HomeMy WebLinkAboutReso - CC - 019-20251
RESOLUTION NO. 019-2025
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BURLINGAME UPHOLDING THE
PLANNING COMMISSION APPROVAL OF AN APPLICATION FOR COMMERCIAL DESIGN
REVIEW, HILLSIDE AREA CONSTRUCTION PERMIT, VARIANCE, AND AMENDMENT TO
CONDITIONAL USE PERMIT FOR THE CONSTRUCTION AND OPERATION OF A NEW ATHLETIC
CENTER AND RECONSTRUCTION OF AN OUTDOOR SWIMMING POOL AT MERCY HIGH
SCHOOL LOCATED AT 2750 AND 2300 ADELINE DRIVE (ASSESSOR PARCEL NOS: 027-370-010
AND 027-370-020)
The CITY COUNCIL OF THE CITY OF BURLINGAME hereby finds as follows
WHEREAS, on January 12, 2023, Mercy High School and Sisters of Mercy (“applicant”) filed an
application with the City of Burlingame Community Development Department – Planning Division (“City”)
requesting approval of the following:
Commercial Design Review for a new, single-story athletic center (Code Section25.68.020(C)(3)(a));
Hillside Area Construction Permit for a new, single-story athletic center (Code Section 25.20.040
and Chapter 25.70);
Variance for an increase to the allowable building height to 52 feet for the athletic center where 36
feet is the maximum allowed with a Special Permit (Code Section 25.10.030 and Chapter 25.84);
and
Amendment to Conditional Use Permit to establish the closing hours for the athletic center to no
later than 10 p.m. on Monday through Thursday, with holidays and evenings before holidays
excepted, and to no later than 11:00 p.m. on Friday through Sunday, holidays and evenings before
holidays; with the exception that events held at the outdoor swimming pool will be limited to
daylight hours (Code Section 25.10.020 and Chapter 25.66);
WHEREAS, the above discretionary approvals relate to the construction of a new single-story
16,319 SF athletic center, addition of 15 parking spaces to the Grassilli parking lot, removal of 20 trees
that are of protected size, reconstruction of an outdoor pool, and the installation of updated
landscaping at Mercy High School, located at 2750 and 2300 Adeline Drive in Burlingame, California
(collectively, the “Project”); and
WHEREAS, pursuant to the below findings, the Project is categorically exempt from the
California Environmental Quality Act (CEQA) in accordance with the Class 14 categorical exemption
under Section 15314 of the State CEQA Guidelines; and
WHEREAS, the Planning Commission held a duly noticed public hearing on October 15, 2024,
at which time it reviewed and considered the staff report and all other written materials and testimony
on the Project, including the proposed CEQA exemption, and approved the Project; and
WHEREAS, Councilmember Michael Brownrigg submitted a timely written letter on October 25,
2024 requesting a Call For Review of the Project by the City Council in accordance with Chapter 25.98
of the Burlingame Municipal Code; and
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WHEREAS, on March 3, 2025, the City Council conducted a duly noticed public hearing to
consider all Project entitlements, at which time it reviewed and considered the staff report and all other
written materials and oral testimony presented at said hearing; and
WHEREAS, as a result of the oral and written testimony presented at the March 3, 2025 public
hearing, as well as the analysis in the staff report and the entire record for the Project, the City Council
hereby upholds the Planning Commission approval of the Project applications for Commercial Design
Review, Hillside Area Construction Permit, Variance, and Amendment to Conditional Use Permit, based
on the following findings relative to each aspect of the Project:
California Environmental Quality Act Findings
1. Pursuant to the staff report and the attachments and exhibits thereto, including but not limited
to the CEQA categorical exemption report incorporated herein by reference and attached as
Exhibit A, the Project is categorically exempt from CEQA pursuant to Section 15314 of the State
CEQA Guidelines for minor additions to schools, based on the following: 1) the Project is a
minor addition to the existing Mercy High School within existing school grounds; and 2) the
Project does not increase the original student capacity by more than 25% or ten classrooms,
whichever is less, because student capacity (i.e. enrollment capacity) at Mercy High School is
540 students before the Project and 540 students after the Project, and the total area of the
proposed new gymnasium and outdoor swimming pool would be slightly less than the use
area of the existing outdoor swimming pool and tennis courts they would replace, resulting in a
reduction of overall physical education area.
2. None of the exceptions to the Class 14 categorical exemption found in Section 15300.2 of the
State CEQA Guidelines applies to the Project:
15300.2(b). Cumulative Impact. There are no other successive projects of the same
type or scale planned for the Project site. Therefore, a cumulative impact of successive
projects of the same type in the same place over time would not result in a significant
cumulative impact.
15300.2(c). Significant Effect. The Project site is located on a portion of developed high
school campus. Unusual circumstances do not occur at the site. The context–a high
school campus located in a residential neighborhood in proximity to residential and
institutional uses and historic resources–is also not unusual. The Project would involve
new and upgraded facilities on developed portions of the site, a common occurrence at
public and private schools and other institutions. The Project would not have a reasonable
possibility of resulting in significant effects on the environment specifically due to unusual
circumstances.
15300.2(d). Scenic Highways. The Project site is not on or visible from a California
Scenic Highway; the nearest scenic highway is State Route 280, approximately one mile
west of the site, and Mercy High School is not clearly visible from this highway due to
intervening distance, topography and trees.
15300.2(e). Hazardous Waste Sites. The Project site is not located on a site which is
included on any list compiled pursuant to Section 65962.5 of the Government Code.
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15300.2(f). Historical Resources. No existing buildings would be demolished or
substantially altered. New construction would be located in place of existing tennis courts
and a pool. The tennis courts and pool are located outside the boundary of the designation
for the National Register of Historic Places (NRHP) listing of Kohl Mansion, are not
historically associated with the development or significance of Kohl Mansion, and are
therefore not historical resources pursuant to CEQA. The Project would not result in a
substantial adverse change to Kohl Mansion such that its significance would be materially
impaired pursuant to Section 10564.5 of the State CEQA Guidelines.
Commercial Design Review Findings
1. The proposed new building size and design are consistent with the General Plan and are in
compliance with all applicable provisions of Title 25, all applicable design guidelines, all other
City ordinances and regulations, and most specifically, the standards established in the Design
Review Criteria above, as applicable. That the 14:12 roof pitch design is compatible with the
defining architecture of the Kohl Mansion on the property; the exterior materials for the new
building, such as the brick veneer, concrete slate roofing, and a thermal storefront window system
with simulated divided lites, are consistent with the architectural style and mass and bulk of other
structures in the immediate area.
2. The Project will be constructed on an existing parcel that is adequate in shape, size, topography,
and other circumstances to accommodate the proposed development and that the Project
complies with applicable zoning maximums for lot coverage and floor area and that the proposed
athletic center is proposed to be built on the existing level, graded area where the tennis
courts and outdoor pool are located; and
3. The Project is designed and arranged to provide adequate consideration to ensure the public
health, safety, and general welfare, and to prevent adverse effects on neighboring property
because the proposed project complies with all zoning district development standards as the
proposed athletic center gymnasium will be soundproofed according to current building code
standards and the athletic center outdoor pool will not have the lighting or ability to host events
after dark so that neighbors will not be adversely affected by noise from the uses; and that the
traffic impacts associated with the new uses will take place primarily outside both morning and
afternoon peak school traffic hours.
Hillside Area Construction Permit Findings
1. The proposed athletic center is consistent with the purpose of the Hillside Overlay Zone and
does not have a substantial impact on adjacent properties or on the character of the immediate
neighborhood in that 1) the proposed new building is single story and is located on a steeply
sloped lot so that the new building mass is well below the skyline of the properties that are
higher and located to the north, west, and south of the subject site; 2) that the substantial existing
tree cover on the site screens the new building from the surrounding properties uphill form the
building; (3) that the new building will be soundproofed according to current building code
standards; 4) that the outdoor swimming pool will not contain outdoor lighting or ability to host
events after dark so that neighbors will not be adversely affected by noise from the uses; and 5)
that the traffic impacts associated with the new uses will take place primarily outside both
morning and afternoon peak school traffic hours.
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2. The proposed athletic center complies with the development standards found in Section
25.20.040(B) through (I) as shown on the proposed plans.
(B) That the athletic center is designed to preserve existing distant views to San Francisco
Bay, the San Francisco Airport, and Mills Canyon from primary indoor living areas in that
the gymnasium building is not as tall as several of the existing buildings on the site and
will be sited in an area that is downhill from residences surrounding the site.
(C) That the athletic center is located in the most accessible, least visually prominent, most
geologically stable portion of the site in that the athletic center is located on an area that
was previously graded and developed as tennis courts and an outdoor swimming pool
and is setback from Adeline Drive and Hoover Avenue and screened by existing and
proposed trees on the site.
(D) That any grading for the athletic center will comply with building permit requirements
outlined in BMC Section 18.20 and that the athletic center site is located primarily in the
footprint of the existing tennis courts and pool, and the proposed construction worker
vehicle parking is located in an existing graded parking lot, so that the amount of
grading for the athletic center has a reduced scope compared to an alternate building
site on the school grounds.
(E) That the Project will have only one new driveway, which complies with BMC Section
25.40.070 where applicable and shall comply with the California Uniform Fire Codes, as
amended by the City of Burlingame.
(F) That the Project does not have any covered parking spaces and therefore there is not a
need for reduced setbacks to parking to reduce grading.
(G) That the retaining wall at the right (east) side of the new gymnasium building creates a
flat building site and is less than six feet in height from existing grade.
(H) That no proposed stilt-like structures or equipment under such structures are proposed
with the Project.
(I) That the existing pattern of landscape screening with various trees is proposed to
continue with the proposed Project landscaping and the replacement trees required to
be planted.
Variance Findings – Building Height
1. There are exceptional or extraordinary circumstances or conditions applicable to the property
involved that do not apply generally to property in the same district, and the use of the property
will be compatible with the aesthetics, mass, bulk and character of existing and potential uses of
properties in the general vicinity in that the project site is unique because of its size and grade
changes, as well as its educational facility use. The proposed height of the building is measured
from an elevation point at the curb, where the grade elevation at the building location is up to 18
feet higher from the curb elevations and that the height of the building measured from adjacent
grade is 37’-3”. The proposed front setback of over 25 feet and the existing tree cover on the
upslope leading to the new building will provide screening from neighboring properties along
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Adeline Drive. The proposed maximum height of 36 feet in the zoning code is appropriate for
single unit dwellings in the R-1 zoning district, but does not allow for the required building heights
for conditional uses such as the high school; and that the athletic center, which is a standard
facility for a school, that is built to meet the code height maximum would not be functional for
the intended sport uses such as volleyball and basketball. The proposed height for the gymnasium
building of the athletic center is approximately the same as other two-story buildings on the site,
such as the Classroom Wing, and is shorter than the existing height for the nationally listed historic
Kohl Mansion and therefore the building will blend with the character of the high school campus;
and that the proposed use is in conformance with current land use regulations.
2. The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicants, and to prevent unreasonable property loss or unnecessary
hardship in that an athletic center, including a gymnasium with a standard ceiling height and
regulation-size pool, are reasonable and standard facilities for a secondary school and the student
population and school administration should be able to conduct as many standard school
operations on the school site without having to have students, coaches, and parents travel
to off-site locations.
3. The granting of the application will not be detrimental or injurious to property or improvements in
the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience in that the athletic center will be soundproofed according to current building code
standards and the outdoor pool for the athletic center will not have the above-grade lighting or
ability to host events after dark so that neighbors will not be adversely affected by noise from
the uses; and that the traffic impacts associated with the new uses will take place primarily outside
both morning and afternoon peak school traffic hours.
Amendment to Conditional Use Permit Findings
1. The proposed project and use, at the proposed location, will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare, or convenience, in that the private school athletic center pool facilities will serve
the existing student population and will accommodate standard events for typical high school
activities, some of which happen on site currently but take place out of doors; and that many of
these activities will start and end outside of the peak school commute hours.
2. The proposed use will be located and conducted in a manner in accordance with the Burlingame
General Plan and the purposes of this title, as the proposed project provides necessary school
facilities for an existing private school that has operated in the City of Burlingame since 1979.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
BURLINGAME that the applications for Commercial Design Review, Hillside Area Construction Permit,
Variance, and Amendment to Conditional Use Permit are hereby granted, subject to the following
conditions of approval:
1. that the following conditions of approval supersede all previous conditions of approval contained in
the Amendment to Conditional Use Permit approved by Planning Commission on July 26, 2010
and the Conditional Use Permit approved by City Council on January 22, 2007.
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2. that Mercy High School shall only be open during the hours of 6:00 a.m. to 4:00 p.m., Monday
through Friday, from August to mid-June, with a maximum enrollment of 540 students and 83
faculty/staff members;
3. that the maximum number of vehicle trips during the morning peak hour (7 a.m. - 9 a.m.), leaving
the main campus gate shall not exceed 180 trips, regardless of the student enrollment; and that
when school lets out in the afternoon (approximately 20 minutes before and after the last bell for
school release), there shall be a minimum of two traffic guards posted at the main gate to direct
queued traffic and to control pedestrian crossings at Adeline Drive and Alvarado Avenue;
4. that Mercy High School shall operate a minimum of three (3), 8-seat shuttles to its shuttle program
for a minimum of five shuttle trips to and from the high school and the Millbrae Caltrain/BART
lntermodal Station, or that a combination of private shuttles and City of Burlingame shuttles be
used to ferry a minimum of 7% of the student population to or from the site on a regular basis;
eligible students shall be clearly identified and assigned participation in the shuttle program; that
once the enrollment is set and at least 30 days prior to commencement of the school year, Mercy
High School shall submit report to be reviewed by the City's Traffic Engineer to verify that it is in
compliance with this condition; if this condition cannot be met, this application shall be brought
forward to the Planning Commission for review;
5. that Mercy High School shall identify and designate approximately 20-50 faculty and staff
members to use the Hoover and Mercy Center Gates for vehicular access to the school
property; that at least 30 days prior to commencement of the school year, Mercy High School
shall submit a report to be reviewed by the City's Traffic Engineer to verify that it is in compliance
with this condition; if this condition cannot be met, this application shall be brought forward to
the Planning Commission for review;
6. that Mercy High School athletic center hours shall occur no later than 10 p.m. on Monday through
Thursday, with holidays and evenings before holidays excepted, and no later than 11:00 p.m. on
Friday through Sunday, holidays and evenings before holidays; with the exception that events
held at the outdoor swimming pool will be limited to daylight hours;
7. that students shall be informed that cars shall only be parked on-site in designated parking areas;
no student parking shall be allowed to occur in the surrounding residential streets; Mercy High
School staff or representatives shall supervise and monitor campus traffic and parking at the
beginning and the end of each school day during the school year;
8. that all buses used by students or visiting teams shall be parked onsite; parking directions to onsite
parking areas shall be provided to visiting teams and schools;
9. that enrollment for summer school and sports camp programs shall be limited to a total of 275
participants; summer school and camps may occur only during the hours of 8:15 a.m. to 3:15 p.m.
Monday through Friday;
10. that Montessori Preschool shall be open only during the hours of 9:00 a.m. to 1:00 p.m. Monday
through Friday, with a maximum enrollment of 30 students;
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11. that all vehicles delivering students to the Mercy High School and Montessori school sites or
picking students up from the schools on the site shall enter the school campus area though the
gates to the site and drop students off or pick them up on-site at locations designated by each
school;
12. that in addition to service deliveries, any parking along the service road (shown as
"EASEMENT" on Plot Plan attached as Attachment 1 to 2-21-07 City staff report and Grassilli
Parking Lot on the plans date stamped September 9, 2024) and the service road parking area
shall be limited to parking for faculty and staff of Mercy High School and the Montessori school
only; no student parking shall be allowed along the service road or in the service road parking
area;
13. that any intensification of use including maximum number of students enrolled in the school,
number of support educators and staff or summer school and sports program enrollment number,
which exceeds the maximums stated in these conditions shall require an amendment to this use
permit;
Kohl Mansion
14. that each contract for rental or use of Kohl Mansion shall include a copy of the noise limits and
other requirements for operation established in these conditions of approval along with the
requirement that the contractor shall comply with each of these requirements or cease its event
on the Kohl Mansion site;
15. that the base line for defining noise problems used on the Mercy High School site shall be the
established City standard which includes: any noise which is five (5) decibels over the ambient
noise level at the time of the event at property line; and the requirements of Chapter 10.40 of the
Burlingame Municipal Code;
16. that in order to monitor and document noise at the Kohl Mansion:
a. Mercy High School shall purchase one or more decibel meter(s), as appropriate, designed
for the purpose of measuring sound out-of-doors; the security and other appropriate staff
shall be trained in the proper use and maintenance of the noise meters;
b. ambient noise level at various noise sensitive locations and at various times during a 24
hour period along the property line of the Mercy High School site;
c. During each event scheduled at Kohl Mansion for the next year, the noise levels at these
established locations shall be measured and recorded in a log. The log shall document
which events used sound amplification and whether the amplification was inside or
outside, including those events with music. This data shall be tabulated monthly into a log
and shall be submitted to the City as a part of the annual review of the baseline conditions
of approval; and
d. Noise measurements shall not be required during the occasional weekday Mercy High
School student body events;
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17. that Kohl Mansion events shall be limited as follows:
a. No more than 125 events shall be conducted at Kohl Mansion during any calendar year
that are in addition to Mercy High School events and "Music at Kohl Mansion" events;
b. During any calendar year, no more than six (6) non-school events shall be held during
the day while school is in session, and most guests at such an event shall arrive by bus;
and
c. The only sound amplification that shall occur outdoors shall be limited to the amplification
of normal speaking voices during speeches, ceremonies, services, and Mercy High School
rallies and presentations;
18. that events held at the Kohl Mansion shall end:
a. No later than 10:00 p.m., Monday through Thursday, with holidays and evenings before
holidays excepted; and
b. No later than 11:00 p.m. on Friday, Saturday, Sunday, holidays and evenings before
holidays;
19. that between the hours of 10:00 p.m. and 8:00 a.m., the "take-down" for outdoor parties shall
be limited to activities that do not cause a noise disturbance across property lines into a
property located in a residential district, in accordance with Burlingame Municipal Code Section
10.40.039; however, in no event shall tents be taken down between 10:00 p.m. and 8:00 a.m.;
Mercy Center
20. that overnight programs at the Mercy Center shall be limited to a maximum of 97 guests;
meetings and sessions as a part of these programs shall conclude by 9:00 p.m.; these
programs may include an internship program in July with a maximum of 60 participants, and
retreats which last an average of three (3) days and a maximum of ten (10) days with an average
of 33 retreat participants;
21. that day programs and activities at the Mercy Center and Chapel shall be limited to the activities
such as a Sunday speaker series; Saturday spiritual direction programs; daily meditation,
chapel and prayer groups; evening services, including, but not limited to, the Friday evening Taize
service; Sunday mass; non-profit organizational meetings; Mercy Center bookstore. Day
Program events shall be scheduled only during the hours of 9:00 a.m. and 9:00 p.m., and shall
be limited to no more than 150 participants;
Sisters of Mercy
22. that the Labyrinth Garden shall be only open to the public daily from sunrise to sunset;
23. that the Motherhouse Room and Board facility for Sisters of Mercy shall be limited to a
maximum of 50 residents;
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24. that the Marian Care Convent and Infirmary for Sisters of Mercy shall be limited to a
maximum of 40 residents;
25. that the Lodge Cottage House shall be limited to housing a maximum of 4 residents;
26. that Russell Hall may include classrooms for Mercy High School and administrative offices for the
Sisters of Mercy and Mercy High School. It shall be open for conduct of classes and business
only during the hours of 7:00 a.m. to 7:00 p.m. daily and shall be limited to a maximum of 35
employees;
Entire Site
27. that the maximum, cumulative number of guests for all events occurring at any one time at the
Kohl Mansion, Mercy High School, Mercy Center, and the remainder of the facilities and property
subject to this conditional use permit shall be 300. The maximum cumulative number of event
support staff for all events occurring at any one time at the Kohl Mansion, Mercy High School,
Mercy Center, and the remainder of the facilities and property subject to this conditional use permit
shall be fifty (50). Any changes in the nature of the events, maximum number of guests and
support staff, or any other provision specified in these conditions shall require an amendment to
this conditional use permit;
28. that as a part of the agreement for use of any facility on the site, information shall be
provided regarding available parking for the event; participants shall be informed that all parking
shall occur on site; there shall be no overflow parking allowed on the surrounding public streets;
29. that Sisters of Mercy and Mercy High School shall provide the neighbors and public with a 24/7
phone number for emergencies and complaints. This telephone 'hot line' shall be answered by
an individual trained to respond to neighborhood complaints at the time the complaint is received,
and, in the case of after-hours events at Kohl Mansion, a process shall be instituted that would
convey information about a complaint immediately to the staff member supervising the event
who has the authority to address the issue immediately with the customers and site security;
30. that the Sisters of Mercy and Mercy High School shall be responsible for producing and
providing online to the public a comprehensive calendar of events planned for the facilities on the
properties owned by the Sisters of Mercy and Mercy High School, and a copy of the calendar
shall also be provided to the Burlingame Police Department. The calendar of events shall include,
at a minimum, the nature of the event, the duration of the event, the date of the event and the
contact number for someone wishing to inquire about the calendar and events; that this calendar
shall be compiled, updated, maintained and posted regularly throughout the year;
Athletic Center Construction
31. that the new athletic center shall be built as shown on the plans submitted to the Planning Division
date stamped September 9, 2024, sheets 1 through 22, E0.3, L1.1 through L7.2, and C1.0
through C7.2 attached as Exhibit B;
32. that any changes to the athletic center configuration or size, materials, exterior finishes,
windows, architectural features, roof height or pitch, and amount or type of hardscape materials
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as shown on the September 9, 2024 plans shall be subject to Planning Division or Planning
Commission review (level of review to be determined by Planning staff);
33. that prior to issuance of a building permit, the applicants shall install tree protection measures on
the project site per the Arborist Report prepared by Tony Wayne Wolcott Consulting, dated April
3, 2024, and shall be inspected by the City Arborist ; that any changes to the tree removal,
retention, or planting plan shown on Sheets L1.1 through L7.0 is required to be reviewed and
approved by the City Arborist; and that the project shall comply with the Tree Protection and
Reforestation Ordinance adopted by the City of Burlingame and enforced by the Parks Division;
complete landscape and irrigation plans shall be submitted at the time of building permit
application and the street trees shall be protected during construction as required by the City
Arborist;
34. that during construction, the applicants shall provide fencing (with a fabric screen or mesh)
around the project site to ensure that all construction equipment, materials and debris is kept on
site;
35. that storage of construction materials and equipment on the street or in the public right-of- way
shall be prohibited;
36. that the applicants shall prepare a construction staging and traffic control plan for the
duration of construction for review and acceptance by the City Engineer prior to the issuance of
a building permit; and that during construction any complaints related to violations of this plan
shall be first reported by members of the public directly to a Construction Manager identified by
the applicants for the project and that any continued violations not addressed by the Construction
Manager shall be reviewed by the City of Burlingame Public W orks and Building Divisions;
37. that the project applicants and its construction contractor(s) shall develop a construction
management plan and that the plan must include at least the following items and requirements to
reduce, to the maximum extent feasible, traffic and parking congestion during construction:
a. A set of comprehensive traffic control measures, including scheduling of major truck
trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure
procedures, signs, cones for drivers, and designated construction access routes;
b. Identification of haul routes for movement of construction vehicles that would
minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and
safety, and specifically to minimize impacts to the greatest extent possible on streets
in the project area;
c. Notification procedures for adjacent property owners and public safety personnel
regarding when major deliveries, detours, and lane closures would occur;
d. Provisions for monitoring surface streets used for haul routes so that any damage
and debris attributable to the haul trucks can be identified and corrected by the
project applicants; and
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e. Designation of a readily available contact person for construction activities who would
be responsible for responding to any local complaints regarding traffic or parking.
This coordinator would determine the cause of the complaint and, where
necessary, would implement reasonable measures to correct the problem.
38. that a Temporary Use Permit is required for off-site contractor, construction, staging, or storage
area(s) per Burlingame Municipal C.S. 25.82.030;
39. that if construction is done during the wet season (October 1 through April 30), that prior to
October 1 the developer shall implement a winterization program to minimize the potential for
erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment
control prior to, during, and immediately after each storm even; stabilizing disturbed soils
throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved
vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored
construction materials, fuels and other chemicals;
40. that trash enclosures and dumpster areas shall be covered and protected from roof and surface
drainage and that if water cannot be diverted from these areas, a self-contained drainage system
shall be provided that discharges to an interceptor;
41. that this project shall comply with the state-mandated water conservation program, and a
complete Irrigation Water Management and Conservation Plan together with complete landscape
and irrigation plans shall be provided at the time of building permit application;
42. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins
shall be protected during construction to prevent debris from entering;
43. that this proposal shall comply with all the requirements of the Urban Reforestation and Tree
Protection Ordinance adopted by the City of Burlingame in 1993 and as amended and enforced
by the Parks Department; complete landscape and irrigation plans shall be submitted at the time
of building permit application;
44. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance
which requires affected demolition, new construction and alteration projects to submit a Waste
Reduction plan and meet recycling requirements; any partial or full demolition of a structure,
interior or exterior, shall require a demolition permit;
45. that demolition or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required to
comply with all the regulations of the Bay Area Air Quality Management District;
46. that the applicants shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
47. that the project shall meet all the requirements of the California Building and Uniform Fire Codes,
as amended by the City of Burlingame;
48. that construction access routes shall be limited in order to prevent the tracking of dirt onto the
public right-of-way, clean off-site paved areas and sidewalks using dry sweeping methods;
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The following conditions shall be met during the Building Inspection process prior to the
inspections noted in each condition:
49. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the
property corners, set the building footprint and certif y the first floor elevation of the new
structure(s) based on the elevation at the top of the form boards per the approved plans; this
survey shall be accepted by the City Engineer;
50. that prior to scheduling the framing inspection the project architect, or another architect, shall
provide an architectural certification that the architectural details shown in the approved design
which should be evident at framing, such as window locations, are built as shown on the
approved plans; architectural certification documenting framing compliance with approved
design shall be submitted to the Building Division before the final framing inspection shall be
scheduled;
51. that prior to scheduling framing and roof deck inspections, the top of each floor and roof parapet
shall be surveyed by a licensed surveyor and approved by the City Engineer with certification of
the following heights to the Building Division; as per the approved plans, dated September 9,
2024, the maximum elevation at the top of the roof parapet shall not exceed 52’ as measured
from the Average Top of Curb Elevation of 168.41’; and
52. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans.
_____________________________
Peter Stevenson, Mayor
I, Meaghan Hassel-Shearer, City Clerk of the City of Burlingame, certify the foregoing resolution was
introduced at a regular meeting of City Council held on the 3rd of March 2025, and was adopted thereafter
by the following vote:
AYES: Councilmember: COLSON, PAPPAJOHN, STEVENSON, THAYER
NOES: Councilmember: NONE
RECUSE: Councilmember: BROWNRIGG
_____________________________
Meaghan Hassel-Shearer, City Clerk
Exhibit A – CEQA Class 14 Categorical Exemption Report, dated September 2024
Exhibit B – Project Plans dated September 9, 2024
Docusign Envelope ID: A4FFB74A-A594-4804-831C-D7A56186513E