HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - Staff Report (2)City of Burlingame T — Item No.
Addendum to Mitigated Negative Declaration and amendment to approved, Action Calendar
Condominium Permit and Special Permit for Front Setback Landscaping
Address: 1441 & 1445 Bellevue Avenue
Meeting Date: 11/13/06
Request: Application for addendum to Mitigated Negative Declaration and amendment to approved condominium
permit, and a special permit for front setback landscaping for changes to the fagade and to allow 20 units
where 17 units were approved for a new four-story, 20-unit residential condominium building at 1441-
1445 Bellevue Avenue, zoned R-4.
Applicant/Architect: Dale Meyer, AIA, Dale Meyer Associates APNs: 029-121-040 & 029-121-050
Property Owner: Litke Properties, Dennis F. & Michele J. Trimble Lot Area: 24, 637 SF (0.56 acres)
General Plan: High density residential use (50+ DU/AC) Zoning: R-4
Adjacent Development: Multi -family residential
CEQA Statue: Refer to attached Mitigated Negative Declaration No. 537-P and Addendum
Current Use: Multi -family residential dwelling units, two separate lots with a total of 18-units in five structures
Proposed Use: 20-unit residential condominium building
Allowable Use: Multiple family, duplex and single family dwellings
Summary: On November 28, 2005, the Planning Commission approved an application for mitigated negative
declaration, condominium permit and special permit for front setback landscaping for a new, four-story, 17-unit
condominium building at 1441-1445 Bellevue Avenue, zoned R-4. The applicant is now proposing an amendment
to the approved application to reconfigure the floor plan of the building so that it contains twenty units instead of the
17 units approved. With the original project, unit sizes ranged from 806 SF to 3925 SF, with nine of the units
exceeding 2000 SF in size. With the revised project, the units range from 780 SF to 2384 SF, and four units
exceeding 2000 SF. The building footprint is essentially the same as with the approved application. The applicant
is also proposing changes to the fagade of the structure. The following changes have been made from the approved
application:
FLOOR PLANS
• Reconfigured the floor plans on the second and third floors to increase the number of units per floor from
four to five; and reconfigured the fourth floor plan to increase the number of units from three to four
(total of 3 additional units). With the original proj ect, there were two 1-bedroom units, seven 2-bedroom
units and eight 3-bedroom units proposed. The revised project includes two 1-bedroom units, seventeen
2-bedroom units and one 3-bedroom units.
DESIGN CHANGES
Front (Northwest) Elevation
• Stone quoins and stone veneer around arched windows replaces with stucco quoins and veneer;
• Second and third floor windows and/or doors changed from arched to rectangular; and
• Metal railing removed from fourth floor windows.
RiLyht Side (Southwest) Elevation
• Rear half of fourth floor changed from slate mansard style roof to stucco siding with baluster and railing
added at roof edge;
• Second and third floor windows and/or doors changed from arched to rectangular;
• Sizes and locations of windows and doors changed;
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
• Additional balconies added;
• Fourth floor balconies now line up with those on the second and third floors; and
• Stone quoins removed at rear wall corner.
Rear (Southeast) Elevation
• Fourth floor changed from slate mansard style roof to stucco siding withbaluster and railing added to the
roof edge;
• Second and third floor windows and/or doors changed from arched to rectangular;
• Sizes and locations of windows and doors changed;
• Decorative molding removed from arched windows; and
• Stone quoins removed at wall corners.
Left Side (Northeast) Elevation
• Fourth floor changed from slate mansard style roof to stucco siding with baluster and railing added to the
roof edge;
• Second and third floor windows and/or doors changed from arched to rectangular;
• Sizes and locations of windows and doors changed;
• Decorative molding removed from arched windows;.
• Stone quoins removed at rear corner; and
• Stone quoins and stone veneer around arched windows replaced with stucco quoins and stucco veneer.
Project Description: The applicant, Dale Meyer Associates, is proposing to demolish five structures containing a
total of 18 dwelling units and build a new, four-story, 20-unit condominium building with two levels of below -grade
parking at 1441-1445 Bellevue Avenue, zoned R-4. The project requires the following planning approvals:
• Addendum to Mitigated Negative Declaration, a determination based on the revised project that with
mitigation measures there are no significant environmental effects as a result of this project;
• Condominium permit for a new, four-story, 20-unit residential condominium project (C.S. 26.30,020);
• Special permit for front setback landscaping with a circular driveway (47 % (1300 SF) front landscaping
proposed where 50% (1383 SF) is required (CS 26.30.070 e, 1)). If a circular driveway is provided a special
permit may be requested to reduce the required front setback landscaping to 45% (1245 SF); and
• Tentative condominium map and tentative and final parcel map for lot combination (see Public Works
Engineering Staff Report).
The two existing parcels will be merged to create a single 24,637 SF lot (0.56 acres). The project requires a
condominium permit and a tentative parcel map to merge the two lots and create the condominium parcels. Because
two affordable units are proposed, the applicant is using the incentive for height which allows the building height of
45'-8". The applicant is also requesting a special permit for front setback landscaping with a circular driveway to
allow 47% (1300 SF) front landscaping proposed where 50% o (1383 SF) is required (CS 26.30.070 e,1). If a circular
driveway is provided a special permit may be requested to reduce the required front setback landscaping to 45%
(1245 SF).
The project as amended requires a total of 44 parking spaces (40 spaces for the 20 units, 3 guest spaces and one
delivery space), and a total of 45 parking spaces are proposed. The original project also proposed 45 parking spaces;
and there are no changes proposed to the two -level parking garage. A semicircular driveway served by two curb cuts
provides access/egress from the site on Bellevue Avenue and provides an on -site parking area for deliveries.
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
There is 5,222 SF of common open space proposed at the rear site, where 2,000 SF is required. The common usable
open space is located at the rear of the property on the other side of the bridge and includes the creek. The 75 SF per
unit of private open space required is met, with each unit exceeding this requirement with private open space ranging
from 75 SF to 440 SF.
Inclusionary Zoning: The original project was submitted prior to the adoption of the Inclusionary Zoning
regulations which require that affordable units be included with any residential projects with 4 or more units. With
inclusionary zoning, the revised project with 20 units proposed requires two affordable units, one unit for every 10
dwelling units with fractions rounded up. Although not required, the original proposal included two affordable units
(Unit 4,826 SF & Unit 5, 806 SF). The revised project also includes two affordable units (Unit 4, 780 SF & Unit 5,
818 SF) Since the applicant is providing two affordable units, as required under the Inclusionary Zoning regulations,
the project is eligible for up to two of three incentives offered. The applicant has chosen to use the incentive for a
building height up to 46' (building height of 45'-8" proposed) without a conditional use permit and the incentive that
allows up to 50% of the required parking spaces to be compact (12 compact spaces (26.6%) proposed).
Addendum to Mitigated Negative Declaration: A mitigated Negative Declaration was prepared for the original
project, and was approved by the Planning Commission on November 28, 2005, along with the project approval. An
addendum has been prepared for the revised proj ect which analyzes the proposed changes to the proj ect (see attached
addendum dated October 17, 2006). Based on this analysis, and on the analysis contained in the Mitigated Negative
Declaration for the project, it has been determined particularly since the footprint and envelope of the project stay
the same, that the revised project falls within the scope of the original mitigated negative declaration. The
conditions of approval from the original proj ect which represent the mitigation measures for the Mitigated Negative
Declaration will be incorporated into the conditions of approval for the revised proj ect (refer to attached Mitigated
Negative Declaration No. 537-P).
Table 1-1441-1445 Bellevue Avenue
Lot Area: 24,637 SF
ORIGINAL PROPOSAL
REVISED PROJECT
Plans date stamped 11/2/05
plans date stamped 9/26/06
Allowed/Required
Front Setback: First:
20'-3"
Second.
20'-3"
1T-b"
Third.
20'-3"
No change
(block average)
Fourth:
20'-3"
Side Setback (L): First:
15' min.
15' min.
T
Second:
15' min.
15' min.
8'
Third:
15' min.
15' min.
9'
Fourth:
12' min.
15' min.
10,
Side Setback (R): First:
14'
7'
Second:
10,
14' to building/10' to
,
8,
Third:
10
balcony — I" through
�
4rh floors
Fourth:
10'
10,
Rear Setback: First:
30'
15'
Second:
30'
15
Third.
30'
No change
20'
Fourth:
30'
20'
Number o Buildin s:
1
No change
1
Lot Coverage:
44.4%
43.6%
50%
(10,837.2 SF)
(10,742 SF)
(12,319 SF)
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
ORIGINAL PROPOSAL
REVISED PROJECT
Plans date stamped 11/2/05
plans date stamped 9/26/06
Allowed/Required
Height:
45'-8"
No change
46'-0" (incentive
available for providing
affordable units
Parking:
40 spaces
No Change
40 spaces
29 standard
2 van accessible
Up to 50%" (20 spaces)
9 compact
may be compact
All covered
80% covered
Guest Parking:
5 guest spaces
No Change
3 guest spaces
(2 standard +
3 compact)
Delivery Parking:
Provided in circular
No Change
1 space
driveway
Total On -Site Parking:
45 spaces
No Change
44 spaces
'50%" (1,383 SF)
45% (1245 SF) allowed
Front Setback Landscaping:
47% (1,300 SF)
No Change
with special permit if
circular driveway
proposed
Private Open Space:
Ranges from 78 SF to
Ranges from 75 SF to
75 SF per unit
753 SF per unit
440 SF
Common Open space:
5,222 SF
No Change
1,700 SF
(17 units x 100 SF)
i Special permit required for 47% front setback landscaping with circular driveway.
Staff Comments: See attached.
October 23, 2006 Study Meeting: At the October 23, 2006 study meeting, the Planning Commission asked two
questions regarding the project (refer to attached October 23, 2006, P.C. Minutes). Following is a list outlining the
Commission's questions (in italics) followed by the applicant's response. The applicant submitted the attached letter
date stamped November 1, 2006 addressing the Commission's comments, but did not submit revised plans.
1. Would like an explanation from the applicant why the architecture changed so significantly.
• The project architect notes that their client observed a change in the market place as they were getting ready
to start the construction documents, and decided to wait and see what was happening in the economy, with
interest rates, world politics and the market direction. Based on this information, the clients determined that
a reduction in the size of the larger units was desirable. This allowed them to increase the number of smaller
units in the project.
The changes to the floor plans allowed them to also take another look at the elevations. Review of historical
French buildings produced examples where the most prominent facades (street elevations) are the most
elaborate. We used this idea to create additional interest to the side elevations by breaking the length into
two visual elements.
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
2. Concern with the rear elevation and the view from the common open space, architecture has been watered
down and detail has been removed, that is a concern.
• The applicant notes that the view from the common open space was considered. They felt that it worked
very well because of the considerable amount of articulation in the facade, including various height changes,
the large redwood tree, and the creek. The clients requested that the architect look for some alternate means
of construction in order to reduce the construction time. Some of the detailing was revised to accommodate
that request.
Criteria for Permitting a Residential Condominium: The following condominium standards shall apply to all
land and structures proposed as a part of a condominium project and shall be evaluated and processed pursuant to
the procedural requirements set forth for conditional use permits in title 25 of this code. No condominium project or
portion thereof shall be approved or conditionally approved in whole or in part unless the planning commission, or
city council upon appeal or review, has reviewed the following on the basis of their effect on:
(a) Sound community planning; the economic, ecological, social and aesthetic qualities of the community; and
on public health, safety and general welfare;
(b) The overall impact on schools, parks, utilities, neighborhoods, streets, traffic, parking and other
community facilities and resources; and
(c) Conformity with the general plan and density permitted by zoning regulations.
Findings for a Special Permit: In order to grant a special permit for front setback landscaping, the Planning
Commission must find that the following conditions exist on the property (Code Section 25.51.020 a-d):
(a) The blend of mass, scale and dominant structural characteristics of the new construction or addition are
consistent with the existing structure's design and with the existing street and neighborhood;
(b) the variety of roof line, facade, exterior finish materials and elevations of the proposed new structure or
addition are consistent with the existing structure, street and neighborhood;
(c) the proposed project is consistent with the residential design guidelines adopted by the city; and
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed is
appropriate.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be taken by resolution including the conditions representing mitigation from the original Mitigated Negative
Declaration (in italics below) prepared for the project and any conditions from the staff report and/or that the
commissioners wish to add. The reasons for any action should be clearly stated.
The resolution with conditions shall be recorded with the property to insure implementation of the required
mitigations. Please note that the conditions below which are in italics reflect the mitigation measures taken from the
Mitigated Negative Declaration. If approved, these conditions will also be placed on the building permit:
1, that the project shall be built as shown on the plans submitted to the Planning Department date stamped
September 26, 2006, sheets P 1 through P 15, L1.0, Ll .1 and L2.0, including the roofing material which shall
be true slate;
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
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 Floribunda 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;
4. that the conditions of the City Engineer's August 14, 2006 and November 22, 2005, memos, the Chief
Building Official's October 13, 2006 and August 8, 2006, memos, the Fire Marshal's August 10, 2006 and
September 15, 2006, memos, and the Recycling Specialist's August 9 2006, 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;
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
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;
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;
IT that this proj ect 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 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;
22. 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;
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
21 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;
24. 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 proj ect 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;
25. 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;
26. 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;
27.. 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;
28. that prior to issuance of a building permit the applicant shall submit construction plans to the Chief
Building Official for review and approval (Geology);
29. 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 (Geology);
30. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground shaking
induced during an earthquake (Geology);
31. 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 (Geology);
32. 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 (Geology);
33. that prior to issuance of buildingpermits, 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 properly
compacted non -expansive fill (Geology);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
34. thatprior to issuance ofbuildingpermits, 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 (Geology);
35. 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 of the proposed excavations. The Investigation shall be used
to develop recommendations for retaining walls and shoring of soils during construction (Geology);
36. 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 (Geology);
37. that all surface stormwater run-off around the building shall be required to drain to the street into the storm
drainage system (Hydrology & Water Quality);
38. that clean subsurface ground water encountered during excavation andpier drilling shall be discharged
into Ralston Creek, provided that discharge into the creek is approved by the Department offish and Game
and the Regional Water Quality Control Board (Hydrology & Water Quality);
39 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 offish and Game and the Regional Water Quality Control
Board (Hydrology & Water Quality);
40. that the finishedparking area (garage) surface drainage and run-off shall be required to drain to the local
sanitary sewer system because of thepossibility 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 (Hydrology
Water Quality);
41. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek (Hydrology &
Water Quality);
42. 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 pumps) 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 (Hydrology & Water Quality);
43. 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 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 (Hydrology & Water
Quality);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
44. that water that comes into contact with concrete duringpier drilling orpouringshall 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 (Hydrology & Water Quality);
45. 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 (Hydrology & Water Quality);
46 thatprior 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 (Hydrology & Water
Quality);
47. 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 stockpiles to stabilize denuded areas shall be
installed to maintain temporary erosion controls and sediment control continuously until permanent erosion
controls have been established (Hydrology & Water Quality);
4& 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 (Hydrology & Water Quality);
49. that common landscape areas shall be designed to reduce excess irrigation run-offpromote surface
filtration and minimize the use offertilizers, herbicides and pesticides (Hydrology & Water Quality);
50. that any site work including grading and landscaping shall be limited to the dry months, from April 15 to
October 15 (Hydrology & Water Quality);
51. thatprior to issuance of a demolition, grading or construction permitprotective siltfences 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 (Hydrology & Water Quality);
52. thatprior to issuance of a demolition, grading and buildingpermit 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 (Hydrology & Water Quality);
53. 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
permit from the Burlingame Building Division; and all requirements of thepermit shall be complied with
during construction (Air Quality);
54. that all active construction areas shall be watered at least twice daily, especially during the demolition and
excavation phase of the project (Air Quality);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
55. 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 (Air Quality);
56. 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 (Air Quality);
57. 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 (Air Quality);
58. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging
areas at the construction site (Air Quality);
59. 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 (Air Quality);
60. 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 (Air Quality);
61. that excavation and grading activities shall be suspended immediately if winds exceed 25 mph (Air Quality);
62. that sandbags or other erosion control measures shall be installed to prevent silt runoff from the site to
public roadways and into the creek (Air Quality)
63. 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 (Air Quality);
64. 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 (Air Quality);
65. 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 designatedforguest/visitorparking; allparking spaces in the belowgrade 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 (Transportation/Circulation);
66. that signs shall beposted at both ends of the ramp accessing the below gradeparking warningpedestrians
against the use of ramps for pedestrian travel (Transportation/Circulation);
67. 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 September 26, 2006
(Transportation/Circulation);
68. 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 (Transportation/Circulation);
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69. 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 (Transportation/Circulation);
70. 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 (Transportation/Circulation);
71. 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
(Transportation/Circulation);
72. 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
(Transportation/Circulation);
73. that since all guest parking is provided in the below grade garage there shall be an intercom with a buzzer
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);
74. thatprior to issuance of a grading, demolition, or construction the project shall comply with the City's tree
protection and urban reforestation requirements as approved by the City Arborist (Biological Resources);
75. that the property shall apply for protected tree removal permits as per the City Arborist's August 26, 2002
memo (Biological Resources);
76 that tree protection measures shall be installed under the supervision of a licensed arborist prior demolition
or construction and shall be inspected by the City Arborist (Biological Resources);
77. 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 (Biological Resources);
78. thatprotected trees that will have soil fill or the construction of hardscape 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 ofpervious material (Biological Resources);
79. 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 (Biological Resources);
80. that any trees located in areas where construction traff c is likely to occur shall be mulched to help reduced
soil compaction as required by the City Arborist (Biological Resources);
81. that soil siltation fences shall be installed and maintained to keep soil from disturbing areas out of the root
zones ofprotected trees as required and inspected by the City Arborist (Biological Resources);
82. that the applicant shall install fire sprinklers and afire alarm system monitored by an approved central
station as required by the Fire Marshal prior to the final inspection for building permit (Hazards);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
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83. 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 (Hazards);
84. 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 (Hazards);
85. 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 7:00p.m. on weekdays, 9: 00 a.m. and 6:OOp.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 (Noise);
86. 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 (Noise);
87. that at no time shall the noise levels due to construction exceed levels greater than 90dBA (Noise);
88. 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
neighboringproperties (Noise);
89. that a Construction Coordinator shall be appointed prior to issuance ofdemolition and buildingpermits 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 passible to mitigate construction impacts (Noise);
90. that all internal combustion engines operating on this subjectproperty shall be fitted with noise suppression
mufflers (Noise);
91. 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 (Noise);
92. that the proposed 4th 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 ofSTC-31 windows or greater (STC-33 or STC-34), andproper mechanical ventilation (Noise);
93. 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 Off cial and the applicant shall be required to document
implementation of the recycling before a final inspection can be scheduled (Utilities & Service Systems);
94, 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
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
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City of Burlingame and shall be directed as required by the Department of Public Works (Utilities & Service
Systems);
95. 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 (Utilities & Service Systems);
96. that all abandoned utilities and hookups shall be removed as directed by the City Engineer (Utilities &
Service Systems);
9.7. that storm water run-off shall drain from the site to the street into the storm drain system (Utilities & Service
Systems);
9B. 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 (Utilities & Service Systems);
99. 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 (Utilities & Service Systems);
100. 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 (Utilities & Service Systems);
101. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance (Aesthetics);
102. that should any cultural resources be discovered during construction, all work shall be halted until they are
fully investigated by aprofessional accepted as qualified by the City Planner and the recommendations of
the expert have been executed to the satisfaction of the City (Cultural Resources).
Maureen Brooks
Senior Planner
c: Dale Meyer Associates
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