 08/01/2005
To: ❑ City Engineer ❑ Recycling Specialist
❑ Chief Building Official m Fire Marshal
❑ City Arborist ❑ NPDES Coordinator
❑ City Attorney
From: Planning Staff
Subject: Request for environmental review, condominium permit, parking
variance and lot coverage variance for a new, 7 -story, 28 -unit
residential condominium at 1800 Trousdale Drive, zoned C-3 (w/ R-
4 overlay) , APN: 025-121-060
Staff Review: 08/08/2005
Provide fire apparatus access in accordance with §9-902.2.1, Title 24 CFC as
adopted by BMC §17.04.
Reviewed bv: Date: �� c—
CQNTRAL COUNTY -F-IR-F= DEPARTM-ENT
Rita Munoz, Project Manager
DIAP Companies
1611 Bore] Place, Ste. 230
San Mateo, CA 94402-3505
Serving the Town of 411&,ougk onJ the City of Burlingame
September 3, 2006
RE: ALTERNATE MEANS OF PROTECTION — 1800 TRUESDALE DRIVE
Dear Mrs. Munoz,
I have reviewed your request for an Alternate Means of Protection to the
proposed condominium project dated October 2"d, 2006. Due to the size of the
proposed project and the restrictions associated with the property shape and size, you
have asked relief from the requirement specific to fire apparatus access required by
§902.2.1, Uniform Fire Code as adopted by Burlingame Municipal Code 17.04. In lieu of
meeting this specific requirement you propose to extend the required Class I Standpipe
outlets to garage stair landings in accordance with fire department approved locations.
Additionally, the garage will be protected with Quick Response Sprinklers throughout.
Taking into consideration the occupancy, construction type, and limited attic
space in concert with your proposal; I am approving your request for Alternate
Means of Protection. Please note that this approval in no way constitutes a precedent
and all Alternate Means of Protection are considered on a "case by case" basis. If you
have any further questions or require any further information, please do not hesitate to
contact me.
Sincerely,
Rocque J. Yballa
Fire Marshal
cc: Building Department RECEIVED
Planning Department
OCT - 5 2006
CITY OF BURLINGAME
PLANNING DEPT.
1300 no1lire RoaA, P7 Iingnme, C: 1 94010 650) 558-7600 1 --ax: (650 344-9950
Project Comments LI
Date: 08/01/2005
To: ❑ City Engineer X Recycling Specialist
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for environmental review, condominium permit, parking
variance and lot coverage variance for a new, 7 -story, 28 -unit
residential condominium at 1800 Trousdale Drive, zoned C-3 (w/ R-
4 overlay) , APN: 025-121-060
Staff Review: 08/08/2005
Applicant shall submit a Waste Reduction Plan and Recycling Deposit
for this and all covered projects prior to any demolition, construction or
permitting.
Reviewed by:� �> Date: 3�b�
I hereby certify the attached City of Burlingame Resolution No. 35-2007 to be a full, true
and correct copy of the document it purports to be, the original of which is on file in my
office.
Dated:
Doris J. Y400ensen, City Clerk
City of Burlingame