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HomeMy WebLinkAbout06.23.08 PC Minutes - APPROVEDCITY OF BURLINGAME PLANNING COMMISSION APPROVED MINUTES City Council Chambers 501 Primrose Road - Burlingame, California June 23, 2008 - 7:00 p.m. I. CALL TO ORDER Chair Cauchi called the June 23, 2008, regular meeting of the Planning Commission to order at 7:00 p.m. II. ROLL CALL Present: Commissioners Auran, Brownrigg, Cauchi, Terrones, Vistica and Yie Absent: Commissioner Lindstrom Staff Present: Community Development Director, William Meeker; Senior Planner, Maureen Brooks; and City Attorney, Larry Anderson III. MINUTES Commissioner Yie moved, seconded by Commissioner Auran to approve the minutes of the June 9, 2008 regular meeting of the Planning Commission, with the following change: Page 3, Item 2a. 2520 Valdivia, second bulleted item: The neighbors n4ade changes to the maste bedroom suite instafling a solid stuGc-e wall on a patio, the wall doesn 1 allow wews when seated in the widen The neighbors removed the glass patio door from their master bedroom and closed up that space with a stucco wall. They also replaced a four -foot fence with a six-foot fence; the new fence blocks the view when seated in the patio area. Motion passed 6-0-0-1 (Commissioner Lindstrom absent). IV. APPROVAL OF AGENDA There were no changes to the agenda. V. FROM THE FLOOR Joel Weise, 3 Kenmar Way; noted his objections regarding the proposed project at 2700 Summit Drive (Design Review Study item from June 9, 2008 Planning Commission agenda). There is a proposal to install a fence on the public sidewalk. View obstructions will occur. His home is adjacent to the property, but not shown on the plans; average setback is not accurate. Most of neighbors are objecting to the setback calculation. The owners have gone around asking the neighbors not to object to the plan; neighbors were intimidated not to get in the way of the project. With respect to the Variance; it speaks to the look, feel and mass of the structure; the house is nearly 5,000 square feet and includes an in-law unit; this does not fit with the neighborhood, the home is too large. The applicant has already built a fence within afoot or two of the street; have encroached into a public easement. All of the adjacent neighbors object to the plans. Commissioner Auran recused himself from participating in the discussion regarding Agenda Item 1, since he has a business relationship with the applicant. CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 VI. STUDY ITEMS 1. 350 LORTON AVENUE, ZONED C-1, SUBAREA B — APPLICATION FOR PARKING VARIANCE FOR CONVERSION OF RETAIL SPACE TO FINANCIAL INSTITUTION (WACHOVIA BANK) (ROB SHINE, APPLICANT; ANN SABATINI, PROPERTY OWNER; AND CHRISTY BATES, CALLISON ARCHITECTS, ARCHITECT) PROJECT PLANNER: ERICA STROHMEIER Community Development Director Meeker presented a summary of the staff report, dated June 23, 2008. Commission comments: ■ How many other businesses along Lorton have received parking Variances? ■ Financial institutions are prohibited on Burlingame Avenue; where is the dividing line between Subarea A and Subarea B; what is the Downtown Specific Plan Citizens Advisory Committee intention regarding this type of use? Concern that banks in the downtown core do not promote pedestrian activity. ■ Consider window treatments on Lorton Avenue and California Drive frontages to address the concern with the pedestrian environment. ■ Is the parking in -lieu fee available as an option (Senior Planner Brooks — it can be considered as an option). ■ This is an extensive application for a parking Variance, a 30 percent parking shortage for the use. ■ What are the applicant's intentions regarding the building facades; changes? ■ Verify if it is truly the applicant's intention for the project to be LEED certified. ■ Will this be a full -service retail bank? ■ Are there numbers for traffic and parking from the prior tenant; this is a significant intensification, there could be potential parking and traffic issues. ■ Applicant may wish to discuss parking arrangements in conjunction with II Fornaio's valet parking program. 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 7:21 p.m. Commissioner Auran returned to the dais. 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 Cauchi asked if anyone in the audience or on the Commission wished to call any item off the consent calendar. There were no requests. Commission Auran noted that he would abstain from voting regarding Agenda Item 2c, since he lives within 500-feet of the property. 2a. 2673 MARTINEZ DRIVE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND HILLSIDE AREA CONSTRUCTION PERMIT FOR MAIN AND LOWER LEVEL ADDITION TO A SINGLE FAMILY DWELLING (MARWAN ZEIDAN, APPLICANT AND PROPERTY OWNER; AND DAVID MIRAFLOR, DESIGNER) PROJECT PLANNER: LISA WHITMAN (continued from June 9, 2008 2 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Planning Commission Meeting) 2b. 1459 OAK GROVE AVENUE, ZONED R-3 — APPLICATION FOR AMENDMENT TO CONDOMINIUM PERMIT AND PARKING VARIANCE FORA NEW THREE-STORY, THREE -UNIT RESIDENTIAL CONDOMINIUM (DALE MEYER APPLICANT AND ARCHITECT; AND MIKE PRESCOTT, PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN (continued from June 9, 2008 Planning Commission Meeting) 2c. 1277 BALBOA AVENUE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, FRONT SETBACK VARIANCES AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A NEW SINGLE FAMILY DWELLING AND DETACHED GARAGE (JAMES CHU, APPLICANT AND DESIGNER; AND BOB AND CINDY GILSON, PROPERTY OWNERS) PROJECT PLANNER: LISA WHITMAN Commissioner Vistica 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 Terrones. Chair Cauchi called for a voice vote on the motion and it passed 6-0-1 on Items 2a and 2b (Commissioner Lindstrom absent); 5-0-1-1 on Item 2c (Commissioner Lindstrom absent, Commissioner Auran abstained). Appeal procedures were advised. This item concluded at 7:22 p.m. VIII. REGULAR ACTION ITEMS 3. 2520 VALDIVIA WAY, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND HILLSIDE AREA CONSTRUCTION PERMIT FOR A SINGLE STORY ADDITION TO A SINGLE FAMILY DWELLING (ROBERT MEDAN, APPLICANT AND ARCHITECT; AND LEE AND MARGIE LIVINGSTON, PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN (continued from June 9, 2008 Planning Commission Meeting — Request to Continue by applicant) Continued at the request of the applicant. The matter will be re -noticed prior to appearing on a future agenda. 4. 1837 HUNT DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT, SIDE SETBACK VARIANCE AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A FIRST AND SECOND STORY ADDITION TO A SINGLE FAMILY DWELLING (BACILIA MACIAS, SPATIAL ART, INC., APPLICANT AND DESIGNER; AND CHRIS DUNNING, PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated June 23, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. Twelve (12) conditions were suggested for consideration. Chair Cauchi opened the public hearing. He indicated that he would participate in the discussion of the item, but would abstain from voting, since he had not participated in the prior discussion regarding the item. Chris Dunning, 1837 Hunt Drive; represented the applicant. Have considered all neighbors in the project design; and have taken their input into consideration. Described changes made to plans; have incorporated all of the Commission's recommendations. Provided photos of homes in the area. 3 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Commission comments: ■ Asked if the applicant has visited the neighboring property to observe the views (Applicant — no significant views are impacted). ■ Not convinced regarding the detailing of the rail on the rear deck; most in the area don't move into the "commercial" character (Applicant — willing to re -design rail as an FYI if required). ■ Match the character of the rear column with the design of the front column. ■ Concerned regarding view blockage from the neighbor's (1847 Hunt Drive) kitchen window. Public comments: Thomas Nuris, 2171 Junipero Serra Boulevard, Daly City; represented Mr. and Mrs. Theodore Vlahos , 1847 Hunt Drive; the kitchen view blockage is significant, the space is used the majority of the time. Believe that the design should be revised to eliminate the view impact. Moving the addition into the rear yard would impact the applicant's use of yard space, but should be balanced with impacts upon the neighbor's view. Extend the addition at ground level without impacting views of neighbor. There were no further comments and the public hearing was closed. Additional Commission comments: ■ Believe that view blockage from the kitchen is substantial; quality of life in neighbor's house will be impacted. ■ The pattern within the block is single -story homes. ■ Breakfast room and den views are also affected. ■ Reasonable addition, but there is view blockage; wouldn't want to set a precedent by allowing view blockage in this instance; there are other alternatives to expand the residence. ■ Massing hasn't changed too much with modifications that have been made; sense was that the prominent views were to the southwest; were hopeful that the designers would shift the massing somewhat; concern about views wasn't a prominent a discussion point during the initial discussions. ■ Applicant has worked to modify the design as directed; can be supported, though there are some view impacts. ■ The two-story design is appropriate for the site; the ordinance that makes the hillside area valuable emphasizes distant views; views of trees and sky have not been deemed significant in the past. If the regulations are used injudiciously, could become problematic; be mindful thatjust blocking light does not count as a valuable view. ■ Preservation of back -yard space is important over view space. ■ Blockage of air and sunlight do not reach level of being substantial from a view blockage standpoint. ■ Distant view of trees is significant; the proposal creates a significant view blockage. Commissioner Auran moved to deny the application without prejudice. The motion was seconded by Commissioner Yie. Discussion of motion: 51 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Appreciates the applicant's willingness to work through the issues, but there are alternatives for an addition that will not impact the neighbor's view. View impact is significant. Design of house was intentional, promoted views from the property. Chair Cauchi called for a voice vote on the motion to deny the application without prejudice. The motion passed 3-2-1-1 (Commissioners Terrones and Brownrigg dissenting, Commissioner Cauchi abstaining, Commissioner Lindstrom absent). Appeal procedures were advised. This item concluded at 7:53 p.m. Commissioner Auran recused himself from participation on Agenda Item 5 due to a business relationship with the applicant. 5. 1317 CABRILLO AVENUE, ZONED R-1 —APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR DECLINING HEIGHT ENVELOPE FOR A NEW, TWO-STORY SINGLE FAMILY DWELLING AND DETACHED GARAGE (BOB AND CINDY GILSON, APPLICANT AND PROPERTY OWNER; AND CHU DESIGN AND ENGINEERING, DESIGNER) PROJECT PLANNER: ERICA STROHMEIER Reference staff report dated June 23, 2008, with attachments. Community Development Director Meeker presented the report, reviewed criteria and staff comments. Thirteen (13) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: None James Chu, 55 West 43rd, San Mateo, and Bob Gilson, 30 Woodgate Court, Hillsborough; represented the applicant. Met with three of the neighbors that spoke at the prior hearing. Spoke to Principal at Our Lady of Angels; not worried about shadows in the parking lot; there is not a problem with shadow casting on the school yard. Willing to work with neighbor at 1321 Cabrillo Avenue regarding landscaping and fence issue raised in letter to Commission. Public comments: Mary Ann Martinez and Sue Martinez, 1321 Cabrillo Avenue; Rolando Pasquale, 2836 Hillside Drive; and Peter Lu, 1315 Cabrillo Avenue; concerned that the project will take away more of the light from the neighboring property; it appears to be much taller; the deviation from the declining height envelope will impact the use of the garden of the neighbor's home; revise the design of the wall outside the neighbor's dining room to improve the view; the neighbor is willing to accept having the new home's rear wall at the same location as the rear wall of the existing home; spoke to Judith O'Rourke at Our Lady of Angels, she indicated that she is obligated to inform the School Board of the project; the relevant time to assess shadow impacts is during the fall and winter months; the neighbors would not likely have a problem with a project of a similar size to the existing home; the project is out of character with the neighborhood; moving the home back further on the lot would affect the usability of neighbor's rear yard; could the design be revised to reduce the mass. Additional Commission comments: 5 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 ■ Would neighbor prefer the placement of the home closer to the street, or moved away to the rear by 4-feet; it will not likely impact the neighbor's garden (James Chu — the rear of the proposed home and the neighbor's home are nearly equivalent; clarified that the maximum height of the structure is 25'/2 feet, roughly 8-inches taller than the neighboring home to the left). ■ Clarified that the new home is still shorter than the existing home; similar to both neighbor's homes. ■ Clarified that new home is only 0.43-foot taller than the neighboring home. ■ Requested clarification of front setback. There were no further comments and the public hearing was closed. Further Commission comments: ■ Spoke to issue of presenting the project to Our Lady of Angels; if we look at shadow casting of this residence, then the Commission must look at shadow casting of Our Lady of Angels on Cortez Avenue. ■ The two story home is only 8-inches taller than the adjacent home on the left; applicant has made an effort to bring down the scale of the home to be more accommodating to the street; the porch design makes the design approachable. ■ The neighbor's input has resulted in a better project. ■ The house is handsome; fits well, though there is more roof massing. ■ Minimal impact upon the neighborhood; is appropriate design for the street. ■ Not concerned with potential shadow impacts. ■ Could be helpful in the future to have existing elevations submitted with a proposal for a new residence. ■ The project has been reduced in height by 4.5 feet. ■ Suggested hipping the roofline on the second floor (rear) of the house; could be a benefit to the right hand neighbor. Commissioner Vistica 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, June 11, 2008, sheets A.1 through A.6, landscape plan and boundary and topographic survey, and that any changes to building materials, exterior finishes, footprint or floor area of the building shall require an amendment to this permit; 2. that the design of the roof at the rear gable shall be revised with a hip roof design; 3. that the conditions of the Chief Building Official's and the NPDES Coordinator's April 25, 2008 memos, the City Engineer's May 14, 2008 memo, and the Fire Marshal's April 28, 2008 memo shall be met; 4. that demolition for 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; 5. that any changes to the size or envelope of the basement, first or second floors, or garage, which would include adding or enlarging a dormer(s), moving or changing windows and architectural features or changing the roof height or pitch, shall be subject to Planning Commission review; 6. that prior to issuance of a building permit for construction of the project, the project construction 0 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 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 during demolition of the existing residence, site preparation and construction of the new residence, the applicant shall use all applicable "best management practices" as identified in Burlingame's Storm Water Ordinance, to prevent erosion and off -site sedimentation of storm water runoff; 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; 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 foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 12. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 13. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Department; and 14. that prior to final inspection, Planning Department 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: 7 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Declining height envelope encroachment is inherent with the style; is there to enhance the architecture of the project. House is pushed to one side to accommodate driveway and detached garage; places bulk at one side of the lot, declining height envelope encroachment is minimized. Chair Cauchi called fora voice vote on the motion to approve. The motion passed 5-0-1-1 (Commissioner Auran recused, Commissioner Lindstrom absent). Appeal procedures were advised. This item concluded at 8:27 p.m. Commissioner Auran returned to the dais. 6. 1783 EL CAMINO REAL/1501 TROUSDALE DRIVE, ZONED UNCLASSIFIED — APPLICATION FOR AMENDMENT TO CONDITIONAL USE PERMIT TO INCREASE THE FLOOR AREA OF THE PROPOSED PROFESSIONAL OFFICE BUILDING BY ADDING A FLOOR FOR THE PENINSULA HOSPITAL REPLACEMENT PROJECT (MILLS -PENINSULA HEALTH SERVICES, APPLICANT; PENINSULA HEALTH CARE DISTRICT, PROPERTY OWNER; AND ANSHEN + ALLEN, ARCHITECT) PROJECT PLANNER: MAUREEN BROOKS Reference staff report dated June 23, 2008, with attachments. Senior Planner Brooks presented the report, reviewed criteria and staff comments. One -hundred forty-six (146) conditions were suggested for consideration. Chair Cauchi opened the public hearing. Commission comments: Have Mitigation monitoring panel disbanded 60-90 days following project completion, in case problems occur at conclusion of project. Chris Ovlen, Mills -Peninsula Health Services, 1501 Trousdale Drive; Kevin Day, Anshen + Allen Architects; and Larry Kollerer, program manager, Mills Peninsula Health Services; represented the applicant. Commission comments: ■ Requested clarification regarding the "foundation" business model. ■ Concern regarding massing on El Camino frontage. ■ Concern regarding sheathing of HVAC enclosure (Day: will be painted the same tone as the metal panels on lower levels); not persuaded that the type of screening is the best solution; Should give some thought to a better treatment for the HVAC sheathing. ■ Treatment of access road needs further thought as part of the overall project. ■ Kiosk for valet parking; was encouraged so that there is advanced thought given to the design ■ Not too concerned regarding the massing on El Camino; feels that the bay window breaks up the mass. ■ Asked if the equipment sheath is tall enough to block equipment (Day — yes). ■ Treatment of access road questioned (Kollerer— is primarily a fire road; would make more sense to put money into other aspects. Believes that road view will be blocked by landscaping). ■ The access road could become a highly used asset for nearby residents. ■ Question regarding configuration of helipad; how is it treated; how visible is it (Ovlen - at same height; but now a pre -fabricated steel structure). Public comments: A CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Pat Giorni, 1445 Balboa Avenue; Luciana Kinser, 402 Heather, San Mateo; Terry Huebner, 1708 Davis Drive; Simoune Almasi, 1605 Davis Drive; Janelle Morgan, 3 Emerald Court, San Mateo; regarding fire road; originally sold as a walking path akin to the healing gardens. Were told that it was also a fire road; would need to be heavily surfaced to accommodate loads. At last health board meeting it was stated that the new foundation is related to Palo Alto Medical Foundation merger. Is the glass canopy going to shatter during an earthquake or other trauma? What is the total of freed up beds that is moving to Magnolia Gardens? What services will be offered in the new facility; will more and separate staff be hired? Will food service be from main hospital? All of this needs to be taken into account in the new traffic analysis. Magnolia Gardens remodel; will it solely be under State permitting, or will it come to the City for review? Spoke to public art and process for review. Concerned that some aspects of outpatient services may be eliminated, as may be the helipad. Has State heliport permit been issued for the helipad? Noted requirement that the Planning Commission review any physical changes before facility licensed as a trauma center. Should consider an additional condition stating that the helipad must be constructed and licensed for operation prior to issuance of occupancy for the Professional Office Building. Additional floor will outweigh benefits of having a helipad from a cost consideration. Concern for employees is that everything must be put in writing for everything to be done. Commented regarding fitness facility and whether it will be included in the project. PC would be giving approval of a plan that may not benefit the entire community. Concerned regarding some of the information in the packet to the Planning Commission. Parking on Davis Drive may be closer than the parking garage. Have been asked to consider having limited term parking in front of the residences on Davis Drive. Were told that Mills -Peninsula would take care of the parking problems, and recited commitment from hospital CEO that they would keep employee vehicles off the streets. Doesn't feel that their homes should be devalued by placement of limited term parking. City should have more meetings with the neighborhood to identify solutions to parking problem; consider closing down the alley. Could place a guard at Marco Polo entrance to address parking problems. There are other alternatives that haven't been considered. Questioned mitigation monitoring panel condition; does construction include demolition of hospital, landscaping, will concerns and questions be addressed if they are not construction related. Will the City create another venue to consider other issues? Doesn't believe employees are the current parking problem; the guests and visitors are a problem. How many vehicles will make the left turn from El Camino Real to Trousdale Drive in the morning rush hour? How will traffic conditions change? Applicant response: Larry Kollerer and Chris Ovlen; noted that the Mills -Peninsula program cannot unilaterally be changed. The fitness club facility is not an in -patient service; taking up valuable hospital space for this type of service is a difficult choice. The administration understands the employee's desire, but it comes down to changes in the length of stay of patients; demand for beds has increased beyond what was anticipated. Helipad has not been used over a four-year period. At one time there were occasional, sparse landings. It will remain in the plan; though it is unusual for a neighborhood to request it. The cost for the helipad is not large. Getting a license now is not possible since it wouldn't be in service until 2012. Believe that the present location can be licensed when the time is right (City Attorney Anderson — noted that if the helipad is eliminated, the Conditional Use Permit must be amended). Need to be able to open office building prior to construction of helipad since the old hospital must be demolished before the helipad can be built. Magnolia Gardens is and will remain a skilled nursing facility. Will place a comparable number of beds in facility to the number removed. It will be a new state of the art facility. Did not count parking on Magnolia Gardens site. Number of beds will be reduced; is only an internal remodel at this time. A larger project to upgrade the mechanical systems will occur in a year. Glass canopy of the office building will meet seismic codes. 9 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Additional Commission comments: Health and fitness facility; is there a potential location within the office building (Kollerer - are looking at other properties on Trousdale for the facility. The doctors have a higher need). Additional Applicant response: Larry Kollerer; regarding access from Davis Drive; the hospital is willing to discuss closing this access; could impact employees that live in the area; but if it is an issue, could be vetted at Mitigation Monitoring Panel meeting. Would need to gather opinions from a broader scope of the neighborhood. There were no further comments and the public hearing was closed. Further Commission comments: ■ First inclination is to support changes that will make hospital profitable and flexible to ensure that proper healthcare is provided to the community. A bit nervous that added floor may create need to eliminate other amenities; however, changes inherent in the prior approvals will need to be brought back for further modifications; supportive of specifics presented regarding additional floor. ■ Would like to see some modification to Condition 118 — allow 6-months for disbandment of Mitigation Monitoring Panel; include demolition of hospital in construction definition. ■ With respect to the fitness center; can see the trade-off if trying to be competitive. ■ The proposal is an adaptation to promote better health care. ■ Bring back sheathing of HVAC design as an FYI. • Clarify treatment of fire access road. Commissioner Brownrigg moved to approve the application, by resolution, with the following amended conditions: General: 1. 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 May 20, 2008, Sheets A1.00, A1.01, A2.00 through A2.06, Canopy Plan and Section, Elevations and Section; and that the design of the sheathing around the rooftop HVAC units on the Office Building shall be brought back to the Planning Commission as an FYI, prior to final inspection; (Planning, Building) 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 44,9 1540 parking spaces, with 80-9 822 spaces in the parking garage and no more than twenty (20) percent of the required parking shall be in compact parking spaces; (Planning, Building) 10 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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 11 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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 12 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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) 13 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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) 14 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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, 15 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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, 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) 16 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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 17 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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 IIIA and IIIB, 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) IN CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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 19 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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 20 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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 21 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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) 22 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 23 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) JR 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) 24 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) (TR 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) (TR 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) (TR 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) (TR 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) (TR 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) (TR 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; 25 CITY OF BURLINGAME PLANNING COMMISSION - Approved Minutes June 23, 2008 • 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 • 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 26 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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) 27 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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 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 m CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 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) 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 29 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 given the chance to make recommendations for the remains; if the Commission is unable to identify the most likely descendent, or if no recommendations are made within 24 hours, remains may be re -interred with appropriate dignity elsewhere on the property in a location not subject to further subsurface disturbance; if recommendations are made and not accepted, the Native American Heritage Commission will mediate the problem. (cultural resources; Planning) The motion was seconded by Commissioner Vistica Discussion of motion: None Chair Cauchi called for a voice vote on the motion to approve. The motion passed 6-0-1 (Commissioner Lindstrom absent). Appeal procedures were advised. This item concluded at 10:11 p.m. Chair Cauchi indicated that he wouldrecuse himself from participation on Item 7 since he lives within 500- feet of the property. IX. DESIGN REVIEW STUDY ITEMS 7. 337 CLARENDON ROAD, ZONED R-1 —APPLICATION FOR DESIGN REVIEW FORA SECOND STORY ADDITION TO AN EXISTING SINGLE FAMILY DWELLING (JOSE JIMENEZ, APPLICANT AND DESIGNER: AND JOSE TAPIA. PROPERTY OWNER) PROJECT PLANNER: LISA WHITMAN Reference staff report dated June 23, 2008, with attachments. Community Development Director Meeker briefly presented the project description. There were no questions of staff. Vice -Chair Terrones opened the public comment period. Jose Jimenez, 178 Ravenswood Court, Lathrop; represented the applicant. Commission comments: ■ Question regarding roofing material; will it be wood shake roof, plans are inconsistent (Jimenez — would like to know preference). ■ Right side elevation; what is happening; there is a cantilevered piece over the garage, but couldn't find it on the proposed rear elevation; correct and verify on plans. ■ Would like to see something more happening on the front of the house; but realize that the front is not being touched. ■ A lot of stucco with vinyl windows; if windows were of a higher quality it would help the design; vinyl typically discouraged; match the existing windows. ■ Consider a higher quality garage door; it is a very prominent feature. ■ There is an opportunity to improve the flow of the house; one sink servicing all bedrooms upstairs will not serve the occupants well; not improving the pathways in the house, may wish to consider. ■ The side facade of the house is important; consider looking at right elevation to see if there is another option to make the addition look less like it is planted onto the rear. ■ Look at massing over the garage door; it is a face to the house. ■ Suggested lights in the garage door to enhance the appearance from the street and functionality. ■ Consider improving access to rear yard from the interior of the home. W CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Public comments: ■ Eunice Schoenamsgruber, 332 Clarendon; concerned regarding noise from construction process (Jimenez — willing to work with neighbor to attempt to reduce noise during construction). There were no other comments from the floor and the public hearing was closed. Commissioner Auran made a motion to place the item on the Regular Action Calendar when complete. This motion was seconded by Commissioner Brownrigg. Discussion of motion: ■ Could be a candidate for design review, need improved drawings. ■ Offered design review expertise of consultants if applicant wishes to consult. ■ Is a relatively simple addition, but needs to be well thought out. Vice -Chair Terrones called for a vote on the motion to place this item on the Regular Action Calendar when plans have been revised as directed. The motion passed on a voice vote 5-0-1-1 (Commissioner Lindstrom absent, Commissioner Cauchi recused). The Planning Commission's action is advisory and not appealable. This item concluded at 10:43 p.m. Commissioner Cauchi returned to the dais. 8. 235 PARK ROAD, ZONED C-1, SUBAREA A — APPLICATION FOR COMMERCIAL DESIGN REVIEW FOR AN EXISTING RETAIL SPACE (ACE HARDWARE) (JERRY WINCES, APPLICANT AND ARCHITECT: AND BRUCE HORN. PROPERTY OWNER) PROJECT PLANNER: ERICA STROHMEIER Reference staff report dated June 23, 2008, with attachments. Senior Planner Brooks briefly presented the project description. There were no questions of staff. Chair Cauchi opened the public comment period. Jerry Winges, 1219 Howard Avenue; represented the applicant. Commission comments: ■ Will awning structure be replaced (Winges — though main one over the door will remain and be recovered). ■ Will side door remain open (Winges - yes); think about an awning over that door. ■ Will items be out front even after windows are installed (Winges - would like to have some items displayed on the street frontage); be careful, not an especially wide sidewalk. ■ Will windows allow view into the store (Winges - yes). Public comments: ■ Pat Giorni, 1445 Balboa Avenue; don't display trash cans in front of the store. There were no other comments from the floor and the public hearing was closed. 31 CITY OF BURLINGAME PLANNING COMMISSION — Approved Minutes June 23, 2008 Commissioner Brownrigg made a motion to place the item on the Consent Calendar when complete. This motion was seconded by Commissioner Yie. Discussion of motion: None Chair Cauchi called for a vote on the motion to place this item on the Consent Calendar when plans have been revised as directed. The motion passed on a voice vote 6-0-1 (Commissioner Lindstrom absent). The Planning Commission's action is advisory and not appealable. This item concluded at 10:54 p.m. X. COMMISSIONERS' REPORTS There were no Commissioner's Reports. XI. DIRECTOR'S REPORT Commission Communications: Community Development Director Meeker noted that effective July 1, 2008, the Planning Division staff will be reclassified as follows: Maureen Brooks — Planning Manager Ruben Hurin — Senior Planner Erica Strohmeier — Associate Planner Lisa Whitman — Assistant Planner Actions from Regular City Council meeting of June 16, 2008: Community Development Director Meeker noted that the City Council introduced the recent amendments to the Sign Ordinance. An appeal hearing was set for July 21, 2008 for the project at 1790 Escalante Way. FYI: 1243 Cabrillo Avenue — requested changes to a previously approved design review project: Accepted. (Staff was directed to request that the applicant extend the stone veneer down to the end of the driveway) City Attorney Anderson, noted encroachments into public right-of-way will become an issue over the course of the downtown planning effort; be cognizant of this issue. XII. ADJOURNMENT Chair Cauchi adjourned the meeting at 10:58 p.m. Respectfully submitted, Stanley Vistica, Secretary 32