Loading...
HomeMy WebLinkAbout102504PCmin CITY OF BURLINGAME PLANNING COMMISSION MINUTES 501 Primrose Road, Burlingame, CA October 25, 2004 Council Chambers I. CALL TO ORDER Chair Osterling called the October 25, 2004, regular meeting of the Planning Commission to order at 7:05 p.m. II. ROLL CALL Present: Commissioners Auran, Bojués, Brownrigg, Keighran, Osterling and Vistica Absent: Commissioners: Keele Staff Present: City Planner, Margaret Monroe; Contract Planner, Karen Kristiansson; City Attorney, Larry Anderson; Engineer, Doug Bell III. MINUTES The minutes of the October 12, 2004 regular meeting of the Planning Commission were approved as mailed. IV. APPROVAL OF AGENDA There were no changes to the agenda. V. FROM THE FLOOR There were no public comments. VI. ACTION ITEMS Consent Calendar - Items on the consent calendar are considered to be routine. They are acted on 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. 1A. 1126 CLOVELLY LANE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW AND SPECIAL PERMIT FOR A NEW ATTACHED CARPORT (THOMAS NILAND, APPLICANT; HOLGER MENENDEZ, ARCHITECT; ILSE SAVERWALD, PROPERTY OWNER) (78 NOTICED) PROJECT PLANNER: ERICA STROHMEIER 1B. 156 PEPPER AVENUE, ZONED R-1 – APPLICATION FOR DESIGN REVIEW FOR A FIRST AND SECOND STORY ADDITION (JOSEPH CONTI, CONTI-HURLEY ASSOC., APPLICANT; TIM HALEY, TSH INTERNATIONAL ARCHITECTURE & DESIGN, ARCHITECT; MR. AND MRS. DAVID BERKE, PROPERTY OWNERS) (46 NOTICED) PROJECT PLANNER: CATHERINE BARBER Chair Osterling asked if anyone in the audience or on the Commission wished to call any item off the consent calendar. There were no requests. C. Bojués moved approval of the consent calendar based on the facts in the staff reports, commissioners comments and the findings in the staff reports with recommended conditions in each staff report and each by resolution. The motion was seconded by C. Keighran. Chair called for a voice vote on the motion and it passed 6-0-l (C. Keele absent). Appeal procedures were advised. City of Burlingame Planning Commission Minutes October 25, 2004 2 VII. REGULAR ACTION ITEM 2. 1783 EL CAMINO REAL, ZONED UNCLASSIFIED AND C-3 - (CONTINUED PUBLIC HEARING) FOR AN APPLICATION FOR ENVIRONMENTAL IMPACT REPORT AND CONDITIONAL USE PERMIT, PARCEL MERGER, ZONING TEXT AMENDMENT AND CHANGE IN ZONING ON TWO PARCELS FROM C-3 TO C-1, AND UNCLASSIFIED TO C-1 FOR HOSPITAL AND RELATED USES FOR A PROJECT TO REPLACE THE EXISTING PENINSULA HOSPITAL WITH A NEW SIX TO SEVEN-STORY HOSPITAL BUILDING, A FOUR TO FIVE-STORY OFFICE BUILDING FOR HOSPITAL SUPPORT SPACE AND MEDICAL OFFICES, A PARKING GARAGE AND A HELIPAD (239 NOTICED) PROJECT PLANNERS: MAUREEN BROOKS/KAREN KRISTIANSSON (CONTINUED FROM SEPTEMBER 27, 2004) Reference staff report October 25, 2004, with attachments. CP Monroe presented the report, reviewed criteria and staff comments; 134 conditions were suggested for consideration. The Commissioners asked: Chair Osterling reopened the public hearing and explained the procedure for public comments. He asked the applicant present the changes since the last meeting. Oren Reinbolt, project manager, read a letter from Bob Merwyn, President, Mills Peninsula Health services, thanking the Commission, staff and the community for their input and help in making this a better project; noted that the project affects peoples’ lives in a personal way and that an earthquake could bring the current hospital’s work to a halt. Mr. Reinbolt discussed the evolution of the present design, starting with the originally proposed project that was found in the EIR to have six unavoidable environmental impacts; the EIR presented two alternatives, A and B, which the hospital looked at thoroughly and found were not feasible. Next the hospital met with the study group and went over 5 or 6 other alternatives. In a nutshell because of site constraints, they found that the hospital cannot be on the Trousdale side, and combining the Medical Office Building (MOB) and the garage would not solve the problem. The grades are difficult and are set by the elevations of the El Camino Real access and the Trousdale Drive access. There were many other issues with the original design—the lack of open space on El Camino, the location of the garage near the neighbors, the inward-facing design of the hospital, the community's gateway image, the location of the heliport at the intersection of Trousdale Drive and El Camino Real—so the original project is less desirable than the project that is before the Commission tonight. The turning point in this design was figuring out that the water line could be moved, which really opened up the site; the staff report includes numerous conditions with which the applicant has concurred, or in some cases at their suggestion, in response to the neighbors’ concerns. The hospital has made changes to the project, including: 1) moving the easement five feet further away from the Davis Drive rear property lines, 2) adding a significant berm over part of the easement, assuming that is approved by the San Francisco Water Department, 3) the eight neighbors immediately abutting the project can pick the landscaping behind their homes and consult with the landscape designer, 4) the applicant will work with the neighbors to find a common fence, or possibly two kinds breaking at the Davis Drive entrance, 5) looking into and undergrounding the utilities on the southern property line, if possible, 6) agreeing to the higher noise standard and monitoring the site after buildout, 7) agreeing to close the Davis Drive access at the end of the project, sooner if it can’t be adequately controlled by a gate or guard, 8) restricting Davis Drive access to hospital staff only, 9) potential second access from Marco Polo Way across the lot during construction, but there are some issues that need to be worked through, 10) probably can’t save eucalyptus trees at end of Albemarle, but will work with City to plant trees up to 60’ and could also possibly plant off-site at the end of Albemarle, 11) monitoring parking quarterly and taking steps if there are violations; also, they have had City of Burlingame Planning Commission Minutes October 25, 2004 3 three different consultants look at the parking and are convinced that there is enough parking on the site at all times during construction, 12) bringing the project back to the Commission if they want to implement paid parking, 13) meeting with neighbors about options for demolition, which will meet all requirements and be sensitive to neighbors, especially since the new hospital will be the closest neighbor, and 14) supporting placement of public art on El Camino Real. Mr. Reinbolt concluded stating that the hospital has intended all along to be a good neighbor, but the current hospital is not designed to be a good neighbor; the design for the new hospital will make the good intentions function better; for example, the old emergency generators, come on with a blip that would kill all the computers in the hospital, so they were always tested at four in the morning, but the new generators will take over smoothly and so won’t need to be tested in the middle of the night. Commissioners asked questions of the applicant: Could you describe the changes in the landscaping? Focusing on the Davis Drive side, the changes include providing a berm a minimum of 8-10 feet tall next to the hospital to increase height of tall trees, berming up to the cooling towers, providing a dense growth of redwoods two to four layers deep with some smaller deciduous trees to lighten it up. What is the timeframe of the planting? The hospital will plant vegetation along the Davis Drive fences as soon as the water easement and line is moved. What about landscaping between Coronado Way and Marco Polo Way? The space available on the hospital side varies from four to seven feet wide, which will be heavily planted. Some medians in the parking lot facing south will also be widened and planted with tall redwoods. This planting will be done as soon as possible, and the trees should be about 8-10 feet tall when the hospital is built. The smaller trees will be about five feet tall when installed, and redwoods will be about ten feet tall. If the utilities can be undergrounded, could mature oaks be moved to the 15 foot landscaping strip? That would be determined by the amount of setback needed from the underground utilities, but mature trees are very expensive and there is a long area to mitigate. The question is how to mitigate using the biggest species possible. What year landscaping is shown on the drawings? Twelve years. Redwoods grow two to three feet per year and can grow up to 100 feet in nature, easily to 50 to 60 feet tall. For the cooling tower, the noise issues were already mitigated and now berming is proposed, so would that even further mitigate the noise? Yes, that’s correct. Where is the emergency generator located now? It is located inside the structure behind the cooling towers, and uses the cooling tower’s sound walls to mitigate the noise. Was there any discussion of adding landscaping on the private Davis Drive properties if desired? Yes, the landscape designer will look at the view lines out windows and so on and would plant where needed. Would the landscaper meet with all Davis Drive neighbors? This has been proposed for the neighbors from El Camino Real to Coronado Way, but the hospital would be willing to do this for all the neighbors to Marco Polo Way as well. How does landscaping work throughout the site with this design? The garage is away from Davis Drive, there is significant open space along El Camino Real, the design breaks up the structures along El Camino Real and provides more interest, view corridors are provided through the site to the hills, there is more of a gateway presence, the design is not as inward oriented, but is related more to the commercial area which should help the shopping center, the Davis Drive side is quiet in that there is no activity on that side of the hospital, the hospital will act as a sound wall for noise from the airport, while the current hospital reflects noise into the neighborhood. Commissioners continued asking questions of the applicant: What were the considerations for selecting the proposed tree species? There were several factors, a sense of scale — since it is a tall building, tall trees were appropriate to help diminish the building; looking for evergreens that branch to the base and that would do will in the damp microclimate; Redwoods seemed like the best choice, especially since they would relate to the redwood grove that is already on the site and help frame the project, Redwoods are California natives. Because the redwoods can be dark, they will be fronted by two other kinds of trees which are lighter. What City of Burlingame Planning Commission Minutes October 25, 2004 4 about landscaping along the parking garage? Two tree species, Chinese hackberry on El Camino Real and either scarlet oak or magnolias on Trousdale, will be planted as street trees. There will also be a ten foot wide planting strip right next to the garage. Commissioners asked a number of questions about the two revised designs for the MOB the Renderings (called revised design) and the sketches (called alternate design): What design changes have been proposed to the medical office building (MOB)? The hospital has been listening, and heard concern about the glass upper portion of the MOB, which was modern and felt federal in style and out of character for the area; also concern about the lack of caps on the MOB and the number of glazing systems, which needed to be simplified. These changes were incorporated into two alternate approaches one shown in the Renderings and one in the Sketches; discussion moved between the features shown on the two alternatives. The project needs to both create a public face on El Camino Real and create good office space. To respond, the architect has increased the parapet height and tried to activate the whole façade and make it less monolithic. There is more pre-cast concrete creating a punched-out, somewhat classical look. The two-story dining area now has a metal panel behind, and the pilasters have been emphasized to support the canopy at the top. Is the revised wall system similar to the hospital? Yes, it uses the same two kinds of glass and gray mullions around the glass. Will the anodized tile lose differentiation when looked at straight on from Davis Drive homes and look very bland, or can the tiles be further differentiated? The tiles have been anodized to make them warmer and so they have variation to make them more interesting. The tiles can be made with more differentiation, but it's a fine line because with too much differentiation they will look jumpy or like a checkerboard. Although Davis Drive homes won't be moving around, the change in lighting during the day caused by the sun will provide a sense of movement. Can the pre-cast concrete be warmed up to avoid an institutional look, or could the marble be brought up on the building? The rendering doesn't do the pre-cast concrete justice. There are two shades of pre-cast, with ribs in the darker shade that will cast shadows and give a corduroy look. Will the stairs on the El Camino side of the MOB be open for public use, for employees to use as an entrance and get a cup of coffee before starting work, for example? Yes, but they will need to be able to gate the stairs off at night somehow. Having the stairs there should help to increase activity along El Camino Real; people will be able to spill down the stairs into the open space, which should fit with the City's goals for the area. The Commission continued with other questions about the project: What safety precautions have been taken for the oxygen tanks? They will be inside a solid, concrete, crash-proof bunker and will be at least fifty feet from the nearest structure. Construction is tightly code-controlled. What will the noise impacts be from the oxygen tanks on people driving along El Camino Real? CP Monroe suggested that knowing what time of day the tanks would be filled might help in addressing the impacts. The tanks are filled two times each week at about 10 AM. Filling them at night is what is loud, so there could be a prohibition against that. Why can't the Davis Drive access be closed at the beginning of the project? There is a potential bottleneck for construction, and they need at least three access points. The hospital would have some flexibility if the other entrance from Marco Polo Way is feasible, but that isn't known for sure yet since the commercial neighbor and water district need to agree. The hospital will monitor and control use of the Davis Drive access and will close the access if it's not controlled to the City's satisfaction. Use of the access could actually decrease since patients and visitors will park in the garage, and staff may not want to enter near the construction. How long will the Davis Drive entrance be open? The hospital would like to keep the entrance open until the existing hospital is demolished. Can the hospital continue to monitor parking after construction to ensure that there really is enough parking? Yes, the hospital would be willing to continue monitoring. Why does a condition prohibit trucks from parking on the site for more than 48 hours when the trucks will be going to the warehouse? CP Monroe stated that this condition is there for policing potential City of Burlingame Planning Commission Minutes October 25, 2004 5 abuse, often from off-site. The applicant also explained that not all trucks stop at the warehouse. The hospital is the home base for the food truck which runs daily and also for vans that shuttle between campuses, so prohibiting parking for no more than 24 hours appeared punitive to the hospital, but they can live with 48 hours. Will the truck delivery hours be posted in public view at the loading dock? The hospital can do that. Additional questions from the Commission included: What about construction hours, are they regulated in the municipal code? CA Anderson stated that construction hours are limited in the municipal code but that the Commission often imposes additional restrictions, and the Commission could ask the applicant about what hours would be appropriate. Could we limit construction hours on Sundays and holidays? Yes, the hospital would need as much time as possible, but would be willing to limit hours on Sundays and holidays. Will there be a gate installed at the Marco Polo entrance to restrict this entrance to staff use when the project is finished? The hospital has been ambivalent about that and isn't sure that it's needed, but if it is seen as a significant by the Commission or the neighborhood, it would probably be acceptable. The concern is that automated gates do sometimes break and then what, especially in a back lot like that. Are the laboratory and the food preparation facilities in the MOB rather than the hospital, and if so, could that be a problem in case of a disaster? There will be a stat lab in the hospital itself as well as a 72-hour supply of food in the hospital itself. Also, the MOB will be built as well as many hospitals are constructed and the hospital will be the strongest north of Los Angeles, so it would take a very big earthquake to bring down either of these. Is alternate, lower lighting for night time included in the patient rooms on the Davis Drive side? Yes, that will be in place for all patient rooms. Chair Osterling asked for a five minute recess from 9:05 to 9:10 p.m. Chair Osterling asked for public comment on the project, including reactions to the building design. Speakers included the following people: Dan Anderson, 728 Vernon Way; Victor Richmond, 1653 Balboa; Pat Giorni, 1445 Balboa; Terry Huebner, 1708 Davis Drive; Leonie Wohl, 1608 Davis Drive; George Silvestri, Jr., Attorney for Lunardi's Supermarkets; Vince Muzzi, 1818 Gilbreth Road, Suite 200; Kevin Nelson, 1654 Albemarle Way; Michael Wood, 1828 El Camino Real #802; John Leung, 1700 Hillside Drive; Paul Demosthenes, 1644 Balboa; Fran Chilcoat, 2804 Trousdale Drive; Alan Cerro, 4758 Cross Road, Livermore, co-owner of Burlingame Plaza; Nancy Fraser, 1645 Albemarle Way; Chris Foley, 1504 Davis Drive; Michael Lu, 1515 Davis Drive; Steve Purdue, 1601 Davis Drive. Thanks for all the extra work that has gone into this, still some concerns, including: the visual character of the building which is still too industrial and too governmental; there will be a parking deficit from day one since there are 1504 hospital employees and only 1462 spaces; noise and air pollution during construction will be horrendous; trucks turning out on to El Camino Real will be a major catastrophe; the corner of the site has improved but not enough, would be good to put the MOB on the garage; neighborhood is noisy with airplanes, trains and trucks, but that is transitory noise and people can live with that—the cooling towers will be continuous noise, and the current towers are already very loud on a warm night, with the project they will be two to three times closer, so that needs to be reviewed; for architecture, would like to bring Julia Morgan back; putting core services in the MOB doesn't sound like a good idea, they should be in the hospital then reduce the MOB and put it over the garage; should have some greenery on the western part of Davis Drive, although this may be difficult with the utilities and drainage; should be no construction on Sundays or holidays, and limited on Saturdays to 9-4 or 10-4, noise from the site should be no louder than it is now; Lunardi's is concerned about continued left-turn access from Trousdale before Magnolia, businesses need to make deliveries to Magnolia and to Plaza Lane, glad to hear that City won't prohibit mid-block left turn from Trousdale and would like that acknowledged, if traffic increases the City should have two left-turn lanes with one going into the Plaza, concerned also that fee parking at hospital could cause people to park at City of Burlingame Planning Commission Minutes October 25, 2004 6 shopping center but that appears to be addressed by the conditions; abhor the design with the long wall on El Camino Real with few windows and no sense of what it's about, need enforcement for maintenance of landscaping because hospital has never maintained landscaping, should have bigger trees—10 foot trees are laughable and big trees aren't that expensive, valet parking should be ongoing, still confused about intersection access at the emergency entrance between Magnolia and Marco Polo Way, need to have teeth in the regulations for parking because the hospital hasn't been willing to control it in the past, the MOB looks pretty generic, what about handicapped access for that stair to the cafeteria, aluminum is similar to a project in Dallas where it was reflective and burned the grass, for the hours of construction there could be different sets of hours, with shorter times allowed nearer Davis Drive, longer times further away, and interior work at any time. Public Comments continued: Proposed landscaping is small, and the Commission needs to look at costs to Davis Drive residents as well as costs to hospital, they will make money and need to pay for what is needed, all the alternatives have gone away, need more parking, project needs to integrate with greater Burlingame, eucalyptus trees at Albermarle are sound wall and concerned about noise impacts with them gone, the hospital should also take care of impacts on the back side (El Camino frontage) of properties on Albemarle, who will take care of the economic impact of the project, the project is low on the commercial side and taller on the residential side which seems backwards, the hospital can spend more to do it right; construction will have a lot of impacts, not looking forward to working at the hospital during construction but need to look at the big picture of having state of the art hospital, staff wants to be right down the hall from the hospital to provide quality care, not across the street, look forward to working at hospital and using its services once it's built; hospital says they can't change grades but that's what bulldozers are for; don't think this is how any of us imagined the gateway would look, hospital is noble cause but neighbors feel railroaded because they have been told that this is the way the project is, Commission needs to push back harder to make the project better, should have a condition that the berm be 8-10 feet tall, need larger redwoods installed, hospital may protect homes from airport noise, but with the winter flight path the hospital could reflect noise; has the Commission received a petition with over 200 signatures opposing moving the entrance of the hospital to Trousdale Drive, and will those signatures be on the record, CP Monroe responded that the petition was included in the attachments for tonight's meeting; Burlingame Plaza owners' association is concerned that the project should not impact the traditional Trousdale entrance to the shopping center, and it is unacceptable to redirect traffic to the shopping center alley; oppose the revised plan, new landscaping won't fix the absence of large trees and loss of sky views, ask for story poles or something to help neighbors visualize the project; still believe that there are alternatives that could move the project further away from Davis Drive, problem is that they've split operations, neighbors are hearing that this is the only plan but there have been other plans and the constraints on the project are self-imposed, the design is not in character for Burlingame; before buying our house seven or eight months ago, we visited the hospital and looked out the windows and could see into our house, but with the curtains closed we could only see outlines, now with hospital closer they will see everything inside our house, hospital should not be built next to a residential area, cannot sacrifice the neighborhood, need to find a better solution; could some facades be stepped back, don't feel we've exhausted all options, style is out of character with the neighborhood and city, need a new skin; if the parking garage goes in first, will people have to walk through the construction site, is that safe. The applicant responded to public comments. This is a not-for-profit hospital with a local board, profits are returned to the community, there are no shareholders and this is not a Wall Street company; in terms of the alternatives, the hospital spent a lot of money looking at alternatives and then met with neighborhood and shared all the work that had been done; the hospital has been looking at alternatives for four to five years, and filed application two years ago, feel we have exhausted all of the alternatives; the District hired a second-opinion architect who endorsed Alternative C, and there was also the EIR consultant who came up City of Burlingame Planning Commission Minutes October 25, 2004 7 with two alternatives in the EIR which started the process that ended in this project; the idea that there must be another way has been thoroughly exhausted at this point; for parking, if we just looked at the total number of employees we would have a 600-700 stall parking shortage today, and that is clearly not the case; the key is the 24-hour operation, with probably half the staff on the evening or night shifts. Commissioners questions for the applicant, staff, and the EIR consultant: the number of helicopter landings per month; the size of the trees; the timeline for the study of undergrounding the utilities along the southern property line? that will be done by the end of the year; could the cooling towers be moved around to the west? that would impact the Emergency Department area and parking, would increase operating costs and also cooling towers are sound barrier for the emergency generator located on the first level; what level hospital will Burlingame be getting? state-of-the-art facility as good as anywhere in U.S., programmatically different from large teaching hospital with 1,000 beds, but will be best community hospital anywhere; request for show of hands from audience on whether the design projects the image of Burlingame; how would left turn into Burlingame Plaza from Trousdale Drive work? the project would remove the current left-turn pocket, but it would still be legal to turn left into the driveway, although they would need to cross the left-turn pocket into the hospital as well as the westbound lanes of traffic; could there be a "keep clear" space in front of the driveway? possibly but that would encourage left turns there which would be safer at signalized Magnolia Drive; what were the traffic intensities at the left turn into the Plaza? the peak was about 60 vehicles per hour; since traffic studies are speculative, would it be reasonable to evaluate the situation after the project is built and then mitigating the left turn as necessary? could possibly reduce the hospital left turn queue length, but don't see any possibility of reducing it that much, but it's possible that something could be done; thought the noise from the cooling towers would be reduced? environmental document shows an increase of 0.04 dBA at the property line, the condition limits increases to 3 dBA which is about the lower limit that the average ear can detect; what about Mr. Anderson's critique of the parking? Fehr & Peers has done parking studies at the existing site and found that the need is met though not exceeded, but Mr. Anderson's tables assume an existing deficit, all employees are not on site at one time so he may be overstating the issue; does the parking requirement consider the MOB and its employees, yes that was included. There were no further comments and the public hearing was closed at 10:30 p.m. Commission discussed the following topics and suggested amendments to the conditions: the ambient noise level and the noise of the cooling towers; the appropriate size of the trees at installation; on going maintenance of landscaping and replacement if necessary; planting vines on garage to break up the mass of the faces fronting the streets; have the final landscape plans come back as an FYI to the Commission at the various stages of installation; if neighbors agree provide screening trees in neighbors back yards; landscaping should address wind effects created by project on Davis Drive homes; continued monitoring of on-site parking for sufficiency after construction; use Davis Drive access for staff only 6:00 a.m. to 6:00 p.m., if increase over 100% of existing, reevaluate and modify timing of the oxygen refill; adjusting hours of construction with greater limits for grading, foundation and exterior construction within 150 feet of the southern property line; construction hours apply only to actual construction activities; post delivery hours on the loading dock; providing public art at the corner of El Camino and Trousdale; encouraging exchanging surface parking for future shared parking structures when the 4.15 acre parcel is developed; expand number of helicopter trips so that still reasonable but sufficient room for operation; in natural or national emergency circumstances override limitation; study eastbound left turn off Trousdale into shopping center, find solution, implement to maintain that access. Chair Osterling called for a break at 11:15 p.m. The meeting reconvened at 11:25 p.m. Commission discussed project design: the revised treatments for the MOB are a substantial improvement, City of Burlingame Planning Commission Minutes October 25, 2004 8 giving the roof more weight reflects a residential look and is good, the punch-out look and fenestration change, looks more like true divided light windows seek in residential uses; think that this revised proposal provides enough guidance for us to approve, refinements which might occur during construction can return FYI to the commission as noted in conditions; the skin of the project still does not fit in with the architectural style of the City, feel it could look outdated in 15-20 years, it has a Silicon Valley, industrial look and majority of residents here tonight oppose it (show of hands). Difficult to fit an institutional structure into a residential neighborhood, have done a good job of breaking up the mass and bulk by calling attention to features such as the towers; design item on table tonight is the medical office building, two schemes presented tonight, their qualities should be combined: • focus on the lower two or three stories because that is where the pedestrian visual impact will be; • should break the void at the cafeteria and the glass; use a glazing type similar to that of the stair towers on the hospital building combination of clear and translucent glass bands; • the horizontal striation breaks the vertical mass of the glass along the sight line; • treatment of the windows at the top should employ a window system component that reflects the other parts of the building, vary design from the stair tower so that the scale of the windows reflects an individual office in order to differentiate this area from the stair tower style; • the series of ribs on the building should end in an event at the top to add visual interest and to help the façade; • like the cornice of the alternative on the Sketches, something happening at the cornice and to visually relate the support of the cornice to the vertical elements of the façade; • window scheme used should reflect part of the hospital on the second and third story sections; • use polished granite at base if building at eye level rather than institutional ribbed cement; • use warmer stone continuously along the stairway and at the area entry inside to invite the public in and add interest; • removing the strong horizontal elements on the lower portion of the building will reduce the "Silicon Valley" look, consider extending/connecting the vertical elements of the upper floors somehow through to the ground floor at the base; • concerned that the horizontal elements across the glazing look like scaffolding on the front of the building; • should look at how to make louvers across the building have less weight, open up, fade out; • windows on the lower level of the medical office building should be changed/increased to mimic those on the hospital; • landscape plan along El Camino should include larger, screening vegetation and should support the "entry statement" on El Camino, add appropriately scaled trees, shrubs and vines between the building and the SF water easement, and on the easement as possible; • know that the stair on El Camino is not a main entry but should it be more ADA accessible; In support of the project requests the Commissioners state the following reasons and findings in support of certifying the environmental impact report, making findings of overriding consideration, the conditional use permit and design review, and the change in zoning designation, amendment to the zoning text to allow medical office buildings in an overlay zone at the hospital and on the conceptual map proposal, in addition to the findings made for the environmental document, rezoning, change to zoning text and conceptual lot line adjustment and tentative parcel map in the record of the initial public hearing on September 27, 2004: the hospital is the largest employer in the City, retaining it is important to the city's economy especially at a time when many local industries and businesses are moving to the East Bay, and it is important for the City to encourage and continue the location health care uses close to our residents; given the importance of continuing the present health care services and the placement of the existing hospital, the replacement City of Burlingame Planning Commission Minutes October 25, 2004 9 hospital will need to be located on the lower portion of the site where it would be almost impossible to not have a significant impact on the open sky view on Davis Drive; the hospital needs to stay open because it is very hard to attract people to a new hospital and the current employees and staff will move to other locations; this is the best project for replacing the hospital, it is not perfect, the monitoring of the conditions during construction and after will be important to its success particularly noise and landscape which is important to view, but this is a full service hospital, it has been in the community since the 1950's, it is important to the city's economic base and it is a part of our community; neighbors on Davis Drive and Albemarle purchased properties with a hospital in place and with the chance that the hospital would change or relocate, and other immediate neighbors will benefit; responded to concerns and relocated the parking garage, have taken the neighbors concerns into account and maintained an acceptable balance, will be an asset to the community; have looked at mitigation based on new location and past experience, feel that the applicant has done their best to make best use of the campus; C. Brownrigg noting that the adequacy of the environmental document had been discussed at the September 27, 2004 meeting and that those conclusions are a part of this record and that the hospital is a critical part of the city's economic and technical base so it is appropriate to override fo r the specific reasons noted in the draft statement of overriding considerations the two significant and unavoidable effects caused as noted in the Final Environmental Impact Report so moved to recommend the Final EIR and Statement of Overriding Considerations to the City Council. The motion was seconded by C. Vistica. Chair Osterling called for a voice vote on the motion to recommend certification and the draft statement of overriding considerations to the City Council for their action including the findings and reasons supporting this action made at the September 27, 2004, Planning Commission meeting. The motion passed on a 6-0-1 (C. Keele absent) voice vote. C. Auran moved to approve the conditional use permit for the replacement hospital, medical office building and parking garage and height including all site improvements and landscaping by resolution and for the reasons stated in the record tonight and at the September 27, 2004, Planning Commission meeting, with the required mitigations from the Final EIR which encompass the Mitigation Monitoring Plan for the project and the following conditions as amended by the commission: 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., dated September 10, 2004; (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 square feet; (Planning, Building) 3. that the project shall provide a minimum of 1,490 parking spaces, with 809 spaces in the parking garage and no more than twenty (20) percent of the required parking shall be in compact parking spaces; (Planning, Building) 4. that construction shall be carried out in the phases described in the Environmental Impact Report and the phasing plans dated September 10, 2004; (Planning, Building, Public Works) 5. that the approved exterior design of the medical office building shall be further refined by the applicant pursuant to Commission direction at the October 25, 2004 Planning Commission meeting, and the refined design shall be submitted to the City planner for review and approval City of Burlingame Planning Commission Minutes October 25, 2004 10 prior to issuance of the building permit for the parking garage; if the City Planner determines that the submitted exterior design is inconsistent with the exterior design approved by the Commission, 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 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 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; (Planning) 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) City of Burlingame Planning Commission Minutes October 25, 2004 11 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 at the corner of the site at El Camino Real and Trousdale Drive; 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 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; (Planning) 19. that the surface parking area which is a part of the lease agreement for this development shall 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; required parking for the hospital can be met after CEQA review by joint use of an appropriately located and sized multi-level parking structure by amendment to this conditional use permit; (Planning) Traffic, Parking and Transportation: 20. that neither the hospital or medical office building nor any other use on the site shall charge employees, clients, patients or visitors for the use of on-site parking without an amendment to the conditional use permit, for which the application shall include traffic and circulation studies documenting the impacts of a pay-for-parking program on the site access, on-site circulation, use and shift of use of on-site parking, impact on access to and from any part of the site, and any possible impact on off-site and on-street parking in the vicinity of the hospital and medical office building; (Planning) 21. that the applicant shall develop a Transportation Demand Management (TDM) program for the hospital and medical office building which shall be approved by C/CAG and the City of Burlingame consistent with C/CAG requirements, and that the required facilities for the TDM program shall be included in the plans for each facility prior to filing the plans for the new hospital structure with the California Office of Statewide Health Planning and Development or issuance of a building permit for the parking garage, whichever comes first, and shall be installed and/or implemented prior to occupancy of each structure; (Planning) 22. that the applicant shall do a baseline study and then monitor parking usage quarterly throughout construction, and if the monitoring reports, resident complaints and/or staff observations demonstrate that parking for this project is occurring off-site, the hospital shall propose modifications on-site to address the increase above the baseline which shall be approved by the City Engineer; and the approved necessary changes shall be implemented as soon as feasible by the hospital operator; (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 City of Burlingame Planning Commission Minutes October 25, 2004 12 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) 25. that during construction, no vendor vehicles serving the hospital shall gain access to or from the hospital site from Davis Drive; (Public Works) 26. 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) 27. 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; 28. that the applicant shall include language in all construction documents prohibiting all construction traffic from using the Davis Drive entrance; (Planning) 29. 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) 30. 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) 31. 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) 32. 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) 33. that use of the fire access lane on the south side of the property shall be limited to pedestrians and emergency vehicles only; (Planning) 34. 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) 35. that the hours for delivery at the hospital loading dock off El Camino Real shall be limited to City of Burlingame Planning Commission Minutes October 25, 2004 13 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 delivery of medical equipment or consumable medical supplies that are required for 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) 36. 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) 37. 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) 38. 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 ) 39. 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) 40. 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) 41. 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; the identified solution shall be incorporated into the roadway improvements on Trousdale to be installed by the applicant; (Public Works) Signals: 42. 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) 43. 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) City of Burlingame Planning Commission Minutes October 25, 2004 14 44. 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: 45. 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) 46. 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) 47. that helicopter service to the site shall cease during construction as required by the Federal Aviation Administration and the CalTrans Division of Aeronautics; (Planning) 48. 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) 49. 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: 50. 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) 51. 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, City of Burlingame Planning Commission Minutes October 25, 2004 15 and the design shall be approved by the City Engineer before issuance of an encroachment permit; (Public Works) 52. 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) 53. 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) 54. 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) 55. that detailed plans for the modifications proposed to the medians along El Camino Real shall be reviewed and approved by CalTrans and 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) 56. 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) 57. 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: 58. 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 ) 59. 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) 60. 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) 61. 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 City of Burlingame Planning Commission Minutes October 25, 2004 16 Department of Public Works; (Public Works) 62. 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) 63. 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) 64. 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) 65. 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) 66. 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) 67. 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) 68. 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) 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 pathway 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 City of Burlingame Planning Commission Minutes October 25, 2004 17 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 City of Burlingame Planning Commission Minutes October 25, 2004 18 approved plans, including the 4.15 acre area to be left for future use by the Peninsula Hospital District, shall be hydromulched and planted with materials which will meet NPDES erosion control requirements and shall be properly irrigated and maintained with ground cover until the use of the land changes; (Public Works) 87. the applicant shall submit a report from a certified arborist citing measures to be taken to protect trees during construction, particularly the redwood grove behind the Magnolia Gardens Care Center, and that report shall be approved by the City Arborist prior to issuance of a building permit for the garage and that protection shall be installed for each phase of construction as required by the City Arborist before grading and/or building permits are issued for the phase of work; (City Arborist) 88. that planters with irrigation shall be installed as approved by the Planning Department and City Arborist on the upper roof level of the parking garage as shown on the landscape plans before an occupancy permit shall be issued for the garage, plant materials shall be approved by the City 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, refilling and servicing of the oxygen tanks 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) 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) 93. that the oxygen storage tanks adjacent to the loading dock shall only be filled three times a City of Burlingame Planning Commission Minutes October 25, 2004 19 week during daylight hours, and only between the hours of 8:00 a.m. and 5:00 p.m.; (Planning) 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 the grading, foundation, framing and exterior cladding of all structures or portion of structures within 150 feet of the southern property line; in this area construction shall be limited to the hours of 8:00 a.m. to 6:00 p.m. Monday through Saturday and no construction on Sundays and holidays as defined in C.S. 13.04.100; these construction noise restrictions shall not apply to work done within the building after it is fully enclosed; construction on all other portions of the site shall comply with the City's adopted construction hours, although there shall be no exterior construction on the site on Sundays and Holidays; (Planning) 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 BFI 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) 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 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 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) 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 City of Burlingame Planning Commission Minutes October 25, 2004 20 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) 101. that the applicant shall investigate the feasibility including P.U.C. approval of moving the San Francisco Water Line Easement along the rear of the properties facing Davis Drive north to increase the planting area between the property line and easement to at least 15 feet, the City Engineer shall review the study and shall determine the viable setback; however that setback shall be no less than 10 feet at any point except where the existing line connects to the new line at Balboa extended; (Public Works) 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) 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 palate 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 are a reasonable or better way to address the wind or visual impacts caused by the project; the entire planted area 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) 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 palate 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 City of Burlingame Planning Commission Minutes October 25, 2004 21 best location to achieve the landscape goals for the location; (Planning, City Arborist) 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) 106. that if the eucalyptus trees at the end of Albemarle Drive cannot be retained, the applicant shall investigate relocating them within the planting area between the hospital’s southern boundary and the San Francisco Water Easement; if this is not a viable option as determined by the City Arborist, the applicant shall with the cooperation of the City plant a tree variety selected by the City Arborist, at a size selected by the City Arborist, which will achieve at height of at least 25 feet in six years and a maximum height of at least 60 feet, irrigation shall be provided to this cluster of trees and they shall be planted with irrigation when the water line installation is completed and before a building permit is issued for the medical office building; (Planning, City Arborist) 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) 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; Noise: 110. that the applicant shall establish a 24-hour baseline of the noise generated by the current cooling towers at the closest point to the property line facing Davis Drive prior to commencing any demolition or construction on any portion of the site, and shall insure that after construction is completed with the full operation of the hospital and cooling towers that the noise level of the cooling towers at the Davis Drive (south) property line of the hospital site shall not increase over the dBA generated by the current cooling towers and should the noise level from the new cooling towers exceed the current dBA of the cooling towers at the south property line, the applicant shall cause the noise level from the cooling towers to be reduced or relocate them; City of Burlingame Planning Commission Minutes October 25, 2004 22 failure to comply shall result in review of the conditional use permit; (Planning) 111. that the applicant shall establish, before construction, an adjusted current ambient baseline without cooling tower noise, and should the noise level at any property line exceed 3 dBA over ambient at any time of day, the hospital operator shall take whatever steps are necessary to reduce the noise increase to less than 3 dBA, the City Planner shall review the measures taken and subsequent study shall confirm that the operation is within the maximum 3 dBA limit; failure to make correction based on complaint shall result in review by the Planning Commission; 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) 113. 114. 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 more than 24 consecutive hours; (Planning) 115. 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) Construction/Design 116. 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) 117. 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 City of Burlingame Planning Commission Minutes October 25, 2004 23 implemented immediately as directed by the City Engineer; (Public Works) 118. 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) 119. 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; Public Works) (VQ 1.1) 120. 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; Public Works) (VQ 6.1) 121. 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) (TR 2.1) City of Burlingame Planning Commission Minutes October 25, 2004 24 122. that the project sponsor shall be responsible for converting the eastbound through lane on Trousdale Drive at El Camino Real to a shared left-through lane; the project sponsor shall be responsible for extending the existing dedicated left-turn lane to provide 145 feet of storage (a 35-foot extension) for vehicles turning left; the left-turn pocket (145 feet) and the extra capacity in the shared left- through lane (about 380 feet) would be sufficient to accommodate the 400-foot queue length; (transportation; Public Works) (TR 2.2) 123. 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) (TR 2.3) 124. 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) (TR 2.4) 125. 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 60-foot taper; (transportation; Public Works) (TR 2.5) 126. that the project sponsor shall be responsible for providing signage on eastbound Trousdale Drive to notify shoppers going to the Burlingame Plaza that access to the shopping center is from Magnolia Avenue; requirements for signage shall be included in project construction drawings and specifications to be fulfilled by the contractor; (transportation; Public Works) (TR 3.1) 127. 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) 128. 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) 129. 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) prior to the start of Phase 2, to ensure that construction traffic would have a less-than-significant impact; (transportation; Public Works) (TR 10.1) 130. 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) 131. that the project sponsor shall be responsible for lengthening the left-turn pocket on northbound El City of Burlingame Planning Commission Minutes October 25, 2004 25 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) 132. 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) 133. that the project sponsor shall incorporate the following practices into the construction documents to be implemented by the project contractor, and these practices shall be provided to the City Planner for approval prior to the issuance of building permits; a. maximizes the physical separation between noise generators and noise receptors; such separation includes, but is not limited to, the following measures: • use heavy-duty mufflers for stationary equipment and barriers around particularly noisy areas of the site or around the entire site; • use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; • locate stationary equipment to minimize noise impacts on the community; and • 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; Public Works) (NO 1.1) 134. 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: City of Burlingame Planning Commission Minutes October 25, 2004 26 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) (AQ 1.1) 135. that MPHS shall retain a qualified environmental specialist (e.g., a Registered Environmental Assessor or similarly qualified individual) to inspect existing buildings subject to demolition for the presence of asbestos, polychlorinated byphenyls (PCBs), mercury, lead, or other hazardous materials; MPHS shall submit the report to the City prior to demolition, together with an explanation of how the project will address any issues identified in the report; if found at levels that require special handling (i.e., any building material containing 0.1 percent asbestos, paint that contains more than 5,000 parts per million of lead, or any building materials known or suspected to contain PCBs or mercury), MPHS shall manage these materials as required by law and according to federal and state regulations and guidelines, including those of the Department of Toxic Substances Control (DTSC), BAAQMD, California Occupational Safety and Health Administration (Cal/OSHA), County of San Mateo Health Services Agency (CSMHSA), and any other agency with jurisdiction over these hazardous materials (hazardous materials; CSMHSA) (HM 1.1) 136. 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) (HM 2.1) 137. that in the event that contaminated soil or groundwater is encountered, MPHS shall comply with the City of Burlingame Planning Commission Minutes October 25, 2004 27 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; CSMHSA) (HM 2.1) 138. 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) (HY 1.1) 139. 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 a grading or building permit; (hydrology; Public Works) 140. 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; Parks and Recreation) (BR 1.1) 141. 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; City of Burlingame Planning Commission Minutes October 25, 2004 28 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; Parks and Recreation) (BR 1.2) 142. that the removal of trees, shrubs, or weedy vegetation shall be avoided during the February 1 through August 31 bird nesting period to the extent possible; if no vegetation or tree removal is proposed during the nesting period, no surveys shall be required; if it is not feasible to avoid the nesting period, a survey for nesting birds shall be conducted by a qualified wildlife biologist no sooner than 14 days prior to the start of removal of trees, shrubs, grassland vegetation, buildings, grading, or other construction activity; survey results shall be valid for 21 days following the survey; therefore, if vegetation or building removal is not started within 21 days of the survey, another survey shall be required; the area surveyed shall include all construction sites, access roads, and staging areas, as well as areas within 150 feet outside the boundaries of the areas to be cleared or as otherwise determined by the biologist; in the event that an active nest is discovered in the areas to be cleared, or in other habitats within 150 feet of construction boundaries, clearing and construction shall be postponed for at least two weeks or until a wildlife biologist has determined that the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; (biological resources; Parks and Recreation) (BR 2.1) 143. 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; Parks and Recreation, City arborist) (BR 3.1) 144. 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) (UT 5.1) 145. 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 City of Burlingame Planning Commission Minutes October 25, 2004 29 alteration of the materials and their context shall be avoided pending site investigation by a qualified archaeological or cultural resources consultant retained by the project applicant; construction work shall not commence again until the archaeological or cultural resources consultant has been given an opportunity to examine the findings, assess their significance, and offer proposals for any additional exploratory measures deemed necessary for the further evaluation of and/or mitigation of adverse impacts to any potential historical resources or unique archaeological resources that have been encountered; b. if the find is determined to be a historical or unique archaeological resource, and if avoidance of the resource would not be feasible, the archaeological or cultural resources consultant shall prepare a plan for the methodical excavation of those portions of the site that would be adversely affected; the plan shall be designed to result in the extraction of sufficient volumes of non-redundant archaeological data to address important regional research considerations; the work shall be performed by the archeological or cultural consultant, and shall result in detailed technical reports; such reports shall be performed by the archaeological or cultural resources shall be submitted to the California Historical Resources Regional Information Center; construction in the vicinity of the find shall be accomplished in accordance with current professional standards and shall not recommence until this work is completed; c. the project applicant shall assure that project personnel are informed that collecting significant historical or unique archaeological resources discovered during development of the project is prohibited by law; prehistoric or Native American resources can include: chert or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing shell and bone dietary debris, heat-affected rock, or human burials; historic resources can include nails, bottles, or other items often found in refuse deposits; d. if human remains are discovered, there shall be no further excavation or disturbance of the discovery site or any nearby area reasonably suspected to overlie adjacent human remains until the project applicant has complied with the provisions of State CEQA Guidelines Section 15064.5(e); in general, these provisions require that the County Coroner shall be notified immediately; if the remains are found to be Native American, the County Coroner shall notify the Native American Heritage Commission within 24 hours; the most likely descendant of the deceased Native American shall be notified by the Commission and given the chance to make recommendations for the remains; if the Commission is unable to 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 C. Bojués. Comment on the motion: this project is in compliance with the City's General Plan and the recently adopted Specific Area Plan for the North Burlingame area, and with the C-1 and ultimately Unclassified zoning designation on the site, and as such, given the project design, it will, not be detrimental to the community and the built in mitigations will help to reduce existing and most future impacts to acceptable levels; the conditions of approval and the amendments made by the commission will address long term the compatibility of the hospital with its surrounding community. City of Burlingame Planning Commission Minutes October 25, 2004 30 Chair Osterling called for a voice vote on the motion to approve the conditional use permit for the hospital and related uses on the site and for height with the mitigations, mitigation monitoring plan and the amended conditions of approval with the findings stated in the records of the September 27, 2004, and tonight's meetings. The motion passed on a 6-0-1 (C. Keele absent) voice vote. C. Brownrigg moved to approve the commercial design review for the hospital, medical office building, parking garage and associated structures with the direction given tonight including the condition that the staff review and commission be made aware of any changes to the design, by resolution with the amended conditions of approval including the mitigation monitoring plan as included in the conditions of approval. The motion was seconded by C. Auran. Discussion on the motion: revised project is a significant improvement over the original in terms of meeting community design goals as stated in the General Plan and the North Burlingame Specific Plan, it is much more inviting for pedestrians, makes a reasonable transition from El Camino to the entry plaza, better transition to the adjacent residential areas; many people share concern about the texture, cold glass and metal tile on the proposed buildings, feel that the textured concrete and warm colors of the palate will help soften the structures. This is improved over the existing 9-story building, reduced the height, added redwood trees at base for transition, makes a positive and better gateway statement, relocation of the water line increased the setback to 60 feet or more along El Camino and Trousdale allowing creation of a "gateway" element; condition that requires City Planner to review changes to materials and keep Commission informed will insure that the identified concerns continue to be addressed if any changes are made to the facades of any of the buildings or to the landscaping which is integral to the design of the project. Chair Osterling called for a voice vote on the motion to approve the commercial design review. The motion passed on a 5-1-1 (C. Bojués dissenting, C. Keele absent) voice vote. The City Attorney noted that although the Commission's decision on the conditional use permit and the design review are final, since the remainder of the project will go to the City Council for action, these decisions will automatically move forward and do not need to be appealed. C. Vistica noted that the commission had given direction on the rezoning, change to the C-1 zoning text, and on the conceptual lot line adjustment and tentative map at the September 27, 2004, meeting he would move to formally recommend these items to the City Council for approval action, for the reasons stated at the September 27, 2004 meeting. The motion was seconded by C. Keighran. Chair Osterling called for a voice vote on the motion to recommend to City Council the proposed rezoning, change to C-1 zoning text, and on the conceptual lot line adjustment and tentative map. The motion passed on a 6-0-1 (C. Keele absent) voice vote. CA Anderson requested the Commission to adopt the resolution addressing the entire project including the Environmental Documents and findings of Overriding Consideration, the conditional use permit, the commercial design review, the rezoning, change to the C-1 zoning district, and the conceptual lot line adjustment and tentative map with the mitigations serving as the mitigation monitoring plan and the conditions of approval as amended by the Planning Commission. C. Brownrigg moved to adopt an inclusive resolution which addresses the entire project and all the project requests including Environmental Documents and findings of Overriding Consideration, the conditional use City of Burlingame Planning Commission Minutes October 25, 2004 31 permit, the commercial design review, the rezoning, change to the C-1 zoning district, and the conceptual lot line adjustment and tentative map with the mitigations serving as the mitigation monitoring plan and the conditions of approval as amended by the Planning Commission. The motion was seconded by C. Vistica. Chair Osterling called for a voice vote on the motion to adopt an inclusive resolution to address all the items brought forward with the project including recommendation on the certification of the Final EIR and Statement of Overriding Consideration; the action on the conditional use permit for the use and height and the commercial design review; and the affirmative recommendation on the rezoning, change to the C-1 zoning district regulations, and the conceptual lot line adjustment and tentative map and including the mitigation monitoring plan in the conditions of approval. The motion passed on a 6-0-1 (C. Keele absent). CP Monroe noted that this item would be scheduled for a public hearing before the City Council on November 15, 2004, at 7:00 p.m. in the Council Chambers. She also noted that the applicant would return to the Planning Commission with an FYI to confirm the changes to the façade of the medical office building on November 8, 2004. This item concluded at 12:25 a.m., Tuesday, October 26, 2004. VIII. DESIGN REVIEW STUDY ITEMS There were no design review study items for review. PLANNER REPORTS There were no Planners Reports. The Council meeting of October 18, 2004, will be reviewed at the next Planning Commission meeting, November 8, 2004. XI. ADJOURNMENT Chair Osterling adjourned the meeting at 12:25 a.m. Respectfully submitted, Michael Brownrigg, Secretary S:\MINUTES\unapproved minutes 10.25.04.doc