HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - Staff Report (3)City of Burlingame
Item No. Ll
Mitigated Negative Declaration, Condominium Permit, Action Calendar
and Special Permit for Front Setback Landscaping
Address: 1441 & 1445 Bellevue Avenue Meeting Date: 11/14/05
Request: Application for Mitigated Negative Declaration, condominium permit, and a special permit for front
setback landscaping for a new four-story, 17-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: Bellevue Associates, LLC c/o Litke Properties 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
Current Use: Multi -family residential dwelling units, two separate lots with a total of 18-units in five structures
Proposed Use: 17-unit residential condominium building
Allowable Use: Multiple family, duplex and single family dwellings
Summary: The applicant, Dale Meyer Associates, is proposing to demolish five structures containing a total of 18
dwelling units and build a new, four-story, 17-unit condominium building with two levels ofbelow-grade parking at
1441-1445 Bellevue Avenue, zoned R-4. The project requires the following planning approvals:
• Mitigated Negative Declaration, a determination that with mitigation measures there are no significant
environmental effects as a result of this project;
• Condominium permit for a new, four-story, 17-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% (13 83 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).
Changes to Project Since April 25, 2005, Study Meeting: On April 25, 2005, the Planning Commission held a
study session on the proposed project (see attached 4/25/05 PC Minutes). The Commission expressed a number of
concerns and asked the applicant several questions regarding the project. The applicant has submitted revised plans
date stamped November 2, 2005 and a letter of explanation date stamped October 13, 2005. The following is a list
of the Commission's concerns and a description of the applicant's response and/or the changes made to the project.
1. Will the applicant need to replace the sewer line?
• The applicant notes that one of the mitigation measures included in the Mitigated Negative
Declaration requires that the sewer lateral from the site to the sewer main will have to be replaced as
a part of the project. The sewer main (in Bellevue Avenue right-of-way) will not have to be
replaced. It should be noted that the applicant is required to prepare a water demand study for the
proposed building prior to obtaining a building permit which will determine the adequacy of the
existing domestic water line to supply the new building and to meet fire flow requirements. If it is
determined that the size of the water line needs to be increased, the applicant is required to replace
that line to City specifications and standards.
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
2. Provide an explanation regarding how the traffic volumes will decrease with this project compared to the
existing.
• The applicant refers to the traffic study prepared by Hexagon Transportation Consultants dated
January 30, 2004. The study states that the proposed condominium development would generate less
traffic than the existing 18 apartment units on the site for two reasons: 1) there will be one fewer
dwelling unit than now exists; and 2) that according to the Institute of Transportation Engineers
(ITE) Trip Generation manual, Seventh Edition, 2003, the trip generation rate for condominiums is
slightly lower than for apartments.
3. Some of the units are extremely large; explain why they need to be that large; specifically concerned with
units 9, 13, 15 & 16.
• The applicant notes that one of the larger units is designed for the owner of the development, and his
program dictated the size of that unit. He notes that an area realtor conducted a market study and
found that there is a demand for units that are at least 2500 SF (refer also to nine letters submitted).
He also notes that there are a variety of unit sizes proposed in this project.
4. Would like to see the applicant offer to provide two affordable units and not have to request the special
permit for height because it would be offered as an incentive; the community would be served by providing
more affordable units; concern with four-story building, would like to see three-story building.
• The applicant has revised the project to include two affordable units (Units #4 & 5, as shown on
Sheet P3), therefore the project qualifies for the 46' height incentive, and the proposed 45'-8"
building height does not require a conditional use permit.
5. Need to discuss garbage collection with BF1, because the trash enclosure is located underground in the
parking garage, how will it be accessed.
• The applicant contacted the solid waste disposal provider and it was determined that two men from
the company can roll the garbage bin to the street where it will be emptied into the truck, so the truck
does not have to enter the garage. For a complex of this size, garbage is typically picked up three
times a week.
6. Balconies on the southwest elevation appear overbearing and look like they are tacked on, especially the
ones on the top floor; concern that the iron workand grills are very busy, can the railings be simplified and
still maintain the architectural design.
• The applicant has revised the railing ironwork to a more simplified design (refer to Sheets P 10, P 11
& P14). He also notes that the adopted condominium guidelines require a minimum of 75 SF of
private open space per unit, and these balconies have been included to meet this requirement.
7. Show the locations of the P/V valves and backflow prevention devices, these are often tacked on during the
building plan check process and can detract from the building design.
• The applicant has included the PN valve and backflow prevention device locations in the revised
plans, refer to sheets P2 & C1.
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
8. Overhang on mansard roof is a little deep and heavy for this style.
• The applicant notes that other buildings that were researched for this project in this style have a
similar detail for the mansard roof.
9. Window patterns are monotonous, should use different sizes for different rooms to add exterior interest.
• Window patterns have been revised, refer to Sheets P10 and Pl 1.
10. Could the design be reversed so that the driveway is on the right instead of the left, this would result in a
greater setback on the right side where the adjacent building is closer, and might help address the shadow
issues raised by the owner at 1457 Bellevue.
• The applicant notes that the geometry of the site and the location of the creek dictate the placement
of the driveway and the layout of the parking to maximize the potential of the site. He indicates that
the results of the shadow study indicate that there would be no shadow impact on 1457 Bellevue. He
notes that the setback proposed on that side is greater than required by the zoning code (14' building
setback, 10' to upper floor balconies proposed; T (first floor) to 10' (fourth floor) setback required).
11. Concerned with the usefulness of the open space at the rear, would like to see a toilet facility and sink there
so people can make use of the open space. Open space at the rear of the building has asymmetrical garden
design with an axis, this needs to be respected in how the open space relates to the access to it from the
building.
• The site and landscape plans (sheets P2, L1.0 & 11.1) have been revised to include a toilet facility.
The landscape architect has provided a letter of explanation (see attached letter date stamped October
13, 2005) which notes that the open space was revised to include a bathroom structure which is
integrated into the garden pergola and adjacent seat walls. He notes that the pergolas will be
equipped with heating units attached to the beams along with light fixtures to match the building. He
also notes that the bridge across the creek to the open space has been revised to enter on a centerline
to the fountain focal point. The bridge now includes wrought iron archways planted with flowering
clematis vines, and light fixtures will be incorporated into the archways.
12. Design at the front of the building could be improved if the building were smaller, and the landscape
variance could go away, can the curb cuts be reduced and can the driveway width be reduced, should also
look at ways to bulk up the landscaping; provide clarification on front landscaping, it seems small scale for
the size of the building, should include larger scale trees to soften the mass.
• The front landscaping and driveway have been revised (refer to sheets P2, L1.0 & Ll.l). The
landscape architect notes that the street frontage was revised including relocation of the north curb
cut and driveway which now lines up with the proposed underground vehicular ramp. This new
driveway layout allows for an increase in the planting island between the sidewalk and proposed
circular driveway. This planting island will include a total of six evergreen bay laurel trees, which
are fast growing, and will be planted at 24" box size. Planning staff would note that because of the
changes in the driveway design and the relocation of the exit stair (see below), the front setback
landscaping increased from 42.2% (1,169 SF) to 47% (1300 SF). The front setback landscaping
variance is no longer required. A special permit is required for 47% o front setback landscaping with a
circular driveway where 50% front setback landscaping is required without a circular driveway.
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Mitigated Negative Declaration, Condominium Permit & Special Permitfor Front Setback Landscaping
1441 & 1445 Bellevue Avenue
13. The exit stair from the garage at the front of the building at the northwest corner should be moved to the
side of the building, the front is a bad spot both for security reasons andfor the appearance of the building;
placing the stairway from the garage on the side would also help with the amount of front landscaping.
• Refer to Sheet P2, Site Plan and Sheets P7 & P8, Garage Plans, for relocated exit stair.
14. Drawings for shadow study did not show morning shadow, please provide.
• Refer to attached shadow diagrams 4 story Building, December 21 ", 10 a.m.; 4 Story building, June
21st, 11:00 a.m., and 4-story building March 21", 10 a.m.; September 21st, 11 a.m.
15. What is the groundcover to be used at the southwest corner of the site near trees Jand E, need to make sure
the groundcover is compatible with the trees.
• The landscape architect notes that the landscaped area in the southwest corner has been revised to
reflect the existing concrete culvert on the site, which is to remain; there will be no groundcover
under the trees in this location.
16. Both buildings on either side of the project have tall trees along the sides, would like to see how they are
shaded by the new building, will they be impacted by being in the shade?
• The landscape architect notes that the plant materials on adjacent lots were taken into consideration
when selecting the proposed perimeter vegetation. This vegetation includes tall growing evergreen
screen shrubs.
17. There is a Redwood tree shown to remain, but its canopy is shown to project 15 feet over the building
footprint, need to address how that will be accommodated, will the tree be lopsided, will it survive.
• The applicant notes that the existing Redwood tree is already lopsided due to the existing Cedar tree,
which is encroaching into its drip line. The Cedar tree will be removed per the Arborist's report
dated August 14, 2002. In addition, an exploratory trench was dug to determine if large supporting
roots would be severed by the excavation for the foundation. The arborist found that the proposed
construction would not weaken the stability or health of the Redwood tree.
18. Plans note that this will be a true slate roof- this should be maintained in the final plans.
• The applicant notes that the roof will be a true slate as indicated on the plans. This has also been
added to the conditions of the approval.
Project Description: The applicant is requesting a Mitigated Negative Declaration, condominium permit, tentative
condominium map and tentative parcel map for lot combination, and special permit for front setback landscaping for
the construction of a new, four-story, 17-unit residential condominium building with two levels of below -grade
parking. The site now consists of two lots which contain a total of 18 apartment units, in five structures. All of the
existing structures on -site will be demolished.
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
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 for
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).
A total of 37 parking spaces are required. The project proposes a total of 45 covered parking spaces to be allocated
in a two-story, below grade garage. Forty spaces will be reserved for tenants, with 5 guest parking spaces. Thirty-
one spaces are standard sized spaces, twelve spaces are compact spaces and two are disabled accessible parking
spaces. The ceiling height in the garage will be 9', and is more than the 8'-1" ceiling height required for disabled
accessible parking spaces. 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. The total lot coverage proposed is 44.4%
(10,837.2 SF) where 50% (12,319 SF) is the maximum allowed. Two covered pergolas are now proposed in the
common open space area which increases the total lot coverage from the previous proposal by 299 SF.
There is 5,222 SF of common open space proposed at the rear site, where 1,600 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, which can be
admired from this space. The 75 SF per unit of private open space required is met, with each unit exceeding this
requirement with private open space ranging from 78 SF to 753 SF.
Inclusionary Zoning: This 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 inclusionsary
zoning the 17-unit proposal would require two affordable units, one unit for every 10 dwelling units with fractions
rounded up. Although not required to provide affordable housing, the applicant is proposing that two affordable
units (Unit 4, 826 SF & Unit 5, 806 SF) will be provided. Since the applicant is providing two affordable units, as
required under the now current 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' 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).
Mitigated Negative Declaration: Since the project proposes new construction of more than four units, the project
is subj ect to the requirements of the California Environmental Quality Act (CEQA). Therefore, an Initial Study was
prepared. Based on the Initial Study, a Mitigated Negative Declaration has been proposed for review by the
Planning Commission. This document has also been sent to the State Clearinghouse and circulated to other
responsible agencies for comment. As presented, the Mitigated Negative Declaration identified potential impacts in
the areas of geology/soils, hydrology/water quality, noise, and aesthetics. However, based on the mitigation
measures identified in the Initial Study, it has been determined that the proposed project can be addressed by a
Mitigated Negative Declaration since the Initial Study did not identify any adverse impacts which could not be
reduced to acceptable levels by mitigation (refer to attached Mitigated Negative Declaration No. 537-P).
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
Table 1—1441-1445 Bellevue Avenue
1441 & 1445 Bellevue Avenue
Lot Area: 24,637 SF
Previous
Proposed
Allowed/Required
Plans date stamped 4/4/05
plans date stamped 11/2/05
Front Setback: First:
20'-3"
Second.
20'-3"
17'-6"
Third.
20'-3"
No change
(block average)
Fourth:
20'-3"
Side Setback (L): First:
15' min.
7'
Second:
15' min,
8'
Third.
15' min.
No change
91
Fourth:
12' min.
10,
Side Setback (R): First:
14'
7'
Second:
10'
8'
Third:
10'
No change
91
Fourth:
10'
10,
Rear Setback: First:
30'
15'
Second:
30'
No change
15
Third:
30'
20'
Fourth:
30'
20'
Number o Buildin s:
1
No change
1
Lot Coverage:
42.7%
44.4%
50%
(10,538 SF)
(10,837.2 SF)
(12,319 SF)
Height:
45'-8"
No change
46'-0" (incentive
available for providing
affordable units)
Parking:
34 standard
29 standard
34 spaces
2 van accessible
2 van accessible
80% covered
all covered
9 "compact
Up to 50% maybe
compact
Guest Parking:
5 guest spaces
5 guest spaces
3 guest spaces
(3 standard +
(2 standard +
2 compact)
3 compact)
Total On -Site Parking:
43 spaces
45 spaces
37 spaces
50% (1,383 SF)
45% (1245 SF) allowed
Front Setback Landscaping:
42.2% (1,169 SF)'
47% (1,300 SF) z
with special permit if
circular driveway
proposed
Private Open Space:
Ranges from 78 SF to
No change
75 SF per unit
753 SF per unit
Common Open space:
5,222 SF
No change
1,700 SF
(17 units x 100 SF)
1 Variance was previously required for 42.2% front setback landscaping where 50% is required.
2 Special permit now required for 47% front setback landscaping with circular driveway.
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
Staff Comments: See attached.
Findings for a Mitigated Negative Declaration: For CEQA requirements the Planning Commission must review
and approve the Mitigated Negative Declaration (ND 535-P) and Addendum, finding that on the basis of the Initial
Study and any comments received in writing or at the public hearing that there is no substantial evidence that the
project will have a significant (negative) effect on the environment.
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 prof ect 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 for the Mitigated Negative
Declaration (in italics below) 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
November 2, 2005, sheets P1 through P15, L1.0, LI.I and L2.0, including the roofing material which shall
be true slate;
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Mitigated Negative Declaration, Condominium Permit & 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 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;
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
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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;
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 prior to issuance of a building permit the applicant shall submit construction plans to the Chief
Building Official for review and approval (Geology);
21. 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);
22. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground shaking
induced during an earthquake (Geology);
23. 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);
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
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24. thatprior 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 ChiefBuilding Official and City Engineer shall be followed during construction (Geology);
25. thatprior to issuance of buildingpermits, the applicant shall submit construction plans to the Chief Building
Off cial 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);
26. thatprior to issuance ofbuildingpermits, the applicant shallsubmit constructionplans 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);
27. that prior to issuance of the first grading permit the applicant shall submit GeoForensics' Geotechnical
Investigation to the Chief Building Official and/or City Engineerfor review and approval. The Investigation
shall include boreholes completed in the area of theproposed excavations. The Investigation shall be used
to develop recommendations for retaining walls and shoring of soils during construction (Geology);
28. 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);
29. 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);
30. 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 (Hydrology & Water Quality);
31. 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 (Hydrology & Water Quality);
32. that the finishedparking 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 (Hydrology &
Water Quality);
33. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek (Hydrology &
Water Quality);
34. 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
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Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
accomplished by installing pumps) in shallow sump(s) in the excavation; water shall be directed to the
streambed to flow into the diversionpipe; 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);
35. 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);
36. that water that comes into contact with concrete during pier drilling orpouring 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 (Hydrology & Water Quality);
37. 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);
38. 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
theproperty lines, existing andproposed 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);
39. 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);
40. 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);
41. that common landscape areas shall be designed to reduce excess irrigation run-offpromote surface
filtration and minimize the use of fertilizers, herbicides and pesticides (Hydrology & Water Quality);
42. that any site work including grading and landscaping shall be limited to the dry months, from April 15 to
October 15 (Hydrology & Water Quality);
43. 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);
-11-
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
44. that prior 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);
45. 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 the permit shall be complied with
during construction (Air Quality);
46. that all active construction areas shall be watered at least twice daily, especially during the demolition and
excavation phase of the project (Air Quality);
47. 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);
48. 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);
49. 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);
50. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging
areas at the construction site (Air Quality);
51. 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);
52. 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);
53. that excavation and grading activities shall be suspended immediately ifwinds exceed25 mph (Air Quality);
54. 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);
55. 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);
56. 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);
57. 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
-12-
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
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);
58. that signs shall beposted at both ends of the ramp accessing the below grade parking warningpedestrians
against the use of ramps for pedestrian travel (Transportation/Circulation);
59. 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
(Transportation/Circulation);
60. 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);
61. 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);
62. 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);
63. 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);
64. 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);
65. 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);
66. thatprior to issuance of a grading, demolition, or construction theproject shall comply with the City's tree
protection and urban reforestation requirements as approved by the City Arborist (Biological Resources);
67. that the property shall apply for protected tree removal permits as per the City Arborist's August 26, 2002
memo (Biological Resources);
68. that tree protection measures shall be installed under the supervision of a licensed arboristprior demolition
or construction and shall be inspected by the City Arborist (Biological Resources);
69. 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);
70. that protected 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);
-13-
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
71. 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);
72. that any trees located in areas where construction traffic is likely to occur shall be mulched to help reduced
soil compaction as required by the City Arborist (Biological Resources);
73. 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);
74. 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);
75. 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);
76. 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);
77. 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:OOp.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);
78. that noise emission levels from construction and demolition on the site shall not exceed the values listed in
table 4-6 of the City ofBurlingame's General Plan Noise Element (Noise)
79. that at no time shall the noise levels due to construction exceed levels greater than 90dBA (Noise);
80. 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 (Noise);
81. that a Construction Coordinator shall be appointedprior to issuance ofdemolition and buildingpermitsfor
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 (Noise);
82. that all internal combustion engines operating on this subjectproperty shall befitted with noise suppression
mufflers (Noise);
83. 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);
-14-
Mitigated Negative Declaration, Condominium Permit & Special Permit for Front Setback Landscaping
1441 & 1445 Bellevue Avenue
84. that theproposed 4eh floor shall include noise attenuation measures to achieve an interior CNEL of45 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)
85. that the contractor shall submit the "Recycling and Waste Reduction "form plan to the Burlingame Building
Division that demonstrates how 60percent of construction demolition material will be divertedfrom 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 (Utilities & Service Systems);
86. 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 (Utilities & Service
Systems);
87. 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);
88. that all abandoned utilities and hookups shall be removed as directed by the City Engineer (Utilities &
Service Systems);
89. that storm water run-off shall drain from the site to the street into the storm drain system (Utilities & Service
Systems);
90. 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);
91. 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);
92. 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);
93. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance (Aesthetics);
94. 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 (Cultural Resources).
Maureen Brooks
Senior Planner
c. Dale Meyer Associates, AIA
-15-
City of Burlingame Planning Commission Minutes
April25, 2005
VI. STUDY ITEMS
1. 1441 & 1445 BELLEVUE AVENUE, ZONED R-4 — APPLICATION FOR NEGATIVE
DECLARATION, CONDITIONAL USE PERMIT FOR HEIGHT, FRONT SETBACK LANDSCAPE
VARIANCE, CONDOMII41UM PERMIT AND TENTATIVE MAP FOR A NEW, FOUR-STORY 16-
UNIT RESIDENTIAL CONDOMINIUM (DALE MEYER, AIA, DALE MEYER ASSOCIATES,
APPLICANT AND ARCHITECT; BELLEVUE ASSOCIATES, LLC C/O LITKE PROPERTIES,
PROPERTY OWNERS) PROJECT PLANNER: CATHERNE BARBER
CP Monroe presented a summary of the staff report. She noted that Commissioner Keighran submitted
comments on the project and read them into the record. Commissioners asked:
• Will the applicant need to replace the sewer line?
• Provide an explanation regarding how the traffic volumes will decrease with this project compared to the
existing.
• Some of the units are extremely large, explain why they need to be that large. Specifically concerned
with Units 9, 13, 15 and 16.
• Would like to see the applicant offer to provide two affordable units and not have to request the special
permit for height because it would be offered as an incentive; the community would be served by
providing more affordable units.
• Concern with four-story building, would like to see three-story building.
• Need to discuss garbage collection with BFI, because the trash enclosure is located underground in the
parking garage, how will it be accessed.
• Balconies on the southwest elevation appear overbearing and look like they are tacked on, especially the
ones on the top floor; concern that the iron work and grills are very busy, can the railings be simplified
and still maintain the architectural design.
• Show the locations of the P/V valves and backflow prevention devices, these are often tacked on during
the building plan check process and can detract from the building design.
• Overhang on mansard roof is a little deep and heavy for this style.
• Window patterns are monotonous, should use different sizes for different rooms to add exterior interest.
• Could the design be reversed so that the driveway is on the right instead of the left, this would result in a
greater setback on the right side where the adj acent building is closer, and might help address the shadow
issues raised by the owner at 1457 Bellevue Avenue.
• Concerned with the usefulness of the open space at the rear, like to see a toilet facility and sink there so
people can make use of the open space.
• Open space at the rear of the building has a symmetrical garden design with an axis, this needs to be
respected in how the open space relates to the access to it from the building.
• Design at the front of the building could be improved if the building were smaller, and the landscape
variance could go away; can the curb cuts be reduced and can the driveway width be reduced, should
also look at ways to bulk up the landscaping.
• Provide clarification on front landscaping, it seems small scale for the size of the building, should
include larger scale trees to soften the mass.
• The exit stair from the garage at the front of the building at the northwest corner should be moved to the
side of the building, the front is a bad spot both for security reasons and for the appearance of the
building; placing the stairway from the garage on the side would also help with the amount of front
landscaping.
• Drawings for shadow study did not show morning shadow, please provide.
2
City of Burlingame Planning Commission Minutes
April25, 2005
• What is the groundcover to be used at the southwest corner near trees J and E, need to make sure the
groundcover is compatible with the trees.
• Both buildings on either side of the proj ect have tall trees along the sides, would like to see how they are
shaded by the new building, will they be impacted by being in the shade?
• There is a Redwood tree shown to remain, but its canopy is shown to project 15 feet over the building
footprint, need to address how that will be accommodated, will the tree be lopsided, will it survive.
• Plans note that this will be a true slate roof, this should be maintained in the final plans.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. Chair Osterling noted that the item will be noticed when it is placed on the
action calendar and neighbors will have an opportunity to comment at that time. This item concluded at 7:35
p.m.
2. 888 HINCKLEY ROAD, ZONED O-M — APPLICATION FOR CONDITIONAL USE PERMIT
AMENDMENT AND PARKING VARIANCE TO ADD A HEALTH SERVICE (CHIROPRACTIC
OFFICE) TO AN EXISTING ATHLETIC CLUB (PAUL BOLOGNA, APPLICANT; DANIEL CAPRINI,
PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN
SP Brooks presented a summaryof the staff report. She read C. Keighran's comments on the project into the
record. Commissioners asked:
• How many people used the pro shop?
• What percentage of the on -site parking is usually occupied?
• Three treatment tables are proposed without partitions separating them from one another or the reception
area, ask the applicant to explain how this will work for more than one customer or privacy?
• What is the average length of stay for a client, will there be more than one client at a time, six a day
seems low.
• What would it take to remove 50 SF from the proposed use, it would reduce the parking variance from
two spaces to one space.
• Applicant should look at responses in variance application, needs to provide justification for granting
variance, need to describe hardship with the property to justify.
• How would service be affected if one treatment table were removed from the proposal?
• Even though parking variance is small, we have recently studied parking ratios for uses in this area and
this is not consistent for the base use, there have been other variance requests in this area so these
compound and there is still a concern, the applicant should provide a record of the existing parking
conditions on site at different times of day and days of the week.
Chair Osterling noted that this item will be brought back on the Commission's action calendar when all the
requested information is provided by the applicant. This item concluded at 7:45 p.m.
Consent Calendar - Items on the consent calendar are considered to be routine. They are acted on simultaneously unless
separate discussion and/or action is requested by the applicant, a member of the public or a commissioner prior to the time the
commission votes on the motion to adopt.
3B. 828 LAUREL AVENUE, ZONED R-1- APPLICATION FOR DESIGN REVIEW FOR A FIRST AND
SECOND STORY ADDITION (DAN AND MOIRA LUCIER, APPLICANTS AND PROPERTY
OWNERS; JD & ASSOCIATES, DESIGNER�(101 NOTICED) PROJECT PLANNER: RUBEN HURIN
Chair Osterling noted that he had two requests to speak on the project at 1524 Vancouver Avenue, so would
3
DALE MEYER ASSOCIATES
ARCHITECTURE -INTERIORS -PLANNING
851 BURLWAY ROAD, SUITE 700
BURLINGAME, CA 94010-1707
650-348-5054
October 5, 2005
MRS. CAT14ERINE BARBER
CITY OF BURLINGAME
PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
RE: 1441 & 1445 BELLEVUE AVENUE
Dear Mrs. Barber:
RECEIVED
O C T 13 2005
CITY OF BURLINGAME
PLANNING DEPT.
This letter is in response to the minutes from the Planning Commission study meeting on Monday, April 25,
2005. Please find the following attachments: Revised drawings.
• Sewer replacement will be a Condition of Approval #66 as stated in the City's Negative Declaration.
• See traffic study submitted to the City from Hexagon Transportation Consultants, Inc., dated January 30,
2004, section titled Project Trip Generation.
• One of the larger units is designed for the Owner of this development whose program dictated the size. A
realtor in this area conducted a market study and found that there is a demand for units 2500 sf minimum.
There is also a variety of sizes of units to fill varying potential owner's spatial needs.
• See sheet P3 for two affordable unit #'s 4 & 5.
• See sheet P3 for two affordable unit #'s 4 & 5.
• Per Martin Tinoco, BFI District Supervisor, two men from BFI can roll the garbage bin to the street where
the truck will empty it. For a complex with 16 units, garbage pick-up is typically three times a week.
• The balconies on the southwest elevation are required by the City's zoning code that all units must have 75
sf minimum of private open space. See sheets P10, P11, and P14 for simplified railing ironwork.
• See sheet P2 & C1 for PN valve and backflow prevention device locations.
• The buildings we researched in this style have similar detail for the mansard roof.
• See sheets P 10 and P 11 for revised window patterns.
• The geometry of the site and the location of the creek dictates the placement of the driveway and the layout
of the parking to maximize the potential of the site. The shadow study results submitted to the City and
provided in the City's Environmental document indicated that there would be no shadow impact on 1457
Bellevue Avenue. In fact, 1457 Bellevue casts a shadow on the subject property at 3 pm in March and 4 pm
in September, and at 10 am, 12 pm and 3 pm in December. In addition, the setback between the subject
property and 1457 Bellevue is greater than required by the City's zoning code.
• See revised landscape plan and landscape architect's response letter.
• See landscape plan and landscape architect's response letter.
• See sheet P2, Site Plan for new driveway width and curb cut. See landscape plan for landscape in the front
of the building and landscape architect's response letter.
• See landscape architect's response letter.
• See sheet P2, Site Plan and sheet P7 & P8, Garage Plans for relocated Stair 3. See also landscape plan.
• See shadow study submitted to the City. City staff will include study in next submittal.
• See landscape architect's response letter.
• See landscape architect's response letter.
• The existing Redwood tree is already lopsided due to the existing Cedar tree, which is encroaching into its
drip line. The Cedar tree will be removed per arborist's report submitted to the City by The Davey Tree
Expert Company, dated August 14, 2002. In addition, an exploratory trench was done to determine if large
supporting roots would be severed by the excavation for the foundation. The arborist found that the
proposed construction would not weaken the stability of or health of the Redwood tree. The letter from the
arborist was submitted to the City on January 5, 2005.
• The roof will maintain to be a true slate roof as indicated on the plans.
Please call me if there are any questions.
Sincerely, XqA* U /✓
Dale Meyer, AIA/lk
Attachment
MICHAEL CALLAN LANDSCAPE ARCHITECT
63 Bovef Road #314
San Mateo, CA 94402
PHONE: 650.372-9220
FAX: 650.372-9219
City of Burlingame
Planning Department
Project: Bellevue Condominiums
1441-1445 Bellevue Avenue
Burlingame, CA
Re: Landscaping Plan Revisions
RECEIVED
OCT 1 3 2005
GITY OF BURUNGAME
PLANNING DEPT.
October 5, 2005.
Please review the following revisions to the Landscape plans in response to the
planning commission's comments:
1) Open space was revised to include bathroom structure which is integrated into
the garden pergola and adjacent seatwalls. The pergolas will be equipped
with heating units attached to the beams along with light fixtures to match
building. The Bridge to the open space was revised to enter on a centerline to
the fountain/focal point. The bridge now includes black wrought iron archways
planted with flowering clematis vines (shade tolerant). Light fixtures shall be
incorporated into these archways.
2) Proposed plantings were moved in the rear south corner to accommodate the
existing concrete culvert which will remain.
3) Plant material on adjacent lots were taken into consideration when selecting
proposed perimeter vegetation. This vegetation includes tall growing evergreen
screen shrubs.
4) The street frontage was revised including relocation of the north curb cut and
driveway which now lines up with the proposed basement vehicular ramp. This
new driveway layout allows for an increase in the planting island between the
sidewalk and proposed circular driveway. This planting island shall include a
total of 6 evergreen bay laurel trees. These evergreen trees are fast growing
and specified as 24" box size.
5) The private patios were revised to include 5' stucco privacy walls including solid
wood gates.
I appreciate your time regarding this matter.
Regards,
Michael Callan, ASLA
Landscape Architect
Ca License #4076
a.
4 STORY BUILDING
I
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STORY'LID
DUNE 21st, Ham (DST)
4 STORY 11 1C1I[L I N
MARCH 21s t,10 awn
E P''II'EI IBER 21st, 11 am
CASHIN
C O M P A N Y
REALTORS
To The Town of Burlingame:
OCT 13 2005
CITY OF BURLING/- ME
PLANNING DEPT.
We are interested in purchasing a large condominium in downtown Burlingame. We need
a residence of at least 2500 square feet of living space. We encourage the town of
Burlingame to approve such projects.
Sincerely,
�� V,
Bruce Schwartz
Ayse Schwartz
1412 Chapin Avenue, Burlingame, California 94010. Office 650.340.9688 Fax 650.348.1674
CASHIN
C O M P A N Y
REACTORS
To The Town of Burlingame:
ECENE 1
OCT 1 3 2005
CITY OF BURLINGAME
PLANNING DEPT.
We are interested in purchasing a large condominium in downtown Burlingame. We need
a residence of at least 2500 square feet of living space. We encourage the town of
Burlingame to approve such projects.
Sincerely,
Vito DelTessandoro
1412 Chapin Avenue, Burlingame, California 94010. Office 650.340.9688 Fax 650.348.1674
Ed Stephens _
Anthony Galli
Cashin Realty RECEIVED
Gentlemen,
OCT 13 2005
CITY OF BURLINGAME
PLANNING DEPT.
It is with great interest that I received you notification of intent to construct two large
square footage condominium projects and look forward to meeting with you concerning
each of these.
I have actively been seeking such a unit locally. Two projects come close, one on El
Camino and Crystal springs. Beautiful units but I do not want or need meals and medical
benefits included with monthly maintenance. The second in Foster City, again beautiful
units but much to windy and on a major thoroughfare to far from any walk to shopping.
Being in Burlingame makes your units extremely desirable and I see them as an asset to
the community.
Looking forward to hearing from you:
S' cerely
George `R. Koch
65 Rowan Tree Lane
Hillsborough.
This has also been posted to the Planning department; City of Burlingame.
CASHIN
C O M P A N Y
R £A LTORS
To The Town of Burlingame:
Nw�
OCT 13 2005
CITY OF BURLINGAME
PLANNING DEPT.
We are interested in purchasing a large condominium in downtown Burlingame. We need
a residence of at least 2500 square feet of living space. We encourage the town of
Burlingame to approve such projects.
Sincerely,
Ken Graven
1412 Chapin Avenue, Burlingame, California 94010. Office 650.340.9688 Fax 650.348.1674
RECEIVED
OCT 13 2005
CITY OF BURLINGAME 610 Devon Dr
PLANNING DEPT.
Hillsborough, CA 94010
April 2, 2005
Town Of Burlingame
RE: Quality Condominiums Wanted
Dear Sir:
I have been a resident of this area for 33 yearg and have lived in Hillsborough the past 12.
Sometime in the near future, I will be interested in moving into'a quality condominium or town
house located within a short walking distance to Burlingame Avenue. Iri my opinion, there are
few if any such buildings now available.
I would like to see something like 2,000 to 2,800 square feet, done in excellent taste with a
pleasant outlook. Critical as well would be a feeling that I am a part of the town of Burlingame,
meaning, I can simply walk out my front door and shortly be on Burlingame Avenue.
I would not be interested in cashing out of my home and spending all the proceeds on a
condominium., So I believe we need units attractive. enough so, that people can trade down when
they move.
I hope this information is of some value to you.
Respectfully,
James P. Manero
March 31, 2005
Ed Stephens
Cashin Company
1412 Chapin Ave.
Burlingame, CA 94010
Dear Ed,
RECEIVED
OCT 13 2005
CITY OF BURLINGAME
PLANNING DEPT.
This letter is written in support of the proposed condominium projects at 1216
Floribunda and 1445 Bellevue in Burlingame.
My wife and I will certainly be downsizing our San Mateo home in the next few
years. Larger new condo product in the Peninsula is only now beginning to
emerge and choice remains very limited. (Unlike the detached market where the
opposite may be true)
Proposition 60 makes remaining in San Mateo County an attractive option, as
well as remaining near our San Mateo family, friends and institutions. We need
more projects such as you are proposing
We support these projects and applaud the quality and architectural sensitivity
they demonstrate.
Thanks,
Rik 4nnath
433 Parrott Dr.
San Mateo, CA 94402
Charles Pankow Builders, Ltd. A California Limited Partnership • 303 Second Street, 600 North, San Francisco, CA 94107
P (415) 543-4010 • F (415) 543-5601 - License No. 688972
CASHIN
. G p M ON
PA Ar 1,RS
To The Town of Burlingame:
RECEIVED
O C T 1 3 2005
CITY OF BURLINGAME
PLANNING DEPT.
We are interested in purchasing a large condominium in downtown Burlingame. We need
a residence of at least 2500 square feet of living space. We encourage the town of
Burlingame to approve such projects.
Sincmly,.—
George Kartsioukas
Kay Kartsloukas
Land Acquisition & Project Development
1412 Chapin Avenue, Burlingame, California 94010. Office 650.340.9688 Fax 650.348.1674
March 20 2005
Planning Department
City Of Burlingame
501 Primrose Rd. 94010
OCT 13 2005
CITY OF BURLINGAME
PLANNING DEPT.
Dear Planning Department.
We are actively looking to purchase a condominium of at least 2500 square feet, and preferably
larger, in downtown Burlingame. We strongly encourage the city of Burlingame to approve the
condominium projects at 1516 Floribunda Ave, and 1441 Bellevue Ave.
Sincerely:
CONTINUE FROM PREVIOUS PAGE 001
March 1!, LUUJ
Mr. Ed Stephens
CAHIN COMPANY
1412 Chapman Avenue
Burlingame, CA 94010
Office: 650 340 9688
RECEIVED
Voice Mail: 650 737-1566
Fax: 650 348-16.74
OCT 1 3 2005
RE: CONDO SPACE
CITY OF BUR' '.iNGAI;iL
PLANNING DEPT
Dear Mr. Stephens,
I am loolcing.fo buy Condo space in the Burlingame area for about 2800 square feet,
Can you
help me with this?
Please reply ASAP.
Sincerely •
A&
Abe Kash
01
City of Burlingame Planning Commission Minutes
February 24, 2003
10. 1441 & 1445 BELLEVUE AVENUE, ZONED R-4 — ENVIRONMENTAL SLOPING FOR AN
APPLICATION FOR ENVIRONMENTAL REVIEW, CONDITIONAL USE PERMITS FOR TWO
BUILDINGS ON ONE LOT AND FOR HEIGHT, FRONT SETBACK LANDSCAPE VARIANCE AND
CONDOMINIUM PERMIT FOR ONE THREE-STORY AND ONE FOUR-STORY CONDOMINIUM
BUILDING WITH A TOTAL OF 15 RESIDENTIAL CONDOMINIUMS. (DALE MEYER, AIA, DALE
MEYER ASSOCIATES, APPLICANT AND ARCHITECT; BELLEVUE ASSOCIATES, LLC C/O LTTKE
PROPERTIES, PROPERTY OWNERS) (143 NOTICED) PROJECT PLANNER: CATHERINE BARBER
CP Monroe briefly presented the site and project description and identified the environmental concerns
noted by staff. Commissioners asked: is the only issue before the commission tonight, the possible
environmental concerns raised by the proposed project, CP noted yes. Is this the time to express concern
about the inclusion of affordable units in this development, staff noted you may if you wish; plans seem to
show two front setbacks, 16 feet and 17'-6", which is correct; would like to see table showing the square
footage in each dwelling unit and range of size by structure; note that the environmental survey prepared by
the applicant is dated August 23, 2003, will it be updated since some information seems incorrect; see an
open space calculation but cannot tell what area of the site was included from the plan, is this area over the
creek; how will the enclosed part of the creek be treated in the site development and use.
Chair Keighran opened the public comment. The following members of the public spoke: Kent
Dormin,1457 Bellevue; Clair Kerg-Willard, 1457 Bellevue; Abraham Landis, 1457 Bellevue; Robert
Vienot, 1435 Bellevue, President of the Homeowners Association; Mary Vienot, 1435 Bellevue. In their
comments they noted the following: as proposed the building will affect the sun access to 9 of the 18 units
at 1457 Bellevue, which will eliminate/diminish the property values; parking in the area is terrible and a
development this size will impact it more; proposed buildings are double the height of the existing buildings,
further impacting access to light and air, need a redesign which will consider this interface; need to study the
proximity of the buildings; proposed units so expensive that they will price out 90% of the buyers, where
will moderate and middle income people live; want a beautiful building, without negative impact on adjacent
properties, concerned about the proposed height; proj ect will take away all light from his dwelling, all left is
a patio on rear which over looks an office building; proj ect will cover many of the windows of their building
with wall, will remove any view out, 50% of the units so affected and will reduce marketability; on west side
of proj ect, 6 dwellings substantially impacted with loss of light, structures seem jammed on to site; building
too tall, needs a 6 foot height exception which affects light and air access; concerned about impacts created
by two story below grade parking garage, will it flood this close to Ralston Creek or cause flooding in the
area. There were no further comments from the floor and the public comment was closed.
Commissioners identified the following concerns:
• Increasing the intensity of the use of the site, more bedrooms and bathrooms, what is the impact on
the existing sewer and water systems, are the public facilities adequate?
• Affordability of the units, compare market price of new units to current rental rates of units on site.
• Using the number ofbedrooms proposed along with other trip generation data, determine the impact
of the proposed development on transportation, traffic and circulation in the area.
• Would like a view analysis from the adj oining properties (sides in ward to proj ect site) and compare
existing to new, identify what the impact will be, what greenery will be visible from each side.
• Prepare a shadow study, impact on adjacent properties, determine loss of light (hours per day), and
the relative difference in light access caused by an overall 35 foot project and 42 foot project.
• Evaluate landscape plan, what will be the visual impact of the plantings proposed in pots up to the
open creek, and on the other side.
13
City of Burlingame Planning Commission Minutes
February 24, 2003
• Compare the amount of open space provided compared to that of other condominiums in the
neighborhood, use those there is information on in the files.
• Evaluate the neighborhood consistency of the style of the building as proposed, is it consistent with
other buildings existing on the block.
• Impact on on -street parking, effect of two large curb cuts.
• Look at existing housing stock, how does this project affect the affordability and density.
• What are the characteristics of the residents being displaced.
• Seismic analysis of the two decks of parking below grade, where is the water table, what
construction impacts will be created by going so deep.
• Evaluate the historic value of the American Red Cross use of this site and any buildings existing.
• Will the below grade parking structure affect ground water flows.
• Provide an evaluation of the proposed height and square footage of the buildings proposed to the
existing surrounding buildings.
• Evaluate the utility and value to the community to the future residents and neighbors of the open
space provided in this project.
• Creek is an integral part of this project, what comments do the Department of Fish and Game and the
US Army Corps of Engineers have, how have they been addressed.
• Error on the aerial showing the location of the creek should be corrected.
There were no further comments from the Planning Commission and the public comment on the environmental
scoping was closed. Staff noted that they would, based on the comments made, determine what kind of
environmental document needs to be prepared, and see that it is prepared. Neighbors would be notified when this
item came back to the Planning Commission for any action. However, if they wanted to be sure that they were
informed of any study meetings, they could submit stamped self-addressed envelopes to the Planning Department
and agendas for all meetings would be sent. The agenda for each meeting is also posted on the Planning
Departments web -page which can be accessed via the City's web page. This item concluded at 10:35 pm.
X. PLANNER REPORTS
Review of City Council regular meeting of February 3, 2003.
CP Monroe reviewed the actions of the Council meeting of February 3, 2003. She noted the outcome of the
appeal of the proj ect at 778 Burlway Road, the progress of the remodel of Burlingame High School and the
proposed schedule for completion, the appointment of Council member O'Mahony to represent the city on
the Bay Area Water Supply and Conservation Agency and Financing Authority Board of Directors, noting
the importance of this role of Peninsula water users given the need to up grade the Hetch Hetchy system, and
maintain the water supply in the future.
Agenda for Joint City Council/Planning Commission Meeting
Commissioners reviewed the list of items proposed so far; noted that one of the issues in discussing FAR
requirements was the need to provide useable open space on the single family lots, need to consider if FAR
should be related to lot size in some way. Asked to add this concept to the agenda.
Date for Special Safeway Meeting
After some discussion Commissioners agreed that the Safeway project should be scheduled for a regular
Commission agenda as soon as it was ready, and that the only other item on that agenda should be a consent
calendar. Commissioners discussed the idea of setting a time limit for the meeting. If the meeting reached
14
DALE MEYER ASSOCIATES
ARCHITECTURE -INTERIORS -PLANNING
851 BURLWAY ROAD, SUITE 700
BURLINGAME, CA 94010-1707
650-348-5054
April 15, 2004
MRS. CATHERINE BARBER
CITY OF BURLINGAME
PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
RE: 1441 & 1445 BELLEVUE AVENUE
Dear Mrs. Barber:
RECEIVED
JUL 13 2004
CITY OF BURLINGAME
PLANNING DEPT.
This letter is in response to the concerns the Commissioners identified at the Environmental Scoping hearing on
2/24/03.
• Capacity analysis on the existing sewer and water systems will be done as a Condition of Approval prior
to Building Permit.
Current rental rates at 1441 Bellevue Avenue range from $800 to $1550. All eight units are occupied.
Current rental rates at 1445 Bellevue Avenue range from $800 to $1025. Three of the ten units are
vacant. The new units will go on the market in the range of $800,000 to $1,500,000. Fourteen out of
the sixteen wets will be for sale. Although the rates of the new units are considerably higher than the
current rental rates, there are a few factors that validate the increase. The units will be of new
construction with high -end, quality materials, and attention to detail in the interior and on the exterior.
A number of amenities will be provided that are not currently provided on site such as a fitness center, a
large open space for barbeques and picnics, an underground parking garage, and personal storage areas.
The units will be owner -occupied and thus, the price of purchasing real estate in the city of Burlingame
at this convenient location is incomparably higher than the current rental rates of the units on the site.
(See Attachment 1, Analysis of the effect on the existing housing stock resulting from the demolition
of 18 existing rental units; and the construction of 16 condominium unites at 1441 and 1445 Bellevue
Avenue, Burlingame California).
• See Attachment 2, Chateau Bellevue Residential Trip Generation Rates dated February 17, 2004 for
trip generation data and Chateau Bellevue Traffic and Parking Study dated January 30, 2004 for impact
of the proposed development on transportation, traffic, and circulation in the area and on this site.
The residents in the Redwood Crest condominiu ms to the left of the proposed project would not have a
negative effect as a result of the new building due to the existing trees screening their windows. The
first and second floor residents of 1457 Bellevue Avenue to the right of the proposed project would not
be negatively affected due to the proposed building having a distance from the property line greater than
the existing buildings currently on the site. Currently, the second and third floors of 1457 Bellevue
Avenue have views overlooking the existing buildings on the proposed site and greenery beyond. They
would loose some of their current views except the rear units that would be looking over the fourth floor
unit's deck. 1457 Bellevue Avenue is half a floor, approximately four and a half feet, higher per level
than the proposed project. As a result, 1457 Bellevue Avenue's roof at 3 stories is halfway up to the
Response letter to Environmental Scoping hearing
April 15, 2004
Page 2 of 2
• proposed project's fourth floor. The light being received on the bottom floors would increase due to the
increased distance away from the property line in the proposed project.
Shadow simulations have been created for critical periods of the day during March 21 (spring equinox),
June 21 (summer solstice), September 21 (fall equinox), and December 21 (winter solstice) to depict the
maximtun and minimum shadows cast by an overall 35-foot project and 42 foot project. Shadow
impacts are most noticeable during the day between 10:00 a.m. and 3:00 p.m. These hours are when
sunlight is greatest and its loss due to shadows cast by new development would be most adverse. To
estimate the shade effects throughout the year, the shadow simulations include 10:00 a.m., 12:00 p.m.,
and 3:00 p.m. See Attachment 3 for shadow simulations in plan and elevation for an overall 35-foot
project. The shadow study shows that on March, June, and September 21 at 10 a.m., 12 p.m. and 3
p.m., there is no impact to the building to the left of the proposed project. However, on March and
September 21 at 10 a.m., 12 p.m. and 3 p.m. the building to the right of the proposed site casts a shadow
on the first floor of the proposed building. On December 21 at 10:00 a.m. and 12 p.m. the 35-foot
project casts a shadow on the right front comer of the building on the left of the proposed site. On
December 21 at 3 p.m., the proposed building casts a longer shadow on the building to the left.
See Attachment 4 for the shadow simulations for an overall 42-foot project. The shadow study shows
that on March, June, and September 21 at 10 a.m., 12 p.m. and 3 p.m., there is very little or no impact to
the building to the left of the proposed project. However, on March and September 21 at 10 a.m., 12
p.m. and 3 p.m. the building to the right of the proposed site casts a shadow on the first floor of the
proposed building. On December 21 at 10:00 a.m. the proposed project casts a shadow on the first two
floors and first two columns of windows of the right corner of the adjacent building to the left. On
December 21 at 12:00 p.m. the proposed project casts a similar shadow to the 10:00 a.m. shadow and
recedes back three-quarters of the wall of the right corner of the adjacent building to the left but only
puts in shadow a couple more first floor windows and tapers to the ground. On December 21 at 3 p.m.
the proposed project casts a significant shadow on the right corner of the adjacent building to the left but
by that time of the day at that time of the year, it is close to sun set where everything will be in shade.
On the same note, at each designated time in December the building to the right of the proposed project
casts a significant shadow on the proposed project due to the proximity of the buildings.
• See Attachment 5, landscape response letter dated `-- L) , 2004.
• The City had files on four of the six condommitun type buildings in the neighborhood. Of the four, only
one mentioned the amount of common open space on the property. This was 1457 Bellevue Avenue,
the condominium to the right of the proposed project. They show on file as having 4000sf of common
open space, which includes a pool, a spa, and lawn. That would be approximately 222sf of common
open space per unit. The proposed project has 6003sf of common open space, which amounts to 3'75sf
per unit. Substantially higher than the neighboring building.
• Seven buildings on the block of the proposed project that are three stories or more are geometric or
rectilinear in plan with metal framed glass curtain wall and stucco or concrete on the exterior, some with
wood detailing and all with flat roofs. There are two Spanish style buildings on the block with red tile
roofs, stucco exterior and wrought iron railing details. There is one building on the block that has
classical European characteristics using trims, quoins, stone base, repetition and symmetry. There are
five two-story apartment buildings on the block that employ similar details and characteristics. All use
stucco as the general exterior material with wood or stone accent. All five have metal or vinyl windows
with very simple or no trim. The windows on the front fagade of one of the buildings have false
shutters. The roofs of all five differ in style. Two have flat roofs, one has a mansard roof, one has an
open eave hip roof, and one has a closed eave gable and hip roof There are at least five buildings on
Oak Grove and Floribtmda that use classical European details on their buildings. They have mansard
Response letter to Environmental Scoping hearing
April 15, 2004
Page 3 of 3
roofs, quoins, stone like bases, wrought iron railings, arch details, pilasters, and dentils. The proposed
building uses details from French architecture with a mansard roof, stone base, arched windows with
thick window trim and keystone, quoins, wrought iron railings, dentils, building trim, and decorative
balusters. There is a multitude of different styles on the block. Each one different from the next despite
their similarities. The proposed building will fit into the existing neighborhood because of the design,
detailing, and strong architectural style. It will be a good neighbor with more landscaping than the other
buildings in the area and will enhance the neighborhood with good design.
Upon analysis of the existing and new curb cuts, the conclusion is there is half a car more existing on
street parking than proposed. There are two properties that will be joined to create the site for the
proposed project. There are two existing 10'-0" curb cuts, one at the north corner of the northern
property line and at the northern corner of the southern property line. On the existing street, two cars
can park between the existing curb cuts and one and a half cars can park south of the southern curb cut
to the property line. On the proposed site, there are two existing curb cuts. The first one is 30'-0" wide
to the north of the property and a 10'-0" curb cut at the south of the property. One car canpark between
the northern property line and the northern curb cut, one car can park between the two curb cuts and one
and a half cars can park after the southern curb cut and before the south property line. Existing off-
street parking conditions do not provide enough spaces for the tenants not to mention their guests. In
the proposed project, there will be at least two off-street parking spaces per unit as directed by the City's
zoning code and seven guest spaces. This will dramatically alleviate on -street parking conditions. (See
Attachment 6).
In researching the surrounding community, it was apparent that there is a significant amount of "for
rent" and "for lease" signs in front of many buildings. In addition, three of the units in the two existing
buildings are vacant. There does not seem to be a shortage of this type of housing, in fact, there is a
shortage of high -end, high quality condominiums. (See Attachment 1).
Across section of the tenants show that they are mostly young adults in their 20's or 30's. There was an
elderly woman who was an original tenant that was moved by the Owners to a Floribunda Avenue
apartment in Burlingame and looked after by the property manager until her death in December 2003.
There is only one original tenant left living at the proposed site. The other tenants are on short-tenrn
leases. All have been told of the impending development. One of the Owners of the development also
lives at the existing site.
• See Attachment 7 for Bay Area Geotechnical Group's Geology, Soils, and Seismicity Setting Initial
Study dated 3/04 for the analysis of the two decks of below -grade parking.
The Historical Inventory lists the address of 1449 Bellevue Avenue as being owned by Paul Wessel and
sold to the Red Cross sometime between 1946 and 1948. Further research of the City's records shows
the Appraisal Report from the Assessor's Office of San Mateo County, California on August 2, 1949,
that the American National Red Cross was the Owner of 1449 Bellevue Avenue. An assessor's map
depicts the Red Cross building on a 1449 Bellevue Avenue property to the right of the proposed project
of 1441 & 1445 Bellevue Avenue. A second assessor's map shows a new address at 1449 as 1457
Bellevue Avenue and states that it was previously 1449. In conclusion, these documents recorded the
step-by-step history of the property the Red Cross building was located on which was not located on the
proposed project's property but instead located on the property inunediately to the right. (See
Attachment 8).
• See Attachment 7, page 8 for Bay Area Geotechnical Group's Hydrology and Water Quality Initial
Study dated 3/04 for the effect of a below grade parking structure on ground water flows.
Response letter to Environmental Scoping hearing
April 15, 2004
Page 4 of 4
• There is an eight -story building at the confer of Bellevue Avenue and El Camino Real, one building
away from the proposed building on the same side of the street. There is a four-story building at the
corner of Bellevue Avenue and El Camino Real across the street from the proposed project. There are
two two-story apartment buildings across the street from the proposed project. There are two three-
story buildings one next to and one across the street from the proposed building. There are also two
single family one and two-story residences on the same block across the street from the proposed
building. Further away from El Camino on Bellevue Avenue there is a six -story building next to two
three -and -a -half story buildings. There is a three-story office building in the rear adjacent property.
The majority of the buildings on the block are three and a half stories or more. Thus, the average
building height on Bellevue Avenue is three and a half stories, which is only half a story lower than the
proposed building height. The fourth floor of the proposed building will be a mansard roof slightly
sloping away from the neighboring buildings, thereby making the bulk of the top of the building less
prominent.
There were only three buildings at the City that showed lot coverage counts on file. The first property
was 1418 Bellevue Avenue. This is a three and a half story apartment building. Its lot coverage was
listed at 14,183.95sf at 49.8% of the lot. The second property was 1435 Bellevue Avenue (Redwood
Crest condominium), which is to the left of the proposed project. Its lot coverage was listed at 16,516sf
at 48.5 % of the lot. The third property was 1457 Bellevue Avenue. This is -a three and a half story
building, which is to the right of the proposed project. Its lot coverage was listed at 12,315 at 50% of
the lot. The allowable lot coverage for this zone is 50%. All three properties are close to if not right at
the allowable lot coverage. The proposed project is proposing a lot coverage of 10,665sf at 43.7% of
the lot. This is 4.8 % less than the property with the least lot coverage and therefore, not detrimental to
the surrounding building's quality of light and life. With lot coverage well below the allowable limit
and side setbacks that are greater than required, there will be more opportunity for landscape screening
and distance between the buildings.
• The entire portion of the property across the creek is proposed as common open space. The amount of
open space required is I00sfper unit. With sixteen units, a total of 1600sf of common open space is the
minimum required by the City's zoning code. The project is proposing 6003sf of open space, almost
four times the required amount. A portion of the open space will be paved with seating and barbeque
areas while the rest of the space will be beautifully landscaped. The future residents will benefit the
most with access to this area to congregate with their friends and family. It will simulate a park in their
own backyard complete with running stream. The neighbors on all sides facing the property will benefit
greatly from the open space, as sun will not be obscured by any buildings and will penetrate all the way
to the ground. The neighbor's windows looking out into the open space will have quite a large expanse
to look across before encountering another building. Although the open space is not open for use to the
rest of the surrounding community, the quality of the community's environment will benefit by having a
large open space near a running creek with lush landscaping surrounding it creating a natural habitat for
birds and other animals.
• We havebeen in touch with the U.S. Army Corps of Engineers and we are not required to submit any
forms to them because we are not doing any work in the creek. We have submitted an application to the
Department of Fish and Game and the Environmental Scientist has been out to the site and sent us a
draft agreement. We are now waiting for CEQA approval to complete their requested package in order
to receive their final agreement. We have previously submitted to the City a Reconnaissance -level
Biological Resources Survey on the creek on August 23, 2002.
• City to provide correction of the location of the creek on the aerial photograph.
• See Attachment 9 for additional Air Quality Impacts Initial Study by Green Environment Inc. dated
2/04.
Response letter to Environmental Scoping hearing
April 15, 2004
Page 5 of 5
• See Attachment 10 for additional Environmental (Transportation) Noise Evaluation by Nigel Breitz
Acoustics dated 17 March 2004.
Please call me if there are any questions.
Sincerely,
�A&
Dale Meyer, AIA/lk
Attachment
Kent C. bornvin
1457BellevueAve., #3
Bwlingarne, CA 94010
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8VOinganre, CA -04010
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Abe and Eileen Landis
1457 Bellevue Ave. #9
Burlingame,CA 94010
Phone: (650) 344-0981
Figure #1
South view of
patio from
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Figure #3
East view of
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Figure #2
East view of
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Figure #4
East view of
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City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ame.org
a� CITY 0
BURLINGAME APPLICATION TO THE PLANNING COMMISSION
Type of application: Design Review X Conditional Use Permit Variance X
Special Permit Other Parcel Number:
Project address: 1-4'1 �- 1 �"4-S' KA,�L[C �/�h11�tt✓
* APPLICANT
Name:
Address: �UK'LW/ faR��vi
City/State/Zip: NfUV 16//lt-5 , Qk 614010
Phone (w): �CX: • �•6004' _
(h):
ARCHITECT/DESIGNER
Name:ym e M
Address:
City/State/Zip: 4V [0
Phone (w): ��JD•
(fl: 600- 215�-'i [19
PROPERTY OWNER I_
Name: ftL1 t V05 �
Address:
City/State/Zip: Q44t.1l�t�C01 a41 8
Phone (w): 4-15 1 2 Z , ®1 •Z 2)
(h): .
(fl: ` 4 9 -
Please indicate with an asterisk *
the contact person for this project.
FIVE
1-1
PROJECT DESCRIPTION: NSW 44 -UNIT LC 11N
AUG 2 3 2002
CITY OF BURLINGAME
PLANNING DEPT.
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information
given herein is true and correct
�to�/the best of my knowledge and belief.
Applicant's signature: (� r1A A�t�AA Date: � `L
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Plannig-Comm' Lion.
Property owner's signature.-- _ Date: I� a? —
Date submitted:
PCAPP.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
CITY G
BURLlNGAME
�a°aa
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your
property which do not apply to other properties in this area.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary hardship
might result form the denial of the application.
C. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements it %he vicinity or to public health, safety, general
welfare or convenience.
j 1 �;te � j LE ICN.
AT-PzA� AUG 2 3 2002
CITY CL Eli F'�ifoGi,iAE
PLANNING DEPT.
d. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
vivan:N,VA
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org a
a. Describe the exceptional or extraordinary circumstances or conditions applicable to your property
which do not apply to other properties in this area.
Do any conditions exist on the site which make other alternatives to the variance impracticable or impossible and are also not
common to other properties in the area? For example, is there a creek cutting through the property, an exceptional tree
specimen, steep terrain, odd lot shape or unusual placement of existing structures? How is this property different from others
in the neighborhood?
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary hardship might
result form the denial of the application.
Would you be unable to build a project similar to others in the area or neighborhood without the exception? (i.e., having as much
on -site parking or bedrooms?) Would you be unable to develop the site for the uses allowed without the exception? Do the
requirements of the law place an unreasonable limitation or hardship on the development of the property?
C. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safety, general welfare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlight/shade,
views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply
safety, and things which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations
which encourage the spread of rodents, insects or communicable diseases).
Public safety. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers
be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous
activities like welding, woodwork, engine removal).
General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for
conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
d. How will the proposed project be compatible with the aesthetics, mass, bulk and character of the
existing and potential uses on adjoining properties in the general vicinity.
How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state
why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development
on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport
parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure,
say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or
area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or
tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available
resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be
consistent with potential uses in the vicinity.
VARTRM
City of Burlingame
Variance Application
a. There is an existing, open creek running through the property. The creek will remain
uncovered on the property and used as a landscaping feature. As a result, the amount of
developable land decreases. Because of the location of the creek, two separate buildings
were designed in order to maximize the potential of the lot. Therefore, the building
closest to the front of the property was located as close to the front setback as possible.
The circular driveway was then located in the front setback and ties into the driveway for
the underground garage and therefore results in a larger paved area than allowed.
b. The proposed project is following an example set by other condominium projects in
the vicinity. 143.5 Bellevue, Redwood Crest, is immediately to the right of the proposed
project, 500 Almer Road is located across the street from Redwood Crest, and 1422
Bellevue Avenue is located immediately to the right of 500 Almer Road. All of these
projects utilize circular driveways in their front yard. The resulting hardship if this
variance is not approved will be to the residence of the proposed development, the
neighbors, and the people in the community who travel down this street. Delivery trucks
and vehicles loading and unloading will all take place in the street instead of on the
property and will create congestion to an already busy street.
c. The proposed circular driveway will be in fact, safer for passengers of vehicles that
need to load or unload.or for delivery vehicles. They will not be in the street where
potential harm can come to them by way of unsafe or inattentive drivers. They will
instead be in the safety of the driveway on the property. The circular driveway will also
be convenient for elderly or handicapped passengers who will be dropped off and will
need assistance getting to the front door.
d. The proposed project will definitely be compatible with the adjoining properties in the
general vicinity because there are three properties within a close proximity to the
proposed project that also have circular driveways in their front yard. They are as
follows: 1435 Bellevue, Redwood Crest, is immediately to the right of the proposed
project, 500 Almer Road is located across the street from Redwood Crest, and 1422
Bellevue Avenue is located immediately to the right of 500 Almer Road. The circular
driveway will compliment the proposed building's architectural style and will be
surrounded by a beautifully landscaped front yard. The proposed driveway will decrease
traffic congestion by having deliveries and passenger drop-offs occur on the property as
opposed to in the middle of the street.
RECEEIVEn
AUG 2 3 2002
CITY OF BURLINGAME
PLANNING DEPT.
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
BURLINGAME ENVIRONMENTAL INFORMATION FORM
a (to be completed by applicant when Negative Declaration or Environmental Impact
Report is required)
GENERAL INFORMATION
Project Address: ��J 06UO' E�
Applicant Name: 17^r� tAWf I,A�qA_
Address: f0I fLil�l
City/State/Zip: (2'-11� LAN16� 1 C, I*fcto
Phone: e— _
02q - 21 04-o
Assessor's Parcel Number: 0'—q- /a[-05Q
Property Owner Name:�/o Wlyl-, H DFt5 10G,
Address: 61�0
City/State/Zip: 5644 MFVI 60 CPS' 1 (pj
Phone: 41 �,• 122 • 01-7
Permit applications required for this project (special permit, variance, subdivision map, parcel map,
condominium permit, building permit, etc.): LtA4t 1 1 MLT r-iQ -tC Y,6, �
� Imo, crJf cr flr�_Mtr
Related permits, applications and approvals required for this project by City, Regional, State and Federal
Agencies:00 Or I.PKI✓ OK' GTKCtgMr_ iD--t�Wj',7� we
SITE INFORMATION
Site size: L % Acres mO,
Existing use(s) of property:_ MU1�Tl- FM�Ly
Total Number of Existing Parking Spacesl: l�
Number of Existing Structures and Total Square B
VQ11�2.1b _9520.5 43�__ 2201C,_-A 1r__4__
12, t5 Square Feet) Existing Zoning:_
Number of Compact Spaces': O
otage of Each: 0 �iC�-(�t� M1 ttA_4'' —
Will any structures be demolished for this project?' ✓ Yes No
Size and use of structures to be demolished: k-4,� t�SQC((W-,, 01W
Number and size of existing trees on site2:
Will any of the existing tress be removed? Yes No
If Yes, list number, size and type of trees to be removed: 0M
Are there any natural or man-made water channels which run throu h or adjacent to the site?
Yes No If Yes, where? J Old FLw � }
AUG 2 3 2002
CITY OF BURLiNGAfviE
PLANNING DEPT.
City of Burlingame minimum standard parking space size is 9'x2O'. The minimum size for compact parking spaces is 8'x17'.
Refer to City of Burlingame Zoning Ordinance C.S. 25.70 for parking requirements for particular uses.
2 Refer to the City of Burlingame's Urban Reforestation and Tree Protection Ordinance (C.S. 11.06) for tree removal permit
and tree planting requirements.
ENVREV.FRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
Describe in general the existing surrounding land uses to the:
North MUFTI- 1 CO-WOM41ANVi CDMIAVX
South MIAO- rid tW CQIVOlYllt-W&A MAI"
East CDNb -W- tom Omn5 I�✓y�lWtt�
West Mlwyk- r�tV1_ IT C1Yi j� i7�lAt1.f7(tJ61
PROPOSED PROJECT
Project Description: WOW i-A-- �kWl- cet�Y1lt Aw wv" � 14'l I'VV '-'5-STD/
Residential Projects:
Number of Dwelling Units: 4-4- LAWJT3✓
Size of Unit(s): WTI T 1 = 2100.1 Sr, UNti2�? ` ((� `b�� L tgtN�,,-7- 21g0q--, U#•lI'C<f , � = 2202 , l s�
LWtT 0 - 21 o?7.A-2�r, LAf t(T °� ° �(�. (o ,LA�Jtr 10 , 2'G-r, UQrT I I O•✓rF) LNrr 12, I3
Household size (number of persons per unit) expected:
l q�j2.2�
Commercial/Industrial Projects:
Type and square footage of each use:
Estimated number of employees per shift:
Will the project involve the use, disposal or emission of potentially hazardous materials (including
petroleum products)? Yes No
If Yes, please describe:
Institutional Projects (public facilities, hospitals, schools):
Major function of facility:
Estimated number of employees per shift:
Estimated Occupancy:
For all Projects:
Flood Hazard: Is this site within a special flood hazard area? Yes No
Land Use: If the project involves a conditional use permit, variance or
explain why the applications are required3: i2 f�40
please
3 Please fill out and submit the appropriate application form 9variance special permit, etc.) AUG 2 3 2002
CITY OF BURLHi GAI-
PLANNING DER9VREV.FRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
Building gross square footage: Existing: 61M4Z7, 2 '3r- Proposed: 2q,10( , (o Or
Number of floors of construction: Existing: 2 Proposed:
Traffic/Circulation: Standard and compact off-street parking spaces provided:
Existing: Standard i 0
Compact
Total [0
Proposed: Standard +1
Compact O
Total +
Grading: Amount of dirt/fill material being moved (check one):
0-500 cubic yards V 5,000-20,000 cubic yards
500-5,000 cubic yards Over 20,000 cubic yards(indicate amount)
Note: If fill is being placed over existing bay fill, provide engineering reports which show the effect of
the new fill on the underlying bay mud.
Storm water runoff: Indicate area of site to be covered with impervious surfaces (parking lot paving,
etc.): Z;X� 11$4� C40LI Flk o'
Is the ar a with impervious surfaces less than 200 feet away from a wetland, stream, lagoon or bay?
Yes No
Noise: Describe noise sources and timing of activity generated by our project during construction:
61t$102'� [� -�M CONOKA5Ce Gy"� ¢�i�LD p� U t� Cam✓-f �211�iTf
aw.lt� [~�- WX� KA � -; bUF'0
Noise sources generated during operation of facility: 4ArO MafMfa/ a
Vibration: Will the proposal cause vibration that may affect adjacent properties? Describe any potential
sources of vibration: k
Exterior Lighting: Please describe anv Dronosed exterior lighting of the facili
Water: Expected amount of water usage:
Domestic 2LWO gal/day
Commercial gal/day
Expected fire flow demand
Peak use Seal/min
Peak use gal/min
gal/min
Sewer: Expected daily sewer discharge !QQ0
Source of wastewater discharge on site (i.e. restrooms, restaurants, laboratory, material processing, etc.)
— � —
KL -L6 L
AUG 2 3 2002
4 Refer to City of Burlingame Exterior Illumination Ordinance (No. 1477) regarding requirementsTwYllich limve°�J E
illumination in both residential and commercial zones. PLANNING DEPT.
ENVREV.FRM
• CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
General:
Are the following items applicable to the project or its effects? Provide attachment to explain nature of all
items checked `yes'.
Change in existing features of any bays, tidelands, beaches, or hills, or
substantial alteration of ground contours.
Change in scenic views or vistas from existing residential areas or public lands
or roads.
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke fumes or odors in vicinity.
Change in bay, lagoon, stream, channel or groundwater quality or quantity, or
alteration of existing drainage patterns.
Yes No /
V
V
V
V
Substantial change in existing noise or vibration levels in the vicinity (during l
construction and/or during operation). >E wf—�;61�z ¢-(t 5R/ rwfw, t/
Site on filled land or on slope of 10 % or more.
Use or disposal of potentially hazardous materials, such as toxic substances,
flammable materials or explosives.
Substantial change in demand for municipal services (police, fire water, sewage)
Substantial increase in fossil fuel consumption (oil, natural gas, etc.).
Relationship to a larger project or series of projects.
CERTIFICATION
I hereby certify that the statements furnished above and in the attached exhibits
present the data and information required for this initial evaluation to the best of
my ability, and that the facts, statements, and information presented are true and
correct to the best of my knowledge and belief.
Date S" [,I- -� / Signature gc`z-
IV/ E1ID
AUG 2 3 2002
CITY OF BURLIiVGAME
PLAIV�ING DEPT.
ENVREV.FRM
Project Comments
I
Date: 11108/2005
To: El City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for mitigated negative declaration, condominium permit and
front landscape variance for a 17-unit, four-story condominium
(REVISED PLANS date stamped November 2, 2005) at 1441-1445 Bellevue Avenue
, zoned R-4, APN: 029-121-040 & 029-121-050
Staff Review: 11/14/2005
Page 1 of 2
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3) Comply with the new, 2005 California Energy Efficiency Standards non-
residential buildings and with the low rise requirements for water heating and
lighting. Go to http://www.energy.ca.gov/title24 for publications and details.
4) If the building is to be constructed as a Type IV -HT then the openings in
exterior bearing and/or non -bearing walls must be protected if less than 20
feet from the property line. (See CBC Table 5-A.)
5) Rooms that can be used for sleeping purposes must have at least one window
or door that complies with the egress requirements.
6) Provide guardrails at all landings. Note: Guardrails in all parts of R-1
occupancies must be 42" in height.
7) Provide handrails at all stairs where there are more than four risers.
8) Provide lighting at all exterior landings.
9) The fireplace chimneys must terminate at least two feet above any roof
surface within ten feet.
10)On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Allowable area increases taken
h. Exterior wall and ooenina protection
-------------------- -- ------------------ --------- - - ---------- =_____W"W"__1
Date: 11 /08/2005
To: ❑ City Engineer
X Chief Building Official
CI City Arborist
d City Attorney
From: Planning Staff
G Recycling Specialist
d Fire Marshal
0 NPDES Coordinator
Subject: Request for mitigated negative declaration, condominium permit and
front landscape variance for a 17-unit, four-story condominium
(REVISED PLANS date stamped November 2, 2005) at 1441-1445 Bellevue Avenue
, zoned R-4, APN: 029-121-040 & 029-121-050
Staff Review: 11/ 1412005
Page 2of2
i. Allowable
ii. Proposed
11)Provide an exit plan showing the paths of travel
12)Show compliance with all accessibility regulations found in the 2001 CBC,
Chapter 11, for existing buildings including:
a. Accessible paths of travel
b. Accessible countertops
c. Accessible bathrooms
d. Accessible parking
13)For applications received after July 1, 2005 the requirements of SB-1025
apply. This statute requires that 10% of all new covered multi -family dwelling
units must be provided an accessible route of travel to the primary entry level
entrance, public and common use areas and within the dwelling unit, and to
one bathroom on the primary entrance level; accessible doors and doorways
and; accessible kitchens and bathrooms; grab bar reinforcement around
toilets, tubs and showers; and light switches within reach limitations.
14)The accessible parking shown in the basement must comply with the
accessibility requirements of the 2001 CBC.
a. Specifically, per CBC 1129.B.1, parking spaces should be located
closest to the elevator at each basement level.
b. All entrances to and vertical clearances within the parking structure
must have a minimum vertical clearance of 8' 2" where required for
accessibility to accessible parking spaces.
15)Per CBC 3003.5, all structures four or more stories in height must have at
least one elevator that can accommodate a stretcher. See the referenced
code section for dimensions and other details.
Revi
Date:
Project Comments
Date: 11 /08/2005
To: ❑ City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Recycling Specialist
d Fire Marshal
❑ NPDES Coordinator
Subject: Request for mitigated negative declaration, condominium permit and
front landscape variance for a 17-unit, four-story condominium
(REVISED PLANS date stamped November 2, 2005) at 1441-1445 Bellevue Avenue
, zoned R-4, APN: 029-121-040 & 029-121-050
Staff Review: 11/14/2005
1. Provide a fire sprinkler system throughout.
2. Provide a Class I standpipe within stairwells with minimum 100 psi at outlets.
3. Provide a fire alarm system throughout.
4. Identify the location of fire department connections on the landscape plan prior
to approval.
Reviewed by:
Date: / ��
Project Comments
Date: 11 /08/2005
To: ❑ City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
X Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for mitigated negative declaration, condominium permit and
front landscape variance for a 17-unit, four-story condominium
(REVISED PLANS date stamped November 2, 2005) at 1441-1445 Bellevue Avenue
, zoned R-4, APN: 029-121-040 & 029-121-050
Staff Review: 11/14/2005
Applicant shall submit a Recycling and Waste Reduction Plan for
approval, and pay a recycling deposit for this and all covered projects
prior to construction or permitting.
Reviewed by:
Date:
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION,
RESIDENTIAL CONDOMINIUM PERMIT AND SPECIAL PERMIT FOR FRONT
SETBACK LANDSCAPING
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, an application has been made for mitigated negative declaration, residential
condominium permit and special permit for front setback landscaping for a new, four-story, 17-
unit residential condominium at 1441-1445 Bellevue Avenue, zoned R-4, Bellevue Associates,
LLC., property owner, APNs: 029-121-040 & -050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
November 28, 2005, 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 a mitigated negative declaration, per Mitigated Negative Declaration
NO. ND-537-P, is hereby approved.
2. Said condominium permit and special permit are approved, subject to the conditions set
forth in Exhibit "A" attached hereto. Findings for the condominium permit and special
permit 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
records of the County of San Mateo.
Chairman
I, , 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 28th day of November, 2005 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
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.l 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 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 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;
-2-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
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;
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;
-3-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
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 prior to issuance of a building permit the applicant shall submit construction plans to
the Chief Building Official for review and approval;
21. 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;
22. that utilities shall be designed to provide sufficient flexibility to withstand the expected
ground shaking induced during an earthquake;
23. 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;
24. 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;
25. 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 properly compacted non -expansive
fill;
26. 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;
27. 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;
0
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
28. 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;
29. that all surface stormwater run-off around the building shall be required to drain to the
street into the storm drainage system;
30. 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;
31. 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;
32. 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;
33. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston
Creek;
34, 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;
35. 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;
-5-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
36. 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;
37. 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 15tn;
38. 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;
39. 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;
40. 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;
41. 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;
42. that any site work including grading and landscaping shall be limited to the dry months,
from April 15 to October 15;
43. 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;
44. 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;
M
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
45. 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 the permit shall be complied with during construction;
46. that all active construction areas shall be watered at least twice daily, especially during the
demolition and excavation phase of the project;
47. 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;
48. 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;
49. 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;
50. that during construction soil stabilizers shall be applied to unpaved access roads, parking
areas and staging areas at the construction site;
51. 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;
52. 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;
53. that excavation and grading activities shall be suspended immediately if winds exceed 25
mph;
54. that sandbags or other erosion control measures shall be installed to prevent silt runoff
from the site to public roadways and into the creek;
55. 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;
56. 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;
-7-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
57. 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;
58. that signs shall be posted at both ends of the ramp accessing the below grade parking
warning pedestrians against the use of ramps for pedestrian travel;
59. 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;
60. 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;
61. 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;
62. 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;
63. 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;
64. 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;
65. 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);
66. that prior 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;
67. that the property shall apply for protected tree removal permits as per the City Arborist's
August 26, 2002 memo;
68. 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;
M
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
69. 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;
70. that protected 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 of pervious material;
71. 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;
72. that any trees located in areas where construction traffic is likely to occur shall be mulched
to help reduced soil compaction as required by the City Arborist;
73. 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;
74. 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;
75. 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;
76. 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;
77. 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;
78. 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;
M
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
79. that at no time shall the noise levels due to construction exceed levels greater than 90dBA;
80. 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;
81. 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;
82. that all internal combustion engines operating on this subject property shall be fitted with
noise suppression mufflers;
83. 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;
84. 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;
85. 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;
86. 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;
87. 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;
88. that all abandoned utilities and hookups shall be removed as directed by the City Engineer;
89. that storm water run-off shall drain from the site to the street into the storm drain system;
-10-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration, condominium permit and special permit
1441-1445 Bellevue Avenue
Effective December 9, 2005
90. 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;
91. 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;
92. 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;
93. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance;
94. 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.
-11-
r
3
CITY 0� CITY OF BURLINGAME
PLANNING DEPARTMENT
- BURLNGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
o TEL•(650)558-7250 • FAX:(650)696-3790
www.burlingame.org
Site: 1441 & 1445 BELLEVUE AVE
Application for mitigated negative declaration,
tentative condominium map, tentative and final
parcel map for lot combination, condominium
permit and variance for front setback landscaping
for a new four-story 17-unit residential
condominium at: 1441 & 1445 BELLEVUE AVE,
zoned R-4. (APN: 029-121-040, -050).
The City of Burlingame Planning Commission
announces the following public hearing on
Monday, November 28, 2005 at 7:00 P.M.
in the City Hall Council Chambers located at
501 Primrose Road, Burlingame, California.
Mailed: November 18, 2005
(Please refer to other side)
A copy of the al
to the meeting
Burlingame, C.
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Property ow r:
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(650) 558-7 `0
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Margaret rwN
City Planner
PUBLIC HEARING
NOTICE
CITY OF BURLINGAME
Ilic andedi Wltiyprojec y be reviewed prior
Primrose Road,
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