Loading...
HomeMy WebLinkAboutReso - CC - 064-1999RECORDING REQUESTED BY AND RETURN TO: CITY CLERK CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME CA 94010 DOC #f 1999-125541 07/23/1999 10:50A RI Fee:NC Page I of 11 Recorded in Official Records County of San Mateo Warren Slocum Assessor -County Clerk -Recorder 111111 I1 I II III 11 11111 1 1(c RESOLUTION 64-1999 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME APPROVING A MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, AND TENTATIVE MAP FOR A 7 -UNIT CONDOMINIUM AT 535 ALMER ROAD, BURLINGAME, CALIFORNIA, WITH CONDITIONS PROPERTY OWNER: JOAN LUTZ APPLICANT: MANOOCHEHR JAVAHERIAN APN 029-111-060 RESOLUTION NO. 64-1999 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME APPROVING A MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, AND TENTATIVE MAP FOR A 7 -UNIT CONDOMINIUM AT 535 ALMER ROAD, BURLINGAME, CALIFORNIA, WITH CONDITIONS ZONE R-3 PROPERTY OWNER: JOAN LUTZ APPLICANT: MANOOCHEHR JAVAHERIAN APN 029-111-060 RESOLVED by the CITY COUNCIL of the CITY of BURLINGAME that: WHEREAS, this matter came before the City Council on June 7, 1999, for public hearing on the request of the City Council for review of a Planning Commission decision denying the application and was regularly noticed in accordance with State and City law; and WHEREAS, the Council individually visited the property involved, and the Council has received and considered all written documentation and oral testimony submitted from all interested persons, including the Staff report dated May 19, 1999, and the minutes of the Planning Commission's consideration of the application; and WHEREAS, the City Council has received additional information and testimony; and WHEREAS, the City Council has considered the effects and impacts of the proposed project on the community; and WHEREAS, the proposed project conforms to the City's General Plan, in particular the 1994/1995 Housing Element with regard to density, and further conforms to the water, transportation, traffic, and circulation policies of the General Plan; and WHEREAS, the applicant is not requesting any variances or special privileges; and WHEREAS, the key issues of drainage, parking, landscaping, traffic, and bulk have been appropriately addressed by the applicant; and WHEREAS, the applicant will be required to and has agreed to pay into improving the drainage system that serves the proposed project; and WHEREAS, the applicant will provide more parking than is required by the Zoning Code, including 5 visitor spaces, which should serve as a model for other projects; and 6/21/99 1 III II I II I II I I I II III I II 19992 00: 11 50A WHEREAS, the project will provide more parking per unit than most neighboring condominiums; and WHEREAS, the bulk and density of the building are similar to those of neighboring condominiums; and WHEREAS, the replacement of a single family dwelling with a multi -family dwelling in the R-3 Zoning District is part of the ongoing evolution of the zone; and WHEREAS, the provision of additional housing is part of the City's meeting its goals under its Housing Element and State mandates in balancing housing and jobs in the City, as well as meeting the obligation of the City to seek housing solutions for the community's next generations; and WHEREAS, the proposed use is appropriate in the R-3 Zone and meets the R-3 regulations; and WHEREAS, the bulk of the building is further mitigated by the presence of driveways on either side of the project; and WHEREAS, the project as approved will not be detrimental or injurious to property and improvements in the neighborhood and will not be detrimental to the public health, safety, general welfare or convenience; and WHEREAS, the project as approved will be compatible with aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity; and WHEREAS, the conditions imposed on the project that are attached hereto as Exhibit A and Exhibit B will minimize the impact of the project on surrounding properties and ensure that there will be no significant adverse environmental impacts from the project, NOW, THEREFORE, it is hereby ordered and directed as follows: 1. The decision of the Planning Commission on this application is reversed. 2. The mitigated negative declaration prepared for this project is approved. 2. The application for a condominium permit is approved pursuant to the conditions attached as Exhibit A hereto. 3. The tentative map is approved pursuant to the conditions attached as Exhibit B hereto. III II I II I II I I I II Illi II 019999 0 50A Page 3 0 6/21/99 2 This decision is a final administrative decision of the City of Burlingame. Anyone wishing to challenge this decision in a court of competent jurisdiction must do so within 90 days pursuant to Code of Civil Procedure Section 1094.6 unless a shorter time is provided by State or Federal law. Nothing contained in this decision should be construed as establishing a precedent of any kind, and each such application for any condominium permit or tentative map shall be reviewed on a specific site basis pursuant to the Municipal Code. Mayor I, JUDITH A. MALFATTI, City Clerk of the City of Burlingame, do hereby certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the 21 s tday of JUNE , 1999, and adopted thereafter by the following vote: AYES: COUNCILMEMBER: GALLIGAN, JANNEY, KNIGHT, O'MAHONY, SPINELLI NOES: COUNCILMEMBER: NONE ABSENT: COUNCILMEMBER: NONE City Cler 07123/1999 o0II II I II I II I I I II II I II 4Q 11 6/21/99 EXHIBIT A CONDITIONS OF APPROVAL OF REQUEST FOR CONDOMINIUM PERMIT FOR 535 ALMER ROAD, BURLINGAME, CALIFORNIA 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped March 17, 1999, Sheet A-1, A-2, A-4 through A-6, and A-11 through A-16, including building materials and exterior finishes and April 20, 1999, sheets A-3, A-7, A-8, A-9 and A-10; 2. that the amount of impervious surfaced area within the dripline of the oak tree in the adjacent common and private open space shall be determined by an arborist's report and approved by the City's Senior Landscape Inspector prior to issuance of a building permit and the root zone of the tree shall be protected during construction based on an arborist's report as approved by the City's Senior Landscape Inspector; and the paving of impervious surface in the rear common and adjacent private open space shall not be expanded without an amendment to this condominium permit; 3. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 4. that lot coverage shall not exceed 50% of the lot area and any increase in the lot area and/or floor area shall require an amendment to the Condominium Permit and Tentative Map and a variance from the Planning Commission; 11 11111111111111 II 1111$ II III ! II 1999R1 Page: 5 10 50Aof 11 NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BY NEGATIVE DECLARATION A-1 5. that the conditions of the City Engineer's March 15 and March 25, 1999 memos, the Fire Marshal's February 22, 1999 memo, and the Senior Landscape Inspector's September 16, 1998 and March 10, 1999 memos shall be met; 6. that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles, boats or recreational vehicles within assigned or guest parking stalls; 7. that storage units shall be installed as shown and no storage areas shall extend into the required parking spaces; 8. that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site except that tenant parking shall be allowed within designated guest parking spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the five guest parking spaces provided on-site; 9. that parking assignments to each dwelling unit shall be left to the developer and tenant association; 10. that a security gate system installed across the driveway shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the garage by pushing a button inside their units; 11. that the furnaces and water heaters for each unit shall be located in the mechanical/laundry room as shown on sheets A-7, A-8, A-9 and A-10 and all such NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BY NEGATIVE DECLARATION A-2 VIIIIIII Iiilll VIII III III IIIIII II 19996 00 05541 facilities shall be in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 12. that the trash enclosure shall be located at the front of the building as shown on sheet A-7 in a dimension large enough to accommodate recycling bins; 13. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 14. that the developer shall provide to the initial purchaser of each unit and to the Board of Directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees for all appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to roof, painting, common area carpets, drapes and furniture; 15. that the applicant shall receive a Tree Removal Permit from the City before removing either one or both of the 49" oak and the 32" black acacia trees, that a building permit shall not be issued before such permits are issued, and that if both trees are removed the Planning Commission shall review the revised landscape plans for the common open space; 16. that the design of the new building shall incorporate the seismic standards of the California Building Code, 1995 Edition, as amended by the City of Burlingame,- 17. urlingame; 17. that the project shall be required to meet all the requirements of the California Building and Fire Codes, 1995 Editions, as amended by the City of Burlingame,- 18. urlingame; 18. that all drainage on site shall be required to be collected and pumped to Almer Road; III II I II I II I I I II II II II19999 P1 Page 7 00 05541 f 11 NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BY NEGATIVE DECLARATION A-3 19. that the developer shall pay a. proportional share based on his lot area for the installation of an 8" minimum ground water pump line on Almer Road to the storm drainage system on Almer Road and Bellevue Avenue (required to be installed by the developer at 530 El Camino Real). If the developer does not install the new line he shall be required to pay for this development's portion of the installation cost. If the City Engineer determines that the pipe will not be installed at the time of development, the developer shall make a cash deposit to the City for a portion of the estimated cost prior to issuance of a building permit for his construction. The City shall use this deposit at the time of the pipe installation for this development's share of the cost; 2,0. that this project shall comply with the state -mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 21. that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 22. that this proposal shall comply with all the requirements of the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the Parks Department, complete landscape and irrigation plans shall be submitted at the time of building permit application; 23. that an irrigation plan consistent with the City's water conservation guidelines shall be submitted and approved by the City prior to issuance of a building permit,- 24. ermit; 24. that an arborist's report showing how the street trees and the existing 32" diameter Black Acacia and 49" California Live Oak shall be protected during construction, to be approved by the Parks Department, shall be prepared and implemented; I IIIIII III) IIII VII I III VIII IIII III III IIII R1 Page:1 9998 00 50A 11 NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BYNEGATIVE DECLARATION A-4 25. that the applicant shall install fire sprinklers and afire alarm system monitored by an approved central station prior to the final inspection for building permit,- 26. ermit; 26. that all construction shall abide by the construction hours established in the Burlingame Municipal Code; 27. that the method of construction and materials used in construction shall insure that the interior noise level within the building and inside each unit does not exceed 45 dBA; 28. that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities; 29. that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city standards as required by the development; 30. that all abandoned utilities and hookups shall be removed,- 31. emoved; 31. that all drainage (including waterfront the below grade parking garage) on site shall be required to be collected and pumped to Almer Road; 32. that approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be so housed that they meet the City's noise requirement; 33. that the sump pump for the underground garage shall be required to connect to the sanitary sewer system and that the drainage grate for the driveway shall go to the storm drain system; III III I IIII II III I III III 1 I IN 19999 00: 05541 11 NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BY NEGATI VE DECLARATION A-5 34. that all on-site drainage inlets or the sump pump basin for the underground garage shall provide a petroleum absorbent system for treating all drainage flows from the automobile parking area; 35. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 36. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 37. that this project shall not exceed 35'-0" (67'-5h ") in height as measured from average top of curb (32'-5!4 ") at the front of the property and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure withh roof shall not exceed the maximum height shown on the approved plans; 38. that all utilities to this site shall be required to be installed underground; any transformers needed for this site shall be installed underground or behind the front setback on this site; and 39. that should any cultural resources be discovered during construction, work shall be halted until the material or evidence found are fully investigated by a professional accepted as qualified by the City Planner and the recommendations of the expert have been executed to the satisfaction of the City. III I IIIIIIIiIIIIIIII IIIIII VIII II VIII IIII R 9999Pam 010 0R 541 of 11 NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BYNEGATIVE DECLARATION CONDITIONS OF APPROVAL OF TENTATIVE MAP FOR CONDOMINIUMS AT 535 ALMER ROAD, BURLINGAME, CALIFORNIA I. All existing sidewalk, driveway, curb and gutter shall be replaced with new. 2. The CC&R's for this map shall be approved by the City Attorney and conform to all approved conditions and City codes. 3. The developer shall enter into a subdivision agreement with the City to contribute a portion of the construction cost of installing an 8" minimum storm drainage line along Almer Road to the storm drainage creek at Almer Road. The proportional cost shall be based on the project's lot surface area as compared to all other lots that are or would be connected to the storm drainage line. II IIII I III III II it III I I II 99991 0 04 01 551 I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is C:\WP51\FILES\Planning\535ALMERpprvI.rnl.wpd on file in my office. Dated: P C7 -S Clerk of Burlingame NOTE: ITALICIZED CONDITIONSARE REQUIRED BY NEGATI PE DECLARATION 6/16/99 RESOLUTION NO. 64-1999 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME APPROVING A MITIGATED NEGATIVE DECLARATION, RESIDENTIAL CONDOMINIUM PERMIT, AND TENTATIVE MAP FOR A 7 -UNIT CONDOMINIUM AT 535 ALMER ROAD, BURLINGAME, CALIFORNIA, WITH CONDITIONS ZONE R-3 PROPERTY OWNER: JOAN LUTZ APPLICANT: MANOOCHEHR JAVAHERIAN APN 029-111-060 RESOLVED by the CITY COUNCIL of the CITY of BURLINGAME that: WHEREAS, this matter came before the City Council on June 7, 1999, for public hearing on the request of the City Council for review of a Planning Commission decision denying the application and was regularly noticed in accordance with State and City law; and WHEREAS, the Council individually visited the property involved, and the Council has received and considered all written documentation and oral testimony submitted from all interested persons, including the Staff report dated May 19, 1999, and the minutes of the Planning Commission's consideration of the application; and WHEREAS, the City Council has received additional information and testimony; and WHEREAS, the City Council has considered the effects and impacts of the proposed project on the community; and WHEREAS, the proposed project conforms to the City's General Plan, in particular the 1994/1995 Housing Element with regard to density, and further conforms to the water, transportation, traffic, and circulation policies of the General Plan; and WHEREAS, the applicant is not requesting any variances or special privileges; and WHEREAS, the key issues of drainage, parking, landscaping, traffic, and bulk have been appropriately addressed by the applicant; and WHEREAS, the applicant will be required to and has agreed to pay into improving the drainage system that serves the proposed project; and WHEREAS, the applicant will provide more parking than is required by the Zoning Code, including 5 visitor spaces, which should serve as a model for other projects; and 6/21/99 1 WHEREAS, the project will provide more parking per unit than most neighboring condominiums; and WHEREAS, the bulk and density of the building are similar to those of neighboring condominiums; and WHEREAS, the replacement of a single family dwelling with a multi -family dwelling in the R-3 Zoning District is part of the ongoing evolution of the zone; and WHEREAS, the provision of additional housing is part of the City's meeting its goals under its Housing Element and State mandates in balancing housing and jobs in the City, as well as meeting the obligation of the City to seek housing solutions for the community's next generations; and and WHEREAS, the proposed use is appropriate in the R-3 Zone and meets the R-3 regulations; WHEREAS, the bulk of the building is further mitigated by the presence of driveways on either side of the project; and WHEREAS, the project as approved will not be detrimental or injurious to property and improvements in the neighborhood and will not be detrimental to the public health, safety, general welfare or convenience; and WHEREAS, the project as approved will be compatible with aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity; and WHEREAS, the conditions imposed on the project that are attached hereto as Exhibit A and Exhibit B will minimize the impact of the project on surrounding properties and ensure that there will be no significant adverse environmental impacts from the project, NOW, THEREFORE, it is hereby ordered and directed as follows: 1. The decision of the Planning Commission on this application is reversed. 2. The mitigated negative declaration prepared for this project is approved. 2. The application for a condominium permit is approved pursuant to the conditions attached as Exhibit A hereto. 3. The tentative map is approved pursuant to the conditions attached as Exhibit B hereto. 6/21/99 2 This decision is a final administrative decision of the City of Burlingame. Anyone wishing to challenge this decision in a court of competent jurisdiction must do so within 90 days pursuant to Code of Civil Procedure Section 1094.6 unless a shorter time is provided by State or Federal law. Nothing contained in this decision should be construed as establishing a precedent of any kind, and each such application for any condominium permit or tentative map shall be reviewed on a specific site basis pursuant to the Municipal Code. Mayor I, JUDITH A. MALFATTI, City Clerk of the City of Burlingame, do hereby certify that the foregoing resolution was introduced at a regular meeting of the City Council held on the 21 s tday of JUNE , 1999, and adopted thereafter by the following vote: AYES: COUNCILMEMBER: GALLIGAN, JANNEY, KNIGHT, O'MAHONY, SPINELLI NOES: COUNCILMEMBER: NONE ABSENT: COUNCILMEMBER: NONE City Cler 6/21/99 EXHIBIT A CONDITIONS OF APPROVAL OF REQUEST FOR CONDOMINIUM PERMrr FOR 535 ALMER ROAD, BURLINGAME, CALIFORNIA 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped March 17, 1999, Sheet A-1, A-2, A-4 through A-6, and A-11 through A-16, including building materials and exterior finishes and April 20, 1999, sheets A-3, A-7, A-8, A-9 and A40; 2. that the amount of impervious surfaced area within the dripline of the oak tree in the adjacent common and private open space shall be determined by an arborist's report and approved by the City's Senior Landscape Inspector prior to issuance of a building permit and the root zone of the tree shall be protected during construction based on an arborist's report as approved by the City's Senior Landscape Inspector; and the paving of impervious surface in the rear common and adjacent private open space shall not be expanded without an amendment to this condominium permit; 3. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 4. that lot coverage shall not exceed 50% of the lot area and any increase in the lot area and/or floor area shall require an amendment to the Condominium Permit and Tentative Map and a variance from the Planning Commission; NOTE. ITALICIZED CONDITIONSARE REQUIRED BY NEGATIVE DECLARATION A-1 6/16/99 5. that the conditions of the City Engineer's March 15 and March 25, 1999 memos, the Fire Marshal's February 22, 1999 memo, and the Senior Landscape Inspector's September 16, 1998 and March 10, 1999 memos shall be met; 6. that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles, boats or recreational vehicles within assigned or guest parking stalls; 7. that storage units shall be installed as shown and no storage areas shall extend into the required parking spaces; 8. that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site except that tenant parking shall be allowed within designated guest parking spaces between 10 p.m. and 9 a.m. as enforced by the homeowners association in the five guest parking spaces provided on-site; 9. that parking assignments to each dwelling unit shall be left to the developer and tenant association; 10. that a security gate system installed across the driveway shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the garage by pushing a button inside their units; 11. that the furnaces and water heaters for each unit shall be located in the mechanical/laundry room as shown on sheets A-7, A-8, A-9 and A-10 and all such NOTE: ITALICIZED CONDITIONSARE REQUIRED BY NEGATIVE DECLARATION A-2 6/16/99 facilities shall be in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 12. that the trash enclosure shall be located at the front of the building as shown on sheet A-7 in a dimension large enough to accommodate recycling bins; 13. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 14. that the developer shall provide to the initial purchaser of each unit and to the Board of Directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees for all appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to roof, painting, common area carpets, drapes and furniture; 15. that the applicant shall receive a Tree Removal Permit from the City before removing either one or both of the 49" oak and the 32" black acacia trees, that a building permit shall not be issued before such permits are issued, and that if both trees are removed the Planning Commission shall review the revised landscape plans for the common open space; 16. that the design of the new building shall incorporate the seismic standards of the California Building Code, 1995 Edition., as amended by the City of Burlingame; 17. that the project shall be required to meet all the requirements of the California Building and Fire Codes, 1995 Editions, as amended by the City of Burlingame; 18. that all drainage on site shall be required to be collected and pumped to Almer Road; NOTE: ITALICIZED CONDITIONSARE 6/16/99 REQUIRED BY NEGATIVE DECLARATION A-3 19. that the developer shall pay a proportional share based on his lot area for the installation of an 8" minimumm ground water pump line on Almer Road to the storm drainage system on Almer Road and Bellevue Avenue (required to be installed by the developer at 530 El Camino Real). If the developer does not install the new line he shall be required to pay for this development's portion of the installation cost. If the City Engineer determines that the pipe will not be installed at the time of development, the developer shall make a cash deposit to the City for a portion of the estimated cost prior to issuance of a building permit for his construction. The City shall use this deposit at the time of the pipe installation for this development's share of the cost; 20. that this project shall comply with the state -mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 21. that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District,- 22. istrict; 22. that this proposal shall comply with all the requirements of the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application,- 23. pplication; 23. that an irrigation plan consistent with the City's water conservation guidelines shall be submitted and approved by the City prior to issuance of a building permit; 24. that an arborist's report showing how the street trees and the existing 32" diameter Black Acacia and 49" California Live Oak shall be protected during construction, to be approved by the Parks Department, shall be prepared and implemented; NOTE: ITALICIZED CONDITIONSARE REQUIRED BY NEGATIVE DECLARATION 6/16/99 25. that the applicant shall install fare sprinklers and afire alarm system monitored by an approved central station prior to the final inspection for building permit,- 26. ermit; 26. that all construction shall abide by the construction hours established in the Burlingame Municipal Code; 27 that the method of construction and materials used in construction shall insure that the interior noise level within the building and inside each unit does not exceed 45 dBA; 28. that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities; 29. that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city standards as required by the development; 30. that all abandoned utilities and hookups shall be removed; 31. that all drainage (including water from the below grade parking garage) on site shall be required to be collected and pumped to Almer Road; 32. that approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be so housed that they meet the City's noise requirement; 33. that the sump pump for the underground garage shall be required to connect to the sanitary sewer system and that the drainage grate for the driveway shall go to the storm drain system; NOTE: ITALICIZED CONDITIONSARE REQUIRED BY NEGATIVE DECLARATION A-5 6/16/99 34. that all on-site drainage inlets or the sump pump basin for the underground garage shall provide a petroleum absorbent system for treating all drainage flows from the automobile parking area; 35. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 36. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 37 that this project shall not exceed 35'-0" (67'-5!,z ") in height as measured from average top of curb (32'-5'r4 ") at the front of the property and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 38. that all utilities to this site shall be required to be installed underground; any transformers needed for this site shall be installed underground or behind the front setback on this site; and 39. that should any cultural resources be discovered during construction, work shall be halted until the material or evidence found are fully investigated by a professional accepted as qualified by the City Planner and the recommendations of the expert have been executed to the satisfaction of the City. NOTE: ITALICIZED CONDITIONSARE REQUIRED BYNEGATIVEDECLARATION I_Q: 6/16/99 CONDITIONS OF APPROVAL OF TENTATIVE MAP FOR CONDOMINIUMS AT 535 ALMER ROAD, BURLINGAME, CALIFORNIA All existing sidewalk, driveway, curb and gutter shall be replaced with new. 2. The CC&R's for this map shall be approved by the City Attorney and conform to all approved conditions and City codes. The developer shall enter into a subdivision agreement with the City to contribute a portion of the construction cost of installing an 8" minimum storm drainage line along Almer Road to the storm drainage creek at Almer Road. The proportional cost shall be based on the project's lot surface area as compared to all other lots that are or would be connected to the storm drainage line. CAW P5 BFILES\Planning\535 ALMERppM.cnl.wpd NOTE. ITALICIZED CONDITIONSARE REQUIRED BY NEGATIVE DECLARATION 115 6/16/99