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HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - Approval LetterM The City of Burlingame CITY HALL 501 PRIMROSE ROAD TEL: (650) 558-7250 PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 94010-3997 FAX: (650) 696-3790 December 9, 2005 Dale Meyer Dale Meyer Associates 851 Burlway Road, Suite 700 Burlingame CA 94010-1713 Dear Mr. Meyer, Since there was no appeal to or suspension by the City Council, the November 28, 2005, Planning Commission approval of your application for mitigated negative declaration, residential condominium permit and special permit for front setback landscaping became effective December 8, 2005. This application was to allow for construction of a new, four-story, 17-unit residential condominium building at 1441-1445 Bellevue Avenue, zoned R-4. The November 28, 2005, minutes of the Planning Commission state your application was approved with the following conditions: 1. that the project shall be built as shown on the plans submitted to the Planning. Department date stamped November 2, 2005, sheets P1 through P15, L1.0, Ll.1 and L2.0, including the roofing material which shall be true slate; 2. that the maximum elevation at the top of the roof ridge shall not exceed elevation 77.32' as measured from the average elevation at the top of the curb along Bellevue Avenue (31.32') for a maximum height of 46'-0", and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. The second level garage floor finished floor elevation shall be elevation 11.32 ; garage level one finished floor elevation shall be elevation 21.32; first floor finished floor shall be elevation 32.82; second floor finished floor shall be elevation 43.82; third floor finished floor shall be elevation 53.82; fourth floor finished floor shall be elevation 63.82 ; and the top of ridge elevation shall be no more than 77.32'. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height 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; �a Register online for the City of Burlingame list serve at www.burlin2ame.orQ 111 December 9, 2005 1441-1445 Bellevue Avenue page 2 4. that the conditions of the City Engineer's November 22, 2005, memo, the Chief Building Official's November 9, 2005, memo, the Fire Marshal's November 18, 2005, memo, and the Recycling Specialist's November 14, 2005, memo shall be met; 5. that prior to issuance of a demolition and/or building permit, the property owner shall obtain all permits required or present notification from the agencies to the City that the permits are not required by State and Regional agencies including but not limited to the California Department of Fish and Game, the U.S. Army Corps of Engineers, the Bay Area Air Quality Management District and the Regional Water Quality Control Board; 6. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 7. that `guest parking stall' shall be marked on the five guest parking spaces 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; and that in addition to the five guest parking stalls, 37 parking spaces shall be available on site for owners, and none of the on -site parking shall be rented, leased or sold to anyone who does not own a unit on the site; 8. that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall require that the five guest parking stalls 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 shown 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 if a security gate system across the driveway is installed in the future, the gate shall be installed a minimum 20'-0' back from the front property line; the security gate system shall include an intercom system 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; nC Register online for the City of Burlingame list serve at www.burUngame.org .. December 9, 2005 1441-1445 Bellevue Avenue page 3 14. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 15. that prior to scheduling the roof deck inspection, a licensed surveyor shall establish the height of the roof ridge and provide certification of that height; 16. 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; 17, 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; 18. 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; 19. 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; 20. that the excavation of the garage, construction of the parking structure or proper stabilization of the excavated hole and all drainage facilities shall be completed in one construction season and a bond shall be required to insure that all this work is accomplished within that time frame the money shall be spent to secure the site; 21. that the balconies on the southwest side shall be lined up, causing the fourth floor balcony to be shifted and that corbels shall be placed below the upper most balcony to tie it to the structure, this modification shall be reviewed by the Planning Commission to insure that the proportions work and the balconies are properly integrated into the design prior to issuance of the building permit; 22. that the property owner or his representative shall meet with the home owners association at 1435 Bellevue and agree on a commonly beneficial fence design separating the two properties and that it shall be the responsibility of the project to install and maintain this fence; 23. that a sink with running water, a toilet with sewer connection, a gas grill and gas fire place shall be installed in the common open space for the enjoyment of the residents on site and that for safety the gas fixtures shall be placed on timer; and that the use common open space shall be managed and maintained by the homeowners association; 24. that the landscape plan shall include the addition of two forest scale evergreen trees on the right side and one forest scale evergreen tree on the left side at the rear of the site beyond the edge of the below grade parking garage; NO Register online for the City of Burlingame list serve at www.burlin2ame.org ®s December 9, 2005 1441-1445 Bellevue Avenue page 4 25. that there shall be a closet added to the bedroom in unit 5; 26. that the applicant and the City Attorney shall work to determine if a program can be developed to reserve the two affordable dwelling units in the project for economically qualified teachers in the Burlingame schools, including a ten percent reduction in the established rent because the tenants are teachers in the Burlingame schools, should a program be possible the applicant shall be required to implement the program; 27. that landscaping along the right property line shall be predominantly single trunk tree form Pittosporum and that these plants shall be allowed to grow to their natural form at a height of 20 to 25 feet; 28. that the entry from the building to the common open space shall be maintained at its central location as it is designed and shall be built around the existing redwood tree and in a manner approved by a licensed arborist to protect and maintain the roots of the redwood tree; 29. that no permits including demolition shall be issued for this project until the developer and contractor have prepared a traffic plan for construction trucks and parking for construction workers for all phases of the project from demolition to interior finish and landscape installation; 30. that prior to issuance of a building permit the applicant shall submit construction plans to the Chief Building Official for review and approval; 31. that all structural design shall conform to the City of Burlingame building codes and, at a minimum, to the most recent revision of the California Building Code (which incorporates the Uniform Building Code), the California Building Code specifically details design and construction practices for structures subject to significant earthquake hazards; 32. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground shaking induced during an earthquake; 33. that structural designs and construction procedures for foundation construction shall be completed in conformance to City of Burlingame seismic regulations and project specific professional design recommendations for seismic hazards made by the project Structural Engineer; 34. that prior to issuance of the first grading permit the applicant shall submit GeoForensics' Geotechnical Investigation to the Chief Building Official and City Engineer for review and approval. The investigation has been undertaken to determine the presence and extent of expansive soil and provides foundation design, construction and grading recommendations. The recommendations in the report and any requirements imposed by the Chief Building Official and City Engineer shall be followed during construction; 35. that prior to issuance of building permits, the applicant shall submit construction plans to the Chief Building Official for review and approval that illustrate the mat foundation for deep basement parking, alternate foundation designs for near surface grade such as pier and grade beam systems with piers extending into underlying competent soils. Concrete slab -on -grade and walkways shall all be founded on Register online for the City of Burlingame list serve at www.burlin2ame.or6 �� December 9, 2005 1441-1445 Bellevue Avenue page 5 properly compacted non -expansive fill; 36. that prior to issuance of building permits, the applicant shall submit construction plans to the Chief Building Official for review and approval that illustrate that pavement sections shall be properly designed to resist the effect of underlying expansive soils; 37. that prior to issuance of the first grading permit the applicant shall submit GeoForensics' Geotechnical Investigation to the Chief Building Official and/or City Engineer for review and approval. The Investigation shall include boreholes completed in the area ofthe proposed excavations. The Investigation shall be used to develop recommendations for retaining walls and shoring of soils during construction; 38. that prior to issuance of the first grading permit the applicant shall submit a shoring plan to the Chief Building Official and/or City Engineer for review and approval based on the recommendations in the Geotechnical Investigation required by the mitigation listed directly above; 39. that all surface stormwater run-off around the building shall be required to drain to the street into the storm drainage system; 40. that clean subsurface ground water encountered during excavation and pier drilling shall be discharged into Ralston Creek, provided that discharge into the creek is approved by the Department of Fish and Game and the Regional Water Quality Control Board; 41. that a subsurface drainage system shall be installed in the walls and/or foundation of the two-story below grade garage for the collection of ground water intrusion; this water shall be discharged into the creek, provided that it is approved by the Department of Fish and Game and the Regional Water Quality Control Board; 42. that the finished parking area (garage) surface drainage and run-off shall be required to drain to the local sanitary sewer system because of the possibility of contamination from vehicles; this drainage system shall be connected to gas powered pumps connected to a self activating emergency generator; short floodwalls may also be required to prevent water from the creek spilling over into the below grade area; 43. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek; 44. that minor stream flows shall be controlled by constructing a temporary dam in the creek bed and forcing the water to flow into a closed pipe, which shall extend past the dewatering zone of influence, also to be placed within the creek bed; dewatering of the basement and/or basement foundation excavations may be accomplished by installing pump(s) in shallow sump(s) in the excavation; water shall be directed to the streambed to flow into the diversion pipe; water discharge location will depend on the quality of the water; clean water obtained from the gravel drains located behind the garage retaining walls can be discharged into the creek where the creek channel is concrete lined; 45. that to minimize flooding and/or spillover of the creek during peak runoff, the existing concrete retaining walls beneath the apartment building at the southwest corner of the site, which will be exposed with the demolition of the apartment building spanning over the creek, shall be raised, as the western wall redirects the flow to a more northerly direction, and short floodwalls or earthen berms at the top of the 'now Register online for the City of Burlingame list serve at Fwww.burlin2ame.or2 ®. December 9, 2005 1441-1445 Bellevue Avenue page 6 open channel shall also be installed, as required, and the necessary permits shall be obtained for this work from the California Department of Fish and Game and the U.S. Army Corps of Engineers; 46. that water that comes into contact with concrete during pier drilling or pouring shall not be discharged into the creek, and shall be treated on -site with treatment approved by the City Engineer, and shall be discharged as approved by the City Engineer; 47. that in order to minimize flooding in the excavation from shallow groundwater and spilling from the creek excavation for the below grade parking area shall be accomplished during the dry season, April 15th to October 15`h; 48. that prior to issuance of a demolition, grading or construction permit, 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 creek and 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; 49. 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; 50. 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; 51. 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; 52. that any site work including grading and landscaping shall be limited to the dry months, from April 15 to October 15; 53. that prior to issuance of a demolition, grading or construction permit protective silt fences shall be installed along the open channel of the creek; the protective fence shall be installed between the top of the creek bank and at least two feet below the top of the areas to be graded, and also no lower than the ordinary high water line; 54. that prior to issuance of a demolition, grading and building permit the applicant shall obtain all necessary permits and approvals from the Department of Fish and Game and the Regional Water Quality Control Board, and shall provide a copy of these approval to the City of Burlingame; 55. that demolition of the existing structures and any grading or earth moving on the site shall be required to receive a permit from the Bay Area Air Quality Management District prior to issuance of a demolition �� Register online for the City of Burlingame list serve at www.burlingame.__ o➢ December 9, 2005 1441-1445 Bellevue Avenue page 7 permit from the Burlingame Building Division; and all requirements of the permit shall be complied with during construction; 56. that all active construction areas shall be watered at least twice daily, especially during the demolition and excavation phase of the project; 57. that water that may run off the site due to the dust control measures required shall not be allowed to run- off into Ralston Creek or into the storm drain system; 58. that sandbags shall be installed around the perimeter of the site to prevent water run off from the dust control activity from spilling onto the public right-of-way or on to adjacent properties; 59. that trucks to and from the site hauling soil, sand or other loose material shall be covered or that a minimum of two feet of freeboard shall be maintained; 60. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging areas at the construction site; 61. that at a frequency required by the Engineer, the paved access road, parking areas and staging areas at the construction site shall be sprayed with water to keep these areas from creating dust; 62. that the public street shall be swept as required by the City Engineer with a water sweeper if visible soil materials are carried beyond the construction site; 63. that excavation and grading activities shall be suspended immediately if winds exceed 25 mph; 64. that sandbags or other erosion control measures shall be installed to prevent silt runoff from the site to public roadways and into the creek; 65. that any demolition on this site shall comply with BAAQ MD Regulation 11, Rule #2, which governs the handling of asbestos -containing materials; this rule requires that a survey be done of all the building materials to be removed prior to commencement of any demolition; the property owner shall be responsible for having a professional on -site that is familiar with the implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the removal or demolition of an asbestos containing materials; 66. that during demolition and construction all hazardous materials shall be stored, handled and disposed of properly; and that any coating or sealant to be used shall comply with the BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC) content, which governs the application of architectural coatings and adhesive and sealant products; 67. that in order to reduce the occurrence of visitors in the below grade garage from entering a dead-end aisle with no maneuvering space to exit, a sign shall be posted near the guest parking spaces which directs visitors to the area designated for guest/visitor parking; all parking spaces in the below grade garage in the area of the dead end aisle shall be assigned directly to residential units on the site and shall be closely managed by the homeowners association; 68. that signs shall be posted at both ends of the ramp accessing the below grade parking warning pedestrians ®® Register online for the City of Burlingame list serve at www.burUn2ame.org ao December 9, 2005 1441-1445 Bellevue Avenue page 8 against the use of ramps for pedestrian travel; 69. that the proposed 30 foot driveway shall be reduced to 24 feet, or a size approved by the City Traffic Engineer, and shall be shifted east, as shown on revised plans date stamped November 2, 2005; 70. that the circular driveway at the front shall have proper signage indicating that it is a one-way driveway with the entrance on the western driveway; 71. that the circular driveway at the front shall have yield signage at the end where it merges with the driveway that provides entrance and exit to the underground garage; 72. that the driveway elevation at the garage entrance shall be 12 inches above the gutter flow line on Bellevue Avenue or at an elevation approved by the City Engineer and the maximum driveway slope on the driveway shall not exceed 15 percent; 73. that all dumpsters located on the public street shall obtain the necessary encroachment permits from the City of Burlingame Public Works Department prior to locating the dumpsters on the street; 74. that all personnel involved with the demolition and/or construction of the proposed project at this site shall be required to park in the public parking lots and garage in the immediate vicinity; 75. that since all guest parking is provided in the below grade garage there shall be an intercom with abuzzer to each unit, and a keypad access shall be provided so each tenant can operate the security gate to the garage on demand (Transportation/Circulation); 76. that prior to issuance of a grading,, demolition, or construction the project shall complywith the City's tree protection and urban reforestation requirements as approved by the City Arborist; 77. that the property shall apply for protected tree removal permits as per the City Arborist's August 26, 2002 memo; 78. that tree protection measures shall be installed under the supervision of a licensed aborist prior demolition or construction and shall be inspected by the City Arborist; 79. that prior to demolition or construction any trees that will likely suffer root loss or soil compaction as a result of this project shall be deeply irrigated and fertilized; and a long term maintenance plan shall be prepared and submitted to the City Arborist for approval; 80. that protected trees that will have soil fill or the construction ofhardscape within their root zone as part of this project shall have a root aeration system installed prior to said fill or hardscape; and all hardscape shall be of pervious material; 81. that all trees which border any area where grading or soil compaction is likely to occur shall be mulched to depth of 8-16 inches or as required and approved by the City Arborist or as required and approved by the City Arborist; 81 that any trees located in areas where construction traffic is likely to occur shall be mulched to help ®R Register online for the City of Burlingame list serve at www.burlin2ame.or �. December 9, 2005 1441-1445 Bellevue Avenue page 9 reduced soil compaction as required by the City Arborist; 83. that soil siltation fences shall be installed and maintained to keep soil from disturbing areas out of the root zones of protected trees as required and inspected by the City Arborist; 84. that the applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station as required by the Fire Marshal prior to the final inspection for building permit; 85. that any demolition on this site shall comply with BAAQMD Regulation 11, Rule 2, which governs the handling of asbestos -containing materials; this rule requires that a survey be done of all the building materials to be removed prior to commencement of any demolition; the property owner shall be responsible for having a professional on -site that is familiar with the implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the removal or demolition of any asbestos containing materials; 86. that during demolition and construction all hazardous materials shall be stored, handled and disposed of properly; and that any coating or sealant to be used shall comply with the BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC) content, which governs the application of architectural coatings and adhesive and sealant products; 87. that all construction shall be done during the 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, 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; construction activity that will result in L,o noise levels of 85 dBA or higher shall be limited to the hours of 9:00 a.m. to 3:00 p.m. Monday through Friday; 88. that noise emission levels from construction and demolition on the site shall not exceed the values listed in table 4-6 of the City of Burlingame's General Plan Noise Element; 89. that at no time shall the noise levels due to construction exceed levels greater than 90dBA; 90. that ground vibration levels 3 feet from the nearest occupied residential structures shall not exceed 0.1 in./sec. and vibrations shall be monitored during the demolition of the existing structures when concrete is removed, during the pre -drilling of holes for piles and when excavation is done closer than 30 feet from neighboring properties; 91. that a Construction Coordinator shall be appointed prior to issuance of demolition and building permits for this project; the name and phone number of this coordinator shall be provided to the neighbors and to the Planning and Public Works Departments; the Construction Coordinator shall be responsible to the most practicable extent possible to mitigate construction impacts; 92. that all internal combustion engines operating on this subject property shall be fitted with noise suppression mufflers; 93. 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 area; '® Register online for the City of Burlingame list serve at www.burtin2ame.org a: December 9, 2005 1441-1445 Bellevue Avenue page 10 94. that the proposed 4ch floor shall include noise attenuation measures to achieve an interior CNEL of 45 dBA, these features would include some or all of the following: stucco exterior, acoustical lining in exterior walls, a minimum of STC-31 windows or greater (STC-33 or STC-34 ), and proper mechanical ventilation; 95. that the contractor shall submit the "Recycling and Waste Reduction" form plan to the Burlingame Building Division that demonstrates how 60 percent of construction demolition material will be diverted from the waste stream to be approved by the Chief Building Official and the applicant shall be required to document implementation of the recycling before a final inspection can be scheduled; 96. that all surface storm water 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 and shall be directed as required by the Department of Public Works; 97. 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 Public Works Department; 98. that all abandoned utilities and hookups shall be removed as directed by the City Engineer; 99. that storm water run-off shall drain from the site to the street into the storm drain system; 100. that clean subsurface ground water into the depressed parking area shall be pumped to discharge into Ralston Creek, provided that this is approved by the Department of Fish and Game and the Regional Water Quality Control Board; 101. that drainage and run-off into the two-story below grade garage shall drain to the local sanitary sewer system due to the lower elevation of the parking areas and the possibility of contamination from vehicle drainage; 102. that the applicant shall prepare a water demand study for the proposed building prior to obtaining a building permit to determine the adequacy of the existing domestic water line to supply the proposed condominium building as well as the required fire sprinkler system for the building; if it is determined that the domestic water line needs to be increased the applicant shall replace the water line in the street to city standards as required by the City Engineer; 103. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 104. that should any cultural resources be discovered during construction, all 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. All site improvements and construction work will require separate application to the Building Department. This approval is valid for two years during which time a building permit must be issued. Generally, an extension of up to three years may be considered by the Planning Commission if application is made before the end of the second year, in accordance with the provisions of the Subdivision Map Act for a Tentative Map. nn " Register online for the City of Burlingame list serve at www.burlin2ame.orQ :: December 9, 2005 1441-1445 Bellevue Avenue page 11 The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or federal law. Sincerely yours, k� Margaret Monroe City Planner 1441-1445 Bellewe.cca.doc C. Bellevue Associates, LLC. Chief Deputy Valuation, Assessor's Office (NLY 70 FT AND SLY 53 FT OF LOT 14 BLOCK 10 BURLINGAME LAND MAP NO 2 RSM D/38; APNs: 029-121-040 & 029-121-050) m'. Register online for the City of Burlingame list serve at www.burlingame.org 11181