HomeMy WebLinkAboutMin - PC - 2012.05.14• CITY OF BURLINGAME PLANNING COMMISSION
BURLINGAME APPROVED MINUTES
Monday, May 14, 2012 - 7:00 p.m.
City Council Chambers - 501 Primrose Road
Burlingame, California
I. CALL TO ORDER
Chair Yie called the May 14, 2012, regular meeting of the Planning Commission to order at 7:00 p.m.
II. ROLL CALL
Present: Commissioners Auran, Gaul, Cauchi, Sargent, Terrones, Vistica and Yie
Absent: None
Staff Present: Community Development Director, William Meeker; Planning Manager Maureen Brooks;
Senior Planner Ruben Hurin; and City Attorney Gus Guinan; and Civil Engineer Victor Voong
III. MINUTES
Commissioner Cauchi moved, seconded by Commissioner Vistica to approve the minutes of the April 23,
2012 regular meeting of the Planning Commission, with the following change:
■ Page 6; Commission comments; sixth bullet: insert "need to" prior to "attempt' in the second
sentence.
■ Page 6; bottom of page; vote on motion: replace "Consent' with `Action" in first line.
Motion passed 5-0-0-2 (Commissioners Gaul and Sargent abstaining).
IV. APPROVAL OF AGENDA
There were no changes to the agenda.
V. FROM THE FLOOR
No one spoke from the floor.
VI. STUDY ITEMS
1. 2841 FRONTERA WAY, ZONED R-1 -APPLICATION FOR HILLSIDE AREA CONSTRUCTION PERMIT
FORA SUBSTANTIAL REMODEL, SINGLE STORY ADDITION AND AN UNCOVERED DECK (PAK LEE,
SEDES ARCHITECTURE, APPLICANT AND ARCHITECT; EILEEN OUYANG, PROPERTY OWNER)
STAFF CONTACT: RUBEN HURIN
Senior Planner Ruben Hurin presented a summary of the staff report, dated May 14, 2012.
Commission comments:
■ Verify that the line of the new roof will be no greater than the existing ridge height. Wants to be
certain that the new ridge matches the existing.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
Looks like an atrium is being filled -in; apparently the neighbor feels there may be a view blockage —
should require story poles within the courtyard that is being filled -in.
The neighbor mentioned potential blockage from new trees and landscaping — provide information
regarding the potential height of the new tree to be planted.
This item was set for the regularAction Calendar when all the information has been submitted and reviewed
by the Planning Department. The Commission's action is advisory and not appealable. This item
concluded at 7:07 p.m.
VII. ACTION ITEMS
Consent Calendar - Items on the Consent Calendar are considered to be routine. They are acted upon
simultaneously unless separate discussion and/or action is requested by the applicant, a member of the
public or a Commissioner prior to the time the Commission votes on the motion to adopt.
There were no Consent Calendar items.
VIII. REGULAR ACTION ITEMS
2. 1505 SHERMAN WAY, ZONED R-3 - APPLICATION FOR CONDITIONAL USE PERMIT AMENDMENT
FOR A PRESCHOOL USE OPERATED ON -SITE BY TRINITY LUTHERAN CHURCH (MARK SEEVERS,
APPLICANT; DAN IONESCU, ARCHITECT; AND TRINITY LUTHERAN CHURCH, PROPERTY OWNER)
STAFF CONTACT: ERIKA LEWIT
Reference staff report dated May 14, 2012, with attachments. Community Development Director Meeker
presented the report, reviewed criteria and staff comments. Ten (10) conditions were suggested for
consideration.
Questions of staff:
None.
Chair Yie opened the public hearing.
Dan lonescu, DIAP Architects, 1611 Borel Place, Suite 230, San Mateo; represented the applicant.
■ Expressed appreciation regarding neighbors' participation in neighborhood meetings.
■ Streets are meant for traffic and circulation, as well as for parking — has never seen parking from the
church use on the street.
■ Clarified that there will be two staff people in the morning and evening drop-off and pick-up times for
students, they will only take two parking spaces.
■ Having twenty-four students at the pre-school makes sense; lesser and greater attendance doesn't
make sense.
■ There is greater than the required amount of space required for open space for the children.
■ The pre-school will be run by the church, not a third -party.
■ All parents with children in the school will be required to sign a contract that confirms compliance
with access points, pick-up and drop-off; and acknowledges the sensitivities of the neighborhood.
■ The Presbyterian Church a block away has excess parking that is available to Trinity.
■ No children are coming between 9 a.m. and 4 p.m.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
■ Some children will ride together (more than one child from a family), some will walk, some will be
absent due to illness — the traffic engineer feels that fifteen (15) vehicles will be at the site at drop-off
and pick-up times.
■ There are seven (7) parking spaces available on the site — these spaces will be available to parents
and others visiting the site.
■ Submitted the application in April, 2011; met with the neighbors in early 2012 —felt theywere getting
nowhere. lonescu was brought in to help facilitate discussions with the neighborhood.
■ Felt that redesigning the traffic flow on site provided the best safety for the children and provided the
possibility to stack all vehicles on the site without blocking traffic on the street.
■ Feels that the traffic approach will mitigate all concerns of the neighbors.
■ Traffic consultant estimated that no more than seven (7) vehicles would likely arrive on the property
at any given time.
■ If all of the vehicles arrive during the peak drop-off and pick-up times; then a vehicle would arrive
every ten (10) to fifteen (15) minutes.
■ If all vehicles arrive at the site at the same time, they can be contained upon the site.
■ There are seven (7) parking spaces available during the pick-up and drop-off times.
■ If needed, the Presbyterian Church has parking available a block away.
Commission comments:
■ How flexible is the Presbyterian Church with their parking — is it possible to have staff and pastor
park at that site to provide all parking for the pre-school? Would add capacity if the Presbyterian
church will allow the pastor and staff to park at that location all day— can confirmation be provided.
(lonescu — should be possible. If needed, the first staff people to the site will be asked to park at the
Presbyterian church property. The church wants to be a good neighbor.)
■ The church owns other properties in the neighborhood? (lonescu — yes; they have the entire top of
the block at Balboa/El Camino/Sherman.)
■ Expressed concern regarding not doing the parking and traffic study— performing a true study may
have helped to appease the neighbors. (lonescu —pointed the Commission to the letter from CHS.)
■ CHS's letter references another similar facility in San Francisco; this is an apples -to -oranges
comparison — probably leaning more toward a traffic study.
■ Noted that two ADA parking spaces are shown on the site plan — reduces the number of available
spaces by two. (lonescu — only one space is required.)
■ Referenced Building Officials requirement to provide a separation between the path of travel and the
circulation (see memo from Joe Cyr) — clarify on the site plan.
■ Noted a power pole that encroaches into the accessibility path.
■ Was looking for some references to a similar facility as a point of comparison; granted the facility
compared is in San Francisco, but is satisfied with the Engineer's comment that this has been
looked at and determines that it is adequate to serve the needs.
■ Would be difficult to determine how the operations will actually function — parents would likely
double-park on -site and/or park along the roadway on -site to get closest to the drop-off and pick-up
location.
■ If the approval is conditioned upon all drop-off and pick-up to occur on the site, then enforcement
authority will exist.
■ Felt that the traffic study would have been a good effort to attempt to address the neighbors'
concerns. (lonescu — agrees with the condition requiring drop-off and pick-up on -site only.)
■ The circulation is probably workable, but preparing a report may have been helpful.
■ How would a traffic study be prepared without having a facility on the site currently?
■ Noted that in observing the site, there was plenty of on -street parking — feels the condominiums at
Sherman Avenue and El Camino Real are creating the parking impacts.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
Clarified that there is a big difference between the approaches at the San Francisco school versus
the proposed facility — students will be personally escorted to and from the pick-up and drop-off
areas; there will never be 24 vehicles on the site at one time.
Public comments:
Vaughn Jones, Daly City; Kimberly Morrison, 2121 South El Camino Real, San Mateo; Richard Williams,
1755 Sequoia Avenue; Elizabeth Villagomez, 121 22nd Avenue, San Mateo; Laura Schlezinger, 1276 Balboa
Avenue; Kristy LeGrand, 1261 Balboa Avenue; Bob Macaluso, 1500 Sherman Avenue; spoke:
■ The church does an excellent job regarding the upkeep on the property and is responsive to the
neighbors.
■ Feels they will do a good job placating the neighbors regarding noise and traffic issues.
■ If the church is having a function in the building; there is never difficulty parking on the street.
■ Child-care facilities are a critical need in the county.
■ The largest barriers to creating new facilities are land -use restrictions and community issues.
■ Next to Catholic schools, Lutheran schools are the next largest parochial schools in the country.
■ Have rules and experience in handling children in pre-school and schools.
■ Doesn't feel traffic is an issue.
■ Today's lifestyle requires providing places for parents to place their children — provide opportunities
at a faith -based institution.
■ Supports the project.
■ Operates two small centers in other communities — have never had conflicts with parking at that
location.
■ Will not be 24 vehicles at a time coming to the property.
■ Drop-off and pick-up will not be problematic — shocked that Trinity is required to go through this
process.
■ Pre-schools are needed.
■ Concerned most about the intersection of Sherman and Balboa; there is no crosswalk and not a
four-way stop — could a traffic study demonstrate that this would be helpful. (Meeker — suggested
making this concern known to the TSP Commission — can put the speaker in contact with Augustine
Chou.)
■ Feels it is the responsible thing do to have a traffic study prepared. (Commissioner —feels that what
is being proposed as part of the project will be helpful — wants to see something that ensures that
the location will be safe for the pre-school operation — would like a study prepared by a licensed
traffic engineer.)
■ Cannot always rely upon having the students escorted into the facility.
■ Did a cursory investigation of the location; didn't see any indication that ADA accessibility is being
provided; no sprinkler system; no fire alarm.
There were no further comments and the public hearing was closed.
Additional Commission comments:
Feels a traffic study is required to determine what will actually occur at this location given specific
traffic conditions.
Feels may be supportable following submission of a traffic study.
Commissioner Cauchi moved to continue the application with direction to the applicant to submit a traffic
study prepared by a licensed traffic engineer.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
The motion was seconded by Commissioner Auran.
Discussion of Motion:
■ Not certain what a traffic study will reveal about the situation.
■ Supports the application; doesn't feel that 24 students is a lot for the site to accommodate.
■ Has a hard time calling for a study given that parents will not behave according to the study's
findings.
■ Could require a review in one -year's time to see if issues have arisen.
■ The project can be further conditioned following the traffic study.
■ CHS could perform further analysis if they are licensed — should not object.
■ Would it be helpful to have more data regarding comparable facilities in similar situations.
Chair Yie called for a voice vote on the motion to continue. The motion passed 7-0-0-0. The Planning
Commission's action is not appealable. This item concluded at 8:02 p.m.
3. 329 PRIMROSE ROAD, ZONED BAC — APPLICATION FOR A HEALTH SERVICE USE ON THE
SECOND FLOOR OF AN EXISTING COMMERCIAL BUILDING (JUSTIN MARTINKOVIC, APPLICANT
AND ARCHITECT; AND TRINITY LUTHERAN CHURCH, PROPERTY OWNER) STAFF CONTACT:
ERICA STROHMEIER
Reference staff report dated May 14, 2012, with attachments. Senior Planner Ruben Hurin presented the
report, reviewed criteria and staff comments. Seven (7) conditions were suggested for consideration.
Questions of staff:
None.
Chair Yie opened the public hearing.
Alden Romi, 1 Life Healthcare (d.b.a. One Medical Group), San Francisco; represented the applicant.
Would like to extend operating hours to 8 a.m. to 9 p.m. on Monday through Friday, and 8 a.m. to 6
p.m. on Saturday.
Commission comments:
■ None.
Public comments:
■ None.
There were no further comments and the public hearing was closed.
Commissioner Gaul moved to approve the application, by resolution, with the following amended conditions:
that the health service use shall be limited to 1,447.2 SF at 329 Primrose Road, as shown on the
plans submitted to the Planning Division and date stamped April 13, 2012, second floor plan; any
increase in the health service use shall require an amendment to the Conditional Use Permit;
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
2. that the health service use may not be open for business except during the hours of 8:00 a.m. to
&-90 9:00 p.m., Monday through Friday, and 8:00 a.m. to 2:90 6:00 p.m. on Saturdays;
3. that any changes to the floor area, use, hours of operation, or number of employees which exceeds
the maximums as stated in these conditions shall require an amendment to this Conditional Use
Permit;
4. that the conditions of the City Engineer's March 5, 2012 memo; the Chief Building Official's April 25,
2012, April 20, 2012 and March 9, 2012 memos; the Parks Supervisor's March 7, 2012 memo; the
Fire Marshall's March 5, 2012 memo; and the Stormwater Coordinator's March 5, 2012 memo shall
be met;
5. that interior demolition or removal of the existing structures 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 the project shall complywith 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 orfull demolition of a structure, interior or exterior,
shall require a demolition permit; and
7. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2010 Edition, as amended by the City of Burlingame.
The motion was seconded by Commissioner Terrones.
Discussion of motion:
Clarified operating hours.
Chair Yie called fora voice vote on the motion to approve. The motion passed 7-0-0-0. Appeal procedures
were advised. This item concluded at 8:09 p.m.
3. 300 AIRPORT BOULEVARD, ZONED APN/APS — APPLICATION FOR DEVELOPMENT OF A NEW
OFFICE/LIFE SCIENCE CAMPUS ON AN 18.13 ACRE SITE, CONSISTING OF 767,000 SF OF NEW
USES INCLUDING OFFICE SPACE OR LIFE SCIENCE USES (AT LEAST 689,810 SF), RETAIL USES
(UP TO 18,030 SF), AND FOOD SERVICES (UP TO 22,160 SF) LOCATED IN FOUR BUILDINGS (5,7
AND 8-STORY BUILDINGS TOTALING 730,000 SF), A 2-STORY AMENITIES BUILDING (37,000 SF)
AND A 5-LEVEL PARKING STRUCTURE. APPLICATIONS INCLUDE AMENDMENTS TO THE
BAYFRONT SPECIFIC PLAN TO INCREASE THE ALLOWABLE FLOOR AREA RATIO FROM 0.60 FAR
TO 1.0 FAR AND TO AMEND DEVELOPMENT STANDARDS, REZONING OF A SMALL PORTION OF
THE SITE FROM APS TO APN, AMENDMENTS TO THE ZONING AND SIGN CODES TO CHANGE
DEVELOPMENT STANDARDS, VESTING TENTATIVE PARCEL MAP, DEVELOPMENT AGREEMENT,
CONDITIONAL USE PERMIT FOR DAY CARE USE AND COMMERCIAL DESIGN REVIEW. (C. THOMAS
GILMAN, DES ARCHITECTS + ENGINEERS, APPLICANT AND ARCHITECT; 350 BEACH ROAD LLC,
PROPERTY OWNER) STAFF CONTACTS: MAUREEN BROOKS AND RUBEN HURIN
Reference staff report dated May 14, 2012, with attachments. Community Development Director Meeker,
Planning Manager Brooks and City Attorney Guinan provided an introduction to the proposed project,
including an overview of project details and a reviewed criteria and staff comments. Sixty-eight (68)
conditions were suggested for consideration.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
Questions of staff:
None.
Chair Yie opened the public hearing.
Sean Jeffries, Millennium Partners (350 Beach Road LLC), 735 Market Street, San Francisco; Tom Gilman,
DES Architects, 399 Bradford Street, Redwood City; Chuck Bennett, Environmental Science Associates;
represented the applicant and Michael Kay represented Atkins, the preparer of the EIR on the City's behalf:
Commission comments:
■ Requested clarification regarding parallel parking along Airport Boulevard. (Gilman — about ten
spaces will be provided, along with bus/shuttle drop-off and child-care drop-off locations.)
■ Asked for clarification regarding the area where wind speed is most affected by the project. (Bennett
— noted that the green area on the exhibit represents where wind velocity is affected by 10% or
greater.)
■ Asked for clarification regarding the definition of wind turbulence. (Bennett — explained as being
small blasts of wind that come around a building due to the impact of the building upon wind flow.)
■ Requested clarification regarding impacts upon turbulence — there seems to be an implication of no
impact upon turbulence. (Bennett — the diagram in the EIR shows areas of impacts; it does not
imply that there are no impacts.)
■ Asked for a comparison of the current maximum FAR versus the proposed maximum FAR upon
velocity and turbulence. (Bennett — indicated that there are similar turbulence characteristics but
somewhat different velocity characteristics; still within the noted ranges in the evaluation.)
■ Noted that turbulence was a point of discussion with the prior project.
■ Noted that the last incarnation of the project helped to set the State standard for wind velocity.
Public comments:
Ralph Holyoake, 785 Wallea Drive, Menlo Park; Jim McGrath, 2301 Russell Street, Berkeley- representing
San Francisco Board Sailing Association; Rebecca Geffert — owner of Board Sports, 1200 Clay Street, San
Francisco; Rich Koenig, 858 Hinckley Road - representing the Sheetworker's Union; David Lyon, 211
Roxas Street, Santa Cruz - sail boarding instructor; and Laurie Simonson, Bayswater Avenue; spoke:
■ Involved in the design of life -science campuses throughout his career.
■ Supports the project.
■ Believes the project will attract both life -science and high-tech companies to Burlingame.
■ Helps clients pick campus locations — will have appeal; is not affiliated with any aspect of the project.
■ City of Burlingame has a lot to gain by approving the project.
■ Described amenities that would appeal to tenants — landscape/pedestrian links, food service uses,
16-foot floor -to -floor height, sustainable design, floor plate size is important (want between 30-
50,000 square feet per floor).
■ Doesn't believe that the environmental analysis on wind impacts is adequate, particularly upon
beginner windsurfers.
■ Referenced the CEQA guidelines' discussion regarding changed circumstances — the site is used
for wind -surfing instruction —the State has designated this area as a water trail — impacts need to be
adequately assessed.
■ Difficulty is with turbulence as change of velocity, but also includes change in direction of winds —
sudden change is particularly problematic for beginning wind surfers.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
■ The wind surfing organization did not challenge the prior project approval — a fair analysis would
have compared the impacts of the increase in density from the prior project to the current project
upon wind velocity and turbulence. The alternative of the prior density does not take into account
the prior project. Once sentence in the EIR addresses the matter (provided a document to the
Commission) — feels there is a significant impact of the project upon turbulence.
■ Commissioner — asked for clarification regarding the impacts of the existing zoning alternative
versus the proposed project. (Brooks —what is used in the EIR is based upon the existing zoning —
wouldn't be appropriate to consider the prior project as it is not compliant with existing zoning. Kay —
the project was evaluated in a wind -tunnel to minimize wind impacts; the determination in the EIR is
that project impacts are less than significant — it wasn't necessary to look at other designs that were
less impactful for this reason.)
■ Just because something is not present in the plan, doesn't mean that it shouldn't be evaluated —
there is a very limited primary use area for beginning windsurfers — the largest impact area is as
shown in the EIR. There is a significant impact upon a large area of the windsurfing area.
■ There is not room down -wind for beginner windsurfers. (Commissioner— what is the percentage of
beginner windsurfers on an annual basis?) About 150 annually, plus three to five kite -boarders per
day during a three month period. This is the only place where beginners can learn how to sail safely
on this side of the Bay.
■ Professional organizations note that object will cause a wind shadow or turbulence that is twice its
height and up to a distance of twenty times in length. (Commissioner— is there a logical place for a
launch elsewhere?) The beginners must sail within this area —there is no other option. The only
potential means of minimizing the impact is to remove the swim area at Coyote Point.
■ Is there a possibility to have a project that preserves the resource and still is economically feasible?
■ Building trades support the project.
■ Will bring jobs to the community for construction workers — workers will spend their wages within the
community.
■ Encouraged approval of the project.
■ The EIR ignores the variation in wind direction — this is important to kite -boarding and windsurfing.
■ The variation in direction is equally important to any wind -oriented sport —the hotwire anemometer is
not sufficient to measure changes in turbulence.
■ There are three main areas for windsurfing (Candlestick Point, Coyote Point and Foster City); but
only two areas on the west side of the Bay for kite -boarding (Coyote Point and Foster City).
■ When wind access is taken away, the access to the water is taken away.
■ Regarding traffic and parking — appears that the project assumes office usage; assumes that 95% of
the employees could be solo commuters.
■ Believes that the TDM program could be better — should include other ideas that appeal to the
targeted demographic, such as CalTrain and BART passes; cash incentives; a further reduction in
the parking requirement.
■ The Poplar Avenue on/off ramp will be impacted by the project.
■ Would be helpful to have a provision in the development agreement regarding ideas to give local
residents additional economic incentive; could have the developer contribute to some form of local
residential development.
■ The anticipated reduction in solo vehicles is not as optimistic as it could be.
Additional Commission comments:
Requested clarification about how the Bay Trail will traverse the site. (Gilman — noted the fourteen
foot widening of the Sanchez Channel bridge; continuing along new Airport Boulevard temporarily
until 350 Airport Boulevard is developed; then the trail will continue down to an existing trail along
the east side. Additionally, there will be improvements along the Sanchez Channel frontage that can
ultimately be completed once properties to the west are developed.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
■ With respect to Exhibit B, page 12 — the proposed solution includes traffic benefits? Appears that
some of the traffic -calming design elements of the street are counterintuitive to the Public Works
Department's design speed requirements. (Brooks/Meeker — explained that some of the calming
measures were incorporated as a means of addressing Planning Commission interests while still
maintaining the overall design speed required by the Department of Public Works. Gilman —
explained that the "s-curve" provides further traffic calming. Noted additional public pathways that
have been included at the suggestion of the BCDC).
■ Does the hotwire anemometer not measure wind direction? (Bennett — the wire is always oriented
perpendicular to wind direction. Turbulence is always three-dimensional; there is a detailed
response in the EIR that addresses how there can be small errors in the measurement. There are
tremendous differences in wind speed that are reflected in changes in wind direction that cross the
wire at a different orientation — there couldn't have been significant changes.)
■ Concern regarding the air quality impact — around the child-care center; exposure risk is typically
measured based upon adults, but children are more sensitive. Would feel more comfortable if the
childcare center is not operational until all construction is completed. (Kay— the analysis does take
into account the potential impacts upon sensitive receptors — if the requirements cannot be met until
construction is complete, then the childcare center cannot be opened. Brooks — the mitigation
measure doesn't allow children to be outside during construction.)
■ Complemented the architect on the beautiful project — have also planned for bus/shuttle circulation.
■ Have worked to mask rooftop equipment.
■ The parking garage doesn't look like a parking garage.
■ Would like to see the project move along to the City Council.
■ Consider enhancements to the TDM program to further reduce single -car trips. Believes anything
done to reduce trips is good. Consider car -sharing and electric -vehicle charging stations. (Kay —
the project also includes a reduction in parking. The TDM program is robust, but could consider
further enhancements.)
■ Asked what was assumed for future development height at 350 Airport (Gilman — assumed 5-
stories)
There were no further comments and the public hearing was closed.
Commissioner A uran moved to recommend to the City Council: certification of the project EIR; adoption of
amendments to the Bayfront Specific Plan to increase the allowable floor area ratio from 0.60 FAR to 1.0
FAR and to amend development standards; approval of the rezoning of a small portion of the site from APS
to APN; amendments to the zoning and sign codes to change development standards applicable within the
zone; approval of the vesting tentative parcel map; approval of the proposed development agreement,
approval of a conditional use permit for day care use; and approval of the request for commercial design
review; further recommending that the TDM program for the project be enhanced to further reduce solo
vehicle trips; subject to the following conditions applicable to the development of the property located at 300
Airport Boulevard and, where applicable, future development of 350 Airport Boulevard:
CONDITIONS:
that the project shall be built as shown on the plans submitted to the Planning Division and date
stamped May 8, 2012, Sheets: Cover Sheet; 1 Project Notes, Vicinity Maps and Sheet Index; 2
Building Code Analysis; 3 Preliminary Landscape Plan, 4 Building Perspectives — Building B1 —
South face, 5 Building Perspectives— Building B1 — North Face, 6 Building Perspectives— Building
B2 — North Face, 7 Building Perspectives — Building B3 — South Face, 8 Building Perspective —
Building B3 — North Face; 9A North Campus Gateway; 9B Airport Boulevard and East/West
Promenade Intersection; 9C Retail Promenade; 9D Retail along East-West Promenade; 9E Street
Retail along Airport Boulevard; 9F Overlook to Bay; 9G Building 1 Restaurant with view to the Bay;
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
9H Amenities Center with Sidewalk Cafe; 9J Streetscape of the Campus; 9K looking out from the
Office; 9L Amenities at New Bay Trail; 10 Site and Vicinity Plan; 11a Podium Parking/Site Layout
Plan; 11 b Podium Parking/Site Layout Plan (Retail Alternate); 12 Podium Parking/Site Dimension
Plan; 13 Basement Parking Plan; 14 Site and Building Sections (1); 15 Site and Building Sections
(2); 16 Building B1/B2 Typical Floor and Roof Plans; 17 133/134 Typical Floor and Roof Plans; 18
Building B1 Elevations; 19 Building B2 Elevations; 20 Building B3 Elevations (1); 21 Building B3
Elevations (2); 22 Building B4 Elevations (1); 23 Building B4 Elevations (2); 24a Parking Structure —
Floor Plans; 24b Parking Structure — Elevations; 25 Amenities Center — Floor Plans; 26 Amenities
Center — Elevations; 27 Site Analysis and Neighborhood Photos; 28a Site Area Diagram; 28b
Landscaped Parking Area Diagram; 28c Landscaped Front Setback Diagram; 29 Site Circulation
Diagram; 30 Site and Building Exit Path Plan; 31 Building Materials/Finishes Examples; 32
Landscape Section and Images; 33 Landscape Design Details (1); 34 Landscape Design Details
(2); 35 Preliminary Grading and Drainage Plan; 36 Preliminary Utility Plan; 37 Preliminary
Parcelization Plan; and 38 Site Survey;
2. that any changes to the size or envelope of building, which would include changing or adding
exterior walls or parapet walls, shall require an amendment to this permit;
3. 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);
4. that the project shall include installation and maintenance of the Bay Trail and Sanchez Channel
improvements as shown in the submitted plans and shall obtain approval from the Bay Conservation
and Development Commission (BCDC) for the work within BCDC jurisdiction;
5. that for the approximately 13,000 square feet of retail use and 13,400 square feet of food service
use that may be located in buildings B1, B2 and the amenities building, Developer shall use its best
commercial efforts to lease this space for retail or food service, as the case may be, for two years
following issuance of the final certificate of occupancy for each building. Thereafter, Developer may
use any of that space not leased for retail or food service for any permitted use. Potential retail and
food services space in the remainder of the Project may be leased as such, or for office or other
permitted use, based on tenant demand at the time of issuance of the final certificate of occupancy
for remaining buildings;
6. that the conditions of the Chief Building Official's February 7, 2012 memo shall be met, which
includes the following comments:
a. an application for a building permit for this project received after December 31, 2013 must
complywith the 2013 California Building Codes and adopted Cityof Burlingame Ordinances
unless specific land use provisions for the project were approved by the City of Burlingame
prior to 5:00 p.m. on December 31, 2013. If the Planning Commission has approved the
project then the building permit application for that project may use the provisions found in
the 2010 California Building Codes including all amendments as adopted in Ordinance 1856
2010. This project must comply with the City of Burlingame Green Building Ordinance in
effect at the time of building permit applications.
1) On the plans specify that this project will comply with the 2010 California Building
Codes (CBC) which will be employed by the City of Burlingame beginning January 1,
2011.
2) Comply with the City of Burlingame Green Building Ordinance in effect at the time of
Planning Commission approval for this project.
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3) Anyone who is doing business in the City must have a current City of Burlingame
business license.
4) Provide fully dimensioned plans.
5) Indicate on the plans that all work shall be conducted within the limits of the City's
Noise Ordinance. See City of Burlingame Ordinance Municipal Code, Section
13.04.100 for details.
6) Specify on the plans that this project will comply with the 2008 California Energy
Efficiency Standards or standards in effect at the time of building permit application.
Note: All projects for which a building permit application is received on or after
January 1, 2010 must comply with the 2008 California Energy Efficiency Standards.
Go to http://www.energy.ca.gov/title24/2008standards/ for publications and details.
7) Indicate on the plans that all roofing systems will comply with Cool Roof
requirements of the 2008 California Energy Code. 2008 CEC §151 (f) 12. The 2008
Residential and Non -Residential Compliance Manuals are available on line at
http://www.energy.ca.gov/title24/2008standards/.
8) Show the distances from all exterior walls to property lines or to assumed property
lines.
9) Show the dimensions to adjacent structures.
10) Obtain a survey of the property lines.
11) Indicate on the plans that, at the time of Building Permit application, plans and
engineering will be submitted for shoring as required by 2010 CBC, or applicable
Building Code, regarding the protection of adjacent property and as required by
OSHA. On the plans, indicate that the following will be addressed:
a. The walls of the proposed basement shall be properly shored, prior to
construction activity. This excavation may need temporary shoring. A
competent contractor shall be consulted for recommendations and design of
shoring scheme for the excavation. The recommended design type of
shoring shall be approved by the engineer of record or soils engineer prior to
usage.
b. All appropriate guidelines of OSHA shall be incorporated into the shoring
design by the contractor. Where space permits, temporary construction
slopes may be utilized in lieu of shoring. Maximum allowable vertical cut for
the subject project will be five (5) feet. Beyond that horizontal benches of 5
feet wide will be required. Temporary shores shall not exceed 1 to 1
(horizontal to vertical). In some areas due to high moisture content / water
table, flatter slopes will be required which will be recommended by the soils
engineer in the field.
C. If shoring is required, specify on the plans whose sole responsibility it is to
design and provide adequate shoring, bracing, formwork, etc. as required for
the protection of life and property during construction of the building.
d. Shoring and bracing shall remain in place until floors, roof, and wall
sheathing have been entirely constructed.
e. Shoring plans shall be wet -stamped and signed by the engineer -of -record
and submitted to the city for review prior to construction. If applicable, include
surcharge loads from adjacent structures that are within the zone of influence
(45 degree wedge up the slope from the base of the retaining wall) and / or
driveway surcharge loads.
12) Indicate on the plans that an OSHA permit will be obtained for the shoring* at the
excavation in the basement per CAL / OSHA requirements. See the Cal / OSHA
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
handbook at: http://www.ca-osha.com/pdfpubs/osha userguide.pdf. *Construction
Safety Orders : Chapter 4, Subchapter 4, Article 6 , Section 1541.1.
13) Indicate on the plans that a Grading Permit, if required, will be obtained from the
Department of Public Works.
14) Provide guardrails at all landings. NOTE: All landings more than 30" in height at any
point are considered in calculating the allowable lot coverage. Consult the Planning
Department for details if your project entails landings more than 30" in height.
15) Provide handrails at all stairs where there are four or more risers.
16) Provide lighting at all exterior landings.
17) Prior to applying for a Building Permit the applicant must obtain an address for each
structure on the site, acceptable to the Fire Marshal, from the Engineering
Department. Note: The correct address must be referenced on all pages of the
plans.
18) On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
C. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
19) Illustrate compliance with the minimum plumbing fixture requirements described in
the 2010 California Plumbing Code, Chapter 4, Table 4-1 Minimum Plumbing
Facilities and Table A - Occupant Load Factor.
20) Show compliance with all accessibility regulations found in the 2010 CBC for
commercial buildings including:
a. Accessible paths of travel
b. A level landing must be provided on each side of the door at all required
entrances and exits.
C. Accessible countertops
d. Accessible bathrooms
e. Accessible parking
21) 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 (80" x 54") and other details.
22) Provide an exit plan showing the paths of travel
23) In Assembly occupancies specify aisle widths that comply with Section 1025.9.
24) Specify the total number of parking spaces on site
25) All NEW non-residential buildings must comply with the requirements of AB-2176
Sec. 42911 (c) [2003 — 2004 Montanez] as follows:
a. Space for recycling must be a part of the project design in new buildings.
b. A building permit will not be issued unless details are shown on the project
plans incorporating adequate storage for collecting and loading recycled
materials.
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
26) Include with your Building Division plan check submittal a complete underground fire
sprinkler plan. Contact the Burlingame Water Division at 650-558-7660 for details
regarding the water system or Central County Fire for sprinkler details.
27) Sewer connection fees must be paid prior to issuing the building permit.
7. that the conditions of the NPDES Coordinator's February 8, 2012 memo shall be met, which
includes the following comments:
a. The project will need to comply with additional and new Low Impact Development (LID)
requirements under the Municipal Regional Permit, C.3 Provisions, which became effective
on December 11, 2011. For details and technical guidance on these C.3 requirements visit
the San Mateo Countywide Water Pollution Prevention Program (SMCWPPP) at
http://www/flowstobay.org/bs new development.php.
b. The following C.3 forms/worksheets have been updated and project proponents will need to
use and submit these forms as part of the final construction documents and associated
building permits:
1) NPDES Permit Impervious Surface Data Collection Worksheet*
2) C.3 and C.6 Development Review Checklist*.
*both forms are available for download at http://www/flowstobay.org/bs new development.php.
C. When submitting plans for a building permit include a list of construction stormwater
pollution prevention Best Management Practices (BMPs) as project notes and include them
as a separate full size plan sheet, preferably 2' x 3' or larger. Project proponents may use
the attached Construction Best Management Practices (BMPs) plan sheet to comply with
this requirement. Electronic file is available for download at
http://www/flowstobaV.org/bs construction. php (scroll about half -way down the page and
click on Construction BMP Plan Sheet).
8. that the conditions of the NPDES Coordinator's February 6, 2012 memo shall be met, which
includes the following comments:
a. Submit a Landscape Project Application to the Parks Division in compliance with the Water
Conservation in Landscape Ordinance.
b. New trees in the Airport Boulevard islands shall be Platanus acerfolia `Columbia'.
9. that the conditions of the Fire Marshal's April 26, 2010 memo shall be met, which includes the
following comments:
a. All buildings shall be equipped with fire alarms, fire sprinklers and standpipes where required
by the California Fire Code and the Burlingame Municipal Code.
b. Fire Flow and Fire Hydrants shall conform to Appendix B and C of the International Fire
Code 2006 Edition.
C. Fire apparatus access shall be provided for all buildings in accordance with §503 of the
International Fire Code.
d. Fire Control Room as required by the California Building Code shall be placed to the exterior
of the building with exterior access. Rooms shall be positioned facing fir apparatus access.
This requirement may negate exterior remote annunciators and key boxes intended to house
HMIS/HMMP as required for Burlingame Municipal Code.
e. Please see Burlingame Municipal Code specific to Addressing Requirements and Key Boxes
associated with Hazardous Materials.
f. The fire department shall request HMIS/HMIP in accordance with the California Fire Code.
All inventory lists shall at minimum indicate the hazardous material class and quantities
consistent with Table 2703.1.1(1), Title 24 CFC classes and units (i.e.: pounds, gallons,
cubic feet at NTP, etc.).
g. Space shall be provided within each Highrise for installation of a repeater/receiver antenna
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
and supporting equipment for City Communications. An electrical supply source shall be
provided at the antenna/equipment location. Reasonable access shall be provided to City
staff contractors for installation of necessary telephone lines and for purposes of installation,
maintenance, adjustment and repair of the antenna/equipment.
10. that the conditions of the Public Works Department, Engineering Division's May 8, 2012 memo shall
be met, which includes the following comments:
a. With City approval, the Developer proposes to construct a new, realigned Airport Boulevard
through the Project and to construct Bay Trail and Bay frontage improvements in the City's
right-of-way easement of the original Airport Boulevard. Developer understands that the
underlying fee of the original Airport Boulevard ROW, from the existing Sanchez Chanel
Bridge East to Fisherman's Park and South from Fisherman's Park to Beach Road, is owned
by the State of California, State Lands Commission and that the City only holds a ROW
easement over same. Developer shall give the State Lands Commission written notice of its
development plans and specifically, notice of the proposed improvements to be constructed
in the ROW of the original Airport Boulevard alignment, within ten (10) days of the Planning
Commission's recommendation of the Project to the City Council. At any time, should State
Lands have any concerns over said improvements, object to any aspect of the proposed
improvements or initiate any type of administrative or judicial action in regard to these
proposed improvements, Developer shall hold harmless, defend and indemnify the City, its
officers, agents and employees from any and all fees (including attorneys' fees), damages,
fines or any other costs of any kind related to such objections, claims or actions.
Additionally, the Developer shall obtain letters of no objection to the proposed realignment of
Airport Boulevard from all utility companies. The Project Developer shall relocate all existing
utilities from within the existing Airport Boulevard roadway to the proposed realigned Airport
Boulevard roadway to the satisfaction of the City Engineer and affected utility companies.
b. The developer shall prepare necessary engineering drawings and construction documents
to construct the Sanchez Channel Bridge widening as identified in the existing BCDC permit
to provide the necessary width for pedestrian, bicyclist and vehicular access along Airport
Boulevard. The developer shall complete construction of these improvements at his/her
expense. These drawings shall be approved by the City Engineer as part of the Building
Permit process.
C. The developer shall be responsible to meet all San Francisco Bay Conservation and
Development Commission (BCDC) requirements for the project and provide the City with
documentation of all approvals by BCDC for all work within 100 feet of the shoreline band
along the San Francisco Bay and Sanchez drainage channel.
d. The developer shall enter into a Site Maintenance Agreement with the City for maintenance
of all landscape, sidewalk, medians, and stormwater improvements as well as roadway
improvements that do not conform to city standards, such as the proposed roadway
intersections. The Site Maintenance Agreement shall be executed prior to the issuance of
the Building permit.
e. All traffic improvements, including but not limited to traffic signals, pedestrian countdown
signals, pedestrian audible signals, signal interconnection hardware, street lights, signage,
street markings, etc., shall be approved by the City Engineer and installed at the property
owner's expense. The proposed streetlights must conform to current standards which
require Beta LED's or equivalent. The developer shall submit and obtain approval of the
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
required engineering drawings and specifications for all public improvements as part of the
building permit process.
The project shall reimburse to the City the operation, maintenance and energy costs of the
proposed traffic signals. The City will maintain the newly proposed traffic signal operations.
The operation cost of the traffic signal will be adjusted annually by the City based on
prevailing costs. The electricity costs will be based on direct billing by PG & E.
g. The developer shall provide at his/her expense shoreline access, adequate erosion
protection and site amenities to the standards established by the City and BCDC.
h. The Bay shoreline and drainage channel located on this property will require stabilization
improvements to provide flood protection for the public access trail and bridge. All shoreline
and drainage channel slope protection measures, need to be reviewed and approved bythe
City Engineer.
The public and facility users shall be safely provided for and protected from the flooding of
the site in the event of a disaster. This includes a storm or an earthquake which coincides
with a maximum high tide and possible breaching of Sanchez Channel and/or Airport
Boulevard levees. The property owner shall employ a qualified engineer to analyze the
seismic stability of the Sanchez Channel and Airport Boulevard levees and identify
protection against possible earthquake or storm event. The property owner shall submit the
structural and seismic stability analysis to the City Engineer for review and approval. If the
analysis indicates that improvements are necessary along the project site to provide stability
for an event, such improvements shall be installed as approved by the City Engineer prior to
occupancy of the first building.
The developer shall be required to incorporate the following measures into project design in
order to reduce the potential impacts of flooding:
1) Necessary tide gates shall be installed in the storm drain system on the project site
to prevent high water from back flowing into the site during flood periods;
2) Adequate drainage and pump facilities, including a sound -baffled backup power
supply, shall be provided in the parking area to prevent water ponding in excess of
ten (10) inches in the event of a 100-year flood;
3) Storm drainage facilities shall be designed to accommodate any future settlement of
the site, levees and other fill along the site perimeter;
4) A flood contingency plan shall be developed to provide guidelines for management
of vehicles in the event of flooding of the parking area; and
5) On -site improvements shall be designed to provide 100-year flood protection. All
emergency equipment, generators, controls, and motors shall be located above the
100-year flood elevation.
The developer shall install a six-inch diameter recycled water main with the roadway
improvements. This six-inch line shall extend from the existing Sanchez Channel Bridge
east to the other end of the new roadway alignment near Beach Road. Initially the line shall
be connected to the City water main and serve as the service connection for irrigation. This
line and the irrigation system shall convert to a recycled water line once it becomes
available. These improvements shall de done at the property owner's cost and shall be
completed in concurrence with the roadway improvements.
The project developer shall implement and maintain an appropriate Transportation Demand
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes May 14, 2012
Management measures in accordance with the San Mateo County Congestion Plan to
reduce the number of trips generated by this project.
M. Detailed grading and drainage plans shall be submitted by the project developer for review
by the City Engineer at the time of applying for a building permit.
n. The project shall comply with the City's NPDES permit requirement to prevent storm water
pollution during and after the construction. In addition, the project developer shall provide all
documentation relating to compliance with the Regional Municipal Permit from the State of
California Water Resources Board.
o. It is possible that this project may require approvals and permits from the U.S. Army Corp of
Engineers, Department of Fish and Game, and the California Regional Water Quality
Control Board. The applicant must provide written records of contacting the above agencies
demonstrating that a permit has been obtained or is not required.
p. All street improvements plans shall be submitted to the City for review and approval. These
improvements include but are not limited to sanitary sewer mains and laterals; water mains
and services; storm drain mains and inlets; street structural sections, soils report, etc.
Hydrologic and hydraulic calculations are required for all designs associated with the new
road alignment. The road structural section shall be designed to a traffic index of minimum
12.0 and shall withstand vertical displacement due to natural subsurface settlement. The
structural section shall be designed for a 20-year life based on recommendations of a
professional geotechnical engineer and accompanying soils report.
q. The project developer shall perform necessary engineering studies to determine the required
capacity and improvements to the system to be approved by the City Engineer. At the City's
discretion, the sanitary sewer improvements shall be routed along Airport Boulevard to an
existing pump station, thence along Airport Boulevard to the Wastewater Treatment Plant.
The sanitary sewer system improvements shall be designed and constructed to
accommodate the fully built -out conditions of the project and adjacent properties.
The project shall abandon the existing potable water main located within existing alignment
of Airport Boulevard from Fisherman's Park to Beach Road. The project shall evaluate the
existing condition of the water main. If necessary and at the City's discretion, the project
shall design and construct a new potable water main system along the newly proposed
Airport Boulevard from Beach Road to the Sanchez Channel as well as the replace the
existing potable water main segment from Sanchez Channel to Fisherman's Park.
The project shall install purple piping in buildings for future reclaimed water use in building
applications.
11. that demolition or removal of any 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;
12. that the project shall complywith 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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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
13. Exterior lighting for the project would be designed to meet the requirements of Burlingame Municipal
Code Section 18.16.030 (pertaining to light spillage off site in commercial or residential areas), the
California Energy Commission, and the Illuminating Engineering Society of North America for
illumination levels. Compliance with these performance standards would minimize the dispersion of
light in a manner that reduces the glow or aurora effect to acceptable and allowable levels. In
addition, the project area already contains numerous sources of exterior lighting, and is not adjacent
to uses that would be sensitive to light spillover.
14. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
15. that the overall height of the buildings as measured from the top of curb at Airport Boulevard (+ 14.5'
elevation) shall be no taller than the following heights: Buildings B1 and B2, 97.0', Building B3,
129.0', Building B4, 144.0', Parking Structure, 67.5', and Amenities Building, 49.0'; building heights
shall be surveyed at the framing of each floor and at the installation of the parapet screen and shall
be reported to the Building Division as each floor is framed and accepted by the City Engineer
before framing of the subsequent floor or roof commences. The entire building height of each
structure shall be surveyed to confirm conformance with the approved plans and conditions of
approval before scheduling the final framing inspection. If the building does not conform at any point
in the construction process, it shall be made to conform before construction continues and any
further city inspections shall be scheduled (Building Division);
16. that the applicant shall pay the required Bayfront Development Fee based on the square footage of
the buildings and the current rate adjusted for inflation, the total fee due $1,695,070.00, one-half
($847,535.00) at the time of issuance of the first building permit, and one-half ($847,535.00) before
the final framing inspection is scheduled (Planning Division);
17. that the applicant shall pay the required public facilities impact fees based on the square footage of
the buildings, and that the Parks and Recreation fee ($131,924.00) and the Storm Drain Fee
($549,939.00) shall be waived, the total remaining fee due shall be $1,102,179.00, the required fee
shall be submitted to the Planning Division prior to the issuance of a building permit for the project
(Planning Department);
18. that the property owner shall be responsible to see that small delivery trucks or vans making periodic
deliveries are on -site only during office hours; no trucks, recreation vehicles or other vehicles shall
be stored or parked on site continuously throughout the day or overnight, and no parking shall be
leased to tenants or any other users for any purpose;
19. that the property owner shall comply with the Transportation Demand Management Program
prepared by Fehr and Peers for 350 Beach Road, LLC dated April 6, 2011 including the following
measures:
a. Secure Bicycle Storage: Secure, indoor bicycle storage for up to 26 bicycles shall be
provided in a lobby or garage level room within each of the four office buildings. In addition,
bicycle racks for up to 50 bicycles will be located outside of Buildings #1 or #4.
b. Showers and Changing Rooms: Shower facilities with changing rooms shall be provided
throughout the site, with access available to all employees. Shower facilities (two men's and
two women's) and changing rooms (one men's and one women's) shall be provided in each
of the four office buildings, the amenities center shall include 12 showers and two changing
rooms.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
C. Shuttle Service: Coordinate with the Peninsula Commuter Alliance to add two stops within
the project site to the existing commuter shuttle from the Millbrae Intermodal Station. The
shuttle provides 10-minute headways during peak periods.
d. Carpool Parking: Provide 15 preferential parking spaces for carpools at each of the four
office buildings.
e. Vanpool Parking: Provide two preferential parking spaces for van pools at each of the four
office buildings.
f. Commute Assistance Center:
1) Provide an on -site one -stop shopping for transit and commute alternatives
information.
2) Provide a part-time on -site TDM coordinator available to assist building tenants with
trip planning.
g. Employees' Surveys: The TDM coordinator shall develop and administer two surveys per
year to examine TDM program participation and best practices.
h. Video Conferencing Centers: One video conferencing center shall be installed at each
office building for use by the tenants of the facility.
i. On -Site Amenities/Accommodations: On -site amenities, including banking, retail, delivery
dry cleaning, exercise facilities, child care center, delivery pharmacy and food service shall
be provided at the project site to encourage people to stay on site during the work day;
j. On -Site Bicycles for Employee Use: Bicycles shall be provided at each office building.
Employees will have access to bicycles during breaks for personal or business use.
k. Child Care Services: Child care center service shall be provided on site;
I. Guaranteed Ride Home Program: Employees will have access to the Guaranteed Ride
Home (GRH) program administered by the Peninsula Congestion Relief Alliance (Alliance)
for emergencies. The program provides vouchers for taxicabs or rental cars for this
purpose.
M. Transportation Action Plan: The TDM coordinator shall work with the Alliance to create a
Transportation Action Plan for each tenant.
n. Transportation Management Association: If the office park has multiple tenants, each
tenant shall provide a representative to form a Transportation Management Association and
be a liaison to the TDM Coordinator.
o. Coordination of Transportation Demand Management Programs: The TDM coordinator
shall coordinate with other TDM programs with existing developments/employers in the
surrounding area.
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS
PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
20. 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 Department;
21. 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
22. 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.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
Mitigation Measures from Environmental Impact Report:
Measures Applicable to 300 Airport Boulevard Project as well as future development of the 350
Airport Boulevard site:
23. Amphlett Poplar Intersection: The City of San Mateo is considering a range of potential
improvements at the Amphlett Boulevard/Poplar Avenue intersection to provide sufficient capacity
for existing and future traffic volume. However, a specific improvement project has not been
identified at this time. The Project Sponsor, and any future project sponsor for development of the
350 Airport Boulevard site, shall negotiate an agreement with the City of San Mateo to make a fair
share contribution toward the cost of improvements at this intersection for each project's respective
impacts (Transportation, Planning, Public Works, City of San Mateo);
24. Implement Recommended Dust Control Measures. To reduce particulate matter emissions during
Project excavation and construction phases, the Project contractor(s) shall comply with the dust
control strategies developed by BAAQMD. The Project Sponsor shall include in all construction
contracts the following requirements or measures:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
• All haul trucks transporting soil, sand, or other loose material off -site shall be covered.
• 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.
• All vehicle speeds on unpaved roads shall be limited to 15 mph.
• All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible.
Building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used.
• 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.
• All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic and
determined to be running in proper condition prior to operation.
• Post a publicly visible sign with the telephone number and person to contact at the Lead
Agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The Air District's phone number shall also be visible to ensure compliance
with applicable regulations. (Air Quality, (Planning and Building Divisions);
25. Construction Equipment Emissions Minimization. To reduce the potential impacts resulting from
Project construction activities, the Project Sponsor shall include in contract specifications a
requirement for the following measures:
Idling times shall be minimized either by shutting equipment off when not in use or reducing
the maximum idling time to two minutes;
The Project shall develop a construction plan demonstrating that the off -road equipment
(more than 50 horsepower) to be used in the construction Project (i.e., owned, leased, and
subcontractor vehicles) would achieve a Project wide fleet -average 20 percent NOx
reduction and 45 percent PM reduction compared to the most recent CARB fleet average
(as specified in California Code of Regulations Article 4.8, Section 2449 General
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
Requirements for In -Use Off -Road Diesel -Fueled Fleets). Acceptable options for reducing
emissions include the use of late model engines, low -emission diesel products, alternative
fuels, engine retrofit technology, after -treatment products, add -on devices such as
particulate filters, and/or other options as such become available;
• All construction equipment, diesel trucks, and generators shall be equipped with Best
Available Control Technology for emission reductions of NOx and PM;
• Use of Interim Tier 4, if applicable, or equivalent equipment for all uses where such
equipment is available;
• Use of Tier 3 equipment with Best Available Control Technology (BACT) or alternative fuel
vehicles for applications where Tier 4 Interim engines are not available;
• Prohibition of diesel generators for construction purposes where feasible alternative sources
of power are available;
• All construction equipment shall be maintained in proper working condition in accordance
with manufacturer's specifications;
• Diesel -powered construction equipment shall comply with BAAQMD requirements or meet
Tier 3 or Tier 4 EPA/CARB standards; and
• To the extent feasible, the existing electricity infrastructure surrounding the construction sites
shall be used rather than electrical generators powered by internal combustion engines. (Air
Quality; Planning and Building Divisions)
26. Application of Low-VOC Coatings. The Project Sponsor shall use low VOC (i.e., ROG) coatings
beyond the local requirements as per the BAAQMD Guideline (i.e., Regulation 8, Rule 3:
Architectural Coatings) (Air Quality, Planning and Building Divisions);
27. Implement Best Management Practices to Reduce Construction Noise. The following BMPs shall be
incorporated into the construction documents to be implemented by the Project contractor.
a. Maximize the physical separation between noise generators and noise receptors. Such
separation includes, but is not limited to, the following measures:
i. Use heavy-duty mufflers for stationary equipment and barriers around particularly
noisy areas of the site or around the entire site;
ii. Use shields, impervious fences, or other physical sound barriers to inhibit
transmission of noise to sensitive receptors;
iii. Locate stationary equipment to minimize noise impacts on the community, and
iv. 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 Division so that noise -sensitive areas, including residences
and schools, are avoided as much as possible.
f. The project sponsor 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.
(Noise, Planning and Building Divisions);
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
28, Notify Nearby Businesses of Construction Activities that Could Affect Vibration -Sensitive Equipment.
The Project Sponsor shall provide notification to adjacent property owners and occupants, prior to
the start of construction, informing them of the estimated start date and duration of vibration -
generating construction activities during site preparation, grading, and pile driving, if required. This
notification shall include information warning about the potential for impacts related to vibration -
sensitive equipment. The Project Sponsor shall identify a phone number for the property owners
and occupants to call if they have vibration -sensitive equipment on their site. (Noise, Planning and
Building Divisions);
29. Implement Construction BMPs to Reduce Construction Vibration. The Project Sponsor shall
implement the following measures during construction of all Project components:
• To the extent feasible, construction activities that could generate high vibration levels at any
identified vibration -sensitive locations shall be scheduled during times that would have the
least impact on nearby land uses. This could include restricting construction activities in the
areas of potential impact to the early and late hours of the work day, such as from 8:00 a.m.
to 10:00 a.m, or 4:00 p.m, to 6:00 p.m. Monday to Friday.
• Stationary sources, such as construction staging areas and temporary generators, shall be
located as far from nearby vibration -sensitive receptors as possible.
• Trucks shall be prohibited from idling along streets serving the construction site where
vibration -sensitive equipment is located.
• Avoid pile driving when possible within 100 feet of an existing structure. (Noise, Planning
and Building Divisions);
30. Implement Alternative Pile Driving Methods. The Project Sponsor shall use alternative pile driving
methods (e.g., drilled or steel piles) for piles driven in proximity to existing vibration receptors such
that vibration levels at vibration -sensitive equipment shall not exceed 65 VdB. (Noise, Planning and
Building Divisions);
31. Bird Nest Pre -Construction Survey. The Project Sponsor(s) shall retain a qualified biologist to
conduct preconstruction breeding -season surveys (approximately March 15 through August 30) of
the Project Site and immediate vicinity during the same calendar year that construction is planned to
begin, in consultation with the CDFG as discussed below.
If phased construction procedures are planned for the Project, the results of the above survey shall
be valid only for the season when it is conducted.
A report shall be submitted to CDFG, following the completion of the bird nesting survey that
includes, at a minimum, the following information:
• A description of methodology including dates of field visits, the names of survey personnel
with resumes, and a list of references cited and persons contacted.
• A map showing the location(s) of any bird nests observed on the Project Site.
If the above survey does not identify any nesting bird species on the Project Site, no further
mitigation would be required. However, should any active bird nests be located on the Project Site,
the following mitigation measure shall be implemented. (Biological Resources, Planning Division);
32. Bird Nest Buffer Zone. The Project Sponsor(s), in consultation with CDFG, shall delay construction
in the vicinity of active bird nest sites located on or adjacent to the Project Site during the breeding
season (approximately March 15 through August 30) while the nest is occupied with adults and/or
young. If active nests are identified, construction activities should not occur within 500 ft of the nest.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
A qualified biologist shall monitor the active nest until the young have fledged, until the biologist
determines that the nest is no longer active, or if it is reasonable that construction activities are not
disturbing nesting behaviors. The buffer zone shall be delineated by highly visible temporary
construction fencing. (Biological Resources, Planning and Building Divisions);
33. In order to reduce significant impacts to the City's wastewater conveyance and treatment system
associated with the Proiect, the Proiect Sponsor shall adhere to either of the two followinq mitigation
measures:
a. Upgrade Pump Capacity at the Existinq 399 Rollins Road Pump Station and Reduce Inflow
and Infiltration within the Wastewater System. The Project Sponsor(s) shall contribute fair -
share funds toward the upgrade of the 399 RRPS capacity, or equivalent project to increase
capacity in the system, to accommodate the increased PWWF that would result from
implementation of the Project. Additionally, the Project Sponsor(s) shall rehabilitate the
existing wastewater system, where necessary, to reduce inflow and infiltration that
contributes to PWWFs at the WWTP in an amount concomitant with increases in flows
contributed by the 300 Airport Boulevard Project.
b. Upgrade to the Existing Airport Boulevard Conveyance System Variant to Rollins Road
Pump Station Upgrade. The Project Sponsor(s) shall coordinate with the City of Burlingame
Public Works Department to upgrade the capacity of the City's wastewater conveyance and
treatment system to accommodate the increased PWWF that would result from
implementation of development of the 300 and 350 Airport Boulevard Sites. Such measures
could include, as necessary, installation of a new pump station within public right of way or
other area near the Sanchez Channel Bridge on the Project Site, upgrade the capacity of the
existing Airport Boulevard Pump Station, extension of wastewater lines across Sanchez
Channel, via attachment to the Sanchez Channel Bridge, to tie into existing wastewaterlines
under Airport Boulevard west of the Project Site, and increasing, as required, the capacity of
existing gravity lines between the Project Site and the Airport Boulevard Pump Station and
existing force main between the Airport Boulevard Pump Station and the WWTP. The
Project Sponsor shall construct the necessary improvements to serve the Project Site and
one additional vacant property along Airport Boulevard that would connect to this sewerline.
(Utilities, Public Works Department);
MITIGATION MEASURES APPLICABLE ONLY TO THE 300 AIRPORT BOULEVARD PROJECT
34. Reduce Risk of Exposure Durinq Construction. If the childcare center is operational during the
construction of Phase 2 of the Project, one of the following shall be implemented:
a. A Health Risk Assessment is conducted prior to commencement of construction of Phase II
that demonstrates, to the satisfaction of the BAAQMD, that impacts to the children at the
childcare center are less than significant during Phase II construction or specific subphases
of Phase II construction; or
b. Implement the following building design and operational restrictions.
1. The childcare center building shall be designed such that the air intake would be
located at the far eastern edge of the building with the air intake facing east.
2. A MERV 15 or higher rated filter shall be installed and operated for at least the
duration of construction activities. The MERV 15 or higher rated filters have the
potential to remove up to 85 percent of particles of 2.5 microns or greater thereby
reducing interior levels of pollutants.
3. All outdoor activities at the childcare center shall be suspended while construction
activities are occurring.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
If implementation of this Mitigation Measure is infeasible, then the childcare center would be
prohibited from operating during Phase 11 construction. (Air Quality, Building and Planning Divisions);
35. Maintenance and Testing of Generators. As part of the conditions of operation for the onsite back-
up generators, all diesel emissions associated with the maintenance and testing of the generators
should be conducted at such times as the daycare center is not in operation, particularly nights and
weekends. (Air Quality, Building and Planning Divisions);
36. Implementation of MERV 15 Filters. The Project Sponsor shall consider implementing MERV 15 or
higher rated filters for the amenities building. This would further reduce exposure of daycare
students to emissions from US 101. The MERV 15 or higher rated filters have the potential to
remove up to 85 percent of PM2.5 and would reduce risk while students were inside the building.
(Air Quality, Building and Planning Divisions);
37. Incorporate GHG Reduction Measures for Maintenance Activities. The Project Sponsor shall
provide infrastructure for the use of electric landscape equipment during landscaping activities,
where feasible. (Climate Change, Planning Division and Parks Department);
38. Incorporate Trees and Vegetation into Proiect Design. Trees and other shade structures shall be
incorporated into the Site Plan to maximize summer shade and to minimize winter shade. (Climate
Change, Planning Division and Parks Department);
39. Renewable Energy System. The 300 Airport Boulevard Project shall offset 10 percent of project
electricity demand through implementation of onsite renewable energy systems or through
investment in offsite alternative energy systems. (Climate Change, Planning and Building Divisions);
40. Drought Tolerant Landscaping. The 300 Airport Boulevard Project shall reduce irrigation -related
water demand by a minimum of 10 percent through the implementation of drought tolerant
landscaping. (Climate Change, Planning Division and Parks Department);
41. Cool Roof Material. The 300 Airport Boulevard Project shall incorporate cool -roof materials into
project design to reduce electricity demand associated with building heating, ventilation, and air
conditioning (HVAC) by a minimum of 7 percent. (Climate Change, Planning and Building Divisions);
42. Water Conservation Measures. The 300 Airport Boulevard Project shall implement immediate water
conservation measures to reduce building water demand by 33 percent. Building water demand
shall ultimately be reduced by 50 percent when the City's recycled water system is implemented.
(Climate Change, Planning and Building Divisions);
43. Energy Efficiency beyond Title 24 Standards. The 300 Airport Boulevard Project shall reduce
building energy demand beyond the 2005 Title 24 Standards by 26 percent. (Climate Change,
Planning and Building Divisions);
44. Operation Solid Waste Reduction. The 300 Airport Boulevard Project shall implement a solid waste
reduction program to reduce operational solid waste by a minimum of 10 percent. (Climate Change,
Planning Division);
45. Utilize Alternative Fueled Vehicles and Local Buildinq Materials. In accordance with BAAQMD
BMPs, the Project Sponsor shall incorporate into the construction fleet a minimum of 15 percent of
construction vehicles and equipment operated by alternative fuels. Further, the Project Sponsor
shall ensure that a minimum of 10 percent of building materials are locally sourced, where feasible.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
(Climate Change, Planning and Building Divisions);
46. Conduct a Wetland Delineation. The Project Sponsor shall retain a qualified biologist to conduct a
wetland delineation of the Project Site. This delineation shall be submitted to the Corps for
verification prior to the issuance of any grading permits for the Project. If the Corps determines that
the features in the Project Site are not jurisdictional, then no further mitigation would be required.
(Biological Resources, Planning and Building Divisions);
47. Obtain Applicable Permits and Certifications. If the Corps determines that these features are
jurisdictional, then the Project Sponsor must obtain a C WA Section 404 permit from the Corps, and
a CWA Section 401 Water Quality Certification from the RWQCB prior to issuance of any grading
permits for the Project. A requirement of the permits will be compensation such that there is no net
loss of wetlands. This compensation requirement can be satisfied through avoidance, onsite and/or
offsite construction and preservation of wetlands or by purchase of mitigation credits at an approved
mitigation bank. At certified mitigation banks, the Corps typically requires a minimum 1:1 ratio, but
may require higher ratios for certain wetland types. (Biological Resources, Planning and Building
Divisions);
48. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Underground
Structures. To protect underground structures from sea level rise flood risks, prior to approving
grading and/or building permits the City shall ensure that the project design incorporates its
floodplain development requirements into all applicable project features using a flood elevation of at
least 7.1 feet. All below -ground structures, including storm drains, sewers, equipment facilities, and
others, shall be flood proofed and designed to withstand hydrostatic forces and buoyancy from
water surface elevations up to 7.1 feet in elevation. Certain portions of the shoreline open space
may not be protected at the ultimate level of flooding, given proposed heights. However, developed
areas of the Project would be protected. For the shoreline areas, an adaptive strategy would be
developed to address end -of -century conditions. (Hydrology, Building Division and Public Works
Department);
49. Provide Adequate Storm Flow Conveyance Capacity for Sea Level Rise Conditions. To ensure that
the storm drain system conveyance capacity is not constricted by sea level rise at the outlets, the
Project Sponsor shall design the storm drain system to adequately convey stormwater runoff at
outlet water surface elevations equivalent to the 100-year flood event base elevation plus sea level
rise of 55 inches (water surface elevation of 11.6 feet at the outlet). Prior to receiving a grading
permit, the City shall review project designs and studies foradequacy of storm flow conveyance with
an outlet surface water elevation of 11.6 feet and in accordance with City design standards. The City
shall prepare Conditions of Approval, where necessary, to ensure that the design criteria are met.
The Project Sponsor shall incorporate applicable City Conditions of Approval into project designs,
prior to receiving a grading permit. (Hydrology, Public Works Department);
50. Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic Forces from Sea
Level Rise Conditions. Prior to receiving a grading permit, in order to ensure that the shoreline and
flood protection features associated with the proposed project provide protection under sea level
rise hydrodynamic and/or hydrostatic conditions, the Project Sponsor shall prepare engineering
studies to identify expected hydrodynamic forces for under storm surge conditions (at least 2
percent wave run-up) and a base flood elevation of at least 11.6 feet and hydrostatic forces from a
water surface elevation of 8.1 feet (mean higher high water plus 55-inch sea level rise). For the
shoreline areas, an adaptive strategy would be implemented to address end -of -century conditions.
The Project Sponsor shall design shoreline and flood protection features that could accommodate
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
hydrodynamic forces from sea level rise conditions along wherever flood protection features are
identified under Mitigation Measure HY-7.1 and at shoreline protection features for stability and
integrity under storm surge conditions (at least 2 percent wave run-up) and a base flood elevation of
at least 11.6 feet. The Project Sponsor shall also design flood protection features for protection
against hydrostatic forces from a water surface elevation of 8.1 feet (mean higher high water plus
55-inch sea level rise). The City shall review designs and associated studies for conformance with
City requirements and adequacy of design measures to withstand hydrodynamic and hydrostatic
forces associated with the design criteria.
The Project Sponsor shall also design erosion protection along the shoreline set -back area for
protection under storm surge conditions (at least 2 percent wave run-up) and a base flood elevation
of at least 11.6 feet. The City shall review designs and associated studies for adequacy in
protecting the shoreline set -back area under these conditions.
The City Public Works Department shall prepare Conditions of Approval, where necessary, to
ensure that the design criteria are met. Prior to receiving a grading permit, the Project Sponsor shall
incorporate applicable City and BCDC Conditions of Approval into project designs.
MITIGATION MEASURES APPLICABLE TO THE FUTURE DEVELOPMENT OF THE 350 AIRPORT
BOULEVARD SITE
51. Implement TDM Program as part of 350 Airport Boulevard Project. These measures could include:
secure bicycle storage, showers and changing rooms, shuttle service, preferential parking for
carpoolers, preferential parking for vanpoolers, commute assistance center, employees' surveys,
video conferencing centers, on -site amenities accommodations, on -site bicycles for employees,
child care services, guaranteed ride home program, transportation action plan, transportation
management association, and coordination of TDM programs (Air Quality, Planning Division);
52. Implement energy efficiency measures with 350 Airport Boulevard Project. These measures could
include: LEED certification or to exceed energy efficiency beyond Title 24 requirements which would
further aid in reducing stationary source emissions (Air Quality; Planning and Building Divisions);
53. Incorporate GHG Reduction Measures for Maintenance Activities. The Project Sponsor shall
provide infrastructure for the use of electric landscape equipment during landscaping activities,
where feasible. (Climate Change, Planning Division and Parks Department);
54. Incorporate Trees and Vegetation into Project Design. Trees and other shade structures shall be
incorporated into the Site Plan to maximize summer shade and to minimize winter shade. (Climate
Change, Planning Division and Parks Department);
55. Renewable Energy System. The 350 Airport Boulevard Project shall offset 10 percent of project
electricity demand through implementation of onsite renewable energy systems or through
investment in offsite alternative energy systems. (Climate Change, Planning and Building Divisions);
56. Drought Tolerant Landscaping. The 350 Airport Boulevard Project shall reduce irrigation -related
water demand by a minimum of 10 percent through the implementation of drought tolerant
landscaping. (Climate Change, Planning Division and Parks Department);
57. Cool Roof Material. The 350 Airport Boulevard Project shall incorporate cool -roof materials into
project design to reduce electricity demand associated with building heating, ventilation, and air
conditioning (HVAC) by a minimum of 7 percent. (Climate Change, Planning and Building Divisions);
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes
May 14, 2012
58. Water Conservation Measures. The 350 Airport Boulevard Project shall implement immediate water
conservation measures to reduce building water demand by 33 percent. Building water demand
shall ultimately be reduced by 50 percent when the City's recycled water system is implemented.
(Climate Change, Planning and Building Divisions);
59. Energy Efficiency beyond Title 24 Standards. The 350 Airport Boulevard Project shall reduce
building energy demand beyond the 2005 Title 24 Standards by 26 percent. (Climate Change,
Planning and Building Divisions);
60. Operation Solid Waste Reduction. The 350 Airport Boulevard Project shall implement a solid waste
reduction program to reduce operational solid waste by a minimum of 10 percent. (Climate Change,
Planning Division);
61. Implement a TDM program. The Project Sponsor shall ensure that future development of the 350
Airport Boulevard Site implement a TDM program similar to that described for the 300 Airport
Boulevard Project, to reduce transportation -related GHG emissions. (Climate Change, Planning
Division and Traffic Engineer);
62. Pursue LEED Certification. Future development of the 350 Airport Boulevard Site shall seek LEED
Gold certification or equivalent for development per the recommendations of the City's Green
Building Ordinance. The Project Sponsor shall submit draft LEED (or equivalent) checklists to the
City Sustainability Coordinator for review and consultation. (Climate Change, Planning and Building
Divisions);
63. Placement or Screening of HVAC Mechanical Equipment. All HVAC mechanical equipment shall be
located more than 60 feet from the nearest property line. Alternatively, HVAC mechanical
equipment may be installed in a noise enclosure sufficient to reduce ground -level noise levels at the
nearest property boundary to 70 dBA CNEL or less. (Noise, Planning and Building Divisions);
64. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Underground
Structures. To protect underground structures from sea level rise flood risks, prior to approving
grading and/or building permits the City shall ensure that the project design incorporates its
floodplain development requirements into all applicable project features using a flood elevation of at
least 7.1 feet. All below -ground structures, including storm drains, sewers, equipment facilities, and
others, shall be flood proofed and designed to withstand hydrostatic forces and buoyancy from
water surface elevations up to 7.1 feet in elevation. Certain portions of the shoreline open space
may not be protected at the ultimate level of flooding, given proposed heights. However, developed
areas of the Project would be protected. For the shoreline areas, an adaptive strategy would be
developed to address end -of -century conditions. (Hydrology, Building Division and Public Works
Department);
65. Provide Adequate Storm Flow Conveyance Capacity for Sea Level Rise Conditions. To ensure that
the storm drain system conveyance capacity is not constricted by sea level rise at the outlets, the
Project Sponsor shall design the storm drain system to adequately convey stormwater runoff at
outlet watersurface elevations equivalent to the 100-year flood event base elevation plus sea level
rise of 55 inches (water surface elevation of 11.6 feet at the outlet). Prior to receiving a grading
permit, the City shall review project designs and studies for adequacy of storm flow conveyance with
an outlet surface water elevation of 11.6 feet and in accordance with City design standards. The City
shall prepare Conditions of Approval, where necessary, to ensure that the design criteria are met.
The Project Sponsor shall incorporate applicable City Conditions of Approval into project designs,
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
prior to receiving a grading permit. (Hydrology, Public Works Department);
66. Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic Forces from Sea
Level Rise Conditions. Prior to receiving a grading permit, in order to ensure that the shoreline and
flood protection features associated with the proposed project provide protection under sea level
rise hydrodynamic and/or hydrostatic conditions, the Project Sponsor shall prepare engineering
studies to identify expected hydrodynamic forces for under storm surge conditions (at least 2
percent wave run-up) and a base flood elevation of at least 11.6 feet and hydrostatic forces from a
water surface elevation of 8.1 feet (mean higher high water plus 55-inch sea level rise). For the
shoreline areas, an adaptive strategy would be implemented to address end -of -century conditions.
The Project Sponsor shall design shoreline and flood protection features that could accommodate
hydrodynamic forces from sea level rise conditions along wherever flood protection features are
identified under Mitigation Measure HY-7.1 and at shoreline protection features for stability and
integrity under storm surge conditions (at least 2 percent wave run-up) and a base flood elevation of
at least 11.6 feet. The Project Sponsor shall also design flood protection features for protection
against hydrostatic forces from a water surface elevation of 8.1 feet (mean higher high water plus
55-inch sea level rise). The City shall review designs and associated studies for conformance with
City requirements and adequacy of design measures to withstand hydrodynamic and hydrostatic
forces associated with the design criteria.
The Project Sponsor shall also design erosion protection along the shoreline set -back area for
protection under storm surge conditions (at least 2 percent wave run-up) and a base flood elevation
of at least 11.6 feet. The City shall review designs and associated studies for adequacy in
protecting the shoreline set -back area under these conditions.
The City Public Works Department shall prepare Conditions of Approval, where necessary, to
ensure that the design criteria are met. Prior to receiving a grading permit, the Project Sponsor shall
incorporate applicable City and BCDC Conditions of Approval into project designs. (Hydrology,
Public Works Department);
67. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Above -Ground
Structures. To protect structures and people from sea level rise risks at the 350 Airport Boulevard
Site, prior to approving grading permits, the City shall ensure project design incorporates its
floodplain development requirements for a flood depth of the identified 100-year flood hazard water
surface elevation plus a 4.6-foot (55-inch) rise in sea level. At a minimum, the Project Site shall be
graded to over 10 feet above msl and the finished floor elevation of all building finished floors shall
be constructed to 14.5 feet (i.e., 2.9 feet above the 11.6-foot potential flood elevation), or as
otherwise determined as grading plans are developed. (Hydrology, Public Works Department); and
68. Future Wind Tunnel Analysis. To reduce potential impacts associated with future development of
the 350 Airport Boulevard Site, a wind tunnel analysis shall be conducted in order to ensure that
future development of the Site is designed in a way to minimize wind shadow effects at surrounding
windsurfing areas. (Wind and Recreation, Planning Division).
The motion was seconded by Commissioner Cauchi.
Discussion of motion:
Outstanding project.
Project will do a lot for the community — will bring in quality tenants, improvements to the area;
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
will impact the windsurfing area, but provides greater benefits.
■ The project team has been first class.
■ Not certain that the policies of the specific plan should be revised based upon the first challenge
— would like to see a sensitively design project that complies with the existing policies.
■ Likes the project and can't wait to have a better Bay Trail.
■ Wind has been addressed as best as it can.
Chair Yie called for a voice vote on the motion to recommend approval to the City Council. The motion
passed 7-0-0-0. The Planning Commission's action is advisory and not appealable. This item concluded at
10:24 p.m.
IX. DESIGN REVIEW STUDY ITEMS
There were no Design Review Study Items for discussion.
X. COMMISSIONERS' REPORTS
There were no Commissioner's Reports.
XI. DIRECTOR'S REPORT
Commission Communications:
None.
Actions from Regular City Council meeting of May 7, 2012:
Noted that the recent Sign Ordinance amendments were adopted —will become effective on June 7,
2012.
FYI: Peninsula Hospital Complaint Log — April, 2012:
Accepted.
FYI: 1037 Balboa Avenue — review of as -built changes to a previously approved Design
Review project:
Accepted.
FYI: 1008 Balboa Avenue — review of requested changes to a previously approved Design
Review project:
Accepted.
FYI: 712 Bayswater Avenue — review of requested changes to a previously approved Design
Review project:
Indicated that there is no concern with the actual material change, but is concerned that the
material is not being extended along the side of the building in the same manner reflected on the
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes May 14, 2012
approved plan — if the applicant doesn't wish to revert to the original installation scheme, then a
public hearing should be held regarding an amendment.
XII. ADJOURNMENT
Chair Yie adjourned the meeting at 10:29 p.m.
Respectfully submitted,
Tim Auran, Secretary
29