HomeMy WebLinkAboutReso - PC - 007-2003 *RECORDING REQUESTED BY:
Planning Department
City of Burlingame
WHEN RECORDED MAIL TO:
PLANNING DEPARTMENT
CITY OF BURLINGAME
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Resolution No. 007-2003
512 — 516 Primrose Road; APN: 029-132-230 & 240 -- -:;
TITLE OF DOCUMENT
I hereby certify this to be a full, true and correct copy of
the document it purports to be, the original of which is on
file in my office.
Date: January22 2003
MargEket Monroe, City Planner
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION; RESIDENTIAL
CONDOMINIUM PERMIT, CONDITIONAL USE PERMIT FOR HEIGHT AND FRONT
LANDSCAPING VARIANCE
RESOLUTION 007-2003
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for a Mitigated
Negative Declaration; residential condominium pen -nit, conditional use permit for height and front
landscaping variance for an new 8-unit residential condominium building at 512-516 Primrose Road, zoned
R-3, Denham LLC, property owner, APN: 029-132-230 & -240;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
January 13, 2003, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. On the basis of the Initial Study and the documents submitted and reviewed, and comments
received and addressed by this commission, it is hereby found that there is no substantial evidence that the
project set forth above will have a significant effect on the environment, and mitigated negative declaration,
per Mitigated Negative Declaration No. ND-527 P, is hereby approved.
2. Said condominium permit, conditional use permit, and variance are approved, subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for the permits and variance are as set forth in
the minutes and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
the Comity of San Mateo. n / ,
I, Ralph Osterling , Secretary of the Planning Commission of the City of Burlingame, do hereby
certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning
Commission held on the 13th day of January, 2003 , by the following vote:
AYES: COMMISSIONERS: Auran• Bo ues• Brownri Keri hran• Keele; Osterlin • Vistica
J � gg� g � g,
NOES: COMMISSIONERS: NONE
ABSENT: COMMISSIONERS: NONE
EXHIBIT "A"
Conditions of approval for Mitigated Negative Declaration; residential condominium permit,
conditional use permit for height and front landscaping variance
512-516 PRIMROSE ROAD
effective January 22, 2003
that the project shall be built as shown on the plans submitted to the Planning Department
date stamped November 4, 2002, sheets A-01 through A-17 and L-land L-2; with 2,035 SF
of common open space at the rear of the property and a front setback of 23'-4" to the face of
the building;
2. that the maximum elevation at the top of the decorative portion of the parapet shall not
exceed elevation 71.52' for a maximum height of 474", and the highest top of roof elevation
shall not exceed 67.43' for a maximinn height of 43'-8", as measured from the average
elevation at the top of the curb along Primrose Road (24.21'), and that the top of each floor,
the top of roof and the maximum height of the parapet shall be surveyed floor by floor and
approved at each step by the City Engineer as the framing proceeds and prior to final framing
and roofing inspections. The garage floor finished floor elevation shall be elevation 15.4 1;
first floor finished floor shall be elevation 25.43; second floor finished floor shall be
elevation 35.43 . third floor finished floor shall be elevation 45.43; and the fourth floor
finished floor shall be elevation 55.43. Should any framing exceed the stated elevations at
any point it shall be removed or adjusted so that the final height of the stricture with roof and
parapets shall not exceed the maximum heights shown on the approved plans;
3. that any changes to the size or envelope of the building, which would include expanding the
footprint or floor area of the structure, replacing or relocating windows or changing the roof
height or pitch, shall be subject to Planning Commission review;
4. that the conditions of the City Engineer's September 6, 2002 memo, the Chief Building
Official's, Fire Marshal's and Recycling Specialist's July 8, 2002 memos, and the City
Arborist's August 5; 2002 memo, shall be met;
that the applicant shall submit and have approval of the City Engineer of a construction
staging and parking plan prior to issuance of a building permit;
6. that storage of construction materials and equipment on the street or in the public right-of-
way shall be prohibited;
that `guest parking stall' shall be marked on the four guest parking spaces in the below -grade
parking garage and designated on the final map and plans, these stalls shall not be assigned to
any unit, but shall be owned and maintained by the condominium association, and the guest
stalls shall always be accessible for parking and not be separately enclosed or used for
resident storage;
8. that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall
require that the guest parking stall shall be reserved for guests only and shall not be used by
condominium residents;
9. that the final inspection shall be completed and a certificate of occupancy issued before the
close of escrow on the sale of each unit;
10. that the developer shall provide to the initial purchaser of each unit and to the board of
directors of the condominium association, an owner purchaser manual which shall contain
the name and address of all contractors who performed work on the project, copies of all
warranties or guarantees of appliances and fixtures and the estimated life expectancy of all
depreciable component parts of the property, including but not limited to the roof, painting,
common area carpets, drapes and furniture;
11. that the trash receptacles, furnaces, and water heaters shall be located and maintained in a
legal compartment outside the required parking and landscaping and in conformance with
zoning and California Building and Fire Code requirements before a building permit is
issued;
12. that the security gate system across the driveway, shall be installed a minimum 24'-3" back
from the front property line and shall provide a minimum opening of 10'-0' ; the security gate
system shall include an intercom, located at the top of the slope for the driveway, and
connected to each dwelling which allows residents to communicate with guests and to
provide guest access to the parking area by pushing a button inside their units;
13. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners, set the building envelope;
14. that the applicant shall submit an erosion and sedimentation control plan describing BMPs
(Best Management Practices) to be used to prevent soil, dirt and debris from entering the
storm drain system; the plan shall include a site plan showing the property lines, existing and
proposed topography and slope; areas to be disturbed, locations of cut/fill and soil
storage/disposal areas; areas with existing vegetation to be protected; existing and proposed
drainage patterns and structures; watercourse or sensitive areas on -site or immediately
downstream of a project; and designated construction access routes, staging areas and
washout areas;
15. that off -site runoff shall be diverted around the construction site and all on -site runoff shall
be diverted around exposed construction areas;
16. that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes,
storm drain inlet protection such as soil blanket or mats, and covers for soil stock piles to
stabilize denuded areas shall be installed to maintain temporary erosion controls and
sediment control continuously until permanent erosion controls have been established;
17. 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;
18, that if construction is done during the wet season (October 15 through April 15), that prior to
October 15 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;
19. that common landscape areas shall be designed to reduce excess irrigation run-off, promote
surface filtration and minimize the use of fertilizers, herbicides and pesticides;
20. that drainage from paved surfaces, including parking lots, driveways and roofs, shall be
routed through buffer strips where possible and shall be filtered through fossil filters or other
petroleum absorbent system inserted into stormwater inlets prior to discharge into the storm
drain system; the property owners shall be responsible for inspecting and maintaining all
filters on at least a biannual basis as well as immediately prior to and once during the rainy
season (October 15 — April 1) or as required by the City upon inspection;
21. 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;
22. 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;
23. that complete landscape and irrigation plans shall be submitted at the time of building permit
application and the street trees will be protected during construction as required by the City
Arborist;
24. that an irrigation plan consistent with the City's water conservation guidelines shall be
submitted and approved by the City prior to issuance of a building permit;
25. that the applicant shall install fire sprinklers and a fire alarm system monitored by an
approved central station prior to the final inspection for building permit;
26. that before a building pen -nit is issued for the project, the applicant shall perform a study and
capacity analysis of the existing sanitary sewer system to analyze the impact of the proposed
project to the existing collection and processing system. The study shall include all the
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existing flows and proposed flows, the capacity of the system using the peals factors
governing the existing conditions, increase in BOD/TSS (Biological Oxygen Demand/Total
Suspended Solids) due to the project volumes, and mitigation of impact to the system;
27. that the developer shall pay (proportional share) for the installation of any necessary sewer
line improvements. If the developer does not install the new line himself he shall be required
to pay for the development's portion of the installation cost. If the City Engineer determines
that the pipe will not be installed at the time of development, the developer shall make a cash
deposit to the City for a portion of the estimated cost prior to issuance of a building permit
for his constriction. The City shall use this deposit at the time of the pipe installation for this
development's share of the cost;
28. that all new utility connections to serve the site, and which are affected by the development,
shall be installed to meet current code standards and local capacities of the collection and
distribution systems shall be increased at the developer's expense if necessary;
29. that all utilities to this site shall be installed underground. Any transformers needed for this
site shall be installed underground or behind the front setback on this site;
30. that sewer laterals from the site to the public sewer main shall be checked and shall be
replaced to city standards as required by the development;
31. that all drainage (including water from the below grade parking garage) on site shall be
required to be collected and pumped to Primrose Road;
32. that project approvals shall be conditioned upon installation of an emergency generator to
power the sump pump system; and the sump pump shall be redundant in all mechanical and
electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall
be housed so that they meet the City's noise requirement;
33. that the project shall be required to meet all the requirements of the California
Building and Fire Codes, 1998 edition, including seismic standards, as amended by the City
of Burlingame, for structural stability and other related items;
34. that demolition of the existing structures and any grading or earth moving on the site shall be
required to comply with all the regulations of the Bay Area Air Quality Management District.
All requirements of the permit shall be complied with;
35. that this proposal shall comply with all the requirements of the Tree Protection and
Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the
Parks Department;
36. that the applicant shall apply for and receive approval for a Protected Tree Removal Permit
for the Bailey Acacia at the rear of the property, and the elm and poplar trees on site before
the trees are removed and before the commencement of any demolition or construction on
site;
37. that there shall no heavy equipment operation or hauling permitted on weekends or
holidays;
38. that all construction shall be done in accordance with the California Building Code
requirements as amended by the City of Burlingame, and limits to hours of construction
imposed by the City of Burlingame Municipal Code; these hours are between 7:00 a.m. and
7:00 p.m. on weekdays and 9:00 a.m. and 6:00 p.m. on Saturdays and 10:00 a.m. to 6:00
p.m. on Sundays. There shall be no construction on holidays;
39. that the method of construction and materials used in construction shall insure that the
interior noise level within the building and inside each unit does not exceed 45 dBA in any
sleeping areas;
40. that all new utility connections to serve the site, and which are affected by the development,
shall be installed to meet current code standards and local capacities of the collection and
distribution systems shall be increased at the developer's expense if necessary;
41. that the new sewer laterals from the two lots developed with the current application to the
public sewer main shall be installed to City standards as required by the development;
42. that abandoned utilities and hookups shall be removed;
43, that the shall submit the "Recycling and Waste Reduction" form to the building department
to be approved by the Chief Building Official that demonstrates how 60 per cent of
construction demolition material will be diverted from the waste stream and the applicant
shall be required to implement this plan;
44. that all runoff created during construction and future discharge from the site shall be
required to meet National Pollution Discharge Elimination System (NPDES) standards as
adopted by the City of Burlingame;
45. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance;
48. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
46. that should any cultural resources be discovered during construction, work shall be halted
until they are fully investigated by a professional accepted as qualified by the City Planner
and the recommendations of the expert have been executed to the satisfaction of the City;
47. that the applicant shall file a tentative parcel map for condominiums and a tentative lot
merger map with the Public Works Department before the Planning Commission action
hearing on the proposed project;
48. that the applicant shall comply with Ordinance 1503, City of Burlingame Storm Water
management and Discharge Control Ordinance;
49. that the applicant shall comply with all tree -protection measures outlined in the Certified
Arborist's report date stamped July 3, 2002; including fencing around the trees around their
drip line and deep root fertilizing for the trees and longer -term maintenance; and that the
condominium association shall be responsible in an on -going and on a regular basis for the
maintenance and annual inspection of the street trees and of the on -site improvements and
landscaping designed for the protection of the street trees as determined by the City
Arborist;
50. that the semi -circle driveway at the front of the property shall be a pervious material, such as
concrete pavers set in sand; and
51. that the City Arborist shall perform weekly inspections for the duration of demolition and
constriction on the site to insure the health and protection of the three Elm trees in the City
right-of-way.
ROUTING FORM
DATE: July 8, 2002
TO: _City Engineer
_Chief Building Official
_Fire Marshal
_Recycling Specialist
✓ City Arborist
City Attorney
FROM: Planning Staff
SUBOT: Request for negative declaration, front setback variance, conditional use permit for height
and condominium permit fora new 8 unit building at 512-516 Primrose Road, zoned R-3,
APN: 029.132.230 and 029-132-240.
STAFF REVIEW: Monday, July 8, 2002
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Reviewed By: / / ��L� ` Date of Comments: - Vye-6-
ROUTING FORM
DATE: July 8, 2002
TO: _City Engineer
_Chief Building Official
Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
Jam.
SUBJECT: Request for negative declaration, front setback variance, conditional use permit for height
and condominium permit for a new 8 unit building at 512-516 Primrose Road, zoned R-3,
APN: 029-132-230 and 029-132,240.
STAFF REVIEW: Monday, July 8, 2002
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Reviewed By: ✓Y)/I/ Date of Comments: 2Adzb Z
ROUTING FORM
DATE: July 8, 2002
TO: _City Engineer
_Chief Building Official
_LFire Marshal
_Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for negative declaration, front setback variance, conditional use permit for height
and condominium permit for a new 8 unit building at 512.516 Primrose Road, zoned R-3,
APN: 029-132-230 and 029-132-240.
STAFF REVIEW: Monday, July 8, 2002
Reviewed By: �',� Date of Comments:
ROUTING FORM
DATE: July 8, 2002
TO: _City Engineer
t/Chief Building Official
_Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SVAJECT: Request for negative declaration, front setback variance, conditional use permit for height
and condominium permit for a new 8 unit building at 512.516 Primrose Road, zoned R-3,
APN: 029-132-230 and 029-132-240.
STAFF REVIEW: Monday, July 8, 2002
ROUTING FORM
DATE: July 8, 2002
TO: City Engineer
_Chief Building Official
_Fire Marshal
_Recycling Specialist
_City Arborist
City Attorney
FROM: Planning Staff
SUBJECT: Request for negative declaration, front setback variance, conditional use permit for height
and condominium permit for a new 8 unit building at 512-516 Primrose Road, zoned R-3,
APN: 029-132-230 and 029-132-240.
STAFF REVIEW: Monday, July 8, 2002
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Reviewed
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Date of Comments: ��Z/