HomeMy WebLinkAboutPC Minutes - 08.23.10 APPROVEDCITY OF BURLINGAME PLANNING COMMISSION
By!RLI, qG kME APPROVED MINUTES
Monday, August 23, 2010 — 7:00 p.m.
City Council Chambers — 501 Primrose Road
I. CALL TO ORDER
Chair Vistica called the August 23, 2010, regular meeting of the Planning Commission to order at 7:00 p.m.
II. ROLL CALL
Present: Commissioners Auran, Terrones, Vistica, Yie and Gaul
Absent: Commissioners Lindstrom and Cauchi
Staff Present: Community Development Director William Meeker; Associate Planner Erica Strohmeier; and
City Attorney Gus Guinan
III. MINUTES
Commissioner Terrones moved, seconded by Commissioner Auran to approve the minutes of the August 9,
2010 regular meeting of the Planning Commission, with the following change:
■ Page 3, Item 3b: revise "Chair Terrones opened the public hearing to read "Chair Vistica opened
the public hearing".
■ Page 6, Item 3b, top of page, second line: insert "absent" after "Gaul".
■ Page 9, Item 5, top of page, paragraph tallying vote, third line: insert "absent" after "Gaul".
■ Page 13, Item 7: revise "Chair Terrones opened the public hearing to read "Chair Vistica opened
the public hearing".
■ Page 15, Adjournment: revise "Chair Terrones adjourned..." to read "Chair Vistica adjourned...".
Motion passed 4-0-2-1 (Commissioners Lindstrom and Cauchi absent, Commissioner Gaul abstained).
IV. APPROVAL OF AGENDA
There were no changes to the agenda.
V. FROM THE FLOOR
None.
VI. STUDY ITEMS
1. 904 BAYSWATER AVENUE, ZONED R-3 —APPLICATION FOR CONDOMINIUM PERMIT, VARIANCE
FOR FRONT SETBACK LANDSCAPING AND TENTATIVE CONDOMINIUM MAP FOR A NEW THREE -
UNIT RESIDENTIAL CONDOMINIUM (BO THORENFELDT, APPLICANT AND PROPERTY OWNER;
JAIME RAPADAS, A/R DESIGN GROUP, DESIGNER) PROJECT PLANNER: RUBEN HURIN
Associate Planner Strohmeier presented a summary of the staff report, dated August 23, 2010.
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Commission comments:
■ Asked for history regarding the existing structure; how does this fit in with the City's no net loss of
units policy?
■ Questioned having open space without it being accessible?
■ Asked if there is an FAR limitation for R-3 properties?
■ Determine the number of existing legal dwelling units.
■ Why is there a requirement for service vehicle parking in a condo building and not an apartment
building?
■ Can't support the Variance request; not adequate to justify based upon a past project.
■ The project is unattractive and has no landscape to buffer it.
■ More landscape area should be provided in the front setback.
■ Project is too massive, needs more articulation; it does not fit well into Burlingame.
■ Attempting to maximize what can fit upon the lot without any sympathy to neighborhood development.
■ Could look to the proposed Downtown Specific Plan for design guidance that could help the project
design.
This item was set for the Regular Action Calendar when all the information has been submitted and
reviewed by the Planning Department. This item concluded at 7:16 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.
Chair Vistica asked if anyone in the audience or on the Commission wished to call any item off the consent
calendar. Item 2c (270 Lorton Avenue) was removed from the Consent Calendar by Commissioner Yie.
2a. 1400 MILLS AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW FOR A SECOND
STORY ADDITION (RAY BRAYER, BRAYER CONSTRUCTION & DESIGN, APPLICANT AND
DESIGNER; AND CHRISTOPHER AND LISA CHAT, PROPERTY OWNERS) (64 NOTICED)
STAFF CONTACT: RUBEN HURIN
2b. 1516 VANCOUVER AVENUE, ZONED R-1 - APPLICATION FOR DESIGN REVIEW AND
SPECIAL PERMIT FOR HEIGHT FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND
DETACHED GARAGE (BART GAUL, APPLICANT AND PROPERTY OWNER; AND JACK
MCCARTHY, DESIGNER) (77 NOTICED) STAFF CONTACT: ERICA STROHMEIER
2d. 340 LORTON AVENUE, SUITE 205, ZONED C-2 SUBAREA B, BURLINGAME AVENUE
COMMERCIAL AREA — APPLICATION FOR CONDITIONAL USE PERMIT FOR A HEALTH
SERVICE USE (THERAPIST) (SAMANTHA CHEN, APPLICANT; AND SABATINI FAMILY TRUST,
PROPERTY OWNER) (38 NOTICED) STAFF CONTACT: ERICA STROHMEIER
2e. 1333 BAYSHORE HIGHWAY, ZONED IB—APPLICATION FOR AMENDMENT TO CONDITIONAL
USE PERMIT TO INCREASE THE PARKING RATE AT AN EXISTING HOTEL (DAVID LEWIN,
GENERAL MANAGER, HYATT REGENCY SAN FRANCISCO AIRPORT, APPLICANT; AND HMC
BURLINGAME HOTEL LLC, PROPERTY OWNER) (19 NOTICED) PROJECT PLANNER:
RUBEN HURIN
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
2f. 1800 BAYSHORE HIGHWAY, ZONED SL — APPLICATION FOR AMENDMENT TO
CONDITIONAL USE PERMIT TO INCREASE THE PARKING RATE AT AN EXISTING HOTEL
(MICHAEL GALE, MARRIOTT HOTEL, APPLICANT; AND HMH SFO INC., PROPERTY OWNER)
(19 NOTICED) PROJECT PLANNER: RUBEN HURIN
Commissioner Terrones moved approval of the Consent Calendar based on the facts in the staff reports,
Commissioner's comments and the findings in the staff reports, with recommended conditions in the staff
reports and by resolution. The motion was seconded by Commissioner Vistica. Chair Vistica called for a
voice vote on the motion and it passed 4-0-2-1 for Item 2a (Commissioners Lindstrom and Cauchi absent,
Commissioner Gaul abstained); 4-0-2-1 for Item 2b (Commissioners Lindstrom and Cauchi absent,
Commissioner Gaul recused); 4-0-2-1 for Item 2d (Commissioners Lindstrom and Cauchi absent,
Commission Auran recused); and 5-0-2-0 for Items 2e and 2f (Commissioners Lindstrom and Cauchi
absent). Appeal procedures were advised. This item concluded at 7:20p.m.
VIII. REGULAR ACTION ITEMS
2c. 270 LORTON AVENUE, ZONED C-1, SUBAREA A, BURLINGAME AVENUE COMMERCIAL AREA —
APPLICATION FOR COMMERCIAL DESIGN REVIEW FOR CHANGES TO THE FRONT FAQADE OF AN
EXISTING COMMERCIAL STOREFRONT (STEVE SARVER, SAN FRANCISCO SOUP COMPANY,
APPLICANT; VALERIA ARCHITECTS, ARCHITECT; AND THE SALMA FAMILY LIMITED PARTNERSHIP,
PROPERTY OWNER) (42 NOTICED) STAFF CONTACT: RUBEN HURIN
Reference staff report dated August 23, 2010, with attachments. Community Development Director Meeker
presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for
consideration.
Chair Vistica opened the public hearing.
Jennifer Sarver, 451 Sixth Street, San Francisco; represented the applicant.
Commission comments:
■ The color choice is better for the tile, what will be the size, not indicated. (Sarver — will be smaller
than the sample, but not sure what size.)
■ Asked for clarification regarding the floor material of the outdoor seating area; did they consider
using this finished concrete at the planter versus the tile. (Sarver — can change the finish if
desired.)
■ Feels the proposed new tile will work better with the location and grout.
■ Clarified the size of the tile on the fagade; 2" x 4".
■ The tile selection in smaller scale will work; will hide dirt and grime; would prefer natural travertine,
but can work with the current sample.
■ Asked why a hose bib is not required; and how the landscaping will be maintained. (Meeker —
explained that the new street tree will be irrigated with a bubbler system, the landscaping on private
property will be maintained by the business owner. Hose bibs have only been required on
Burlingame Avenue where landscaping exists; there is no landscaping on Lorton Avenue.)
Public comments:
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Pat Giorni, 1445 Balboa Avenue; spoke:
Her understanding that the Beautification Commission has recommended hose bibs in all instances
with fagade renovations.
There were no further comments and the public hearing was closed.
Commissioner Auran moved to approve the application, by resolution, with the following amended
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped July 28, 2010, Project Data Sheet, sheets 02 through 5A and August 17, 2010, sheets 01
and 05 through 09; and that the tile installed on the fagade shall be of the same dimension shown
on the approved plans;
2. that a new automatically irrigated street tree with a City approved grate shall be installed, pending
room around underground utilities and basements; the new tree shall be 24-inch box size of a
species to be determined by the Parks Supervisor;
3. 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;
4. 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);
5. that the conditions of the Chief Building Official's July 2, July 23 and July 27, 2010 memos, the
Parks Supervisor's July 9 and July 22, 2010 memos, the City Engineer's July 13, 2010 memos, the
Fire Marshal's and NPDES Coordinator's July 1, 2010 memos shall be met;
6. that demolition or removal of the existing structures and any grading or earth moving on the site
shall not occur until a building permit has been issued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
7. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
8. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
9. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
10. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2007 Edition, as amended by the City of Burlingame;
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
11. 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; and
12. 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.
The motion was seconded by Commissioner Terrones.
Discussion of motion:
None.
Chair Vistica called for a voice vote on the motion to approve. The motion passed 5-0-2-0 (Commissioner s
Lindstrom and Cauchi absent). Appeal procedures were advised. This item concluded at 7:32 p.m.
3. 303-305 CALIFORNIA DRIVE, ZONED C-2, SUBAREA A, BURLINGAME AVENUE COMMERCIAL
AREA - APPLICATION FOR COMMERCIAL DESIGN REVIEW FOR CHANGES TO THE FRONT
FAQADE OF AN EXISTING COMMERCIAL BUILDING (DALE MEYER ASSOCIATES, APPLICANT AND
ARCHITECT; AND LORENZ AND LOUISA KAO, PROPERTY OWNERS) (32 NOTICED) STAFF
CONTACT: RUBEN HURIN
Reference staff report dated August 23, 2010, with attachments. Associate Planner Strohmeier presented
the report, reviewed criteria and staff comments. Eleven (11) conditions were suggested for consideration.
Chair Vistica opened the public hearing.
Dale Meyer, 100 El Camino Real and Louisa Kao, 1110 Burlingame Avenue; represented the applicant.
■ Have decided to work with the existing fagade, rather than the prior approach with a mansard
element and details reflecting the historic depot.
■ Recessed the front entry to prevent it from opening over the public right-of-way.
■ Tile is proposed in place of the original granite.
■ Are creating a softer appearance with the new design.
Commission comments:
Clarified that bronze anodized aluminum on the storefront; suggested using a painted surface that
would tie in better with the design. (Meyer — the color was selected to tie in with the anodized
storefront. Also picks up the color in the dentil molding at the top of the fagade.)
Anodized aluminum is not as pedestrian friendly.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
■ Noted that an awning over the entry could help to identify the entry to the space; following a pattern
present on the street. (Meyer — client feels that at this time an awning is not desirable. Kao — feels
that the awning would be a tenant improvement, not a landlord improvement; could be done by the
tenant at a later stage. There is no budget for additional improvements due to the lack of income
over the past two years.)
■ Above the storefront there is an existing wood trim; looks substantial, but not completely level.
(Meyer — this trim will remain and be repaired as needed.)
■ No problem with simplifying the design from the prior direction.
■ Should have something over the entry door to help tie the building to the public sidewalk; perhaps a
simple awning or similar feature.
■ Is the intent that the existing blade sign is removed? (Meyer — will be removed. The tenants have
appeared before the Commission for study previously, could do something more in the future when
funds are available. Client has not had good experiences with canvas awnings.)
■ Asked about the amount of signage that could be placed on the property? (Strohmeier — clarified
signage requirements.)
■ Would prefer the granite base to the tile base now that the tile roof feature is not being included.
(Meyer — this would be fine.)
■ The recessed entry creates a focal point. Could also incorporate decorative lighting to draw
attention to the entry.
■ A glass canopy or other type of detail could be provided in lieu of a canvas awning. (Meyer — have
looked at other types of canopy entrances; costs were prohibitive.)
■ Landlords sometimes develop a signage and awning program for their buildings; could require a
plan showing these details. (Meeker — noted that the signage for the business must comply with
the City's sign regulations and is approved administratively.)
■ Only issue is with the delivery door, perhaps paint it a different color.
■ When the tenant comes in, have them develop the theme of the building to the theme of their
business.
■ Would like to provide additional commentary to the proposed tenant when that application is
considered.
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 project shall be built as shown on the plans submitted to the Planning Division date
stamped August 11, 2010, sheets P1 through P3, with the exception that a granite base, as shown
on the plans initially reviewed by the Planning Commission on June 28, 2010, shall be provided;
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 conditions of the Chief Building Official's May 27 and June 11, 2010 memos, the City
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Engineer's June 3, 2010 memo, the Fire Marshal's May 26, 2010 memo, the Parks Supervisor's and
NPDES Coordinator's May 25, 2010 memos shall be met;
5. that demolition or removal of the existing structures and any grading or earth moving on the site
shall not occur until a building permit has been issued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
6. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved
plans throughout the construction process. Compliance with all conditions of approval is required;
the conditions of approval shall not be modified or changed without the approval of the Planning
Commission, or City Council on appeal;
7. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
2007 Edition, as amended by the City of Burlingame;
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION
10. that prior to scheduling the framing inspection, the 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; and
11. 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.
The motion was seconded by Commissioner Vistica.
Discussion of motion:
Nice simple solution to clean up the building.
Chair Vistica called for a voice vote on the motion to approve. The motion passed 5-0-2-0 (Commissioners
Lindstrom and Cauchi absent). Appeal procedures were advised. This item concluded at 7:58 p.m.
Commissioner Terrones indicated that he would recuse himself from participating in the discussion
regarding Item 4 (1864 Rollins Road), since his firm represents the applicant. He left the City Council
Chambers.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
4. 1864 ROLLINS ROAD, ZONED RR - APPLICATION FOR CONDITIONAL USE PERMIT FOR A
COMMERCIAL RECREATION USE (INDOOR FUTSAL, SOFTBALL AND LACROSSE)AND VARIANCES
FOR PARKING AND LANDSCAPING (BURLINGAMER, LLC, APPLICANT; DREILING TERRONES
ARCHITECTURE, ARCHITECT; AND ARTHUR RUDE, PROPERTY OWNER) (16 NOTICED) STAFF
CONTACT: RUBEN HURIN
Reference staff report dated August 23, 2010, with attachments. Associate Planner Strohmeier presented
the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration.
Chair Vistica opened the public hearing.
Stuart Grunow, 1103 Juanita Avenue; represented the applicant.
■ Have provided well beyond what was previously provided with the prior user of the space; have
expanded accessible features, landscaping and parking.
■ The proposed use is symbiotic with the neighborhood; activities will occur during non -peak
times for the businesses in the area.
■ Leagues will occur on evenings and week -ends at quiet times in the neighborhood.
■ Provided samples of the interior flooring material.
Commission comments:
Will kids be dropped off in front, or will the parents need to park and take the kids in? (Grunow —
wish to work with the City to have one of the street spaces designated as a drop-off, or will
designate a parking space as such. Carpooling will be encouraged. Only the driver/parent will be
allowed in the facility.)
Where will employees park? (Grunow — employees will be asked to park in the overflow parking
lot.)
Has a bike rack been considered, as an alternate means of transportation? (Grunow — is an
excellent idea.)
Public comments:
Pat Giorni, 1445 Balboa Avenue; spoke:
Happy with the suggestion for bike racks; also encouraged secured indoor bicycle storage.
There were no further comments and the public hearing was closed.
Commissioner Auran moved to approve the application, by resolution, with the following amended
conditions:
that the indoor futsal, softball and lacrosse facility shall be limited to the existing 18,351 SF building
at 1864 Rollins Road, as shown on the plans submitted to the Planning Division and date stamped
July 15, 2010, sheets A0.0 through A2.2;
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
2. that the applicant shall consider the installation of either indoor or outdoor bicycle racks;
3. that, in the event that the off -site parking agreement is terminated at any point in the future, the
Planning Division shall be notified and the applicant shall seek amendment of the conditional use
permit;
4. that prior to issuance of a building permit, the applicant shall submit written documentation from the
adjacent property owner at 1872 Rollins Road which states that no obstructions will be placed along
the property line that would force vehicle traffic on the subject property to encroach onto the
required accessible pathway;
5. that as mitigation for the Parking Variance, the indoor commercial recreation facility shall have use
of six parking spaces located at 1731 Adrian Road for employees of the Burlingamer LLC and
overflow parking, as outlined in the Agreement Between Bill Lindsell of Access Uniforms and Donna
Colson of Burlingame LLC, signed on May 25, 2010; if this agreement is ever voided or amended to
include less than six parking spaces, the applicant shall be responsible for notifying the Planning
Division and this application shall be brought forward to the Planning Commission for review;
6. that the proposed landscaping shall be installed and maintained as shown on the Proposed Site
Plan, sheet A1.2, date stamped July 15, 2010, and that all proposed street trees along Rollins Road
shall be irrigated by a bubbler irrigation system;
7. that the Conditional Use Permit and Variances for Parking and Landscaping shall apply only to an
indoor futsal, softball and lacrosse facility and shall become void if the commercial recreation facility
ceases, is replaced by a permitted use, is ever expanded, demolished or destroyed by catastrophe
or natural disaster or for replacement;
8. that all activities associated with the indoor futsal, softball and lacrosse facility shall occur indoor
only; no portion of the exterior of the site shall be used for activities associated with the indoor
facility;
9. that the indoor futsal, softball and lacrosse facility shall only be open Monday through Friday from
9:00 a.m. to 11:00 p.m. and on Saturday and Sunday from 9 a.m. to 8 p.m.;
10. that any changes to the floor area or use which exceeds the maximums as stated in these
conditions shall require an amendment to this Conditional Use Permit;
11. that the conditions of the Chief Building Official's August 11, June 25 and May 18, 2010 memos, the
City Engineer's June 2, 2010 memo, the Fire Marshal's July 20, June 28 and May 20, 2010 memos,
the Parks Supervisor's July 20, June 30 and May 21, 2010 memos, and the NPDES Coordinator's
May 19, 2010 memo shall be met;
12. 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;
13. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit; and
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
14. that any improvements for the use shall meet all California Building and Fire Codes, 2007 Edition,
as amended by the City of Burlingame.
The motion was seconded by Commissioner Yie.
Discussion of motion:
■ The parking analysis provides compelling support for the requested variance.
■ The landscape variance is supported by the fact that additional landscaping is being provided at the
front of the site where it is more visible.
■ Would not be asking for a Conditional Use Permit if the prior use had not been out of business for
greater than six months.
■ Are improving existing site conditions.
Chair Vistica called for a voice vote on the motion to approve. The motion passed 4-0-2- 1 (Commissioners
Lindstrom and Cauchi absent, Commissioner Terrones recused). Appeal procedures were advised. This
item concluded at 8:17 p.m.
Commissioner Terrones returned the dais.
5. 1783 EL CAMINO REAL/1501 TROUSDALE DRIVE, ZONED UNCLASSIFIED — AMENDMENT TO
CONDITIONAL USE PERMIT FOR THE PENINSULA HOSPITAL REPLACEMENT PROJECT FOR
DESIGN CHANGES RELATED TO EXHAUST FLUES, FIRE LANE/PATH AND ROOFTOP SCREENING
(ANSHEN+ALLEN, APPLICANT AND ARCHITECT; MILL -PENINSULA HOSPITAL, PROPERTY OWNER)
(239 NOTICED) STAFF CONTACT: RUBEN HURIN
Reference staff report dated August 23, 2010, with attachments. Community Development Director Meeker
presented the report, reviewed criteria and staff comments. One -Hundred Forty -Six (146) conditions were
suggested for consideration.
Chair Vistica opened the public hearing.
Kevin Day, 901 Market Street, San Francisco and Larry Kollerer, 1501 Trousdale Drive; represented the
applicant and reviewed several options to address the concerns of the exhaust stacks.
Commission comments:
■ With respect to the panels screening rooftop mechanical equipment on the professional office
building, are they the same as the panels on the parking structure? (Day — are similar to the
cladding on the building, but with a slight corrugated pattern to add dimension.)
■ Believes that alternative 4 is the preferred alternative for treatment of the stacks. Under that
scenario, the stacks essentially appear as chimneys; the cladding provides more of a chimney
appearance that will be less industrial appearing to the neighborhood.
■ The upper flues are more significant and noticeable because they are seen against the sky.
■ Asked if alternative 4 lowers the stacks by two feet? (Day — no; would cost $50-$100,000 to do so.
The difference between 4 and 5 is the screening on the upper flues. Asked if the cladding could be
removed on the lower stacks?)
■ Cladding should be required on both stacks.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
■ Hospital is a handsome building; the stacks negatively impact the design. Understands that they
are needed; what drives the height? (Day — needs to be at the height proposed to allow the effluent
to escape efficiently.)
■ Stacks look too industrial.
■ Not sure why the lower stacks need to be so tall? (Kollerer — the boiler stacks are connected to
gas -fired boilers; the effluent is coming from the boiler, the height is required for proper dispersion.
A study was redone to determine the optimal height; they cannot be lowered.)
■ Is there any opportunity to combine stacks to reduce the number? (Kollerer— could have a need to
fire all boilers at one time in the future. Redesigning the central plant is not an option.)
■ Doesn't believe that the hospital has any desire to make the stacks any higher than necessary.
■ The Commission is attempting to work with the existing condition; can only take cost into account to
a limited extent; something must be done with both sets of stacks to reduce their visual impact.
■ Could the stacks be placed horizontally away from the air -handling unit until further into the center
of the building? (Day — limited by the location of the air -handling units and air intakes. Kollerer —
are situated and constructed based upon the design criteria necessary for them to work properly.
Bending them makes them no longer functional)
■ Is a matte finished paint being used on the stacks? (Day — the same sheen as the screening
panels. If screening is required, the supports would not be painted. Kollerer — would need to go
back to the State for approval. Asked that any changes required be crafted so as not to delay
demolition of the former hospital.)
Public comments:
Chris Foley, 1504 Davis Drive; Simoun Ghasemian, 1604 Davis Drive; Pat Giorni, 1445 Balboa Avenue;
and Steve Dambrosio, 1504 Davis Drive; spoke:
■ Very ugly from any perspective; don't need to be in a back -yard to see them.
■ Any cost associated with the needed improvements should be taken under advisement; the project
will be there for decades into the future; is a minimal cost in the scheme of things.
■ Is a bad design; the applicant should have known about this; the City shouldn't be stuck with having
to live with it now. The applicant should be required to do anything needed to improve the
appearance.
■ Building as originally designed was better than what exists now.
■ Lives less than 100-feet from the building; but wants to complain about how such a building could
be allowed to be built in Burlingame. The building is intrusive.
■ Cost and complexity shouldn't be a consideration for the hospital; should have checked this out in
the first place.
■ Were told that only steam will be released into the air.
■ Understands the problem encountered with bending the flues; but suggests that the action taken is
to cover the top stacks so that they look like chimneys.
■ A mistake was made; cover them up.
■ The stacks and supports need to be painted behind the panels to prevent reflections.
■ Both sets of stacks are important to screen.
■ Two feet of reduction in height would make a difference on the upper stacks.
There were no further comments and the public hearing was closed
Additional Commission comments:
Important to screen both sets of flues.
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
■ Would anticipate that the panels will look fairly solid from a distance.
■ Supports option 4, which includes the screening of both sets of stacks with no height reduction, but
with painting of the stacks.
■ What is the height of the stacks? (Day — 35 feet, a reduction would bring them down to 33 feet).
Noted that with the height reduction, the reference point would be the screening; supports the two
foot reduction in the upper stacks.
Commissioner Terrones moved to approve the application, by resolution, with the following amended
conditions:
General:
that the project shall be built as shown on the plans submitted to the Planning Department and date
stamped September 10, 2004, Sheets A0.01 through PS7, including topography, grading, utilities,
landscape plans, floor diagrams, site plans, phasing plans, site section, elevations, parking
structure plans, etc., and as shown on the perspective drawings of the Pedestrian View along El
Camino Real at Medical Office Building and the View from Davis Drive Property to the South date
stamped November 10, 2004 as they may be refined pursuant to Condition #5; and the Office
Building shall be built as shown on the plans date stamped, August 13, 2010, Sheet A3.00
and May 20, 2008, Sheets A1.00, A1.01, A2.00 through A2.06, Canopy Plan and Section,
Elevations and Section; and the Fire Lane/Path shall be built as shown on the plans date
stamped August 13, 2010, Sheets A3.00, L1.1.2 through L1.1.4, L2.1.2 through L2.1.4, L4.1.1
(Planning, Building). Both sets of stacks shall be screened from view, as shown on "option 4"
presented to the Planning Commission on August 23, 2010, with the addition that all stacks
and supports structures shall be painted matte grey, and the upper stacks shall be reduced
in height by two feet (relative to the screening provided. Implementation of these changes
shall not impact the demolition of the former hospital structure;
2. that the project shall include a hospital with a floor area of not more than 441,000 square feet and a
medical office building with a floor area of not more than 150,000 180,000 square feet; (Planning,
Building)
3. that the project shall provide a minimum of a ;499 1540 parking spaces, with 899 822 spaces in the
parking garage and no more than twenty (20) percent of the required parking shall be in compact
parking spaces; (Planning, Building)
4. that construction shall be carried out in the phases described in the Environmental Impact Report
and the phasing plans dated September 10, 2004; (Planning, Building, Public Works)
5. that the approved exterior design of the hospital, medical office building and garage shall be further
refined by the applicant pursuant to Planning Commission and City Council direction, and the
refined designs shall be submitted to the City Planner for review and approval prior to issuance of
the building permit for the parking garage; if the City Planner determines that the submitted exterior
designs are inconsistent with the exterior design approved by the Commission and City Council, the
design shall be forwarded for review and approval to the Planning Commission; in any event the
emerging and final design of the medical office building, hospital and parking garage shall be
forwarded to the Planning Commission for their information; and that any material changes in floor
area, design, or use shall require City approval of an amendment to this use permit;(Planning)
6. that the applicant shall record an access easement between the Mills Peninsula Health Services
property at 1811 Trousdale Drive and the adjacent Peninsula Hospital District property to the south
before closing the El Camino Real access to the existing hospital, and that prior to issuance of a
building permit for the garage, the applicant shall record an access easement or otherwise
demonstrate legal irrevocable access for construction and parking ingress and egress between the
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
merged Mills Peninsula Health Services properties along El Camino Real and the Peninsula
Hospital District property to the west, to the satisfaction of the City Attorney; (Public Works)
7. that an application shall be submitted and recorded for a lot line adjustment for the exchange of 35
feet of street frontage along Trousdale Drive from the east side to the west side of Magnolia
Gardens Care Center between Mills Peninsula Health Services and Magnolia Gardens Care
Center prior to the issuance of a building permit for the parking garage; (Public Works)
8. that the two parcels with frontage on El Camino Real that are owned by Mills Peninsula Health
Services shall be merged and the map recorded prior to issuance of a building permit for the
parking garage; (Public Works)
9. that prior to issuance of a building permit for the medical office building, the three parcels remaining
after compliance with Condition #8 shall be merged, the map shall be recorded, and the zoning
shall be changed to Unclassified for the resulting parcel; (Public Works)
10. that if the actions described above in Condition #9 and all prerequisite conditions are not complete
within five years of the approval of this Conditional Use Permit, the City shall review and modify the
Conditional Use Permit as appropriate; (Planning)
11. that no building permit shall be issued to any structure whose required parking is on a separate
parcel; (Building)
12. that any improvements for the replacement hospital structure shall meet all requirements of
California law and shall be approved by the California Office of Statewide Health Planning and
Development; (Building, Planning)
13. that within three years of completion and occupancy of the new hospital facilities and medical office
building, the existing hospital structure and its support facilities shall be demolished and all on -site
and off -site improvements completed, inspected and approved by the city; (Building, Planning,
Public Works)
14. that no later than the last phase of hospital construction (demolition of the existing hospital), the
applicant shall meet with the property owners in the Davis Drive neighborhood to discuss whether
or not the proposed landscaped area and improved pedestrian access from Davis Drive to the
hospital site, which is shown on the approved plans, shall be provided or the site shall be used for
an alternative use; and that if the parties cannot agree, the issue shall be decided by the Planning
Commission; and that the use and treatment of the fire road shall be reviewed by the Planning
Commission as an FYI item once the use of the Davis Drive access is determined; (Planning,
Neighborhood)
15. that any future development on the 4.15 acre undeveloped area to be left for future use or
disposition by the Peninsula Hospital District shall require a conditional use permit from the City of
Burlingame and shall be subject to review under the California Environmental Quality Act;
(Planning)
16. that the applicant shall apply for and receive approval, including required permits, from all other
regulatory public agencies as necessary and required prior to the issuance of a building permit for
the parking garage, including but not limited to the California Department of Transportation, the San
Francisco Water District/ SF PUC, the Federal Aviation Administration, the San Francisco Regional
Water Quality Control Board, the San Francisco Air Quality Control Board, the San Mateo County
Airport Land Use Commission, and San Mateo County Transit Authority; (Planning)
17. that in the event of any discrepancy between adopted EIR mitigation measures for the project and
these conditions of approval, or between any of these conditions of approval, the most stringent
requirement shall apply; (Planning)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
18. that the applicant shall pay for and designate an appropriate area to locate a significant piece of
public statuary, art or fountain in the gateway area along El Camino Real at a location no further
south than the medical office building approved by the Planning Commission; this proposed art
work shall be selected and reviewed using a process with public input developed by the City for the
selection and placement of public art and shall be installed at the time of the final landscaping and
hardscape on this corner of the site; the public art shall be substantial enough to become a focal
point for the gateway and site and to help mitigate the location of the parking structure; the
applicant shall pay to install the artwork and maintain it after installation; (Planning)
19. that the surface parking area which is a part of the lease agreement for this development should be
available through good faith negotiations with the lessor and hospital operator to facilitate future
development of the remaining 4.15 acre site by the Peninsula Hospital District and reduce the
extent of surface parking on the total site; required parking for the hospital can be met after CEQA
review by joint use of an appropriately located and sized multi -level parking structure by
amendment to this conditional use permit; (Planning)
Traffic, Parking and Transportation:
20. that neither the hospital or medical office building nor any other use on the site shall charge
employees, clients, patients or visitors for the use of on -site parking without an amendment to the
conditional use permit, for which the application shall include traffic and circulation studies
documenting the impacts of a pay -for -parking program on the site access, on -site circulation, use
and shift of use of on -site parking, impact on access to and from any part of the site, and any
possible impact on off -site and on -street parking in the vicinity of the hospital and medical office
building; (Planning)
21. that the applicant shall develop a Transportation Demand Management (TDM) program for the
hospital and medical office building which shall be approved by C/CAG and the City of Burlingame
consistent with C/CAG requirements, and that the required facilities for the TDM program shall be
included in the plans for each facility prior to filing the plans for the new hospital structure with the
California Office of Statewide Health Planning and Development or issuance of a building permit for
the parking garage, whichever comes first, and shall be installed and/or implemented prior to
occupancy of each structure; (Planning)
22. that the applicant shall do a baseline study and then monitor parking usage quarterly throughout
construction, and if the monitoring reports, resident complaints and/or staff observations
demonstrate that parking for this project is occurring off -site, the hospital shall propose
modifications on -site to address the increase above the baseline which shall be approved by the
City Engineer; and the approved necessary changes shall be implemented as soon as feasible by
the hospital operator; and that the hospital shall abide by the Mills Peninsula Health Services
Parking Policies and Guidelines as revised 6108, which prohibits parking by employees on
public streets and establishes disciplinary action for employees who violate this policy,
(Planning, Public Works)
23. that following the completion of construction and occupancy of the replacement hospital, the
applicant shall monitor parking usage quarterly for the first three years; if any quarterly study
indicates that the on -site parking required is inadequate, the applicant shall identify solutions in
consultation with the City Engineer and shall implement the approved improvements in a time frame
established by the City Engineer; (Planning, Public Works)
24. that no construction traffic shall use the Davis Drive access to the hospital, and no employees
associated with the construction shall use the Davis Drive entrance to the site or shall park on Davis
Drive or nearby residential streets; (Public Works, Neighborhood)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
25. that to monitor the effectiveness of traffic access, circulation and parking during the entire
construction period, including construction trucks and equipment, the applicant shall hire an
independent traffic consultant to conduct a baseline parking and traffic study prior to the start of
garage construction and to update the study quarterly during each critical phase of construction,
and the baseline and intermediate studies by the traffic consultant shall be reviewed by the City
Planner prior to issuance of the building permit for the garage; and that the applicant shall resolve
any unanticipated problems identified through these traffic and parking studies and/or by the City
Engineer within 15 days; (Public Works, Planning)
26. that the recycling deposit for the demolition of the existing hospital structure that is required
pursuant to Condition #96 will be retained until the Davis Drive entrance is closed and landscaped
to the satisfaction of the City Engineer and the City Arborist, and that the City may use these funds
to close the Davis Drive entrance as required;
27. that the applicant shall include language in all construction documents prohibiting all construction
traffic from using the Davis Drive entrance; (Planning)
28. that the applicant shall provide a plan for traffic control for each phase of construction, to be
approved by the Department of Public Works prior to issuance of the next set of permits required for
the project; (Public Works)
29. that at no time shall any person connected with the operation of the hospital direct, order or
encourage parking off -site, and the hospital shall take all reasonable steps to ensure that staff and
employees park on the site itself in the parking provided pursuant to this approval; (Public Works,
Planning, Neighborhood)
30. that the relocation and reconstruction, including paving and striping, of the Magnolia Gardens Care
Center's required parking (west side lot) shall be done prior to the time that the construction
entrance at Magnolia/Trousdale is built, with the final provision of a total of at least 26 on -site
parking spaces for Magnolia Gardens; (Planning, Building)
31. that existing parking on the east side at the Magnolia Gardens Care Center shall not be demolished
or restriped until the new west side lot parking is in place, construction of the west side lot shall not
commence until the City has approved all required permits, and all construction shall be completed
within 90 days;(Planning, Building)
32. that use of the fire access lane on the south side of the property shall be limited to pedestrians and
emergency vehicles only; (Planning)
33. that trucks shall not be left more than 48 consecutive hours on the hospital site, either at the loading
docks or in the parking areas; however, this condition shall not apply to a truck that is directly
attached to the technology dock; (Planning)
34. that the hours for delivery at the hospital loading dock off El Camino Real shall be limited to 7:00
a.m. to 10:00 p.m. Monday through Friday, 8:00 a.m. to 10:00 p.m. Saturdays, Sundays and
Holidays; these hours do not apply to non -routine delivery of medical equipment or consumable
medical supplies that are required for urgent or emergency use in the following 24 hours; holidays
are defined in Burlingame Municipal Code Section 13.04.100; these hours shall be posted in clear
public view and each vendor shall be notified of the hours of delivery; (Planning)
35. that the applicant shall install and/or replace streetlights along the project frontage on El Camino
Real and Trousdale Drive, and the size, design and location of the streetlights shall be approved by
the Department of Public Works and shall have CalTrans permits prior to installation; (Public
Works)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
36. that the hospital operator shall permanently maintain an off -site supply warehouse to be used to
stage deliveries to the hospital in smaller trucks for the duration of this permit, and that if this
warehouse supply system is materially altered, the hospital shall pay for an independent traffic
analysis of the change in the number and size of trucks used for deliveries, and shall provide
appropriate mitigation as determined by the Planning Commission by amendment to this
Conditional Use Permit; (Planning)
37. that the hospital shall inform and require all vendor trucks to use El Camino Real and city -
designated arterial streets and not to use adjacent residential streets (collector or local) in traveling
to or from the hospital, and failure to comply shall result in a review of the use permit; (Planning )
38. that the applicant shall pay the North Burlingame/Rollins Road Development Fee based on peak
hour trips generated by the hospital and medical office building; with the fee for the hospital paid in
two installments, one-half at the time of city approval of the project and one-half before demolition
permits are issued for the existing hospital building; and the fee for the medical office building paid
in two installments, one-half within 90 days of City Council certification of the Final EIR and one-
half before the final inspection is scheduled for the medical office building; (Planning)
39. that the applicant shall replace the bus shelter on El Camino Real as directed by SamTrans and
shall obtain all approvals for adjusting the location of the bus stop from required agencies prior to
installing the curb, gutter and sidewalk improvements on the El Camino Real frontage of the site;
(Public Works)
40. that, because of the importance of providing continued access to the Burlingame Plaza Shopping
Center from Trousdale between El Camino Real and Magnolia, the applicant shall prepare a traffic
study to modify the left -turn movement/lanes into the hospital site to retain the existing left -turn
pocket on Trousdale eastbound into the Burlingame Plaza Shopping Center, and, working with the
City Engineer, determine how these changes can be most safely implemented including
modifications to the mitigation monitoring plan which will clarify and improve access to both the
hospital and shopping center; the identified solution shall be incorporated into the roadway
improvements on Trousdale to be installed by the applicant; (Public Works)
Signals:
41. that the applicant shall design, install and pay for any and all necessary upgrades to traffic signals
including at Trousdale/Magnolia and El Camino Real/Trousdale intersections, as well as roadway
restriping, and other transportation improvements required by the project, as described in the
project plans dated September 10, 2004, the EIR for the project, and in the transportation Mitigation
Measures set forth below; (Public Works)
42. that traffic signal plans shall be submitted to the Department of Public Works for all changes to
traffic signals due to the project, and the plans shall be reviewed and approved prior to
implementation pursuant to encroachment permits; (Public Works)
43. that prior to issuance of the demolition permit for the existing hospital building, the applicant shall
provide an irrevocable letter of credit or other form of security acceptable to the City Attorney to
cover the estimated cost of installation of a single traffic signal at the new Trousdale Drive
emergency/staff entrance, which improvements, if necessary, shall be installed within three years of
the date the security is provided. The applicant shall conduct traffic counts at the
Trousdale/emergency entrance intersection approximately twelve months after the start -of -service
date of the new hospital to determine whether the Manual of Uniform Traffic Control Devices peak
hour signal warrants are met or exceeded at the new entrance, and if so, the applicant shall pay for
the cost of installing said traffic signal improvements to City standards and requirements. In the
alternative or in combination with improvements at the Trousdale/emergency entrance and if
determined to be necessary by the City Engineer, the applicant shall pay for the cost of installing
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
appropriate traffic control improvements at the intersection of Trousdale and Ogden or Marco Polo
Way, provided that in no event shall the applicant be responsible for total costs, construction or
installation greater than the dollar amount of the security provided for the one traffic signal; (Public
Works)
Helipad:
44. that a State Heliport permit shall be issued by the California Department of Transportation, Division
of Aeronautics, for the replacement helipad prior to the issuance of a building permit for the medical
office building; (Planning)
45. that the helipad shall be operated within the criteria of the State Heliport Permit and that no more
than eight helicopter trips shall arrive at the hospital within any single month, with a maximum of 24
trips per year and that the only exception without amendment to this permit shall be in the event of
natural or declared emergency; (Planning)
46. that helicopter service to the site shall cease during construction as required by the Federal Aviation
Administration and the CalTrans Division of Aeronautics; (Planning)
47. that the primary helicopter flight path shall be the approach from the northeasterly direction over the
intersection of El Camino Real and Trousdale Drive as shown on the Flight Path Layout dated
September 29, 2004, prepared by Heliplanners Aviation Planning Consultants, and that the westerly
flight path arc shall only be used when strong wind conditions prevent the use of the primary flight
path; helicopters shall not use the westerly flight path arc without Planning Commission review and
approval except in emergency situations; (Planning)
48. that before the Peninsula Medical Center is identified and/or licensed to operate as a regional
trauma center, the Planning Commission shall review and rule on any physical changes caused,
including changes in helicopter and emergency service vehicles, and determine how the
implementation of these changes will have the least impact on the safety and environment of the
residents and businesses in the area; (Planning)
Public Works/Engineering:
49. that curb and street elevations and detailed driveway profiles, as well as driveway transitions, for
each phase of work shall be submitted to and approved by the Department of Public Works prior to
issuance of construction permits for that phase of work; (Public Works)
50. that detailed plans for the curb, gutter and sidewalk realignment at the Marco Polo entrance shall be
submitted and approved by the City prior to the commencement of work on the entrance and in the
Marco Polo staff parking lot and that the driveway at Marco Polo Way shall be redesigned to be
perpendicular to the street to provide safe sight distance for vehicles exiting from the parking lot,
and the design shall be approved by the City Engineer before issuance of an encroachment permit;
(Public Works)
51. that all changes required within the right-of-way of Trousdale Drive for this project shall be reviewed
and approved by the Department of Public Works pursuant to the encroachment permit process and
approved for each phase by the Department of Public Works prior to implementing each phase;
(Public Works)
52. that any damaged asphaltic concrete pavement along the project frontage on Trousdale Drive, El
Camino Real and Marco Polo shall be repaved to pre -project conditions; (Public Works)
53. that, for each phase of construction, the applicant shall post a performance bond payable to the City
of Burlingame for an amount sufficient to construct all required improvements for that phase of the
project which are located within the public right-of-way including, but not limited to, curb, gutter,
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
sidewalk, road way construction, utilities, traffic signals and street lighting to the satisfaction of the
City Attorney prior to issuance of any permits for that phase; (Public Works)
54. that detailed plans for the modifications proposed to the medians along El Camino Real shall be
reviewed and approved by CalTrans and the Burlingame Department of Public Works pursuant to
the encroachment permit process and approved for each phase by the Department of Public Works
prior to implementing each phase; (Public Works)
55. that the applicant shall, at its own cost, design and construct public improvements including curb,
gutter, sidewalk, asphaltic concrete pavement, street furniture and other necessary appurtenant
work along the El Camino Real frontage of the site, Trousdale Drive between El Camino Real and
the Magnolia Gardens Care Center property, and the entrance at Marco Polo Way in compliance
with the streetscape guidelines in the North Burlingame/Rollins Road Specific Plan, and the
improvements shall be designed by a civil engineer, approved by the City Engineer, and installed by
the project, and that the design of these improvements shall be approved by the City Engineer prior
to issuance of the building permit for the parking garage; (Public Works)
56. that the applicant shall submit detailed plans for the loading dock entrance on El Camino Real,
including a complete dimensional layout, to the Department of Public Works for review and approval
prior to issuance of a building permit for the medical office building; (Public Works)
Water, Sewer and Drainage:
57. that the hospital shall design in and employ water conservation measures as adopted for the region
or specifically by the City during construction and operation; ( Planning )
58. that the applicant shall submit detailed plans for the proposed new water connection and sizing to
the Department of Public Works prior to issuance of the building permit for the parking garage, and
shall incorporate any on -site or off -site improvements deemed necessary by the Department of
Public Works; (Public Works)
59. that prior to the issuance of the building permit for the parking garage, the applicant shall provide
plans as approved by the San Francisco Water Department for the realignment of the SFPUC water
line, including details of tie-ins and turn -outs, and all work associated with the realignment shall be
coordinated with the Department of Public Works; (Public Works)
60. that, before issuance of the building permit for the medical office building, the applicant shall submit
an updated sanitary sewer analysis of the public sewer system at the project site to assess the
project flow effect of the proposed new sanitary sewer connection to the Department of Public
Works, together with anticipated demands on the sanitary sewer system and the 1740 Rollins Road
pump station, and shall incorporate any on -site or off -site improvements deemed necessary by the
Department of Public Works; (Public Works)
61. that the applicant shall relocate, restore or replace any City facility affected or damaged by the
project, or of insufficient size, and shall replace any such facility in kind; (Public Works)
62. that prior to issuance of the building permit for the parking garage the applicant shall submit
detailed plans to address storm and surface drainage on the site which identify potential impacts
on CalTrans, the adjacent neighbors and the City's storm drain system, and shall comply with
NPDES requirements to keep as much drainage on -site as possible, and shall incorporate any
improvements deemed necessary by the Department of Public Works; (Public Works)
63. that, for each phase of construction, the applicant shall submit detailed plans for all City utilities in
public rights -of -way adjacent to and affected by the work to the City Engineer, who shall approve
the plans prior to issuance of any permits for that phase of the project; (Public Works)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
64. that all irrigation systems and plantings shall follow the City's water conservation guidelines and
each facility within the project shall be appropriately metered as determined by the City Engineer;
(Public Works)
65. that all on -site catch basins and drainage inlets shall be protected during construction so that no
debris can enter them, and all catch basins shall be stenciled with a City -provided stencil; (Public
Works)
66. that the applicant shall submit an overall site drainage and erosion control plan for approval prior to
the issuance of the building permit for the garage, and the plans shall conform to the guidelines and
requirements of the Stormwater Pollution Prevention Program; (Public Works)
67. that, for each phase of construction, the site drainage and erosion control plan shall be refined and
approved by the City Engineer prior to issuance of any permits for that phase of the project; (Public
Works)
68. that the hospital shall store a minimum of 30,000 gallons of water for firefighting, plus an additional
150 gallons of drinkable water per licensed bed on the site at all times;
Safety and ADA Access and Compliance:
69. that the hospital shall work with the Burlingame Police Department to identify and inspect
installation of appropriate security surveillance devices along the all pedestrian pathways including
the fire access lane, and the effectiveness of these devices in providing security shall be reviewed
jointly each year, with improvements made as necessary; (Police Department)
70. that a safety and security measures shall be installed over or around the cooling towers and that
there shall be an alarm system and surveillance provided for oxygen storage bunker; (Planning
Department, Building)
71. that a pedestrian access way that is compliant with the Americans with Disabilities Act shall be
provided from El Camino Real to the main entrance area of the hospital and medical office building;
(Building, Public Works)
72. that all work shall be done in conformance with the requirements of the Americans with Disabilities
Act (Building, Public Works)
73. that pedestrian access along all street frontages shall be provided continuously throughout
construction and shall comply with ADA requirements; (Pubic Works)
Building Division:
74. that a set of plans clearly showing the division between the portions of the project that are under the
jurisdiction of the California Office of Statewide Health Planning and Development (OSHPD) and
the portions that are under the jurisdiction of the City of Burlingame shall be approved by both
OSHPD and the Burlingame Building Official and provided to the Building Official before plans for
the medical office building shall be accepted by the Building Department for plan check; (Building)
75. that the applicant shall verify compliance with the California Building Code for building type,
occupancy group, allowable area, allowable area increases, height, sprinklers, property lines or
assumed property lines, exiting plan, accessibility, and minimum plumbing facilities according to
Appendix Chapter, Table 29-A, for both the parking garage and the medical office building;
(Building)
76. that all improvements for the Medical Office Building and garage shall meet all the requirements of
the California Building and Fire Codes, 2001 Edition as amended by the City of Burlingame;
(Building)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Fire Department:
77. that Fire Department access shall be consistent with Section 902 of the 2001 California Fire Code,
including clearly identified fire lanes and curb parking restrictions consistent with the Burlingame
Municipal Code Section 17.04.025; (Fire)
78. that canopies and vegetation along fire lanes shall maintain clear heights of 13'-6" to provide
clearance for fire and emergency equipment; (Fire, City Arborist)
79. that turn radii and surface support capabilities of fire lanes shall accommodate the largest fire
department apparatus within San Mateo County and fire lanes shall not exceed sixteen (16)
percent in slope at any point; (Fire)
80. that fire flow requirements shall be consistent with Appendix 11IA and 111B, and fire sprinklers shall
be provided for all structures over 2000 square feet, with consideration for fire sprinklers being
applied to fire flow reductions to be negotiated with the Fire Marshal, and additional considerations
shall be made to ensure roof tip standpipes achieve a minimum pressure of 100 psi at the outlet;
(Fire)
81. that fire pumps shall be diesel driven or have secondary power supplied by emergency generators
with an on -site fuel supply of 48 hours of more;(Fire)
82. that Fire Department connections for standpipes and fire sprinkler systems shall be located within
50 feet of a fire hydrant;(Fire)
83. that a post indicator valve shall be provided for each separate building and so located as to be at
least two-thirds the height of the building away from the building, and control valves and separate
shut-off valves shall be provide for each floor of each building and electronically monitored; (Fire)
84. that fire alarm annunciation shall be identified by each smoke compartment and/or by each floor for
buildings equipped with a fire alarm system (required for all buildings in excess of 20,000 square
feet), and that activation shall clearly identify the location of the device and remote annunciation
shall be visible from the exterior of the building, in a location to be approved by the Central County
Fire Department; (Fire)
85. that the applicant shall receive approval by the Central County Fire Department for the location of
the fire control room in the hospital structure, and the fire control room shall be clearly shown on the
floor plans, prior to issuance of a building permit for the medical office building; (Fire)
Landscaping:
86. that any land area which is to remain undeveloped and not specifically landscaped as shown on the
approved plans, including the 4.15 acre area to be left for future use by the Peninsula Hospital
District, shall be hydromulched and planted with materials which will meet NPDES erosion control
requirements and shall be properly irrigated and maintained with ground cover until the use of the
land changes; (Public Works)
87. the applicant shall submit a report from a certified arborist citing measures to be taken to protect
trees during construction, particularly the redwood grove behind the Magnolia Gardens Care
Center, and that report shall be approved by the City Arborist prior to issuance of a building permit
for the garage and that protection shall be installed for each phase of construction as required by
the City Arborist before grading and/or building permits are issued for the phase of work; (City
Arborist)
88. that planters with irrigation shall be installed as approved by the Planning Department and City
Arborist on the upper roof level of the parking garage as shown on the landscape plans before an
occupancy permit shall be issued for the garage, plant materials shall be approved by the City
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Arborist; and vines shall be planted at various locations at the base of the parking garage structure
on both the El Camino Real and Trousdale sides to break up the mass of the building and blend it
into the gateway landscaping and design at this corner and along these street frontages, the City
Arborist shall review the selection of vine and its irrigation and proposed maintenance program;
(Planning, City Arborist, Building)
89. that the landscaped setback areas along El Camino Real and Trousdale Drive and along the entire
south property line parallel to Davis Drive shall be irrigated and maintained by the hospital operator;
(Public Works)
90. that the approved landscape plan for the site shall be further refined in the following stages by the
applicant pursuant to Commission direction prior to the issuance of a demolition or building permit
for (1) the construction of the new emergency/replacement entrance to the existing hospital, (2) the
installation of the San Francisco water main on the south side of the property, (3) the construction
of the new main entrance and parking garage (to include landscaping construction detail along
Trousdale and El Camino Real street frontages) and (4) the demolition of the existing hospital
(landscaping of the remainder of the site); and the refined plans at each of these stages shall
include detailed tree protection measures including long-term maintenance programs, and planting,
irrigation and hardscape plans and shall be submitted to the City Planner and reviewed by the City
Arborist who will make recommendations, the plans will then be forwarded to the Planning
Commission for information; during each period of construction the City Arborist shall inspect the
site for compliance with the approved installation plan; if the project landscaping causes an unusual
level of inspection by the City Arborist, the costs for inspection shall be reimbursed by the applicant
to the City; (Planning, City Arborist)
Noise:
91. that truck deliveries, pick-ups, collection of trash and other wastes and other truck service noise -
generating activities shall be prohibited prior to 7:00 am and after 10:00 p.m. Monday through
Friday, and prior to 8:00 a.m. and after 10:00 p.m. on Saturday, Sundays and holidays or as stated
in the Municipal Code, Section 10.40.039; (Planning, Neighborhood)
92. that the testing of the emergency generators shall be limited to once per week or the minimum
required by law, whichever is more frequent, and if possible, shall occur between 7:00 a.m. and
8:00 p.m. on weekdays only; (Planning, Neighborhood)
93. that the oxygen storage tanks adjacent to the loading dock shall be filled no more than three times a
week, and only between the hours of 8:00 a.m. and 7:00 p.m.; (Planning, Neighborhood)
Construction Noise:
94. that because of the impact on the residential neighborhood along the southern property line of the
hospital site, there shall be stricter construction hours imposed for this project; construction shall be
limited to the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday, the hours of 9:00 a.m. and
6:00 p.m. Saturdays, and no construction on Sundays and holidays as defined in CS 13.04.100; the
construction noise restriction in the condition shall not apply to work done within the building after it
is fully enclosed; prior to 9:00 a.m., work should be focused on the northern portions of the site and
the buildings;
Recycling:
95. that the applicant shall submit to the City a recycling plan for each structure to be approved prior to
issuance of the demolition permit for that structure, and a site inspection for compliance shall be
required prior to each new phase of construction; (Building)
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96. that a recycling deposit and compliance report shall be required for each phase of the project;
(Building)
97. that the hospital and medical office building shall have a recycling plan approved by Allied Waste
and the City and shall continuously recycle as much of their waste stream as is possible and
insures the public health; (Building)
CONDITIONS FROM NEIGHBORHOOD MEETINGS
Traffic, Parking and Transportation:
98. that during construction and demolition of the existing hospital, at the direction of the City Engineer,
the applicant shall evaluate the operation of the Marco Polo/Trousdale intersection whenever a
traffic safety/operation problem is identified by the City, and the applicant shall install whatever
interim solution the City Engineer determines to be appropriate for the duration of the phase of
construction or the event causing the problem; (Public Works, Neighborhood)
Davis Drive Access:
99. that the Davis Drive access to the hospital shall be open only to hospital staff during construction
and when demolition is occurring; the Davis Drive access shall be regulated by kiosk with security
officer or by card actuated gate between the hours of 6:00 a.m. to 6:00 p.m. daily; outside of these
hours the entrance shall be closed by a gate or chain; the use of this staff access shall be
monitored prior to any construction to establish a current baseline of the use and then quarterly
during construction; should the usage during construction exceed 100% of the current baseline
usage, the applicant shall review with the City Engineer ways to reduce the level of use; the
determination of the City Engineer may be appealed to the Planning Commission; should the staff
gate access prove to be inadequate or exceed the 100% of current baseline and become a
neighborhood nuisance the applicant shall meet with the neighbors and the City Engineer to
discuss appropriate and safe alternatives, the City Engineer shall determine an appropriate and
safe the alternative solution, and the applicant shall install or construct the necessary facilities;
(Public Works, Neighborhood)
Landscaping:
100. that before the end of 2004, the applicant shall undertake a feasibility and cost study for
undergrounding and connecting to the houses the electric and any other utilities currently placed
along the shared property line between the hospital site and Davis Drive and, provided it is
possible and economically feasible to underground just the utilities behind the north side of Davis
Drive; and based on the conclusions of the feasibility and cost study, the applicant shall work with
all the affected parties to determine if the utility work is feasible, how the costs to underground
would be shared and its effect on landscaping; all of the affected parties must agree on the program
and the timing for accomplishing the work in the context of the landscaping and other construction
and operations on the hospital site; (Planning, Neighborhood)
101. that the applicant shall investigate the feasibility including P.U.C. approval of moving the San
Francisco Water Line Easement along the rear of the properties facing Davis Drive north to
increase the planting area between the property line and easement to at least 15 feet, the City
Engineer shall review the study and shall determine the viable setback; however that setback shall
be no less than 10 feet at any point except where the existing line connects to the new line at
Balboa extended; (Public Works, Neighborhood)
102. that the applicant shall build a wall or fence between the rear of the Davis Drive residences and the
replacement hospital's landscaped areas along the southern property line of the hospital, the wall or
fence shall be built at a location and of a common design agreed to by all parties; if the parties
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cannot agree the Planning Commission shall select the location and type of wall or fence prior to
the completion of the installation of the San Francisco Water Main in the new easement; (Planning,
Neighborhood)
103. that the landscaping within the area between the rear of each of the property lines on Davis Drive
and the San Francisco Water Line Easement shall be selected by each property owner from a
palette of trees and shrubs provided by the applicant and approved by the City Arborist, with each
property owner receiving individual assistance from the project's licensed landscape architect;
selection of all trees and shrub sizes shall be based on achieving the design intention of the
landscape plan including the maximum growth in a reasonable time given the species, location
including utilities and landscape objectives, and any discrepancies between property owner and
applicant shall be arbitrated by the City Arborist; the applicant, with permission, shall install trees on
private property if it is determined that such planting is a reasonable or better way to address the
wind or visual impacts caused by the project; the entire planted area on the hospital site shall be
irrigated with irrigation in place within 30 days of planting, and the landscaping shall be installed as
soon as the segment of the water line along the hospital's south property line is installed unless it is
necessary to wait for a better planting season or timing as determined by the City Arborist;
(Planning, City Arborist, Neighborhood)
104. that the parking lot landscaping on hospital property at the southern property line west of the San
Francisco Water Line Easement shall be selected by each adjacent Davis Drive property owner
from a palette of trees and shrubs provided by the applicant and approved by the City Arborist, with
the objective of providing a 20 foot tall vegetative screen for the property line fences and to extend
the overall pattern of landscaping for the replacement hospital site; this landscaping and its
irrigation system as approved by the City Arborist shall be installed in a planter area no less than 4
feet in width on the hospital side of the replacement property line wall or fence; the plant size at
installation shall be based on achieving the design intent of the landscape plan including the
maximum growth in a reasonable amount of time given the species, location including utilities and
landscape objectives, disputes shall be resolved by the City Arborist; planting and irrigation shall be
installed no later than the second phase of construction of the replacement hospital; and that the
applicant shall provide individual landscape consultation to each property owner in order to
determine the best solution for screening along the hospital property line, with mutual agreement
this could include plantings on the private property side, if it is agreed that it is the best location to
achieve the landscape goals for the location; (Planning, City Arborist, Neighborhood)
105. that because the maintenance landscaping is so important to achieving the growth goals and to the
quality of the hospital project, the property owner shall be required to provide intensive professional
maintenance of all landscaped areas and to maintain all irrigation systems in operating condition,
failure to do so shall result in Planning Commission review of the use permit; (Planning, City
Arborist, Neighborhood)
106. that if the eucalyptus trees at the end of Albemarle Drive cannot be retained, the applicant shall
investigate relocating them within the planting area between the hospital's southern boundary and
the San Francisco Water Easement; if this is not a viable option as determined by the City Arborist,
the applicant shall with the cooperation of the City plant a tree variety selected by the City Arborist,
at a size selected by the City Arborist, which will achieve at height of at least 25 feet in six years
and a maximum height of at least 60 feet, irrigation shall be provided to this cluster of trees and
they shall be planted with irrigation when the water line installation is completed and before a
building permit is issued for the medical office building; (Planning, City Arborist, Neighborhood)
107. that the area on the north side of the San Francisco Water Main Easement adjacent to the
replacement hospital shall be raised with the approval of the P.U.C. by an earthen berm and
planted with a massing of redwood trees and other varieties of tall growing trees and shrubs which
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
will grow to a height to screen the view of the lower and closer portions of the new hospital structure
from view of the near by residents; the selection and various sizes of plant material and trees as
well as the irrigation system, shall be approved by the City Arborist prior to installation, no trees
installed shall be smaller than 24 inch box size, and this landscaping and its necessary grading
shall be installed before issuance of the demolition permit for the existing hospital structure;
(Planning, City Arborist, Neighborhood)
108. that the design of the grading and landscaped area between the replacement hospital and the rear
of the properties along Davis Drive shall include drainage which will retain all surface and
subsurface drainage on the hospital site and which will accommodate as necessary existing natural
surface and subsurface drainage now occurring from adjacent private properties; the City
Engineer shall approve all site grading and drainage plans affecting this area prior to
commencement of the work to relocate the San Francisco Water Main; (Public Works)
109. that the applicant shall evaluate the impact of the proposed hospital structure on the wind velocity
and turbulence on the properties adjacent to the south property line of the hospital site, this study
shall be completed by the mid -point of Phase Two of the construction (installation of the San
Francisco water line) so that landscaping along the southern property line east of the Davis Drive
access can be adjusted to mitigate any changes to prevailing wind velocity or turbulence caused on
the adjacent properties, landscape consultations with individual property owners shall include this
information and address the wind issue; (Planning, City Arborist, Neighborhood)
Noise:
110. that noise levels of the future cooling towers will not exceed the noise levels of the existing cooling
towers during full operation along the southern property line of the hospital. The baseline ambient
and design criteria is to be defined as an hourly measurement during a 24-hour continuous
measurement period. In addition, the ambient is to be defined as the L10 as required in the
General Plan; (Planning, Neighborhood)
111. that the future ambient noise of the project shall be designed to not exceed the existing baseline
ambient by more than 3 dBA during full operation along any property line of the hospital. The
baseline ambient and design criteria is to be defined as an hourly measurement during a 24-hour
continuous measurement period. In addition, the ambient is to be defined as the L10 as required in
the General Plan; (Planning, Neighborhood)
Construction Impacts:
112. that the applicant shall adhere to all NPDES and air quality requirements throughout construction,
and shall meet with homeowners or tenants at their request and provide individually negotiated and
reasonable on -site mitigation for observed impacts of dust and particulates from the replacement
hospital construction, landscape installation or demolition of the existing hospital; (Public Works,
Building, Neighborhood)
113. that during the construction of the replacement hospital, the demolition of the existing hospital and
the final landscaping of the site, parking on the Peninsula Hospital site shall be limited to
employees, staff, patients, patient visitors and construction workers only during the hours of their
employment on the site; on site parking shall not be used for off -site parking for any other facility or
service and shall not be used by any employee, staff, or member of the community for extended
parking when they are not on the premises; (Planning, Neighborhood)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
114. that for the duration of the project construction and any use of the site for a hospital and medical
office building, no on -site parking required by the municipal code or by city approval for staff,
employees, or users of Peninsula Hospital shall be leased, loaned or otherwise obligated to any
other user or business; (Planning, Neighborhood)
Construction/Design:
115. that the south tower of the hospital facing Davis Drive shall be clad in translucent spandrel glass
with a low reflectivity rating (reflectance out) of 9% to limit the amount of interior light emitting to the
exterior, and that all hospital rooms above the third floor level facing the Davis Drive side of the
property shall include interior design which shall encourage occupants to stand back at least 3 feet
from the window, all windows shall be provided with blinds or coverings, and glazing shall reduce
light transmission at night; (Planning, Neighborhood)
116. that, if feasible given the location of protected trees, the agreement of adjacent commercial property
owners to the north, the amount of grading/fill required to achieve appropriate slope and the
approval of the PUC regarding appropriate protection of the San Francisco water line and its
facilities in the area as determined by the City Engineer, to reduce the heavy truck traffic
immediately adjacent to the single family residences on the south side and west end of Davis Drive
during the phase of construction which includes the demolition of the existing hospital, there shall
be a truck entrance to the site established and maintained from Marco Polo Drive, in addition to the
existing Marco Polo staff entrance; and should it be feasible and necessary during other phases of
construction for more than two days a week for heavy trucks to stage or access the site from Marco
Polo the applicant shall provide a second access to Marco Polo sooner; if this additional entrance
causes a relocation of staff parking on site, the applicant shall submit a plan to the City Engineer for
approval to show how this parking will be accommodated elsewhere; the approved plan will be
implemented immediately as directed by the City Engineer; (Public Works, Neighborhood)
117. that prior to removal of hazardous materials and demolition of the existing hospital, the applicant
shall meet with the neighbors to discuss the methods of removal to be used, the precautions being
taken, the timing of the various activities, and how possible impacts on their properties can be
cooperatively addressed; (Public Works, Building, Neighborhood)
118. that the applicant shall propose a mitigation monitoring panel composed of District, applicant, City,
and neighbor (including both residential and commercial) representatives to coordinate issues
regarding compliance with conditions of approval and mitigation measures as well as neighborhood
concerns and questions related to the construction of the Peninsula Hospital Replacement
Project (including demolition of the existing hospital, landscaping and associated parking).
The panel shall operate during the period that the project is under construction and shall be
disbanded six months after project completion. The applicant shall also appoint a single point
of contact to respond to questions and complaints regarding the construction and operation of the
hospital under this approval. The proposed panel and contact process shall be submitted for review
and approval by the Planning Commission prior to issuance of the building permit for the garage;
(Planning)
119. that the applicant shall establish a mitigation fund to address concerns of immediate neighbors
regarding issues such as dust, noise, and landscaping during construction of the project. The
proposed mitigation fund and process shall be submitted for review and approval by the Planning
Commission prior to issuance of the building permit for the garage; (Planning)
120. that the project sponsor shall install planters at the upper deck (roof level) of the El Camino Real
and Trousdale Drive sides of the garage upon completion of garage construction; (visual quality;
Planning) (VQ 1.1)
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121. that the project sponsor shall agree to develop and implement a Construction Visual Improvements
Plan that would make visual improvements to construction zones within a given construction phase
and between phases if the zone is not scheduled for construction activity or will remain unused for a
period greater than six months; construction zones subject to this mitigation measure shall be
defined by the City Planner, and shall consider the size of the area, the nature of the construction
activity, and the proximity or visibility of the area to public vantage points or residential uses; the
Construction Visual Improvements Plan shall be implemented by the project contractor(s) and must
be approved by the City Planner; the intent of the plan is to aesthetically improve portions of the
project site that would remain unimproved for an extended period and screen the construction zone
from view by passersby along the public streets and sidewalks, or to make the zone usable for
MPHS employees, patients, and the public; possible improvements in the plan include, but are not
limited to, the following (if timelines other than six months are specified below, the shorter of six
months or the time specified below shall apply):
a. the project sponsor shall clear a construction zone of construction debris and remove
construction equipment whenever construction is not anticipated for at least two weeks;
b. if a site is a construction zone, but no construction activities are scheduled for more than
one month, the project sponsor shall be responsible for regular garbage removal and
watering of any existing landscaping;
C. the project sponsor shall ensure fencing is removed or visually treated around construction
zones that front onto El Camino Real, Trousdale Drive, Marco Polo Way, or Davis Drive in a
manner deemed acceptable by the Chief Building Official, in order to promote safety,
connectivity through the site, and pedestrian friendliness;
d. if a site is not in use as a construction zone for more than six months due to demolition or
construction of a structure, the project sponsor shall improve the site with landscaping (e.g.,
trees, shrubs, and groundcover), passive recreation/open space facilities (e.g., benches,
picnic tables), decorative fencing and/or seating walls, and pedestrian and bicycle routes
that connect to adjacent open spaces; pedestrian/bicycle networks shall be defined by and
to the satisfaction of the City Planner;
e. the project sponsor shall install all landscaping as early as possible to decrease visual
impacts of construction; (visual quality; Planning, Building) (VQ 6.1)
122. that the project sponsor shall be responsible for lengthening the left -turn pocket on northbound El
Camino Real (to westbound Trousdale Drive) from about 180 feet to 375 feet; this improvement
would eliminate left -turning vehicles from blocking traffic flow along northbound El Camino Real and
satisfy the queue storage requirement; note that under cumulative conditions, a lengthier turn
pocket (475 feet) is required, as described in Mitigation Measure TR-12.1 below; (transportation;
Public Works) JR 2.1)
123. that the project sponsor shall be responsible for converting the eastbound through lane on
Trousdale Drive at El Camino Real to a shared left -through lane; the project sponsor shall be
responsible for extending the existing dedicated left -turn lane to provide 145 feet of storage (a 35-
foot extension) for vehicles turning left; the left -turn pocket (145 feet) and the extra capacity in the
shared left -through lane (about 380 feet) would be sufficient to accommodate the 400-foot queue
length; (transportation; Public Works) (TR 2.2)
124. that the project sponsor shall be responsible for extending the southbound left -turn pocket on El
Camino Real at Trousdale Drive an additional 100 feet; this measure would require the removal of a
portion of the median strip; this measure is necessary because, by adding project traffic to the other
turning movements at this intersection, signal green time is taken away from the southbound left -
turn movement; longer turn storage is needed; (transportation; Public Works) JR 2.3)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
125. that the project sponsor shall be responsible for extending the eastbound left -turn pocket on
Trousdale Drive at Magnolia Avenue to 175 feet; (transportation; Public Works) JR 2.4)
126. that the project sponsor shall be responsible for extending the westbound left -turn pocket on
Trousdale Drive at Magnolia Avenue/Main Entrance to 175 feet; adequate distance is available
between the main entrance and the El Camino Real intersection to accommodate the left -turn
pocket requirements identified in Mitigation Measure TR-2.2 and this measure (in a back-to-back
configuration) plus a 20- to 60-foot taper; (transportation; Public Works) JR 2.5)
127. [DELETED (see Conditions 41 and 124)]
128. that the project sponsor shall implement an attendant parking program to increase the parking
supply during critical phases of construction; the project sponsor shall fully fund a mitigation
monitoring program (Program) that will enable City of Burlingame to monitor parking demand on a
quarterly basis throughout the critical phases of construction; the Program shall also provide an
alternative that could be quickly implemented should the monitoring show that the parking deficit
remains; (transportation; Public Works) JR 9.1)
129. that the project sponsor shall adjust the property line and construct the proposed replacement
parking area at the northwest end of the Magnolia Gardens Care Center property prior to
demolishing existing parking area and both property line adjustments may occur on the same map;
(transportation; Public Works) JR 9.2)
130. that the project sponsor shall complete the roadway improvements needed to mitigate the project
traffic impacts (i.e., Mitigation Measures TR-2.1 through TR-2.5) before the end of Phase 2, to
ensure that construction traffic would have a less -than -significant impact; (transportation; Public
Works) JR 10.1)
131. that the Revised Project with cumulative development would result in LOS E operations on the El
Camino Real/Trousdale Drive intersection during the AM & PM peak hours; one turn lane is
insufficient to accommodate this high turn volume; the project sponsor shall be responsible for
ensuring that sufficient capacity is available by converting the eastbound Trousdale Drive through
lane to a left -through lane, which would require the signal to operate in a split phase scheme in the
east -west direction; converting this lane would improve operations to LOS D, reducing this impact to
a less -than -significant level; (transportation; Public Works) JR 11.1)
132. that the project sponsor shall be responsible for lengthening the left -turn pocket on northbound El
Camino Real (to westbound Trousdale Drive) from about 180 feet to 475 feet; this improvement
would eliminate left -turning vehicles from blocking traffic flow along northbound El Camino Real and
satisfy the queue storage requirement; (transportation; Public Works) JR 12.1)
133. that the project sponsor shall be responsible for extending the southbound left -turn pocket on El
Camino Real at Trousdale Drive an additional 100 feet; this measure would require the removal of a
portion of the median strip; (transportation; Public Works) JR 12.2)
134. that the project sponsor shall incorporate the following practices into the construction documents to
be implemented by the project contractor, and these practices shall be provided to the City Planner
for approval prior to the issuance of building permits;
a. maximizes the physical separation between noise generators and noise receptors; such
separation includes, but is not limited to, the following measures:
• use heavy-duty mufflers for stationary equipment and barriers around particularly
noisy areas of the site or around the entire site;
• use shields, impervious fences, or other physical sound barriers to inhibit
transmission of noise to sensitive receptors;
• locate stationary equipment to minimize noise impacts on the community; and
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CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes August 23, 2010
• 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. prohibits unnecessary idling of internal combustion engines;
e. select routes for movement of construction -related vehicles and equipment in conjunction
with the Burlingame Planning Department so that noise -sensitive areas, including
residences, hotels, and outdoor recreation areas, are avoided as much as possible; include
these routes in materials submitted to the City Planner for approval prior to the issuance of
building permits;
f. designate a noise disturbance coordinator who will be responsible for responding to
complaints about noise during construction; the telephone number of the noise disturbance
coordinator shall be conspicuously posted at the construction site and shall be provided to
the Burlingame Planning Director; copies of the construction schedule shall also be posted
at nearby noise -sensitive areas; (noise; Planning, Public Works, Building) (NO 1.1)
135. that to reduce particulate matter emissions during project demolition and construction phases, the
project sponsor shall require the construction contractors to comply with the dust control strategies
developed by the Bay Area Air Quality Management District (BAAQMD); the project sponsor shall
include in construction contracts the following requirements:
a. cover all trucks hauling construction and demolition debris from the site;
b. water all exposed or disturbed soil surfaces at least twice daily;
C. use watering to control dust generation during demolition of structures or break-up of
pavement;
d. pave, apply water three times daily, or apply (non -toxic) soil stabilizers on all unpaved
parking areas and staging areas;
e. sweep daily (with water sweepers) all paved parking areas and staging areas during the
earthwork phases of construction;
f. provide daily clean-up of mud and dirt carried onto paved streets from the site;
g. enclose, cover, water twice daily, or apply non- toxic soil binders to exposed stockpiles (dirt,
sand, etc.);
h. limit traffic speeds on unpaved roads to 15 mph;
i. install sandbags or other erosion control measures to prevent silt runoff to public roadways;
and
j. replant vegetation in disturbed areas as quickly as possible; (air quality; Public Works,
Building) (AQ 1.1)
136. that Mills -Peninsula Health Services (MPHS) shall retain a qualified environmental specialist (e.g., a
Registered Environmental Assessor or similarly qualified individual) to inspect existing buildings
subject to demolition for the presence of asbestos, polychlorinated byphenyls (PCBs), mercury,
lead, or other hazardous materials; MPHS shall submit the report to the City prior to demolition,
together with an explanation of how the project will address any issues identified in the report; if
found at levels that require special handling (i.e., any building material containing 0.1 percent
asbestos, paint that contains more than 5,000 parts per million of lead, or any building materials
known or suspected to contain PCBs or mercury), MPHS shall manage these materials as required
by law and according to federal and state regulations and guidelines, including those of the
Department of Toxic Substances Control (DTSC), BAAQMD, California Occupational Safety and
Health Administration (Cal/OSHA), County of San Mateo Health Services Agency (CSMHSA), and
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
any other agency with jurisdiction over these hazardous materials (hazardous materials; CSMHSA,
Building, Planning) (HM 1.1)
137. that in the event that contamination is visually discovered during construction activities, MPHS shall
be required to conduct a Phase II Environmental Site Assessment; this investigation shall involve
the collection and analysis of soil and groundwater samples as directed by the site assessment
consultant; sampling shall extend at least to depths proposed for excavation, and samples shall be
tested for elevated levels of petroleum hydrocarbons, VOCs, or lead, if any; soil and/or groundwater
samples shall be collected throughout the project site as directed by the site assessment
consultant; this assessment shall be completed by a Registered Environmental Assessor,
Registered Geologist, Professional Engineer, or similarly qualified individual prior to initiating any
further earth -moving activities at the project site; if it were determined by sample collection and
analysis that petroleum hydrocarbons, VOCs, or lead is present in soil and/or groundwater samples,
the impacted materials shall be segregated and stockpiled separately from non -impacted soils
throughout the construction phase; if deemed necessary by the local oversight agency, some
impacted materials shall be mitigated prior to construction; soils with elevated petroleum
hydrocarbon, VOC, or lead concentrations may require excavation and off -site disposal; soils with
concentrations above regulatory threshold limits for petroleum hydrocarbons, VOCs, or lead shall
be disposed of off site in accordance with California hazardous waste disposal regulations (CCR
Title 26) or shall be managed in place with approval of DTSC, CSMHSA or the Bay Area Regional
Water Quality Control Board; (hazardous materials; CSMHSA, Building, Planning) (HM 2.1)
138. that in the event that contaminated soil or groundwater is encountered, MPHS shall comply with the
Occupational Safety and Health Guidance Manual for Hazardous Waste Site Activities regulatory
requirements for hazardous materials/waste health and safety plans; the Site Health and Safety
Plan shall establish policies and procedures to protect workers and the public from potential
hazards posed by residual contamination issues at the site; the plan shall include items applicable
to site conditions, such as:
• identification of contaminants;
• potential hazards;
• material handling procedures;
• dust suppression measures;
• personal protection clothing and devices;
• controlled access to the site;
• health and safety training requirements;
• monitoring equipment used during construction to verify health and safety of workers and
the public;
• measures to protect public health and safety; and
• emergency response procedures;
• if petroleum hydrocarbons are present in the soil or groundwater proposed for the use of
backfill or disposal, the handling and disposal of the contaminated soil or groundwater shall
be governed by the applicable local and federal hazardous materials regulations;
(hazardous materials; Public Works, Planning, CSMHSA) (HM 2.1)
139. that in the event that runoff induced by the Revised Project implementation would enter the Caltrans
storm drainage system under SR-82, the project sponsor would immediately contact Caltrans for
necessary review and approval; (hydrology; Public Works, Caltrans) (HY 1.1)
140. that the project applicant shall prepare a Storm Water Pollution Prevention Plan (SWPPP) to
prevent polluted runoff from flowing into public drainage facilities during construction of the
proposed facilities; the SWPPP shall include Best Management Practices (BMPs) that include
schedules of activities, prohibitions of practices, maintenance procedures, and other management
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
practices to prevent or reduce the pollution in storm water runoff during construction; the SWPPP
shall be reviewed and approved by the City of Burlingame and other appropriate agencies, such as
the Regional Water Quality Control Board (RWQCB), prior to issuance of any grading or building
permit; (hydrology; Public Works)
141. that the project sponsor shall submit an application to the City of Burlingame's Parks and
Recreation Department Director for a tree removal permit and meet the replacement requirements
of the Tree and Vegetation Ordinance (Municipal Code, Title 11.06.020); included with the permit
application shall be a landscaping plan that illustrates species, numbers, and sizes of replacement
trees; (biological resources; City Arborist, Building) (BR 1.1)
142. that the project sponsor shall be responsible for maintaining and protecting the existing on -site trees
to be retained; the following specific actions shall be followed to maintain the health of the
remaining trees:
a. any pruning shall be done according to the direction of a certified arborist and all pruning
shall comply with International Society of Arboriculture, Western Chapter Standards or other
comparable standards deemed acceptable to the City Arborist;
b. any abandoned utility lines (water, electrical, etc.) in the root zones (radius of ten times the
trunk diameter) shall be cut and left in the ground to the satisfaction of the City Arborist;
C. any surfacing material inside the root zone shall be pervious and installed on top of the
existing grade; as an example, pervious pavers are acceptable provided the base material
is also sufficiently pervious; base rock containing granite fines is not sufficiently pervious;
d. temporary construction fencing shall be erected to protect the retained trees of a size to be
established by the City Arborist; the fencing shall be placed at the perimeter of the root
zone unless the pavement is supervised by a certified arborist; the fencing shall be in place
prior to the arrival of construction materials or equipment;
e. the landscape irrigation shall be designed to prevent trenching inside the root zones of
retained trees;
f. supplemental irrigation shall be provided during construction; approximately 10 gallons of
water for each inch of trunk diameter should be applied at or near the perimeter of the root
zone every two weeks during the dry months (any month receiving less than 1 inch of
rainfall on average);
g. retained trees shall be thoroughly mulched with a 3-inch layer of bark chips with the
exception of a 6- to 12-inch area around the base of the root collar, which must be left bare
and dry; (biological resources; City Arborist) (BR 1.2)
143. that the removal of trees, shrubs, or weedy vegetation shall be avoided during the February 1
through August 31 bird nesting period to the extent possible; if no vegetation or tree removal is
proposed during the nesting period, no surveys shall be required; if it is not feasible to avoid the
nesting period, a survey for nesting birds shall be conducted by a qualified wildlife biologist no
sooner than 14 days prior to the start of removal of trees, shrubs, grassland vegetation, buildings,
grading, or other construction activity; survey results shall be valid for 21 days following the survey;
therefore, if vegetation or building removal is not started within 21 days of the survey, another
survey shall be required; the area surveyed shall include all construction sites, access roads, and
staging areas, as well as areas within 150 feet outside the boundaries of the areas to be cleared or
as otherwise determined by the biologist; in the event that an active nest is discovered in the areas
to be cleared, or in other habitats within 150 feet of construction boundaries, clearing and
construction shall be postponed for at least two weeks or until a wildlife biologist has determined
that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second
nesting attempts; (biological resources; City Arborist, Planning) (BR 2.1)
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
144. that the project sponsor shall revise the preliminary planting plan to give preference to native trees;
suggested native tree species, subject to approval by the City Arborist, include California sycamore,
box elder, Monterey cypress, and Monterey pine; (biological resources; City Arborist, Planning) (BR
3.1)
145. that the project sponsor shall include methods of water conservation in the Proposed Project's
buildings and landscaping; these methods shall include, but not be limited to the following:
a. install water -conserving dishwashers and washing machines, and water -efficient centralized
cooling systems in the hospital and MOB;
b. install water -conserving irrigation systems (e.g., drip irrigation and automated irrigation
systems);
C. design landscaping with drought -resistant and other low -water -use plants;
d. install water -saving devices such as water -efficient toilets, faucets, and showerheads;
(utilities; Public Works, Building) (UT 5.1)
146. that the following mitigation measures shall be incorporated into the grading and construction
contracts:
a. if potential historical or unique archaeological resources are discovered during construction,
all work in the immediate vicinity (within approximately 50 feet) shall be suspended and
alteration of the materials and their context shall be avoided pending site investigation by a
qualified archaeological or cultural resources consultant retained by the project applicant;
construction work shall not commence again until the archaeological or cultural resources
consultant has been given an opportunity to examine the findings, assess their significance,
and offer proposals for any additional exploratory measures deemed necessary for the
further evaluation of and/or mitigation of adverse impacts to any potential historical
resources or unique archaeological resources that have been encountered;
b. if the find is determined to be a historical or unique archaeological resource, and if
avoidance of the resource would not be feasible, the archaeological or cultural resources
consultant shall prepare a plan for the methodical excavation of those portions of the site
that would be adversely affected; the plan shall be designed to result in the extraction of
sufficient volumes of non -redundant archaeological data to address important regional
research considerations; the work shall be performed by the archeological or cultural
consultant, and shall result in detailed technical reports; such reports shall be performed by
the archaeological or cultural resources shall be submitted to the California Historical
Resources Regional Information Center; construction in the vicinity of the find shall be
accomplished in accordance with current professional standards and shall not recommence
until this work is completed;
C. the project applicant shall assure that project personnel are informed that collecting
significant historical or unique archaeological resources discovered during development of
the project is prohibited by law; prehistoric or Native American resources can include: chert
or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing
shell and bone dietary debris, heat -affected rock, or human burials; historic resources can
include nails, bottles, or other items often found in refuse deposits;
d. if human remains are discovered, there shall be no further excavation or disturbance of the
discovery site or any nearby area reasonably suspected to overlie adjacent human remains
until the project applicant has complied with the provisions of State CEQA Guidelines
Section 15064.5(e); in general, these provisions require that the County Coroner shall be
notified immediately; if the remains are found to be Native American, the County Coroner
shall notify the Native American Heritage Commission within 24 hours; the most likely
descendant of the deceased Native American shall be notified by the Commission and
given the chance to make recommendations for the remains; if the Commission is unable to
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
identify the most likely descendent, or if no recommendations are made within 24 hours,
remains may be re -interred with appropriate dignity elsewhere on the property in a location
not subject to further subsurface disturbance; if recommendations are made and not
accepted, the Native American Heritage Commission will mediate the problem. (cultural
resources; Planning)
The motion was seconded by Commissioner Auran.
Discussion of motion:
The applicant shall work with staff to ensure that the demolition of the former hospital demolition is
not delayed.
Noted that the stack support structures should be painted as well.
Chair Vistica called for a voice vote on the motion to approve. The motion passed 5-0-2-0 (Commissioners
Lindstrom and Cauchi absent). Appeal procedures were advised. This item concluded at 9:08 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 August 16, 2010:
Granted a finding of "public convenience and necessity" related to R & M Broadway 76's request for
a Type 20 alcohol sales permit from the California Alcoholic Beverage Control Board (ABC).
Adopted an amendment to the City's construction hours limitations, granting the Building Official
authority to grant up to a 20-day exception from construction hours limits for projects exceeding
40,000 square feet of gross floor area.
FYI: 1269 Cortez Avenue — review of requested changes to a previously approved Design
Review project:
Accepted.
FYI: 1257 Drake Avenue — review of requested changes to a previously approved Design
Review project:
Accepted.
XII. ADJOURNMENT
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CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes August 23, 2010
Chair Vistica adjourned the meeting at 9:11 p.m.
Respectfully submitted,
Sandra Yie, Secretary
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