HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - Staff ReportCity of Burlingame
Item No. 01, �
Addendum to Mitigated Negative Declaration and amendment to approved, Consent Calendar
Condominium Permit and Special Permit for Front Setback Landscaping
Address: 1441 & 1445 Bellevue Avenue Meeting Date: 1/8/07
Request: Application for addendum to Mitigated Negative Declaration and amendment to approved condominium
permit, and a special permit for front setback landscaping for changes to the facade and to allow 20 units
where 17 units were approved for a new four-story, 20-unit residential condominium building at 1441-
1445 Bellevue Avenue, zoned R-4.
Applicant/Architect: Dale Meyer, AIA, Dale Meyer Associates APNs: 029-121-040 & 029-121-050
Property Owner: Litke Properties, Dennis F. & Michele J. Trimble Lot Area: 24, 637 SF (0.56 acres)
General Plan: High density residential use (50+ DU/AC) Zoning: R-4
Adjacent Development: Multi -family residential
CEQA Statue: Refer to attached Mitigated Negative Declaration No. 537-P and Addendum
Current Use: Multi -family residential dwelling units, two separate lots with a total of 18-units in five structures
Proposed Use: 20-unit residential condominium building
Allowable Use: Multiple family, duplex and single family dwellings
Summary: On November 28, 2005, the Planning Commission approved an application for mitigated negative
declaration, condominium permit and special permit for front setback landscaping for a new, four-story, 17-unit
condominium building at 1441-1445 Bellevue Avenue, zoned R-4. The applicant is now proposing an amendment
to the approved application to reconfigure the floor plan of the building so that it contains twenty units instead of the
17 units approved. With the original project, unit sizes ranged from 806 SF to 3925 SF, with nine of the units
exceeding 2000 SF in size. With the revised project, the units range from 780 SF to 2384 SF, and four units
exceeding 2000 SF. The building footprint is essentially the same as with the approved application.
On November 13, 2006, the Planning Commission reviewed the original request for changes to the approvedproj ect
to increase the number of units from 17 to 20 and revise the facade. The Commission voted to continue the hearing
on this item to allow the applicant time to make requested changes to the design of the building facade. The
Commission directed that the item be brought back on the consent calendar when the following changes had been
made.
• Provide a mansard roof around the entire building, roofed with the same dark real slate shown in the original
proposal;
• the stone quoins can be changed to stucco quoins throughout;
• the project shall contain 20 dwelling units of the smaller sizes proposed in the second submittal;
• the window pattern and balconies should be revised to match the pattern in the second proposal;
• all other stone surfaces, except the quoins, should be kept especially around the entry and window trim as
shown on the original; and
• the fluting around the windows (gull wing) can be done in stucco.
The applicant has submitted revised plans and a letter of explanation date stamped December 20, 2006 in response
to the Commission's comments. The applicant notes the following changes:
• The mansard roof of dark real slate around the perimeter was put back into the design;
• Stucco quoins were used throughout, and quoins were added at corners where space allowed;
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
• Revised project contains 20 dwelling units, minor changes were made to Unit 20 in order to accommodate
the mansard roof;
• The window pattern proposed with the previous submittal were retained.
• Window and door trims, keystones, balusters and railing on rear fourth floor deck, medallions, front entry
and pilasters and building trim will be cast stone as noted on the revised plans; and
• Quoins, fluting around windows (gull wing), pilasters not at entry will be stucco as noted on the revised
plans.
Project Description: The applicant, Dale Meyer Associates, is proposing to demolish five structures containing a
total of 18 dwelling units and build a new, four-story, 20-unit condominium building with two levels of below -grade
parking at 1441-1445 Bellevue Avenue, zoned R-4. The project requires the following planning approvals:
• Addendum to Mitigated Negative Declaration, a determination based on the revised project that with
mitigation measures there are no significant environmental effects as a result of this project;
• Condominium permit for a new, four-story, 20-unit residential condominium project (C.S. 26.30.020);
• Special permit for front setback landscaping with a circular driveway (47 % (1300 SF) front landscaping
proposed where 50% (1383 SF) is required (CS 26.30.070 e, 1)). If a circular driveway is provided a special
permit may be requested to reduce the required front setback landscaping to 45% (1245 SF); and
• Tentative condominium map and tentative and final parcel map for lot combination (see Public Works
Engineering Staff Report).
The two existing parcels will be merged to create a single 24,637 SF lot (0.56 acres). The project requires a
condominium permit and a tentative parcel map to merge the two lots and create the condominium parcels. Because
two affordable units are proposed, the applicant is using the incentive for height which allows the building height of
45'-8". The applicant is also requesting a special permit for front setback landscaping with a circular driveway to
allow 47% (1300 SF) front landscaping proposed where 50% (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).
The project as amended requires a total of 44 parking spaces (40 spaces for the 20 units, 3 guest spaces and one
delivery space), and a total of 45 parking spaces are proposed. The original project also proposed 45 parking spaces;
and there are no changes proposed to the two -level parking garage. A semicircular driveway served by two curb cuts
provides access/egress from the site on Bellevue Avenue and provides an on -site parking area for deliveries.
There is 5,222 SF of common open space proposed at the rear site, where 2,000 SF is required. The common usable
open space is located at the rear of the property on the other side of the bridge and includes the creek. The 75 SF per
unit of private open space required is met, with each unit exceeding this requirement with private open space ranging
from 75 SF to 440 SF.
Inclusionary Zoning: The original project was submitted prior to the adoption of the Inclusionary Zoning
regulations which require that affordable units be included with any residential projects with 4 or more units. With
inclusionary zoning, the revised project with 20 units proposed requires two affordable units, one unit for every 10
dwelling units with fractions rounded up. Although not required, the original proposal included two affordable units
(Unit 4,826 SF & Unit 5, 806 SF). The revised project also includes two affordable units (Unit 4, 780 SF & Unit 5,
818 SF) Since the applicant is providing two affordable units, as required under the Inclusionary Zoning regulations,
the project is eligible for up to two of three incentives offered. The applicant has chosen to use the incentive for a
building height up to 46' (building height of 45'-8" proposed) without a conditional use pemut and the incentive that
allows up to 50% of the required parking spaces to be compact (12 compact spaces (26.6%) proposed).
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
Addendum to Mitigated Negative Declaration: A mitigated Negative Declaration was prepared for the original
project, and was approved by the Planning Commission on November 28, 2005, along with the project approval. An
addendum has been prepared for the revised project which analyzes the proposed changes to the project (see attached
addendum dated October 17, 2006). Based on this analysis, and on the analysis contained in the Mitigated Negative
Declaration for the project, it has been determined particularly since the footprint and envelope of the project stay
the same, that the revised project falls within the scope of the original mitigated negative declaration. The
conditions of approval from the original project which represent the mitigation measures for the Mitigated Negative
Declaration will be incorporated into the conditions of approval for the revised project (refer to attached Mitigated
Negative Declaration No. 537-P).
Table 1 — 1441-1445 Bellevue Avenue
Lot Area: 24,637 SF
ORIGINAL PROPOSAL
REVISED PROJECT
Plans date stamped 11/2/05
plans date stamped 12/20/06
Allowed/Required
Front Setback: First:
20'-3"
Second:
20'-3"
No change
17'-6"
Third:
20'-3"
(block average)
Fourth:
20'-3"
Side Setback (L): First:
15' min.
15' min.
7'
Second:
15' min.
15' min.
8'
Third:
15' min.
15' min.
9'
Fourth:
12' min.
15' min.
10'
Side Setback (R): First:
14'
14' to building/10' to
7
Second:
10,
balcony —1sr through 4th
8'
Third:
10'
floors
91
Fourth:
10,
10'
Rear Setback: First:
30'
15'
Second:
30'
No change
15
Third:
30'
20'
Fourth:
30'
20'
Number of Buildings:
1
No change
1
Lot Coverage:
44.4%
43.6%
50%
(10,837.2 SF)
(10,742 SF)
(12,319 SF)
46'-0" (incentive
Height:
45'-8"
No change
available for
providing affordable
units)
40 spaces
40 spaces
29 standard
Up toa (20
Parking:
2 van accessible
No Change
spaces)) may
maybe
9 compact
compact
All covered
80% ° covered
5 guest spaces
Guest Parking:
(2 standard +
No Change
3 guest spaces
3 compact)
Delivery Parking:
Provided in circular
No Change
1 space
driveway
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
ORIGINAL PROPOSAL
REVISED PROJECT
Plans date stamped 11/2/05
plans date stamped 12/20/06
Allowed/Required
Total On -Site Parking:
45 spaces
No Change
44 spaces
50% (1,383 SF)
45% (1245 SF)
Front Setback Landscaping:
47% (1,300 SF)1
No Change
allowed with special
permit if circular
driveway proposed
Private Open Space:
Ranges from 78 SF to
Ranges from 75 SF to
75 SF per unit
753 SF per unit
440 SF
Common Open space:
5,222 SF
No Change
1,700 SF
(17 units x 100 SF)
1 Special permit required for 47% front setback landscaping with circular driveway.
Staff Comments: See attached.
Criteria for Permitting a Residential Condominium: The following condominium standards shall apply to all
land and structures proposed as a part of a condominium project and shall be evaluated and processed pursuant to
the procedural requirements set forth for conditional use permits in title 25 of this code. No condominium project or
portion thereof shall be approved or conditionally approved in whole or in part unless the planning commission, or
city council upon appeal or review, has reviewed the following on the basis of their effect on:
(a) Sound community planning; the economic, ecological, social and aesthetic qualities of the community; and
on public health, safety and general welfare;
(b) The overall impact on schools, parks, utilities, neighborhoods, streets, traffic, parking and other
community facilities and resources; and
(c) Conformity with the general plan and density permitted by zoning regulations.
Findings for Residential Condominium: Based on the findings stated in the attached minutes of the Planning
Commission's November 13, 2006 regular action meeting, and that the revised plans submitted address the
Planning Commission's comments regarding the design of the proposal and the revised project contains 20 units
rather than the 17 units provided in the original approval, which increases the housing stock in an area which is
adjacent to downtown and to transit, the project is found to be compatible with the residential condominium
criteria.
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
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
Special Permit Findings: Based on the fact that the applicant has provided a circular driveway which
accommodates access for delivery vehicles and adequate on -site landscaping is provided throughout the site, it is
found that the required special permit findings can be made.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be taken by resolution including the conditions representing mitigation from the original Mitigated Negative
Declaration (in italics below) prepared for the project and any conditions from the staff report and/or that the
commissioners wish to add. The reasons for any action should be clearly stated.
The resolution with conditions shall be recorded with the property to insure implementation of the required
mitigations. Please note that the conditions below which are in italics reflect the mitigation measures taken from the
Mitigated Negative Declaration. If approved, these conditions will also be placed on the building permit:
1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped
December 20, 2006, sheets P 1 through P 18, L1.0, Ll .1 and L2.0, including the roofing material which shall
be true slate;
2. that the maximum elevation at the top of the roof ridge shall not exceed elevation 77.32' as measured from
the average elevation at the top of the curb along Floribunda Avenue (31.32') for a maximum height of 46'-
0", and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as
the framing proceeds and prior to final framing and roofing inspections. The second level garage floor
finished floor elevation shall be elevation 11.32 ; garage level one finished floor elevation shall be elevation
21.32% first floor finished floor shall be elevation 32.82; second floor finished floor shall be elevation
43.82 ; third floor finished floor shall be elevation 53.82% fourth floor finished floor shall be elevation 63.82 ;
and the top of ridge elevation shall be no more than 77.32'. Should any framing exceed the stated elevation
at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed
the maximum height shown on the approved plans;
3. that any changes to the size or envelope of the building, which would include expanding the footprint or
floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be
subject to Planning Commission review;
4. that the conditions of the City Engineer's August 14, 2006 and November 22, 2005, memos, the Chief
Building Official's October 13, 2006 and August 8, 2006, memos, the Fire Marshal's August 10, 2006 and
September 15, 2006, memos, and the Recycling Specialist's August 9 2006, memo shall be met;
5. that prior to issuance of a demolition and/or building permit, the property owner shall obtain all permits
required or present notification from the agencies to the City that the permits are not required by State and
Regional agencies including but not limited to the California Department of Fish and Game, the U.S. Army
Corps of Engineers, the Bay Area Air Quality Management District and the Regional Water Quality Control
Board;
6. that storage of construction materials and equipment on the street or in the public right-of-way shall be
prohibited;
7. that `guest parking stall' shall be marked on the five guest parking spaces and designated on the final map
and plans, these stalls shall not be assigned to any unit, but shall be owned and maintained by the
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
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 proj ect 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 proj ect shall comply with the state -mandated water conservation program, and a complete Irrigation
Water Management and Conservation Plan together with complete landscape and irrigation plans shall be
provided at the time of building permit application;
18. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be
protected during construction to prevent debris from entering;
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
19. that project approvals shall be conditioned upon installation of an emergency generator to power the sump
pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual
pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's
noise requirement;
20. that the excavation of the garage, construction of the parking structure or proper stabilization of the
excavated hole and all drainage facilities shall be completed in one construction season and a bond shall be
required to insure that all this work is accomplished within that time frame the money shall be spent to
secure the site;
21. that the property owner or his representative shall meet with the home owners association at 1435 Bellevue
and agree on a commonly beneficial fence design separating the two properties and that it shall be the
responsibility of the project to install and maintain this fence;
22. that a sink with running water, a toilet with sewer connection, a gas grill and gas fire place shall be installed
in the common open space for the enjoyment of the residents on site and that for safety the gas fixtures shall
be placed on timer; and that the use common open space shall be managed and maintained by the
homeowners association;
23. that the landscape plan shall include the addition of two forest scale evergreen trees on the right side and one
forest scale evergreen tree on the left side at the rear of the site beyond the edge of the below grade parking
garage;
24. that the applicant and the City Attorney shall work to determine if a program can be developed to reserve the
two affordable dwelling units in the project for economically qualified teachers in the Burlingame schools,
including a ten percent reduction in the established rent because the tenants are teachers in the Burlingame
schools, should a program be possible the applicant shall be required to implement the program;
25. that landscaping along the right property line shall be predominantly single trunk tree form Pittosporum and
that these plants shall be allowed to grow to their natural form at a height of 20 to 25 feet;
26. that the entry from the building to the common open space shall be maintained at its central location as it is
designed and shall be built around the existing redwood tree and in a manner approved by a licensed arborist
to protect and maintain the roots of the redwood tree;
27. that no permits including demolition shall be issued for this project until the developer and contractor have
prepared a traffic plan for construction trucks and parking for construction workers for all phases of the
project from demolition to interior finish and landscape installation;
28. that prior to issuance of a building permit the applicant shall submit construction plans to the Chief
Building Official for review and approval (Geology);
29. that all structural design shall conform to the City of Burlingame building codes and, at a minimum, to the
most recent revision of the California Building Code (which incorporates the Uniform Building Code), the
California Building Code specifically details design and construction practices for structures subject to
significant earthquake hazards (Geology);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
30. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground shaking
induced during an earthquake (Geology);
31. that structural designs and construction procedures for foundation construction shall be completed in
conformance to City of Burlingame seismic regulations and project specific professional design
recommendations for seismic hazards made by the project Structural Engineer (Geology);
32. that prior to issuance of the first grading permit the applicant shall submit GeoForensics' Geotechnical
Investigation to the Chief Building Official and City Engineer for review and approval. The investigation
has been undertaken to determine the presence and extent of expansive soil andprovides foundation design,
construction and grading recommendations. The recommendations in the report and any requirements
imposed by the Chief Building Official and City Engineer shall be followed during construction (Geology);
33. that prior to issuance of buildingpermits, the applicant shall submit construction plans to the Chief Building
Official for review and approval that illustrate the mat foundation for deep basement parking, alternate
foundation designs for near surface grade such as pier and grade beam systems with piers extending into
underlying competent soils. Concrete slab -on -grade and walkways shall all be founded on properly
compacted non -expansive fill (Geology);
34. that prior to issuance of buildingpermits, the applicant shall submit construction plans to the Chief Building
Official for review and approval that illustrate that pavement sections shall be properly designed to resist
the effect of underlying expansive soils (Geology);
35. that prior to issuance of the first grading permit the applicant shall submit GeoForensics' Geotechnical
Investigation to the Chief Building Official and/or City Engineer for review and approval. The Investigation
shall include boreholes completed in the area of the proposed excavations. The Investigation shall be used
to develop recommendations for retaining walls and shoring of soils during construction (Geology);
36. that prior to issuance of the f rst grading permit the applicant shall submit a shoring plan to the Chief
Building Official and/or City Engineer for review and approval based on the recommendations in the
Geotechnical Investigation required by the mitigation listed directly above (Geology);
37. that all surface stormwater run-off around the building shall be required to drain to the street into the storm
drainage system (Hydrology & Water Quality);
38. that clean subsurface ground water encountered during excavation and pier drilling shall be discharged
into Ralston Creek, provided that discharge into the creek is approved by the Department ofFish and Game
and the Regional Water Quality Control Board (Hydrology & Water Quality);
39. that a subsurface drainage system shall be installed in the walls and/or foundation of the two-story below
grade garage for the collection of ground water intrusion; this water shall be discharged into the creek,
provided that it is approved by the Department of Fish and Game and the Regional Water Quality Control
Board (Hydrology & Water Quality);
40. that the finishedparking area (garage) surface drainage and run-off shall be required to drain to the local
sanitary sewer system because of 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);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
41. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek (Hydrology &
Water Quality);
42. that minor stream flows shall be controlled by constructing a temporary dam in the creek bed and forcing
the water to flow into a closed pipe, which shall extend past the dewatering zone of influence, also to be
placed within the creek bed; dewatering of the basement and/or basement foundation excavations may be
accomplished by installing 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 (Hydrology & Water Quality);
43. that to minimize flooding and/or spillover of the creek during peak runoff, the existing concrete retaining
walls beneath the apartment building at the southwest corner of the site, which will be exposed with the
demolition of the apartment building spanning over the creek, shall be raised, as the western wall redirects
the flow to a more northerly direction, and short floodwalls or earthen berms at the top of the open channel
shall also be installed, as required, and the necessary permits shall be obtained for this work from the
California Department of Fish and Game and the U.S. Army Corps of Engineers (Hydrology & Water
Quality);
44. that water that comes into contact with concrete duringpier 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);
45. that in order to minimize flooding in the excavation from shallow groundwater and spilling from the creek
excavation for the below grade parking area shall be accomplished during the dry season, April 15th to
October 15`h (Hydrology & Water Quality);
46. 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 (Hydrology & Water
Quality);
47. that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet
protection such as soil blanket or mats, and covers for soil stockpiles to stabilize denuded areas shall be
installed to maintain temporary erosion controls and sediment control continuously until permanent erosion
controls have been established (Hydrology & Water Quality);
48. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-
of-way, clean off -site paved areas and sidewalks using dry sweeping methods (Hydrology & Water Quality);
49. that common landscape areas shall be designed to reduce excess irrigation run-offpromote surface
filtration and minimize the use offertilizers, herbicides and pesticides (Hydrology & Water Quality);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
50. that any site work including grading and landscaping shall be limited to the dry months, from April 15 to
October 15 (Hydrology & Water Quality);
51. thatprior to issuance of a demolition, grading or construction permit protective siltfences shall be installed
along the open channel of the creek; the protective fence shall be installed between the top of the creek bank
and at least two feet below the top of the areas to be graded, and also no lower than the ordinary high water
line (Hydrology & Water Quality);
52. 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);
53. that demolition of the existing structures and any grading or earth moving on the site shall be required to
receive a permit from the Bay Area Air Quality Management District prior to issuance of a demolition
permit from the Burlingame Building Division; and all requirements of the permit shall be complied with
during construction (Air Quality);
54. that all active construction areas shall be watered at least twice daily, especially during the demolition and
excavation phase of the project (Air Quality);
55. that water that may run off the site due to the dust control measures required shall not be allowed to run-off
into Ralston Creek or into the storm drain system (Air Quality);
56. that sandbags shall be installed around the perimeter of the site to prevent water run off from the dust
control activity from spilling onto the public right-of-way or on to adjacent properties (Air Quality);
57. that trucks to and from the site hauling soil, sand or other loose material shall be covered or that a minimum
of two feet of freeboard shall be maintained (Air Quality);
58. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging
areas at the construction site (Air Quality);
59. that at a frequency required by the Engineer, the paved access road, parking areas and staging areas at the
construction site shall be sprayed with water to keep these areas from creating dust (Air Quality);
60. that the public street shall be swept as required by the City Engineer with a water sweeper if visible soil
materials are carried beyond the construction site (Air Quality);
61. that excavation and grading activities shall be suspended immediately if winds exceed 25 mph (Air Quality);
62. that sandbags or other erosion control measures shall be installed to prevent silt runoff from the site to
public roadways and into the creek (Air Quality);
63. that any demolition on this site shall comply with BAAQ MD Regulation 11, Rule #2, which governs the
handling of asbestos -containing materials; this rule requires that a survey be done of all the building
materials to be removed prior to commencement of any demolition; the property owner shall be responsible
for having a professional on -site that is familiar with the implementation of Regulation 11, Rule 2 of the
BAAQMD to supervision the removal or demolition of an asbestos containing materials (Air Quality);
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Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
64. that during demolition and construction all hazardous materials shall be stored, handled and disposed of
properly; and that any coating or sealant to be used shall comply with the BAAQMD Regulation 8, Rules3
and 51 for volatile organic compound (VOC) content, which governs the application of architectural
coatings and adhesive and sealant products (Air Quality);
65. that in order to reduce the occurrence of visitors in the below grade garage from entering a dead-end aisle
with no maneuvering space to exit, a sign shall be posted near the guest parking spaces which directs
visitors to the area designated for guest/visitorparking; 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 (Transportation/Circulation);
66 that signs shall beposted at both ends of the ramp accessing the below gradeparking warningpedestrians
against the use of ramps for pedestrian travel (Transportation/Circulation);
67. that the proposed 30 foot driveway shall be reduced to 24 feet, or a size approved by the City Traffic
Engineer, and shall be shifted east, as shown on revised plans date stamped September 26, 2006
(Transportation/Circulation);
68. that the circular driveway at the front shall have proper signage indicating that it is a one-way driveway
with the entrance on the western driveway (Transportation/Circulation);
69. that the circular driveway at the front shall have yield signage at the end where it merges with the driveway
that provides entrance and exit to the underground garage (Transportation/Circulation);
70. that the driveway elevation at the garage entrance shall be 12 inches above the gutter flow line on Bellevue
Avenue or at an elevation approved by the City Engineer and the maximum driveway slope on the driveway
shall not exceed 15 percent (Transportation/Circulation);
71. that all dumpsters located on the public street shall obtain the necessary encroachment permits from the
City of Burlingame Public Works Department prior to locating the dumpsters on the street
(Transportation/Circulation);
72. that all personnel involved with the demolition and/or construction of the proposed project at this site shall
be required to park in the public parking lots and garage in the immediate vicinity
(Transportation/Circulation);
73. that since all guest parking is provided in the below grade garage there shall be an intercom with a buzzer
to each unit, and a keypad access shall be provided so each tenant can operate the security gate to the
garage on demand (Transportation/Circulation);
74. 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 (Biological Resources);
75. that the property shall apply for protected tree removal permits as per the City Arborist's August 26, 2002
memo (Biological Resources);
76. that tree protection measures shall be installed under the supervision of a licensed arboristprior demolition
or construction and shall be inspected by the City Arborist (Biological Resources);
-11-
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
77. that prior to demolition or construction any trees that will likely suffer root loss or soil compaction as a
result of this project shall be deeply irrigated and fertilized,• and a long term maintenance plan shall be
prepared and submitted to the City Arborist for approval (Biological Resources);
78. 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);
79. that all trees which border any area where grading or soil compaction is likely to occur shall be mulched to
depth of 8-16 inches or as required and approved by the City Arborist or as required and approved by the
City Arborist (Biological Resources);
80. that any trees located in areas where construction traffic is likely to occur shall be mulched to help reduced
soil compaction as required by the City Arborist (Biological Resources);
81. that soil siltation fences shall be installed and maintained to keep soil from disturbing areas out of the root
zones of protected trees as required and inspected by the City Arborist (Biological Resources);
82. that the applicant shall install fire sprinklers and afire alarm system monitored by an approved central
station as required by the Fire Marshal prior to the final inspection for building permit (Hazards);
83. that any demolition on this site shall comply with BA,4QMD Regulation 11, Rule 2, which governs the
handling of asbestos -containing materials; this rule requires that a survey be done of all the building
materials to be removed prior to commencement of any demolition; the property owner shall be responsible
for having a professional on -site that is familiar with the implementation of Regulation 11, Rule 2 of the
BAAQMD to supervision the removal or demolition of any asbestos containing materials (Hazards);
84. that during demolition and construction all hazardous materials shall be stored, handled and disposed of
properly; and that any coating or sealant to be used shall comply with the BAAQMD Regulation 8, Rules3
and 51 for volatile organic compound (VOC) content, which governs the application of architectural
coatings and adhesive and sealant products (Hazards);
85. that all construction shall be done during the hours of construction imposed by the City of Burlingame
Municipal Code; these hours are between 7: 00 a.m. and 7:00p.m. on weekdays, 9: 00 a.m. and 6:OOp.m. on
Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays. There shall be no construction on holidays;
construction activity that will result in L,o noise levels of 85 dBA or higher shall be limited to the hours of
9:00 a.m. to 3:00p.m. Monday through Friday (Noise);
86 that noise emission levels from construction and demolition on the site shall not exceed the values listed in
table 4-6 of the City of Burlingame's General Plan Noise Element (Noise);
87. that at no time shall the noise levels due to construction exceed levels greater than 90dBA (Noise);
88. that ground vibration levels 3 feet from the nearest occupied residential structures shall not exceed 0.1
in./sec. and vibrations shall be monitored during the demolition of the existing structures when concrete is
removed, during the pre -drilling of holes for piles and when excavation is done closer than 30 feet from
neighboring properties (Noise);
-12-
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
89, that a Construction Coordinator shall be appointedprior to issuance ofdemolition and buildingpermits for
this project; the name andphone 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);
90. that all internal combustion engines operating on this subjectproperty shall befitted with noise suppression
mufflers (Noise);
91. that the method of construction and materials used in construction shall insure that the interior noise level
within the building and inside each unit does not exceed 45 dBA in any sleeping area (Noise);
92. that theproposed 4th floor shall include noise attenuation measures to achieve an interior CNEL of 45 dBA,
these features would include some or all of the following: stucco exterior, acoustical lining in exterior walls,
a minimum of STC-31 windows or greater (STC-33 or STC-34), andproper mechanical ventilation (Noise);
93. that the contractor shall submit the "Recycling and Waste Reduction "form plan to the Burlingame Building
Division that demonstrates how 60 percent of construction demolition material will be diverted from the
waste stream to be approved by the Chief Building Official and the applicant shall be required to document
implementation of the recycling before a final inspection can be scheduled (Utilities & Service Systems);
94. that all surface storm water runoff created during construction and future discharge from the site shall be
required to meet National Pollution Discharge Elimination System (NPDES) standards as adopted by the
City of Burlingame and shall be directed as required by the Department ofPublic Works (Utilities & Service
Systems);
95. that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city
standards as required by the Public Works Department (Utilities & Service Systems);
96. that all abandoned utilities and hookups shall be removed as directed by the City Engineer (Utilities &
Service Systems);
97. that storm water run-offshall drain from the site to the street into the storm drain system (Utilities & Service
Systems);
98. that clean subsurface ground water into the depressed parking area shall be pumped to discharge into
Ralston Creek, provided that this is approved by the Department of Fish and Game and the Regional Water
Quality Control Board (Utilities & Service Systems);
99. that drainage and run-off into the two-story below grade garage shall drain to the local sanitary sewer
system due to the lower elevation of the parking areas and the possibility of contamination from vehicle
drainage (Utilities & Service Systems);
100. that the applicant shall prepare a water demand study for the proposed building prior to obtaining a
building permit to determine the adequacy of the existing domestic water line to supply the proposed
condominium building as well as the required fire sprinkler system for the building; if it is determined that
the domestic water line needs to be increased the applicant shall replace the water line in the street to city
standards as required by the City Engineer (Utilities & Service Systems);
-13-
Addendum to Mitigated Negative Declaration and amendment to Condominium Permit and Special Permit for Front Setback
Landscaping 1441 & 1445 Bellevue Avenue
101. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance (Aesthetics);
102. that should any cultural resources be discovered during construction, all workshall 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
-14-
City of Burlingame Planning Commission Unapproved Minutes
November 13, 2006
7. 1441-1445 BELLEVUE AVENUE, ZONED R-4 — AMENDED APPLICATION FOR A NEW FOUR-
STORY, 20-UNIT RESIDENTIAL CONDOMINIUM (DALE MEYER, AIA, DALE MEYER
ASSOCIATES, APPLICANT AND ARCHITECT, BELLEVUE ASSOCIATES LLC C/O LITKE
PROPERTIES, PROPERTY OWNERS) (139 NOTICED) PROJECT PLANNER: MAUREEN BROOKS
a. APPLICATION FOR ADDENDUM TO MITIGATED NEGATIVE DECLARATION AND
AMENDMENT TO PREVIOUSLY APPROVED CONDOMINIUM PERMIT, SPECIAL PERMIT
FOR FRONT SETBACK LANDSCAPING; AND
b. AMENDMENT TO TENTATIVE CONDOMINIUM MAP AND TENTATIVE AND FINAL
PARCEL MAP FOR LOT COMBINATION PROJECT ENGINEER: VICTOR VOONG
Reference staff report October 13, 2006, with attachments. CP Monroe presented the report, reviewed
criteria and staff comments. One hundred -two conditions were suggested for consideration which include
the mitigation monitoring plan. Commissioner asked if this project is denied, does the original approval
stand. CA responded yes. Commissioner asked if the changes to the project were considered as minor in the
context of the Mitigated Negative Declaration. CP responded yes, the addition of three dwelling units and
the traffic impacts are minor, parking is provided on the site and the foot print of the building is essentially
the same, no change is proposed to the common open space or site landscaping, each unit is provided with
private open space, arranged in a more uniform pattern. There were no further questions from the
Commission.
Chair Brownrigg opened the public hearing. Dale Meyer, architect, 857 Burlway Road, represented the
project. He described briefly the changes proposed to the project noting that there is a slight increase in floor
area on the forth floor because of the removal of the mansard roof on the rear half of the building; lot
coverage is reduced slightly; he noted that the reason for the changes to the number ofunits, size of units and
building are based on the changes in the residential market since they did their original market study before
applying for the original project. Noted that the rear fagade can be seen from the common open space, feel
that there is sufficient articulation in the building to make up for the loss of detail on the rear of the building,
no changes are proposed to the common open space and the trees and creek provide a screen to the rear of
the building and so changes to the building would not affect use of the common open space; when changed
the number of dwelling units looked at the entire fagade , decided to break up the long side walls by
removing the mansard roof so the side would look like two elements; proposed change in stone trim to
reduce the number of penetrations through the stucco and reduce the maintenance costs for future
homeowners association.
Commissioners asked: liked the continuous mansard roof and the way the building looked before, can you
do the same exterior with a new interior arrangement of 20 units? Architect noted most of the addition units
are on the third and fourth floors because gained floor space when removed the mansard roof, putting the
mansard back on would reduce at least two of the forth floor units (numbers 18 and 20). Commissioner
noted that removal of the mansard roof appears to add about 500SF. Commissioner expressed concern that
some people like smaller units but do not think that these will be any more affordable, but the quality of the
exterior of the building has been reduced, how is this better for the community? Architect commented that
from the last review heard guiding direction to increase the number of units and reduce the size, some of the
other items such as removal of stone quoins look at making the building more cost effective, need to balance
the cost of construction with the sale price of the units. Commissioner noted that additional dwelling units
are good for the community; how did you address the water proofing of the two stories below grade parking
garage, is there funding to build the necessary retaining wall and keep it from collapsing? Architect noted
worked with engineer on method of water proofing basement area, also will use zipax which is a material
used to water proof water storage tanks, have retained a water proofing consultant. Commissioner noted
0
City of Burlingame Planning Commission Unapproved Minutes
November 13, 2006
originally wanted driveway relocated to the right side of the lot to give neighbors at 1435 Bellevue more
separation from the impact of this project, the mansard roof provided some reduction to the impact, now
want to remove half of that, units 18 and 20 most affected have big closets and bathrooms which can be
adjusted to accommodate the addition of the mansard roof, would suggest that put 20 units in the original
design or build original proposal. Architect noted could put 20 units in the original design with some
exterior adjustments for windows and balconies. Commissioner noted hate to see the quality of this initial
design spoiled, was not on the commission at the time of the action on the original, but would support that
project. Commissioner noted would support changing the quoins from stone to stucco, think there is little
difference in appearance and a big difference in cost, agree what like is the mansard roof with darker colored
real slate effectively hides the fourth floor from the neighbors. There were no further comments from the
floor. The public hearing was closed.
Commissioners comments: As understand it, if approve this revision the applicant can build either project?
CA noted until the approval for the original expires. More smaller units is an advantage to the city, not see
mansard as critical, changes on the elevations are fine, when it is built the details on either set ofplans would
fit in; agree about adding more units, but design should be more in keeping with original; think that the
window and balcony arrangement is better with the second proposal but the mansard roof should extent
around the entire building.
Chair Brownrigg made motion to place this item on the consent calendar when the applicant has addressed
the following:
■ a mansard roof around the entire building, roofed with the same dark real slate shown in the original
proposal;
■ the stone quoins can be changed to stucco quoins throughout;
■ the project contain 20 dwelling units of the smaller sizes proposed in the second submittal;
■ the window pattern and balconies should be revised to match the pattern in the second proposal;
■ all other stone surfaces, except the quoins, should be kept especially around the entry and window
trim as shown on the original; and
■ the fluting around the windows (gull wing)can be done in stucco.
The motion was seconded by C. Deal.
Comment on the motion: commission wants to be careful not to design the building for the architect and
over correct for the changes; to have the whole building in stucco is too much, stone accents have an impact;
willing to do away with the stone veneer on the first floor.
Chair Brownrigg called for a voice vote on the motion to continue this item to a time when revised plans
have been submitted to the Planning Department, have been plan checked and there is space on an agenda.
The motion passed on a 7-0 voice vote. The continuation includes the Tentative Map. This action is not
appealable. The item concluded at 8:55 p.m.
8. 22 PRIMROSE ROAD, ZONED C-1, S1
REVIEW FOR SUBN.TANTIAL REMO
(DAV A. LEVY, DAV4D A. LEVY &
CHICKS CHICKEN LLC,,QPR0PERTY
Reference staff ort November 1 , OO(
criteria and staff co�mments. Ten conditi
AREA��EXISTING
APPLICAT N FOR COMMERC DESIGN
)E OF B DING FOR , REJLUSE
ASS IATES, APPLICANP\ROCT
EZAEI, ARC TECT;
OWNE (2 NOTICED) PLANNER: R EN
with attachmXfor
Plr Hurin presented e report, reviewe
were suggestensideration. Chair Bro nrigg noted that
10
DALE MEYER ASSOCIATES
ARCHITECTURE -INTERIORS -PLANNING
851 BURLWAY ROAD, SUITE 700
BURLINGAME, CA 94010-1707
650-348-5054
December 19, 2006
MS. MAUREEN BROOKS
CITY OF BURLINGAME
PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
RE: 1441& 1445 BELLEVUE AVENUE
Dear Ms. Brooks:
This letter is in response to the Planning Commission hearing on November 13, 2006 regarding the above
referenced project:
The mansard roof previously submitted of dark, real slate around the entire building was put back into the
design.
Stucco quoins throughout as noted. Quoins were added on corners where space allowed.
The interior remained the same with 20 dwelling units with a few, minor changes to Unit 20.
Window patterns match second proposal.
Window and door trims, keystones, balusters and railing on rear fourth floor deck, medallions, front entry
and pilasters, building trim all will be cast stone as noted.
Quoins, fluting around windows (gull wing), pilasters not at entry all will be stucco as noted.
Sincerely,
AA,P-& rn&'L�
Dale Meyer, AIA/lk
Attachments
DALE MEYER ASSOCIATES
ARCHITECTURE -INTERIORS -PLANNING
851 BURLWAY ROAD, SUITE 700
BURLINGAME, CA 94010-1707
650-348-5054
October 31, 2006
MS. MAUREEN BROOKS
CITY OF BURLINGAME
PLANNING DEPARTMENT
501 PRIMROSE ROAD
BURLINGAME, CA 94010
RE: 1441& 1445 BELLEVUE AVENUE
Dear Ms. Brooks:
RECEIVED
NOV 0 12006
CITY OF BURLINGAME
PLANNING DEPT.
This letter is in response to the Planning Commission study session comments on October 23, 2006
regarding the above referenced project:
Our clients observed a change in the market place, as we were getting ready to start the construction
documents. They decided to wait and see what was happening in the economy, with the interest rates,
world politics, and the market direction.
Because of this information, the clients determined that a reduction in the size of the larger units was
desirable. This allowed us to increase the number of smaller units in the project as discussed with the
Planning Commission during a previous hearing.
The changes to the floor plans allowed us to also take another look at the elevations. Review of
historical French buildings produced examples where the most prominent facades (street elevations)
are the most elaborate. We used this idea to create additional interest to the side elevations by
breaking the length into two visual elements.
2. The view from the common open space was considered. We felt it worked very well because of the
considerable amount of articulation in the fagade, including various height changes, the large
redwood tree, and the creek. The clients requested that we look for some alternate means of
construction in order to reduce the construction time. Some of the detailing was revised to
accommodate that request.
Sincerely,
Dale Meyer, AIA/lk
Attachments
City of Burlingame Planning Commission Unapproved Minutes
October 23, 2006
3. 1441-1445 BELLEVUE AVENUE, ZONED R-4 — APPLICATION FOR AMENDMENT TO PREVIOUSLY
APPROVED CONDOMINIUM PERMIT, SPECIAL PERMIT FOR FRONT SETBACK LANDSCAPING AND
TENTATIVE CONDOMINIUM MAP FOR A NEW FOUR-STORY, 20-UNIT RESIDENTIAL CONDOMINIUM
(DALE MEYER, AIA, DALE MEYER ASSOCIATES, APPLICANT AND ARCHITECT; BELLEVUE
ASSOCIATES, LLC C/O LITKE PROPERTIES, PROPERTY OWNERS) PROJECT PLANNER: MAUREEN
SP Brooks presented a summary of the staff report. Commissioners asked:
• Would like an explanation from the applicant why the architecture changed so significantly;
• Concern with the rear elevation and the view from the common open space, architecture has been
watered down and detail been removed, that is a concern.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:20 p.m.
4. 1440 CHAPIN AVENUE #33017# 50, ZONED C-1, SUBARVA.B-1 —APPLICATION FOR ONDITIONAL USE
PERMIT FOR A REAL ESTATE USE (FIRST AMERICAN TIE INSURANCE COMPANK,APPLICANT;
_�ICHAEL NILMEYER, NILMEYER MEYER ASSOCIATES -ARCHITECTS, ARCHITE M CORTINA
SP Brooks esented a summary of the staff report. Commissioners had no questi ns regarding the project.
Commissioners,noted that in the future requests in s _en large buildings with sufficient parking might be
taken directly to ion. This item was set for the consent calendar with no changes or information
requested. This item c cluded at 7:22 p.m. ' \
VII. ACTION ITEMS �unle
Consent Calendar - Items on the cone calendar are considered to be routine. They a acted on simultaneous.
separate discussion and/or action is requested the applicant, a member of the public or a comm s' sioner prior to the time the
commission votes on the motion to adopt.
5a. 153"TURAS DRIVE, ZONED R-1 — APPLICATION FOR DESIGN REVIEW, HILIDE AREA
CONSTRICTION PERMIT, SIDE SETBACK V CE, SPECIAL PERMIT FOR HE HT AND
CONDITIO USE PERMITS FOR A FIRST AND SEC STORY ADDITION AND A NEW AC SSORY
STRUCTURE =HN MATTHEWS ARCHITECTS, APPLIG T AND ARCHITECT; GILBERT FITZG D
AND CAROL HY PROPERTY OWNERS 56 NOTICE PROJECT PLANNER: RUBEN HURIN
5b. 1461 ALVARADO AVE E, ZONED R-1— APPLICATION FORD SIGN REVIEW AND HILLSIDE AREA
CONSTRUCTION PERMITOR A FIRST FLOOR ADDITION (JA MCCARTHY, APPLICANT AND
DESIGNER; GEORGE AND REA SCARBOROUGH, PROPERTY O RS) (48 NOTICED) PROJECT
CANNER: ERIKA LEWIT
5c. 142 ALOMA AVENUE, ZONED R-1 APPLICATION FOR DESIGN REVIE SPECIAL PERMITS
FOR D LINING HEIGHT ENVELOPE ATTACHED GARAGE FORA FIRS SECOND STORY
ADDITIO ATTACHED GARAGE (POK EIN, TRG ARCHITECTS, APPLIC AND ARCHITECT;
JENNIFER HA EN AND BILLY RYAN, PROPE TY OWNERS) (76 NOTICED) PRO JEC CANNER: ERII{A
LEWIT
5d. 1459 OAK GROVE A UE, ZONED R-3 — APPLICAT19N FOR CONDOMINIUM PERMIT, CONDITIONAL
USE PERMIT FOR HEIG AND TENTATIVE CONDOMINIUM MAP FOR ANEW THREE-STORY, THREE-
3
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
�a� CITY O�
BURLINGAME APPLICATION TO THE PLANNING COMMISSION
ao 0
Type of application: es'a e V Conditional Use Permit Variance
Sp erm Other Parcel Number:
Project address: J4'444 IA-%1UGl'�
APPLICANT
PROPERTY OWNER
Name: t7 1 Mom/ Name: ✓l�fi.C�Ul �. IG�TeF5 i vvc,,
Address: ��✓� fbV#21,U�I RO�1� Address:b
City/State/Zip: L14�/ t C�C���VI�� City/State/Zip: I C/Ss
Phone (w): &1�0• *41t GJO1j4' Phone (w): +1�2J Ul'1Z�Ot-1f2
ARCHITECT/DESIGNER
Name: C, M �6 GDrtSC
City/State/Zip:
Phone (w):
(fl:
PROJECT DESCRIPTION:
(h):
Please indicate with an asterisk x
the contact person for this project.
t"uw
AUG - 12006
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: "'Wi1AW 6,VA J Date: -elf / 6 G
I know about the proposed application and hereby authorize the above applicant to submit this
application to the Planning Commission. _
n Property owner's signature-�Date:
PCAPP.FRM
CO2�Oc—i�Surt- �1[�cri L� �-VA SP�c6,0 �IPr•°� �Ofonl� S�(.l�cc� ��'i�5C�(��; i
I n �?
CITY OF BURLINGAME r; ANNING DEPARTMENT 501 PRIMROSE ROAD P (05 ) 558-7250 F (650) 696-379 RECEIVED
�S� CITY C�
BURLINGAME
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION
AUG - 12006
OITY OF BURLINGAME
PLANNING DEPT.
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.50). 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.
1. Explain why 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.
2. Explain how 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.
3. How will the proposed project be consistent with the residential design guidelines
adopted by the city (C.S. 25.57)?
4. Explain how the removal of any trees located within the footprint of any new structure
or addition is necessary and is consistent with the cty's reforestation requirements.
What mitigation is proposed for the removal of any trees? Explain why this mitigation is
appropriate.
CITY OF BURLINGAME
SPECIAL PERMIT APPLICATION for circular driveway & 45% front
landscaping
1441-1445 BELLEVUE AVENUE
f
AUG ® 12006
CITY OF BURLINGAME
PLANNING DEPT.
1. The proposed structure will be a beneficial addition to the surrounding neighborhood
by exhibiting aesthetically pleasing architectural details and forms executed by good
construction practices. A circle driveway will be provided that will remove drop-off
and delivery congestion from the street. The circle driveway will be screened by
landscaping fronting the street and also by the existing street trees that will remain.
The neighboring property on the right side of the proposed project is a three-story
condominium building. The neighboring property on the left side of the proposed
project is a three and a half story condominium project. The proposed project is a
four-story condominium building with the fourth floor within a mansard roof that
slopes back from the face of the building, thereby creating a structure that is not as
massive. In addition, the rear one-third of the property across the creek will not be
developed. Instead it will be tiled open space with pergolas and a fountain and will
be landscaped beautifully to create a lush, cool park like setting next to the creek.
2. The proposed project will integrate well and improve the aesthetics of the
surrounding neighborhood with the use of classic French architectural detail. The
project was designed with classical elements found in this type of architecture.
Several structures in this neighborhood have elements of classical architecture in their
detailing and therefore our proposed structure will integrate well into this
neighborhood. The character of the proposed project will have a positive influence in
the neighborhood by setting an example of classic architectural style with the use of
clean lines, symmetry and repetition.
3. The proposed project is designed to be compatible with the surrounding
neighborhood by using traditional detailing that will continue to be elegant and
timeless throughout the years.
Parking and garage patterns was taken into consideration by designing an efficient
garage with ample spaces to accommodate each unit as well as visitor spaces to
reduce on -street parking use and traffic congestion. A circle driveway is designed
into the project to help ease traffic congestion by providing an area off-street where
drop-offs and deliveries can occur.
The proposed building will integrate well with structures on adjacent properties by
it's location, architectural detailing and landscaping. The proposed building is
located past the average block front setback and set in on the sides by more than is
required by the City's zoning code. The proposed building's architectural style is
French using classic French architectural details. New landscaping around the
building will screen and buffer the proposed building from adjacent properties.
4. 5 trees on the proposed circular driveway will be removed. 14 - 24" box trees are
proposed to replace the existing trees being removed.
AUG - 1 2006
CITY GR BURLINGAME
PLANNING DEPT.
City of Burlingame Planning Commission Minutes
November 28, 2005
4. 1441 & 1445 BELLEVUE AVENUE, ZONED R-4 — APPLICATION FOR MITIGATED NEGATIVE
DECLARATION, TENTATIVE CONDOMINIUM MAP, TENTATIVE AND FINAL PARCEL MAP FOR
LOT COMBINATION, CONDOMINIUM PERMIT AND SPECIAL PERMIT FOR FRONT SETBACK
LANDSCAPING FOR A NEW FOUR-STORY 17-UNIT RESIDENTIAL CONDOMINIUM (DALE
MEYER, AIA, DALE MEYER ASSOCIATES, APPLICANT AND ARCHITECT; BELLEVUE
ASSOCIATES, LLC C/O LITKE PROPERTIES, PROPERTY OWNERS) (140 NOTICED) PROJECT
PLANNER: MAUREEN BROOKS
Reference staff report November 28, 2005, with attachments. CP Monroe presented the report, reviewed
criteria and staff comments. Ninety-four conditions which include the mitigations from the Mitigated
Negative Declaration were suggested for consideration. There were no questions of staff.
Chair Auran opened the public hearing. Dale Meyer, architect, represented the project; Michael Callan,
landscape architect for the project, 1400 Rollins Road; Abraham Landis, 1547 Bellevue Avenue; Mark
Engleman, 1435 Bellevue, # 105, Redwood Crest Homeowners Association, spoke. Applicant summarized
the revisions made to the plans in response to the Commission's comments at study; Commissioners noted
regarding revised plans that there is no closet in the bedroom in unit 5; that because of the orientation of the
sun and the project, the depth of the fourth floor deck on the rear of the building will have a big impact on
the light access to the building next door; clarified that what looks like balconies on the front of the building
are actually decorative wrought iron grills; concern about the survival of the redwood tree at the rear,
commissioner noted that with removal of the Cypress growing next to the redwood, the redwood will fill
out; for safety, outdoor fire place should not be wood burning nor should a shed for storing wood be located
in the public open space, gas with timed turn-off valves for grill and fireplace would be safer and more
practical; feel that the structure is not placed correctly on the site, too close to the building on the right,
driveway should be reversed and building moved to the left, this is so serious cannot support the project;
common open space has a real sense of space but needs a sink with running water, a toilet, and the bridge
needs to remain central to the open space and building but also should not be built against the redwood tree,
be sure foundation ofbridge protects redwood roots; two story below grade parking garage located next to a
creek raises serious questions about sump pumps running 24 hours a day, where the water is pumping to so
creek will not be contaminated, not want to see fossil pillows used to clean water; CP noted that the
mitigations from the Mitigated Negative Declaration address these drainage and water quality issues,
including various sump pumps, back up generators and drainage receptors, and the mitigations are
implemented as conditions of approval; important that the sump pumps and emergency generators are sound
baffled so that they cannot be heard by the neighbors or by the residents of the proj ect; on the balconies on
the southwest elevation the balconies are cantilevered from the cornice and look awkward, they should be
moved to align with the balconies below and corbels added below the uppermost balconies to visually attach
them to the structure; the window pattern still seems monotonous, could be more interesting; the plans show
the roof to be real slate, would not like to have a revision from this material later; SE Bell noted that it is
important that the excavation for the garage and the parking is built in one season because of the creek,
otherwise the hole should be properly shored to insure that it will not fail because of the proximity of the
creek and adjacent development, the project should be bonded to insure this; there is limited opportunity to
install big trees, would be nice to replace the Liquid Ambers on the street with a bigger, evergreen species,
but that is up to the City; on the right side elevation should install "forest scale" tree to establish proper
screening, Podocarpus on the left side should also be replaced with two "forest scale" evergreen trees, these
would hide the limited space between buildings; Pittosporum along the right side property line should not be
trimmed in order to provide the highest screen possible for residents in the adjacent building; check with
Department of Fish and Game about what should be planted along the creek bank to stabilize it, at least filter
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fabric should be put on the bank and material planted through it, concerned about erosion during and after
construction.
Continued public comment: part of this building faces his condominium, will be all that is visible from all
windows, now sees greenery; will reduce the value of his condominium; studies show this kind of change
can have an effect on the mental health of older people; bought condominium 10 years ago, three story
building, not expect visual impact of four story building next door. Redwood Crest Condominium would
like to work with the developer on selecting the fence between the two properties, would like to leave
existing vegetation at the front and start fence back some; concerned about the crooked telephone pole in the
right-of-way at the front, would like it installed so it is up right now and in the future would like the service
placed underground. Applicant noted they would work with the homeowners association on the selection of
the fence between the two properties. Also noted that there is considerable existing vegetation on the
property to the right side of the lot, plan to plant single trunk tree form Pittosporum along the shared
property line on the right, it can grow up to 20 to 25 feet if it is not trimmed. There were no further
comments from the floor. The public hearing was closed.
Commissioner's discussion: In their discussion the commissioner identified the following items to be
included as conditions of approval on the project:
• excavation of the garage, construction of the parking structure or proper stabilization of the
excavated hole and all drainage facilities shall be completed in one season and a bond shall be
required to insure that all this work is accomplished;
• balconies on the southwest side shall be lined up, causing the fourth floor balcony to be shifted and
corbels shall be placed below the upper most balcony to tie it to the structure, this modification
should be reviewed by the Planning Commission to insure that the proportions work and the
balconies are properly integrated into the design prior to issuance of the building permit;
• the property owner or his representative shall meet with the home owners association at 1435
Bellevue and agree on a commonly beneficial fence design separating the two properties, it shall be
the responsibility of the project to install and maintain this fence;
• a sink with running water, a toilet, a gas grill and gas fire place shall be installed in the common open
space for the convenience and enjoyment of the residents on site, for safety the gas fixtures shall be
placed on timers, the use common open space shall be managed and maintained by the homeowners
association;
• the landscape plan shall include the addition of two forest scale evergreen trees on the right side and
one forest scale evergreen tree on the left side at the rear of the site beyond the edge of the below
grade parking garage;
• there shall be a closet added to the bedroom in unit 5;
• that the applicant and the City Attorney shall work to determine if a program can be developed to
reserve the two affordable dwelling units in the project for economically qualified teachers in the
Burlingame schools, including a ten percent reduction in the established rent because the tenants are
teachers in the Burlingame schools, should a program be possible the applicant shall be required to
implement the program;
• that landscaping along the right property line shall be predominantly single trunk tree form
Pittosporum and that these plants shall be allowed to grow to their natural form at a height of 20 to
25 feet;
• that the entry from the building to the common open space shall be maintained at its central location
as it is designed and shall be built around the existing redwood tree and in a manner approved by a
licensed arborist to protect and maintain the roots of the redwood tree;
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November 28, 2005
• that no permits including demolition shall be issued for this project until the developer and
contractor have prepared a traffic plan for trucks and parking for construction workers for all phases
of the project from demolition to interior finish and landscape installation.
C. Osterling moved approval of the Mitigated Negative Declaration finding that it was an adequate
disclosure of the potential impacts of the project and that the mitigations identified and included as
conditions of approval would reduce to levels acceptable to the community any potentially adverse impacts
identified by the report. The motion was seconded by Chair Auran.
Chair Auran called for a voice vote on the motion to approve the Mitigated Negative Declaration as
adequate. The motion passed on a 6-1 (C. Brownrigg dissenting) voice vote.
C. Osterling moved to approve the condominium permit and special permit for font setback landscaping for
the proposed proj ect at 1441 and 1445 Bellevue Avenue with the 94 conditions of approval in the staff report,
which include the mitigations from the Negative Declaration and the 10 conditions identified and added by
the Planning Commission as noted in the minutes of the November 28, 2005 meeting and incorporated into
the conditions of approval on the project, by resolution, with the following conditions: 1) that the project
shall be built as shown on the plans submitted to the Planning Department date stamped November 2, 2005,
sheets P 1 through P 15, L1.0, L1.1 and L2.0, including the roofing material which shall be true slate; 2) that
the maximum elevation at the top of the roof ridge shall not exceed elevation 77.32' as measured from the
average elevation at the top of the curb along Bellevue Avenue (31.32') for a maximum height of 46-0", and
that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the
framing proceeds and prior to final framing and roofing inspections. The second level garage floor finished
floor elevation shall be elevation 11.32; garage level one finished floor elevation shall be elevation 21.32';
first floor finished floor shall be elevation 32.82; second floor finished floor shall be elevation 43.82; third
floor finished floor shall be elevation 53.82 ; fourth floor finished floor shall be elevation 63.82 ; and the top
of ridge elevation shall be no more than 77.32'. Should any framing exceed the stated elevation at any point
it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the
maximum height shown on the approved plans; 3) that any changes to the size or envelope of the building,
which would include expanding the footprint or floor area of the structure, replacing or relocating windows
or changing the roof height or pitch, shall be subj ect 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 ofthe 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
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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; 19) that
proj ect approvals shall be conditioned upon installation of an emergency generator to power the sump pump
system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps,
controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise
requirement; 20) that the excavation of the garage, construction of the parking structure or proper
stabilization of the excavated hole and all drainage facilities shall be completed in one construction season
and a bond shall be required to insure that all this work is accomplished within that time frame the money
shall be spent to secure the site; 21) that the balconies on the southwest side shall be lined up, causing the
fourth floor balcony to be shifted and that corbels shall be placed below the upper most balcony to tie it to
the structure, this modification shall be reviewed by the Planning Commission to insure that the proportions
work and the balconies are properly integrated into the design prior to issuance of the building permit ; 22)
that the property owner or his representative shall meet with the home owners association at 1435 Bellevue
and agree on a commonly beneficial fence design separating the two properties and that it shall be the
responsibility of the proj ect to install and maintain this fence; 23) that a sink with running water, a toilet with
sewer connection, a gas grill and gas fire place shall be installed in the common open space for the
enjoyment of the residents on site and that for safety the gas fixtures shall be placed on timer; and that the
use common open space shall be managed and maintained by the homeowners association; 24) that the
landscape plan shall include the addition of two forest scale evergreen trees on the right side and one forest
scale evergreen tree on the left side at the rear of the site beyond the edge of the below grade parking garage;
25) that there shall be a closet added to the bedroom in unit 5; 26) that the applicant and the City Attorney
shall work to determine if a program can be developed to reserve the two affordable dwelling units in the
project for economically qualified teachers in the Burlingame schools, including a ten percent reduction in
the established rent because the tenants are teachers in the Burlingame schools, should aprogram be possible
the applicant shall be required to implement the program; 27) that landscaping along the right property line
shall be predominantly single trunk tree form Pittosporum and that these plants shall be allowed to grow to
their natural form at a height of 20 to 25 feet; 28) that the entry from the building to the common open space
shall be maintained at its central location as it is designed and shall be built around the existing redwood tree
and in a manner approved by a licensed arborist to protect and maintain the roots of the redwood tree; 29)
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November 28, 2005
that no permits including demolition shall be issued for this project until the developer and contractor have
prepared a traffic plan for construction trucks and parking for construction workers for all phases of the
project from demolition to interior finish and landscape installation; 30) that prior to issuance of a building
permit the applicant shall submit construction plans to the Chief Building Official for review and approval;
31) that all structural design shall conform to the City of Burlingame building codes and, at a minimum, to
the most recent revision of the California Building Code (which incorporates the Uniform Building Code),
the California Building Code specifically details design and construction practices for structures subject to
significant earthquake hazards; 32) that utilities shall be designed to provide sufficient flexibility to
withstand the expected ground shaking induced during an earthquake; 33) that structural designs and
construction procedures for foundation construction shall be completed in conformance to City of
Burlingame seismic regulations and project specific professional design recommendations for seismic
hazards made by the project Structural Engineer; 34) that prior to issuance of the first grading permit the
applicant shall submit GeoForensics' Geotechnical Investigation to the Chief Building Official and City
Engineer for review and approval. The investigation has been undertaken to determine the presence and
extent of expansive soil and provides foundation design, construction and grading recommendations. The
recommendations in the report and any requirements imposed by the Chief Building Official and City
Engineer shall be followed during construction; 35) that prior to issuance ofbuilding 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; 36) that prior to issuance of
building permits, the applicant shall submit construction plans to the Chief Building Official for review and
approval that illustrate that pavement sections shall be properly designed to resist the effect of underlying
expansive soils; 37) that prior to issuance of the first grading permit the applicant shall submit
GeoForensics' Geotechnical Investigation to the ChiefBuilding 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; 38) that prior to issuance of the first grading permit the applicant shall submit a shoring plan to
the Chief Building Official and/or City Engineer for review and approval based on the recommendations in
the Geotechnical Investigation required by the mitigation listed directly above; 39) that all surface
stormwater run-off around the building shall be required to drain to the street into the storm drainage system;
40) that clean subsurface ground water encountered during excavation and pier drilling shall be discharged
into Ralston Creek, provided that discharge into the creek is approved by the Department of Fish and Game
and the Regional Water Quality Control Board; 41) that a subsurface drainage system shall be installed in the
walls and/or foundation of the two-story below grade garage for the collection of ground water intrusion; this
water shall be discharged into the creek, provided that it is approved by the Department of Fish and Game
and the Regional Water Quality Control Board; 42) that the finished parking area (garage) surface drainage
and run-off shall be required to drain to the local sanitary sewer system because of the possibility of
contamination from vehicles; this drainage system shall be connected to gas powered pumps connected to a
self activating emergency generator; short floodwalls may also be required to prevent water from the creek
spilling over into the below grade area; 43) that biodegradable fertilizer shall be used on -site due to the close
proximity to Ralston Creek; 44) that minor stream flows shall be controlled by constructing a temporary dam
in the creek bed and forcing the water to flow into a closed pipe, which shall extend past the dewatering zone
of influence, also to be placed within the creek bed; dewatering of the basement and/or basement foundation
excavations may be accomplished by installing pump(s) in shallow sump(s) in the excavation; water shall be
directed to the streambed to flow into the diversion pipe; water discharge location will depend on the quality
of the water; clean water obtained from the gravel drains located behind the garage retaining walls can be
discharged into the creek where the creek channel is concrete lined; 45) that to minimize flooding and/or
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November 28, 2005
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; 46) that water that comes into contact with concrete
during pier drilling or pouring shall not be discharged into the creek, and shall be treated on -site with
treatment approved by the City Engineer, and shall be discharged as approved by the City Engineer; 47) that
in order to minimize flooding in the excavation from shallow groundwater and spilling from the creek
excavation for the below grade parking area shall be accomplished during the dry season, April 15th to
October 15th; 48) that prior to issuance of a demolition, grading or construction permit, the applicant shall
submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used
to prevent soil, dirt and debris from entering the creek and storm drain system; the plan shall include a site
plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations
of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and
proposed drainage patterns and structures; watercourse or sensitive areas on -site or immediately downstream
of a project; and designated construction access routes, staging areas and washout areas; 49) that methods
and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet protection
such as soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed to
maintain temporary erosion controls and sediment control continuously until permanent erosion controls
have been established; 50) that construction access routes shall be limited in order to prevent the tracking of
dirt onto the public right-of-way, clean off -site paved areas and sidewalks using dry sweeping methods; 51)
that common landscape areas shall be designed to reduce excess irrigation run-off, promote surface filtration
and minimize the use of fertilizers, herbicides and pesticides; 52) that any site work including grading and
landscaping shall be limited to the dry months, from April 15 to October 15; 53) That prior to issuance of a
demolition, grading or construction permit protective silt fences shall be installed along the open channel of
the creek; the protective fence shall be installed between the top of the creek bank and at least two feet below
the top of the areas to be graded, and also no lower than the ordinary high water line; 54) that prior to
issuance of a demolition, grading and building permit the applicant shall obtain all necessary permits and
approvals from the Department of Fish and Game and the Regional Water Quality Control Board, and shall
provide a copy of these approval to the City of Burlingame; 55) that demolition of the existing structures and
any grading or earth moving on the site shall be required to receive a permit from the Bay Area Air Quality
Management District prior to issuance of a demolition permit from the Burlingame Building Division; and
all requirements of the permit shall be complied with during construction; 56) that all active construction
areas shall be watered at least twice daily, especially during the demolition and excavation phase of the
proj ect; 57) that water that may run off the site due to the dust control measures required shall not be allowed
to run-off into Ralston Creek or into the storm drain system; 58) that sandbags shall be installed around the
perimeter of the site to prevent water run off from the dust control activity from spilling onto the public
right-of-way or on to adjacent properties; 59) that trucks to and from the site hauling soil, sand or other loose
material shall be covered or that a minimum of two feet of freeboard shall be maintained; 60) that during
construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging areas at the
construction site; 61) that at a frequency required by the Engineer, the paved access road, parking areas and
staging areas at the construction site shall be sprayed with water to keep these areas from creating dust; 62)
that the public street shall be swept as required by the City Engineer with a water sweeper if visible soil
materials are carried beyond the construction site; 63) that excavation and grading activities shall be
suspended immediately if winds exceed 25 mph; 64) that sandbags or other erosion control measures shall be
installed to prevent silt runoff from the site to public roadways and into the creek; 65) that any demolition on
this site shall comply with BAAQ MD Regulation 11, Rule #2, which governs the handling of asbestos-
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containing materials; this rule requires that a survey be done of all the building materials to be removed prior
to commencement of any demolition; the property owner shall be responsible for having a professional on -
site that is familiar with the implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the
removal or demolition of an asbestos containing materials; 66) that during demolition and construction all
hazardous materials shall be stored, handled and disposed of properly; and that any coating or sealant to be
used shall comply with the BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC)
content, which governs the application of architectural coatings and adhesive and sealant products; 67) That
in order to reduce the occurrence of visitors in the below grade garage from entering a dead-end aisle with no
maneuvering space to exit, a sign shall be posted near the guest parking spaces which directs visitors to the
area designated for guest/visitor parking; all parking spaces in the below grade garage in the area of the dead
end aisle shall be assigned directly to residential units on the site and shall be closely managed by the
homeowners association; 68) that signs shall be posted at both ends of the ramp accessing the below grade
parking warning pedestrians against the use of ramps for pedestrian travel; 69) that the proposed 30 foot
driveway shall be reduced to 24 feet, or a size approved by the City Traffic Engineer, and shall be shifted
east, as shown on revised plans date stamped November 2, 2005; 70) that the circular driveway at the front
shall have proper signage indicating that it is a one-way driveway with the entrance on the western driveway;
71) that the circular driveway at the front shall have yield signage at the end where it merges with the
driveway that provides entrance and exit to the underground garage; 72) that the driveway elevation at the
garage entrance shall be 12 inches above the gutter flow line on Bellevue Avenue or at an elevation approved
by the City Engineer and the maximum driveway slope on the driveway shall not exceed 15 percent; 73) that
all dumpsters located on the public street shall obtain the necessary encroachment permits from the City of
Burlingame Public Works Department prior to locating the dumpsters on the street; 74) that all personnel
involved with the demolition and/or construction of the proposed project at this site shall be required to park
in the public parking lots and garage in the immediate vicinity; 75) that since all guest parking is provided in
the below grade garage there shall be an intercom with 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);
76) that prior to issuance of a grading, demolition, or construction the proj ect shall comply with the City's
tree protection and urban reforestation requirements as approved by the City Arborist; 77) that the property
shall apply for protected tree removal permits as per the City Arborist's August 26, 2002 memo; 78) that tree
protection measures shall be installed under the supervision of a licensed arborist prior demolition or
construction and shall be inspected by the City Arborist; 79) That prior to demolition or construction any
trees that will likely suffer root loss or soil compaction as a result of this proj ect shall be deeply irrigated and
fertilized; and a long term maintenance plan shall be prepared and submitted to the City Arborist for
approval; 80) that protected trees that will have soil fill or the construction 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; 81) that all trees which border any area where grading or soil
compaction is likely to occur shall be mulched to depth of 8-16 inches or as required and approved by the
City Arborist or as required and approved by the City Arborist; 82) 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; 83) that soil siltation fences shall be installed and maintained to keep soil from disturbing
areas out of the root zones of protected trees as required and inspected by the City Arborist; 84) that the
applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station as
required by the Fire Marshal prior to the final inspection for building permit; 85) that any demolition on this
site shall comply with BAAQMD Regulation 11, Rule 2, which governs the handling of asbestos -containing
materials; this rule requires that a survey be done of all the building materials to be removed prior to
commencement of any demolition; the property owner shall be responsible for having a professional on -site
that is familiar with the implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the
removal or demolition of any asbestos containing materials; 86) that during demolition and construction all
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November 28, 2005
hazardous materials shall be stored, handled and disposed of properly; and that any coating or sealant to be
used shall comply with the BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC)
content, which governs the application of architectural coatings and adhesive and sealant products; 87) that
all construction shall be done during the hours of construction imposed by the City of Burlingame Municipal
Code; these hours are between 7:00 a.m. and 7:00 p.m. on weekdays, 9:00 a.m. and 6:00 p.m. on
Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays. There shall be no construction on holidays;
construction activity that will result in Llo noise levels of 85 dBA or higher shall be limited to the hours of
9:00 a.m. to 3:00 p.m. Monday through Friday, 88) that noise emission levels from construction and
demolition on the site shall not exceed the values listed in table 4-6 of the City ofBurlingame's General Plan
Noise Element; 89) that at no time shall the noise levels due to construction exceed levels greater than
90dBA; 90) that ground vibration levels 3 feet from the nearest occupied residential structures shall not
exceed 0.1 in./sec. and vibrations shall be monitored during the demolition of the existing structures when
concrete is removed, during the pre -drilling of holes for piles and when excavation is done closer than 30
feet from neighboring properties; 91) that a Construction Coordinator shall be appointed prior to issuance of
demolition and building permits for this project; the name and phone number of this coordinator shall be
provided to the neighbors and to the Planning and Public Works Departments; the Construction Coordinator
shall be responsible to the most practicable extent possible to mitigate construction impacts; 92) that all
internal combustion engines operating on this subject property shall be fitted with noise suppression
mufflers; 93) that the method of construction and materials used in construction shall insure that the interior
noise level within the building and inside each unit does not exceed 45 dBA in any sleeping area; 94) that the
proposed 4t' floor shall include noise attenuation measures to achieve an interior CNEL of 45 dBA, these
features would include some or all of the following: stucco exterior, acoustical lining in exterior walls, a
minimum of STC-31 windows or greater (STC-33 or STC-34 ), and proper mechanical ventilation; 95) that
the contractor shall submit the "Recycling and Waste Reduction" form plan to the Burlingame Building
Division that demonstrates how 60 percent of construction demolition material will be diverted from the
waste stream to be approved by the Chief Building Official and the applicant shall be required to document
implementation of the recycling before a final inspection can be scheduled; 96) that all surface storm water
runoff created during construction and future discharge from the site shall be required to meet National
Pollution Discharge Elimination System (NPDES) standards as adopted by the City of Burlingame and shall
be directed as required by the Department of Public Works; 97) that sewer laterals from the site to the public
sewer main shall be checked and shall be replaced to city standards as required by the Public Works
Department; 98) that all abandoned utilities and hookups shall be removed as directed by the City Engineer;
99) that storm water run-off shall drain from the site to the street into the storm drain system; 100) that clean
subsurface ground water into the depressed parking area shall be pumped to discharge into Ralston Creek,
provided that this is approved by the Department of Fish and Game and the Regional Water Quality Control
Board; 101) that drainage and run-off into the two-story below grade garage shall drain to the local sanitary
sewer system due to the lower elevation of the parking areas and the possibility of contamination from
vehicle drainage; 102) that the applicant shall prepare a water demand study for the proposed building prior
to obtaining a building permit to determine the adequacy of the existing domestic water line to supply the
proposed condominium building as well as the required fire sprinkler system for the building; if it is
determined that the domestic water line needs to be increased the applicant shall replace the water line in the
street to city standards as required by the City Engineer; 103) that this project shall comply with Ordinance
No. 1477, Exterior Illumination Ordinance; 104) that should any cultural resources be discovered during
construction, all work shall be halted until they are fully investigated by a professional accepted as qualified
by the City Planner and the recommendations of the expert have been executed to the satisfaction of the City.
The motion was seconded by C. Deal.
13
City of Burlingame Planning Commission Minutes
November 28, 2005
Chair Auran called for a voice vote on the motion to approve the condominium permit and special permit for
front setback landscaping for the project including the 94 conditions in the staff report and the 10 conditions
added by the Planning Commission following the public hearing. The motion passed on a 6-1 (C.
Brownrigg dissenting) voice vote.
C. Osterling made a motion to recommend the tentative condominium map and the tentative and final parcel
map to the City Council for action. The motion was seconded by Chair Auran.
Chair Auran called for a voice vote on the motion to recommend to the City Council approval of the
tentative condominium map and the tentative and final parcel map. The motion passed on a 7-0 voice vote.
Appeal procedures were advised. This item concluded at 8:50 p.m.
5. 1504,1508,1512,1600,1604,1608 & 1612 DAVIS DRIVE,1701 &`1704-1706 ALBEMARLE WAY —
FENCE EXCEPTION FOR ANBIGHT-FOOT HIGH FENCE ALONG,,PROPERTY LINES SHARED
WITH THE PENINSULA HOSPITAP�EPLACEMENT PROJECT AT 178,3,EL CAMINO REAL (CHRIS
4EY, ANTHONY BRUNO, WILFRED , i NANCY HUANG, ADAM PATTERSON, NADER ALMASI
AND,SE\40UN GHASEMIAN, STEVEN LEONIE WOHL, ABDULDEYYAN & RUKIYE SAFA,
LAIRUST, AND GEORGIA DELROSSO �ST, APPLICANTS AND PROP TY OWNERS) (9
NOTICED)) PROJECT PLANNER: MAUREEN BROOKS
Reference staff repo ovember 28, 2005, with attachments. MCP Monroe presented the report�'eviewed
criteria and staff comments. She noted that seven of the nine prop owners in this area adjacent�o the
hospital site have joined with the hospital project applicant in this reque If approved the fence exception
will be recorded with their properties; also included in this fence exception e the city right-of-way at th
end of Albemarle Way and at the rear of the San Francisco Water Line Parcel w re the water main enters
'tke hospital property. Four conditions to e recorded with each property were sugge ed for consideration.
Commissioner asked if it was possible to gr in "advance" fence exceptions to two pr erties which did
not pia-�t'cipate so that they do not need to come ack to the Commission at a later date. ity Attorney
Anderson oted that fence exceptions are legal action which are recorded with the properties; a r ordation
cannot occur ithout the owner's permission and cannot bgranted in advance. If the two property ers
change their mi sand work something out with the hospita for fence replacement, they could ma a
request of the city and, come back to the Commission on the cons t calendar. Commissioner asked if thi
proposed 8 feet was a m unum or a maximum. Staff noted that this ould allow these property owners to
build a fence up to 8 feet in fight as measured from highest adjacent gra along their rear (or in the case of
1704-1706 Albemarle Way side) property line; and the fence would follow�nll
change in slope along the 640
foot long area. What is the height f the existing new fence at 1701 Albeme\Way? Six feet. There were
no further questions from the Comrnlsion.
Chair Auran opened the public hearing. Oren Reinbolt, project manager for the hospi 1 reconstruction
project represented the application; Simoun asi, 1604 Davis Drive; Steven Dambrosi 1504 Davis
ve. Applicant noted that this fence design h been agreed to among the neighbors wit the fence
co an\March
the roject manager of the hospital project h stayed neutral, it will be a well designed fe ce of 7
feet ard with one foot of lattice, designed an built to last 40-50 years; if individual pro rty
ownant a fence the hospital replacement project ill pay them $5000, the cost of each piece,
lieu them a rear property line fence; weather permitte they will build the first segment of fence
the nuary and if done in sequence the fence will be c pleted in 3-4 weeks, the last piece on
the lBa oa where the water line is will not be completed til the water main in completed in
Febrarch 2 6. The piece across Albemarle may be delayed ecause of utility work nearby;
14
ADDENDUM FOR MITIGATED NEGATIVE DECLARATION
FOR 1441-1445 BELLEVUE AVENUE
REVISED PROJECT — CHANGE IN BUILDING DESIGN & NUMBER OF UNITS
A. INTRODUCTION
This Mitigated Negative Declaration addendum has been prepared in compliance with Section 15164
of the implementing guidelines of the California Environmental Quality Act (CEQA Guidelines),
which permits a lead agency (in this case, the City of Burlingame) to prepare an addendum to the
previously prepared mitigated negative declaration if some changes or additions to that mitigated
negative declaration are necessary, but none of the changes are sufficiently substantial to warrant
preparation of a new (or a subsequent mitigated negative declaration pursuant to Section 15162 of
the CEQA Guidelines.
As approved by CEQA Guidelines Section 15164, this addendum maybe included in, or attached to
the Mitigated Negative Declaration, but it need not be circulated for public review.
On November 28, 2006, the Planning Commission approved a Mitigated Negative Declaration and
approved a condominium permit and special permit for front setback landscaping for the proposed
four-story, 17-unit residential condominium.
The applicant has now submitted an amended proposal with the same building footprint and parking
layout. The applicant proposes to reconfigure the floor plan to provide 20 smaller units instead of
the 17 units approved, and to make changes to the exterior fagade of the building.
The addendum for the Mitigated Negative Declaration has been prepared for the revised project now
proposed atl441-1445 Bellevue Avenue, Burlingame. The revised project differs in the following
key respects:
FLOOR PLANS
• Reconfigured the floor plans on the second and third floors to increase the number of
units per floor from four to five; and reconfigured the fourth floor plan to increase the
number of units from three to four (total of 3 additional units);
• With the original project, there were two 1-bedroom units, seven 2-bedroom units and
eight 3-bedroom units proposed. The revised project includes two 1-bedroom units,
seventeen 2-bedroom units and one 3-bedroom units proposed. The total number of
bedrooms was reduced from 40 bedrooms to 39 bedrooms); and
• The number of required on -site parking spaces increased from 41 to 44 (40 parking
spaces required for the 20 units, plus three guest parking spaces and one delivery space).
However, there in no change in the number of parking spaces proposed on the site (45
on -site parking spaces).
DESIGN CHANGES
Front (Northwest) Elevation
• Stone quoins at corners and stone veneer around arched windows replaced with stucco
quoins and veneer;
• Second and third floor windows and/or doors changed from arched to rectangular; and
ADDENDUM FOR MITIGATED NEGATIVE DECLARATION
1441-1445 BELLEVUE AVENUE
• Metal railing removed from fourth floor windows.
RiLyht Side (Southwest) Elevation
• Rear half of fourth floor changed from slate mansard style roof to stucco siding with
baluster and railing added at roof edge;
• Second and third floor windows and/or doors changed form arched to rectangular;
• Sizes and locations of windows and doors changed;
• Additional balconies added;
• Fourth floor balconies now line up with those on the second and third floors; and
• Stone quoins removed at rear wall corner.
Rear (Southeast) Elevation
• Fourth floor changed from slate mansard style roof to stucco siding with baluster and
railing added to the roof edge;
• Second and third floor windows and/or doors changed form arched to rectangular;
• Sizes and locations of windows and doors changed;
• Decorative molding removed from arched windows; and
• Stone quoins removed at wall corners.
Left Side (Northeast) Elevation
• Fourth floor changed from slate mansard style roof to stucco siding with baluster and
railing added to the roof edge;
• Second and third floor windows and/or doors changed form arched to rectangular;
• Sizes and locations of windows and doors changed;
• Decorative molding removed from arched windows;
• Stone quoins removed at rear corner; and
• Stone quoins and stone veneer around arched windows replaced with stucco quoins and
stucco veneer.
There is no change proposed to the building footprint or building height, and the parking layout in
the two levels of underground parking remains the same as the approved project.
The proposed density of the project would increase from 30.4 units per acre to 35.7 units per acre.
The General Plan designates this site and the surrounding area for high density residential use (50+
units per acre). The proposed increase in density still falls below the density allowed in the General
Plan.
C. IMPACTS TO TRANSPORTATION/TRAFFIC (PARKING SUPPLY)
With the revised project, the total number of units would increase from seventeen units to twenty
units. However, the number of 3-bedroom units was reduced. With the original proposal there were
eight 3-bedroom units, seven 2-bedroom units and two 1-bedroom units, which results in a
requirement for 37 parking spaces. The revised project includes one 3-bedroom unit, seventeen two -
bedroom units and two 1-bedroom units. This results in a requirement for 40 parking spaces. Both
the original and the revised projects require three guest parking spaces and one delivery space. The
total parking required increases from 41 spaces to 44 spaces. As with the original proposal, the
project proposes to provide 45 on -site parking spaces (31 standard, 12 compact and 2 disabled
accessible), where the zoning code requires 44 parking spaces.
-2-
ADDENDUM FOR MITIGATED NEGATIVE DECLARATION
1441-1445 BELLEVUE AVENUE
No changes are proposed to the on -site circulation. The original analysis of the on -site circulation
prepared by Hexagon Transportation Consultants dated January 30, 2004 concluded that the parking
layout does not create any hazardous conditions.
With inclusionary zoning, the applicant may use up to two of three incentives offered including
increasing the building height up to 46'-0", reducing the common open space byup to 50% or 200 SF
(whichever is greater), or increasing the number of compact parking stalls (50% of required parking
may be compact if more than 10 parking spaces are required). The applicant has chosen to use the
compact parking incentive for the project (12 of the 44 required parking spaces are proposed to be
compact, where 22 compact spaces are allowed with this incentive). A 24'-0" clear back-up aisle is
provided for all parking spaces. Parking for a delivery vehicle is provided in the proposed semi-
circular driveway.
The applicant submitted a traffic and parking study prepared by Hexagon Transportation Consultants
dated January 30, 2004. The study looks at the potential traffic impacts from the change in the
number of dwelling units on the site (18 existing units, 17 units with the original proposal) as well as
an analysis of the on -site and on street parking and circulation. Based on the analysis in the traffic
study, the project as originally proposed resulted in a net decrease in trip generation, both because the
number of units was to decrease, and because the trip generation rate for condominium units (owner
occupied) is less than for apartment units (rental). With the proposed increase in units from 17 to 20
units, the trip generation would be the same as under existing conditions with 18 apartment units.
Therefore, the project will not create a substantial increase in the traffic generation in the area. All
arterial, collector, and local roadway systems in the City have the capacity to accommodate the
incremental traffic or trip generation produced by the proposed increase of two dwelling units for this
project compared to existing conditions. The proposed condominium building meets the on -site
parking requirements established in the Zoning Code and in the most recent Condominium
Ordinance.
D. IMPACTS TO AESTHETICS
The footprint and the envelope of the proposed four-story condominium building have not changed
with the revised project, and the overall style of the building has not changed. The shadow
simulation prepared for the original project would still apply to the project as revised. There are
several revisions which have been made to the fagade of the building. Window locations and shapes
have been revised, and the style at the rear of the building has been altered, with the mansard roof
replaced with stucco siding with a baluster and railing added at the roof edge. In addition, there have
been changes to building materials, the proposed stone quoins and trim at the corners and on the
front and left side elevation have been replaces with stucco quoins and trim.
The Mitigated Negative Declaration and Addendum for the proposal identifies potential impacts in
the areas of transportation and circulation, noise and aesthetics. All of these potential impacts were
determined to be reduced to less than significant with the implementation of the mitigation measures
identified in the initial study. With the proposed changes in the project, no additional impacts are
anticipated, and the identified mitigation measures are still applicable to the revised project.
-3-
CITY OF BURLINGAME
NEGATIVE DECLARATION APR - 4 2005
COUNTY MANAtAER
File No. ND-537- P
The City of Burlingame by Margaret Monroe on April 4, 2005, completed a review of the proposed
project and determined that:
(XX) It will not have a significant effect on the environment
(XX) No Environmental Impact Report is required.
Project Description: The applicant is proposing anew, four-story, 16-unit condominium building with
two levels of below -grade parking at 1441-1445 Bellevue Avenue, zoned R-4. 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 and the two parcels will be merged to create a single 24,637 SF lot (0.56 acres). The
project will include four 4-bedroom units, six 3-bedroom units, five 2-bedroom units and one 1-bedroom
unit. The project requires a total of 37 parking spaces (34 spaces required based on the number of
bedrooms, plus three guest parking spaces). The applicant is proposing 41 on -site parking spaces in the
two-story below -grade garage, which is accessed from a driveway along the left side of the property.
The project requires a condominium permit and a tentative parcel map to merge the two lots and create the
condominium parcels. The applicant is requesting a conditional use permit for building height of 45' 8"
where a conditional use permit is required for height over 35'. The applicant is also requesting a variance
for 42.7% (1169 SF) front setback landscaping where 60% (1660 SF) is the minimum required.
This proj ect 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. The 16-unit proposal would
require two affordable units, one unit for every 10 dwelling units with fractions rounded up. The applicant
is proposing that Unit 4, the one -bedroom unit, will be an affordable unit. If the applicant were to provide
two affordable units, as required under the Inclusionary Zoning regulations, then the applicant may have a
building height up to 46' without a conditional use permit. However, since there is only one affordable
unit where two are required for the incentive to apply in this case, a conditional use permit for building
height is still required.
A semicircular driveway served by 2 curb cuts provides access to the site from Bellevue Avenue and
provides an on -site parking area for deliveries. The project meets all other zoning code and condominium
permit requirements.
Reasons for Conclusion: This project is in -fill development and is consistent with the General Plan and
zoning. The project is a reuse of two lots which are currently developed with multiple -family residential
structures. The proposed 16-unit residential condominium building meets all R-4 (multi -family residential)
zoning regulations with the exception of a conditional use permit for height and front setback landscaping.
variance.
Adjacent land uses along Bellevue Avenue, Almer Road, Floribunda Avenue, and El Camino Real will not
be adversely affected by this proposal since these lots are primarily developed in multiple family residential
Mitigated Negative Declaration
1441-45 Bellevue Avenue
page 2
uses. No new transportation methods or corridors will be needed since the site is served with adequate
roadway and circulation capacity now and with parking to zoning code on site will not impact on street
parking or travel lanes. No new recreational or governmental facilities will need to be extended or created
to support the proposed development because the project proposes to reduce the number of residential
units on -site by two in an area already developed and fully served with facilities appropriately sized.
Referring to the initial study for all other facts supporting findings, it is found that there is no substantial
evidence that the project will have a significant effect on the environment.
C f'��PL�- �' ('" ,,
Si EiatJe of Process g Official Iritle Date SigneP
Unless appealed within 10 days hereof the date posted, the determination shall be final.
Date posted: April 4, 2005
Declaration of Posting
I declare under penalty of perjury that I am City Clerk of the City of Burlingame and that I posted a true
copy of the above Mitigated Negative Declaration at the City Hall of said City near the doors to the
Council Chambers.
Executed at Burlingame, California on April 4, 2005.
Appealed: ( ) Yes ( ) No
DORIS MORTENSEN, CITY CLERK, CITY OF BURLINGAME
INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST
1. Project Title: 1441-1445 Bellevue Avenue
2. Lead Agency Name and Address: City of Burlingame, Planning Department
501 Primrose Road, Burlingame, CA 94010
3. Contact Person and Phone Number: Margaret Monroe, City Planner
(650)558-7250
4. Project Location: Parcels with an address of 1441-1445 Bellevue Avenue,
Burlingame, California
5. Project Sponsor's Name and Address: Dale Meyer, Dale Meyer Associates
851 Burlway Road 4408
Burlingame, CA 94010
6. General Plan Designation: High Density Residential
7. Zoning: R-4 APN: 029-121-040 & 050
8. Description of the Project:
The applicant is proposing anew, four-story, 16-unit condominium building with two levels ofbelow-
grade parking at 1441-1445 Bellevue Avenue, zoned R-4. 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 and the two parcels will be merged to create a single 24,637 SF lot (0.56 acres). The project
will include 16 dwelling units: four 4-bedroom units, six 3-bedroom units, five 2-bedroom units and one
1-bedroom unit. The project requires a total of 37 parking spaces (34 spaces required based on the
number of bedrooms, plus three guest parking spaces). The applicant is proposing 41 on -site parking
spaces in the two-story below -grade garage, which is accessed from a driveway along the left side ofthe
property.
The project requires a condominium permit and a tentative parcel map to merge the two lots and create
the condominium parcels. The applicant is requesting a conditional use permit for building height of
45' 8" where a conditional use permit is required for height over 35'. The applicant is also requesting a
variance for 42.7% (1169 SF) front setback landscaping where 60% (1660 SF) is the minimum required.
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. The 16-unit
proposal would require two affordable units, one unit for every 10 dwelling units with fractions rounded
up. The applicant is proposing that Unit 4, the one -bedroom unit, will be an affordable unit. If the
applicant were to provide two affordable units, as required under the Inclusionary Zoning regulations,
then the applicant would be allowed a building height up to 46' without a conditional use permit.
However, since there is only one affordable unit where two are required for the incentive to apply in this
case, a conditional use permit for building height is still required.
A semicircular driveway served by 2 curb cuts provides access to the site from Bellevue Avenue and
provides an on -site parking area for deliveries. The project meets all other zoning code and
condominium permit requirements.
9. Surrounding Land Uses and Setting:
To the right and left sides of the subject property are residential condominium buildings. The property
at the rear of the subject property is a commercial building zoned C-1, subarea B, with office uses
including real estate and mortgage brokers. The surrounding area is planned for high density residential
uses (51 plus units per acre) and is zoned R-4 (multi -family residential). The proposed residential
density is 28 dwelling units per acre and is within the densities allowed for this area in the General Plan.
10. Other public agencies whose approval is required: A permit will be required from the Bay Area Air
Quality Management District for demolition of the existing structures. A Streambed Alteration Permit
is required by the California Department of Fish and Game because of the proximity of construction
adjacent to Ralston Creek as well as the location of the two-story below grade parking garage.
Additional permits may also be required from the California Regional Water Quality Control Board as
well as the Army Corp of Engineers.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Land Use and Planning
Biological Resources
X
Aesthetics
Population and Housing
Mineral Resources
Cultural Resources
X
Geology and Soils
Hazards & Hazardous
Materials
Recreation
X
Hydrology & Water Quality
X
Noise
Agricultural Resources
Air Quality
Public Services
Mandatory Findings of
Significance
Transportation/Traffic
Utilities and Service
Systems
DETERMINATION: (To be completed by the Lead Agency).
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will notbe a
significant effect in this case because revisions in the project have been made by or agreed to by the project
proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
X
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a " potentially significant impact" or " potentially significant
unless mitigated" impact on the environment, but at least one effect (1) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is
required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION, and (2) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
N) knA 4 �
Marga t M nroe, City Pla er Date
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
1. LAND USE AND PLANNING. Would the project:
a) Physically divide an established community?
1,2
X
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
1
X
plan, local coastal program or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental
effect?
c) Conflict with any applicable habitat conservation plan or
1
X
natural community conservation plan?
2. POPULATION AND HOUSING. Would the project:
a) Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
3
X
businesses) or indirectly (for example, through extension
of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
1,3
X
elsewhere?
c) Displace substantial numbers of people, necessitating the
3
X
construction of replacement housing elsewhere?
3. GEOLOGY AND SOILS. Would the project:
a) Expose people or structures to potential substantial
1,2,6,
adverse effects, including the risk of loss, injury, or death
7,15,
involving:
28,29,
X
30
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
5
X
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
5, 28,
X
30
iii) Seismic -related ground failure, including liquefaction?
5,28,
X
30
iv) Landslides?
6,28
X
b) Result in substantial soil erosion or loss of topsoil?
28,30
X
c) Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, and
6, 7,
X
potentially result in on- or off -site landslide, lateral
28,30
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B
6 7
of the Uniform Building Code (1994), creating substantial
28, 30
X
risks to life or property?
e) Have soils incapable of adequately supporting the use of
6,7
septic tanks or alternative wastewater disposal systems
28,30
X
where sewers are not available for the disposal of
0
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
wastewater?
4. HYDROLOGY AND WATER QUALITY. Would the project:
a) Violate any water quality standards or waste discharge
1110,
requirements, including the following issues per the
14,26,
X
California Regional Water Quality Control Boards C.3
38
regulations. Would the proposedproject:
i. Result in an increase in pollutant discharges to
1,10,
receiving waters?
14,26
X
ii. Result in significant alteration of receiving water
10,14,
quality during or following construction?
15,26,
X
29
iii. Create a significant adverse environmental impact to
10,14,
drainage patterns due to changes in runoff flow rates
15,26,
X
volumes?
29
iv. Result in increased erosion in its watershed?
10,14,
15,26,
X
29
v. Involve a tributary to an already impaired water
body, as listed on the Clean Water Action Section
10,14,
303(d) list? If so, will it result in an increase in any
15,26,
X
pollutant for which the water body is already
29
impaired?
vi. Have a potentially adverse environmental impact on
12,26,
surface water quality, to marine, fresh, or wetland
29
X
waters?
vii. Have a potentially significant adverse environmental
12,26,
X
impact on ground water quality?
29
viii.Cause or contribute to an exceedance of applicable
surface or groundwater receiving water quality
26,29
X
objectives or degradation of beneficial uses?
ix. Impact aquatic, wetland or riparian habitat?
1,6,20
26,29
X
31
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering
of the local groundwater table (e.g., the production rate
26,29
X
of pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for
which permits have been anted)?
c) Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, in a manner which would
8,14,
result in substantial erosion or siltation on- or off -site?
26,29
X
d) Create or contribute runoff water which would exceed
10,14,
the capacity of existing or planned stormwater drainage
26,29,
systems or provide substantial additional sources of
38
X
polluted runoff?
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
e) Otherwise substantially degrade water quality?
10,14,
26,29
X
f) Place housing within a 100-year flood hazard area as
8,10,
X
mapped on a federal Flood Hazard Boundary or Flood
16,30
Insurance Rate Map or other flood hazard delineation
map?
g) Place within a 100-year flood hazard area structures
1,8,10
X
which would im ede or redirect flood flows?
16,30
h) Expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as
1,8
X
a result of the failure of a levee or dam?
i) Inundation by seiche, tsunami, or mudflow?
1,6,28
30
X
5. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations. Would the project:
a) Conflict with or obstruct implementation of the
1,13,
applicable air q ality plan?
27
X
b) Violate any air quality standard or contribute to an
1,13,
existing or projected air quality violation?
27
X
c) Result in a cumulatively considerable net increase of
1,13,
X
any criteria pollutant for which the project region is
27
non -attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozoneprecursors)?
d) Expose sensitive receptors to substantial pollutant
1,13,
X
concentrations?
27
e) Create objectionable odors affecting a substantial
1,13,
X
number of people?
1 27
6. TRANSPORTATION/TRAFFIC. Would the project:
a) Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacity of the street
1,24,
system (i.e., result in a substantial increase in either the
X
number of vehicle trips, the volume to capacity ratio on
25
roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
15,24,
service standard established by the county congestion
25
X
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that
1,18
X
results in substantial safety risks?
d) Substantially increase hazards due to a design feature (e.g.
1,15,
sharp curves or dangerous intersections) or incompatible
X
uses (e.g., farm equipment)?
24,25
e) Result in inadequate emergency access?
12
X
f) Result in inadequate parking capacity?
1,2,15
24,25
X
g) Conflict witlr adopted policies, plans, or programs
1,11,
supporting alternative transportation (e.g., bus turnouts,
15
X
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Imp et
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
bicycle racks)?
7. BIOLOGICAL RESOURCES. Would the project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified as
1,20,
a candidate, sensitive, or special status species in local or
X
regional plans, policies, or regulations, or by the
31,37,
California Department of Fish and Game or U.S. Fish and
38
Wildlife Service?
b) Have a substantial or adverse effect on any riparian habitat
or other sensitive natural community identified in local or
1,16,
regional plans, policies, and regulations or by the
26,37
X
California Department of Fish and Game or US Fish and
38
Wildlife Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water
1,20,
Act (including, but not limited to, marsh, vernal pool,
26,37,
X
coastal, etc.) through direct removal, filling, hydrological
38
interruption, or other means?
d) Interfere substantially with the movement of any native or
resident or migratory fish or wildlife species or with
1,20,
X
established native resident or migratory wildlife corridors,
31
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
12,11,
biological resources, such as a tree preservation policy or32,
X
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
1,20,
X
Plan, or other approved local, regional, or state habitat
31
conservation plan?
8. MINERAL RESOURCES. Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the
1,22
X
residents of the state?
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
1,22
X
general plan, specific plan or other land use plan?
9. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
1,15
X
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
1,21
X
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
1,21
X
quarter mile of an existing or proposed school?
7
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would
1,21
X
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
18
X
result in a safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for people
18
X
residing or working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
1,12
X
evacuation plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where
1
X
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
10. NOISE. Would the project result in:
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
1,23,2
X
noise ordinance, or applicable standards of other
4
agencies?
b) Exposure of persons to or generation of excessive
1,23,2
X
groundborne vibration or groundborne noise levels?
4
c) A substantial permanent increase in ambient noise levels
1,2,23,
in the project vicinity above levels existing without the
24
X
project?
d) A substantial temporary or periodic increase in ambient
12,23,
noise levels in the project vicinity above levels existing
24,
X
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
18,23,
of a public airport or public use airport, would the project
24
X
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip,
18,23,
would the project expose people residing or working in
24
X
the project area to excessive noise levels?
11. PUBLIC SERVICES. Would the project result insubstantial adverse physical impacts associated with the provision of new or
physically altered governmental facilities, need for new or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection?
12
X
b) Police protection?
1
X
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
c) Schools?
1
X
d) Parks?
1
X
e) Other public facilities?
1
X
12. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) Exceed wastewater treatment requirements of the
1,10,
applicable Regional Water Quality Control Board?
15
X
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
1,10,
X
facilities, the construction of which could cause
15
significant environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
1
X
construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the
1,10,
project from existing entitlements and resources, or are
X
new or expanded entitlements needed?
15
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
1,10,
X
adequate capacity to serve the proj ect's projected demand
15
in addition to the provider's existing comnritments?
f) Be served by a landfill with sufficient permitted capacity
1,9,10,
X
to accommodate the project's solid waste disposal needs?
15
g) Comply with federal, state, and local statutes and
1,9,10,
X
regulations related to solid waste?
15
13. AESTHETICS. Would the project:
a) Have a substantial adverse effect on a scenic vista?
1,34,
X
35,36
b) Substantially damage scenic resources, including, but not
1,15,
limited to, trees, rock outcroppings, and historic buildings
34,35,
X
within a state scenic highway?
36
c) Substantially degrade the existing visual character or
1,15,
quality of the site and its surroundings?
34,35,
X
36
d) Create a new source of substantial light or glare which
1,15,
would adversely affect day or nighttime views in the area?
34,35,
X
36
14. CULTURAL RESOURCES. Would the project:
a) Create a substantial adverse change in the significance of
a historical resource as defined in'15064.5?
1,4
X
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to'15064.5?
1,4
X
c) Directly or indirectly destroy a unique paleontological
resource or site or unique geological feature?
1,4
X
Issues and Supporting Information Sources
Sources
Potentially
Potentially
Less Than
No Impact
Significant
Significant
Significant
Issues
Unless
Impact
Mitigation
Incorporated
d) Disturb any human remains, including those interred
1,4
X
outside of formal cemeteries?
15. RECREATION.
a) Would the project increase the use of existing
neighborhood and regional parks or other recreational
1
X
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities
1
X
which might have an adverse physical effect on the
environment?
16. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental
effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the
California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland, Would the
project:
a) Convert Prime Farmland, Unique Farmland or Farmland
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
1
X
Monitoring Program of the California Resources Agency,
to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a
1
X
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion
1
X
of Farmland, to non-agricultural use?
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
1
X
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
1
X
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
1
X
directly or indirectly?
10
Initial Study Summary
1441-1445 Bellevue Avenue
18. SOURCE REFERENCES
1
The City of Burlingame General Plan, Burlingame, California, 1985 and 1984 amendments.
2
City of Burlingame, Municipal Code, Title 25 - Zoning, Burlingame, California, 2002 edition.
3
City of Burlingame City Council, Housing Element, City of Burlingame, Burlingame, California, 2002.
4
Preliminary Historic Inventory, City of Burlingame, as reviewed by the Planning Commission July 6, 1982
5
Department of the Interior, U.S. Geological Survey, San Francisco Bay Region, Sheet 3, 1:125,000, Revised 1981.
6
E. Brabb, E. Pampeyan, and M. Bonilla, Landslide Susceptibility in San Mateo County, San Mateo County, California,
1972.
7
Perkins, Jeanne, Maps Showing Cumulative Damage Potential from Earthquake Ground Shaking, U.S.G.S. Map MF, San
Mateo County: California, 1987..
8
Chief Building Official Memo dated August 26, 2002 and April 10, 2003
9
Recycling Specialist Memo dated August 26, 2002
10
City Engineer Memo dated September 6, 2002
11
City Arborist Memo dated September 19, 2002
12
Fire Marshal Memo dated August 29, 2002 and February 23, 2003
13
City Attorney Memo dated February 7, 2003
14
NPDES (Stormwater) Coordinator Memo dated January 24, 2005
15
Plans date stamped January 26, 2005, by the Planning Department, sheets P 1 through P 15 and sheets L1.0 through L1.2
and tentative map
16
Map of Approximate Locations of 100 year Flood Areas, from the National Flood Insurance Program Flood Insurance
Maps, September 16, 1981.
17
BAAQMD CEQA GUIDELINES, Assessing the Air Quality Impacts of Projects and Plans, December, 1995.
18
San Mateo County Comprehensive airport Land Use Plan, San Francisco International Airport, December, 1994.
19
San Mateo County Congestion Management Program, 1997.
20
Map ofAreas of Special Biological Importance, San Francisco and San Mateo Counties, California, State Department of
Fish and Game.
21
State of California Hazardous Waste and Substances Sites List, April 1998.
22
E. Brabb, F. Taylor, and G. Miller, Geologic, Scenic and Historic Points oflnterest in San Mateo County, Department of
Interior, 1982.
23
Environmental Noise & Vibration Impacts Evaluation for Chateau Bellevue, prepared by Nigel D. Breitz Phd, February 27,
2004
24
Environmental (Transportation) Noise Evaluation for Chateau Bellevue, prepared by Nigel D. Breitz Phd, March 17, 2004
25
Traffic and Parking Study prepared by Hexagon Transportation Consultants Inc. dated January 30, 2004
26
Hydrology and Water Quality Report, prepared by Bay Area Geotechnical Group dated November 2004
27
Air Quality Impacts Report, prepared by Green Environment Inc., dated November 2002
28
Geology, Soils and Seismicity Setting Report, prepared by Bay Area Geotechnical Group, dated November 2004
29
Geotechnical Consultation-Dewatering, prepared by Bay Area Geotechnical Group dated August 26, 2004
30
Geotechnical Investigation for Proposed New Apartments, prepared by GeoForensics, Inc. dated June 2002
31
Reconnaissance -level Biological Resources Survey, Chateau Bellevue Condominium Development, prepared by LSA
Associates, dated November 15, 2004
32
Tree Protection and Inventory -Chateau Bellevue, prepared by The Davey Tree Expert Company, dated August 14, 2002
33
Analysis of the Effect on the Existing Housing Stock Resulting From The Demolition of 18 Existing Rental Units, and The
Construction of 16 Condominium Units at 1441 and 1445 Bellevue Avenue, Burlingame California, prepared by Cashin
Company Land Acquisition & Project Development, dated stamped received by the City of Burlingame Planning
11
Initial Study Summary
1441-1445 Bellevue Avenue
Department July 13, 2004
34
Shadow Study of Three and Four Story Option for Chateau Bellevue, prepared by Dale Meyer Associates, stamped
received by the City of Burlingame Planning Department July 13, 2004
35
Photomontage for Chateau Bellevue (4-stories), prepared by Dale Meyer Associated, stamped received by the City of
Burlingame, dated July 13, 2004
36
Review of all studies and reports (# 10-16 above) submitted by applicant, by Thomas Reid Associates, dated September 14,
2004
37
Letter from California Department of Fish and Game, signed by Bellevue Associates LLC February 5, 2003
38
Email from Regional Water Quality Control Board, dated February 3, 2005
12
Initial Study Summary
1441-1445 Bellevue Avenue
1. LAND USE AND PLANNING SUMMARY: The General Plan designates this site for high density
residential uses, which allows for the construction of 50 plus units per acre. The R-4 zone permits
condominium buildings and requires a condominium permit and a tentative parcel map to merge the two
parcels and create the condominium parcels. The 16-unit condominium building will be located on a 0.56
acre site, which results in a density of 28 units per acre, which is within the range established by the high
density residential General Plan designation.
The project requires a conditional use permit for building height of 45' 8" where a conditional use permit
is required for height over 35'. The project also requires a variance for 42.7% (1,169 SF) front setback
landscaping where 60% (1,660 SF) is the minimum front setback landscaping required. The Planning
Commission may grant a conditional use permit and a variance if findings can be made as required in the
zoning code. The project meets all other requirements of the R-4 zoning district. A tentative parcel map
to merge the two lots is required to create the developable site.
2. POPULATION AND HOUSING SUMMARY: This site and the surrounding area are planned for high
density residential uses. The proposed infill residential development conforms to the City of Burlingame
General Plan and Zoning Code regulations and does not represent any alteration to the planned land use in
the area. The project does not convert rental housing to condominiums but is anew construction project
that will result in a new condominium building consistent with other such developments in the area.
The total number of units on these two combined parcels will be reduced by two from 18 to 16. However
the overall number of bedrooms on this site is increasing from 20 bedrooms to 41 bedrooms, therefore
allowing a greater total number of people to reside on the site.
An analysis of the effect of this project on the housing stock was prepared for the applicant by Cashin
Company. This analysis states that within a mile radius of the subject site that there are approximately
1,261 apartment units. The vacancy rate for apartments in Burlingame in mid-2004 was about 10%.
Rental values have declined approximately 20% in the last few years. Therefore it is assumed by this
analysis that tenants in the building at 1441 and 1445 should not have a hard time finding replacement
housing.
The report also states that both 1441 and 1445 are economically obsolete buildings with the cost of
upgrading the buildings to current code standards being financially infeasible. Both buildings are in need
of both structural upgrades and seismic corrections. Both have reached the limit of their lifespan.
3. GEOLOGY SUMMARY:
Setting
Geoforensics prepared a geotechnical investigation for this project. In addition Bay Area Geotechnical
Group performed two studies for the project: geology, soils and seismic setting report and geotechnical
consultation —dewatering.
The analysis is based on a review of existing literature, geologic, soil and seismic hazard maps, as well as
a site reconnaissance and previous Geotechnical Investigation for the site property (GeoForensics Inc.,
2002). The information from these sources has been summarized and included in the following geologic
analysis.
13
Initial Study Summary
1441-1445 Bellevue Avenue
Bay Area Geotechnical Group performed studies a site reconnaissance on February 11, 2004. The site is
located within a residential area in the south portion of Burlingame, California. The prominent site
features consist of five one- and two-story wood, brick and stucco apartment buildings, with concrete
paved parking areas in the south lot (1445 Bellevue Avenue) and asphalt paved parking areas in the north
lot (1441 Bellevue Avenue). Ralston Creek bisects both lots, with the portion on 1445 Bellevue contained
by concrete retaining walls supporting the two-story apartment building above, and the portion on 1441
Bellevue is an open flow channel with concrete and rock -lined sides and bottom, with landscaped vines
and trees along the upper banks. Access to the one -and two-story wood -framed apartment structure across
the creek is by a wood footbridge. The footbridge is supported on what appears to be shallow foundations
with concrete lining the slope bank along the west portion below the bridge.
The greater San Francisco Bay Area is recognized by Geologist and Seismologists as one of the most
active seismic regions in the United States. Three major fault zones pass through the Bay Area in a
northwest direction and have produced approximately 12 earthquakes per century strong enough to cause
structural damage. The faults causing such earthquakes are part of the San Andreas Fault System, amajor
rift in the earth's crust that extends for at least 700 miles along the western portion of California. The San
Andreas Fault System includes the San Andreas, Hayward, and the Calaveras Fault Zones, as well as other
strike -slip faults in the northern Coast Ranges.
Geology of the general site area is dominated by alluvium of different ages. Based on a review of the
Geologic Map of the Montara Mountain and San Mateo 7'/ 'Quadrangles, San Mateo County, California
(USGS Map I-2390), by Earl H. Pampeyan (1994) the site is mapped as Older Alluvium. Pampeyan
describes these materials as consisting of "weathered, unconsolidated to moderately consolidated gravel,
sand, silt, and clay in various proportions and combinations, chiefly older alluvium fan deposits; locally
this includes younger alluvial and colluvial deposits."
The active (surface rupture within the last 11,000 years) San Andreas Fault Zone is located approximately
2.5 miles (4 kilometers) west-southwest of the site. In 1999, the U.S. Geological Survey cited a 70 percent
probability that a Richter magnitude 6.7 earthquake (Working Group on California Earthquake
Probabilities, 1999) would occur on one of the active faults in the San Francisco Bay Region in the
following 30 years. Recently, this probability was decreased to 62 percent, as a result ofnew data and new
methodologies. A 21 percent probability is still attributed specifically to the potential for a magnitude 6.3
earthquake to occur along the San Andreas fault by the year 2031. No active earthquake fault zone
boundary or active fault trace cuts the subj ect property. The nearest earthquake fault zoned as active by the
State of California Division of Mines and Geology (CDMG) is the San Andreas Fault zone located
approximately 4 kilometers west-southwest of the subject site.
The site is relatively level with the west side of the property sloping gently down to the east towards
Ralston Creek, which runs north to south across the back one-third of the lot. The east side of the property
slopes gently down to the west towards the creek. Surface gradients range from 20:1 to 10:1 (horizontal to
vertical, H:V). During the original development of the property, it appears that up to 5 feet of fill was
required to create the existing level building pad. The banks of the creek generally form 2:1 slopes
varying from 4:1 to 1:1 down from the pads, On the east side of the creek borings drilled for the
geotechnical investigation encountered 2.5 feet of sandy clay fill. Below this fill is old topsoil consisting
of stiff lean clay with sand to a depth of 6 feet. Below this was loose clayey sand which graded to stiff
lean clay to a depth of 12 feet. On the west side of the creek similar soil conditions were encountered in
14
Initial Study Summary
1441-1445 Bellevue Avenue
the borings. The borings first penetrated 7 to 7.5 feet of firm to very stiff lean clay material with varying
amounts of gravel and sand (topsoil and fill). This material was underlain by native sandy lean clay in a
stiff to very stiff condition to depths of 12 to 17 feet. Below 17 feet, either a loose to medium dense sand
with clay or clayey sand/sandy lean clay was encountered in the borings. The hazard due to large-scale
seismically induced landsliding is relatively low for the site. However, as with any slope, minor sloughing
of the steeper creek slopes could occur during earthquake shaking. The proposed improvements should
not be affected by any such sloughing, as the building will be supported on foundations embedded below
the bottom of the creek. The banks of the creek will have to be maintained to mitigate soil bank erosion.
In May 2002, groundwater was encountered at depths of 16.5 and 23.5 feet below ground surface on the
north and west limits of the property. The groundwater rose to 9 and 17 feet respectively after one hour.
However during periods of heavy rain or in the winter, a higher groundwater table than that encountered
during the field exploration may exist. The water in the creek will also saturate the soil immediately
adjacent to the creek.
Ground shaking occurs when earthquakes occur at some distance from a site. The peak ground
acceleration at a site is dependant upon the magnitude of an individual earthquake, the distance from the
site, and the type of formation (bedrock, soft soil), among other factors. The current building code design
should be followed by the structural engineer to minimize damage due to seismic shaking. The site should
be considered to have a Soil Profile Type SD as defined in Table 16-J of the Uniform Building
Code(1997). Improvements should be designed to resist shaking from a Seismic Source Type A, located
about 2.5 miles (4 kilometers) from the site. Alternately, site -specific accelerations may be used by the
structural engineer for the design of the proposed improvements.
Soil liquefaction occurs when a loose to medium dense, saturated granular soil (silty sands and sands)
undergoes a rapid loss in strength due to an increase in pore pressure generated within the soil mass. This
total loss of shear strength is induced by strong ground shaking associated with earthquakes. Based upon
the subsurface investigation, the proposed site is underlain by resistant clay rich materials at shallow
depths. Therefore, liquefaction is unlikely to affect the subject property. Dynamic densification typically
occurs in loose sand deposits located above the ground water level when subjected to strong ground
motions associated with large earthquakes. No loose soils are present at shallow depth below the site.
Therefore, dynamic densification of the near surface soils is unlikely to affect the subject property.
Project Impacts
The proposed development will consist of demolition of the existing apartment buildings and the existing
wood bridge over the creek, and construction of a single condominium building with an underground
parking area. The two -level underground parking area will have an approximate finish floor elevation of
14.0 feet for the lower floor, which will be significantly lower than the creek bottom, which is about 23
feet below grade at the north edge of the site. The portion of the lot to the east of the creek will be
developed into an open, common area accessed by a new pedestrian bridge. The existing concrete
retaining walls at the southern portion of the creek will remain.
The areas of environmental concern that may be associated with implementation of the proposed project
include the potential to expose people or structures to substantial adverse effects, including the risk of
loss, injury, or death involving:
9 Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault
15
Initial Study Summary
1441-1445 Bellevue Avenue
Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a
known fault. Refer to Division of Mines and Geology Special Publication 42.
• Strong seismic ground shaking.
• Seismic -related ground failure, including liquefaction.
• Potential to be located on a geologic unit or soil that is unstable, or that would become unstable as a
result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence,
liquefaction or collapse.
• Potential to be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code
(1997), creating substantial risk to life or property.
The CEQA Guidelines state that the exposure of people or structures to major geological hazards is
considered a significant adverse impact. The potential geologic, soils, and seismic effects of the proposed
project can be considered from two points of view: (1) construction impacts; and, (2) geologic hazards to
people or structures. The basic criterion applied to the analysis of construction impacts is whether or not
construction of the project will create unstable geologic conditions that would last beyond the short-term
construction period. The analysis of geological hazards is based on the degree to which the site geology
could produce hazards to people or structures from earthquakes, ground settlement, or other geologic
hazards, features or events.
Although projects can have impacts on the local geologic environment through induced slope instability
and soil erosion, most projects do not affect the regional and sub -regional geologic environment.
However, projects can be affected by regional, sub -regional, and area wide geologic conditions. Many
seismic events, particularly large magnitude earthquakes, are felt regionally and sub -regionally. Injury,
damages, and property loss tend to occur along and near linear earthquake fault zones of regional extent
and in areas of soil and geologic conditions susceptible to rapid ground motion, settlement, or instability.
One such susceptible hazardous condition is the occurrence of steep and potentially unstable slopes. Such
conditions are common in the foothills of the coast range, but are not found on this property. The
occurrence and extent of significant damage may be localized, as dictated by site -specific geologic
conditions.
Most seismic experts agree that for planning and project evaluation purposes, a large, damaging
earthquake event should be anticipated to occur within the design life of all projects in the San Francisco
Bay Area. Regional and local geologic impacts that could significantly impact the project will primarily be
damages to the infrastructure (utilities, roads, etc.). Following the discussion of impacts, mitigation
measures are presented that address the potentially significant geologic impacts associated with the
proposed residential development on the project site. Most of the defined measures require proper
engineering design and construction practices, which, if implemented, will reduce potentially significant
impacts to an insignificant level.
No active faults cross the subj ect property, but nearby faults and regional sources of seismicity could cause
strong to violent ground shaking at the subject property. In the event of a major earthquake on a nearby
fault or within the San Francisco Bay Region, ground shaking at the project site could be strong to violent.
The intensity of the seismically -induced ground shaking would be a direct result of the distance from the
epicenter and the magnitude of the earthquake. Damage to the proposed building and streets at the site
would likely occur in this event. Seismically induced ground shaking is a potentially significant impact.
16
Initial Study Summary
1441-1445 Bellevue Avenue
The seismic impacts from a large magnitude earthquake would be significantly reduced with
implementation of the mitigation measures listed in the section below; however, property damage and loss
of life could still occur. It is projected that a local earthquake along the San Andreas or Hayward faults
will result in moderate to violent ground shaking in the proj ect site area. Moderate ground motions can be
expected during earthquakes of lesser magnitude on nearby faults and during larger magnitude earthquakes
on more distant faults. Violent ground shaking can be expected to occur during peak magnitude
earthquakes on nearby sections of the S an Andreas. Completion of the mitigation measures as described in
the section below for the identified seismic hazards will reduce the impact of the seismic hazards on
humans.
Potentially expansive soils underlie the site. Expansive soils shrink and swell in volume during changes in
moisture contents. Changes in moisture occur seasonally or because of irrigation and can cause damage to
foundations and pavement sections. The possibility of expansive soils is considered a potentially
significant impact. Implementation of the mitigation measures listed in the section below would reduce the
impact from expansive soils to less than significant.
The proposed project plans call for excavations for the underground parking garage to extend to
approximately 20 feet below the existing ground surface. Excavations are proposed to extend to the
southern property line adjacent to existing structures on adjacent properties. Excavations could potentially
affect structures on adjacent properties located within several feet of the proposed excavations. These
effects could include failure of cuts and settlement or failure of foundations on adjacent properties. The
potential for unstable excavations is considered a potentially significant impact. Implementation of the
mitigation measures listed in the section below will reduce the impact from unstable excavations to a less
than significant level.
Mitigation:
• that prior to issuance of a building permit the applicant shall submit construction plans to the Chief
Building Official for review and approval;
• 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;
• that utilities shall be designed to provide sufficient flexibility to withstand the expected ground
shaking induced during an earthquake;
• 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;
• 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 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;
• 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,
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1441-1445 Bellevue Avenue
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;
• 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;
• 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;
• 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.
4. HYDROLOGY AND WATER SUMMARY:
Setting
Hydrology and Water Quality Report was prepared for this project by Bay Area Geotechnical Group in
November, 2004. At the time of this report, the site consists of two adjacent lots encompassing 24,388
square feet, and containing five multiple family buildings. Ralston Creek crosses the eastern portion of
the two lots in a northerly direction, and is straddled by a 2-story multiple family building at the southeast
portion of 1145 Bellevue Avenue. The creek below this structure is lined with concrete bags before
passing underneath this building where the creek channel is lined with rock -lined concrete retaining walls
on both sides. It should be noted that the creek is contained within a 72-inch-diameter culvert where it
crosses the lot to the south and upstream of the site, and is predominantly an underground stream through
the City of Burlingame. The concrete walls end at the property line to 1441 Bellevue Avenue, where the
creek banks are vegetated soil sloping at gradients of approximately 4:1 before dropping off to the creek
channel at an approximate gradient of 1:1.
Noticeable drainage features now on the site consist of drop inlets at the centers and sides of the parking
areas, with most pipes leading to storm drain facilities beneath Bellevue Avenue. One drop inlet at the
center of the lot at 1441 Bellevue has two pipes, one draining toward the street and one with a visible
trench patch on the asphalt leading to the creek. Closer to the creek on 1445 Bellevue Avenue, the asphalt
surface slopes toward the creek, and water flow is drained toward the creek through breaks in the wood
curb. It was also noted that south of the footbridge there are two septic boxes. At 1441 Bellevue Avenue,
drainage on the concrete surface is accomplished by two small drains at the eastern portion of the parking
area. (The drainage most likely leads to the creek, but the consultant was unable to find the outlet pipe.)
Drainage features at the site consist of several drop inlets in the asphalt parking areas, with most leading to
storm drain collectors in the street. One 6" storm drain pipe apparently leads to Ralston Creek. Based on
the water study by Kavanagh Engineering, the 100-year flood level of the creek will have a maximum
elevation of approximately 31 to 29 feet above MSL (mean sea level) at the project site, which is below
and approximately 10 feet away from the existing wood curb along the west side of the creek. The creek
channel is 6 to 7 feet deep.
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Initial Study Summary
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At the time of the consultants site visit, Ralston Creek had approximately 6 inches of flowing water. It
was also noted that the channel bottom contained much debris, and a fallen tree lay across the creek at the
south end of 1441 Bellevue Avenue.
The one multiple family building across the creek and northeast of the other buildings is accessed by a
wood pedestrian bridge; parking for this building is limited to the other (west) side of the creek. No drop
inlets were noted at this location and it is assumed that surface water flows into the creek.
Project Impacts
Drainage at the site will be modified by construction of the previously described underground parking
area, as well as the size of the proposed multiple family building and construction done to meet current
City regulations. Although the surface water drainage, such as from rainwater leaders, currently
discharges directly into the creek, the City policy requires that all surface stormwater run-offbe drained to
the street and into the storm drainage system. Clean subsurface ground water from the depressed parking
area can be pumped to discharge directly into Ralston Creek, provided that the water meets water quality
standards and is approved by the Department of Fish and Game and the Regional Water Quality Control
Board. Surface run-off from wet cars that enter the two-story below grade garage and any from water that
may flow into the garage will be required to drain to the local sanitary sewer system due to the lower
elevation of the parking areas and the possibility of contamination of the drain water from vehicles.
The proposed development will replace the surface parking consisting of relatively impervious asphaltic
concrete and landscaped areas with subsurface parking west of the creek. The existing multi -family
building east of the creek will be replaced with a common area consisting of a patio and bark covered play
areas. The existing drainage goes either to the local storm drain system or possibly, into the creek.
Drainage for the proposed development will be pumped to the street to flow into the local storm drain
system. As the proposed development will most likely have similar drainage measures to the existing,
there should be no significant change in the quality of surface water runoff collected on -site. There may a
minor increase in surface water flow west of the creek, because of the removal of most of the landscaped
areas in that location. Significant changes arising caused by construction activities may impact the storm
water quality, and will be discussed further below.
The proposed development will change the type and method of drainage, and will be impacted by flooding
during major storms. The flow of the creek and its hydraulic gradient will not be significantly -altered by
the proposed development, because the retaining walls for the culvert beneath the existing apartment
building at the southwest corner of the site will remain and the open channel area will be kept. Therefore,
the construction will not increase the flood risk from the creek.
The proposed finished floor for the living areas has an elevation of 32.5 feet, with the 100-year flood
elevation of approximately 29.5 feet, which follows the FEMA guidelines for construction of residential
structures in flood plains (minimum 2 feet above the flood elevation). However, the proposed depressed
parking area will be approximately 10 feet below the bottom of the creek, and is approximately 16 feet
lower than the 100-year flood level along the creek. Drainage for the below grade parking area will be
dependent on the operation of sump pumps, by construction and maintenance of flood walls, and other
drainage measures to prevent surface water from flowing into the below grade parking area during a major
storm. Backup gas powered water pumps should be installed if the electrical powered water pumps fail to
operate. These items are included as mitigations measures in the section below. The City Engineer
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1441-1445 Bellevue Avenue
requires curb cuts to be designed so that they rise above curb top sufficiently to prevent water in the curb
from flooding from the street into below grade garages. Sand bags would be a back up for extreme
flooding conditions. If the garage does flood, the damage would be mainly to the parked cars and not to
the concrete basement structure, and therefore, it is not considered to be a potentially significant impact.
The tops of the existing concrete walls which contain the creek beneath the apartment building at the
southwest corner of the site have elevations of approximately 29 to 31 feet above MSL (mean sea level),
and in some portions are lower than the 100-year flood elevation. If these sections ofwalls are not raised,
localized flooding may occur during a major storm, as the freeboard for the wall sections during a 100-
year flood is less than one foot, and may aggravate the existing surface and subsurface drainage.
Mitigations for these corrective actions have been included below to reduce the chance of flooding of the
creek.
Excavation for the depressed parking area will most likely be impacted if shallow groundwater is
encountered, particularly if the excavation is accomplished during the winter months. During the
geotechnical consultants site visits in March and August 2004, the creek had a few inches of water flow.
It appears the summer water flow is coming from drainage from an office building garage located to the
rear of the property. The borings drilled for the geotechnical investigation conducted by BAGG at the site
in May, 2002 encountered groundwater at approximately 16 feet below the ground surface. Excavation
that is lower than the creek bottom may require use of sheet piles or other impervious temporary soil
retaining structures during excavation. There is a possibility that during peak runoff that the creek may
spillover. Mitigation is listed below that will address the impact of this water spillover to less than
significant.
The basement will be supported on a drilled pier and grade beam foundation system. The drilled piers will
extend from the grade beams approximately 12 to 14 feet below the ground surface constructed within the
basement, which will be 25 to 30 feet below the ground surface. The piers would therefore encounter
groundwater requiring that the water be pumped out of the pier holes just before placing the concrete, or
that the concrete be placed by tremie method from bottom up, (the water would be displaced by concrete
and forced out of the pier holes). There could be a situation at times where groundwater intrusion into the
pier holes during construction may come into contact with concrete. This water can not be discharged into
creek and would require a system for on -site treatment which would need to be reviewed and approved by
the City Engineer.
Minor stream flows during excavation can be diverted by constructing a temporary dam in the creek bed
and forcing the water to flow into a closed pipe. This pipe wall would extend past the dewatering zone of
influence and be placed within the creek bed. Dewatering of the basement and/or basement foundation
excavations maybe accomplished by installing pump(s) in shallow sump(s) in the excavation. Water from
the excavation would be directed to the streambed to flow into the diversion pipe. The location of the
water discharge 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. The volume of water is estimated to range between 0 to 5 gallons per minute, varying with
the season. Surface water flow from the completed garage parking stalls which contains oil and grease
from the parked cars, should be discharged into the sanitary sewer system. Water generated during
construction of the basement garage that is filtered with gravel and filter cloth and needs to be treated on -
site and discharged to the storm drain system as approved by the City Engineer.
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1441-1445 Bellevue Avenue
Part of the Clean Water Act is the National Pollution Discharge Elimination System (NPDES) that
regulates storm water discharge. In San Mateo County this program is administered through the Storm
Water Pollution Prevention Program (STOPPP). Construction sites that disturb one acre or more of land
are required to get a Storm Water Pollution Prevention Plan (SWPPP) or Notice of Intent from the
Regional Water Quality Control Board. The subject property, when combined, is less than one acres, 0.56
acre (24,637 SF), therefore a SWPPP is not required. However, during construction best management
practices (BMP's) must be used to reduced storm water run-off and construction erosion and
sedimentation. Under STOPPP the project should also be designed to reduce long term water quality
impacts by using site design and source control measures that will help keep pollutants out of the storm
water runoff.
The County's permit from the State Regional Water Quality Control Board contains new C.3 regulation.
These new regulations establish a lower threshold for requiring site design and source control standards
for development projects. As of February 15, 2005, Group #1 requirements will require that a new
development or redevelopment project which creates, or replaces, one acre or more of impervious surface
will be required to meet the new C.3 regulations. Group 2 will become effective August 15, 2006, and
will reduce the standards set forth in Group 1 from one acre to 10,000 SF. The proposed development is
less than one acre and would not fall under the Group 1 requirements. The proj ect would meet the criteria
for the Group 2 requirements. However, because of the effective date Group 2 does not apply to this
proj ect.
Because this development is adjacent to Ralston Creek, the site is considered a sensitive environment.
The project will be required to implement best management practices (BMP's) during construction to
mitigate any possible impacts of construction on the creek. The storm water coordinator for the City is
also suggesting site design measures that would reduce the long term water quality impacts such as
reducing impervious surfaces, draining rooftop downspouts to splash blocks or bubble ups, and the use of
landscaping as a storm drainage and treatment feature.
In summary, the proposed development may be satisfactorily built with minimal impact to the existing
hydrological conditions provided adequate mitigation measures for storm water protection and associated
drainage and erosion control measures are adhered to. However, the construction of the proposed below
grade parking area will be the most difficult to manage. Mitigation measures listed in the section below
will reduce the impact on existing hydrological conditions to a less than significant level.
Mitigation:
• that all surface stormwater run-off shall be required to drain to the street into the storm drainage
system;
• 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;
• 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;
• 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
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1441-1445 Bellevue Avenue
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;
• that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek;
• 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.
• 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;
• 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;
• 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 15th;
• that erosion and sediment control plans shall be submitted and approved by the City before issuance of
a demolition, grading or construction permit;
• that site work shall be limited to the dry months, from April 15 to October 15;
• 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;
• 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.
5. AIR QUALITY SUMMARY: The proposed application is for a 16-unit multiple family condominium
building to replace the existing 18 residential units on site. The overall housing density for this site will
be reduced, therefore the total number of vehicle trips to and from the site will also be reduced. For this
reason long term emissions from this site will be also be reduced as a result of this project.' The site is
within walking distance of countywide bus and rail services, with several transit routes which run along El
Camino Real, less than one -quarter mile from the site. The site is also two blocks from the Burlingame
Avenue Commercial Area which offers neighborhood services, retail shops and grocery stores. The site is
zoned for residential multi -family rental and condominium development. With proper adherence to
regional air quality requirements during construction, the proposed project will not create any deterioration
in the air quality or climate, locally or regionally.
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Initial Study Summary
1441-1445 Bellevue Avenue
The short term air quality will be impacted as a result of the demolition of the existing five structures on
the site and the construction of the new residential condominium building. The wood pedestrian bridge
over Ralston Creek will also be demolished and re -constructed as part of this project.
Prior to the demolition the structures are required to be surveyed by a specialist certified by the Division
of Occupational Safety and Health. This survey shall include taking samples and testing all materials
suspected of containing asbestos. Any materials containing asbestos in amounts greater than 1 % must be
removed prior to demolition as required by Bay Area Air Quality Management District (BAAMD)
Regulation 11, Rule 2, paragraph 303.1 through 303.13. Particulate matter less than 10 microns in size
(PMIo) is of most concern to the Bay Area Air Quality Management District (BAAMD). PMIo can be
generated during various construction actives, including demolition, grading, excavation, and from vehicle
and equipment exhaust. The construction equipment and materials can also emit carbon monoxide and
ozone precursors. However the Bay Area Air Quality Management District standards state that housing
projects with 530 units or less will not produce potentially significant levels of these emissions.
This proposal is well below the BAAQMD thresholds and will not produce potentially significant
emissions as a result of construction.
Mitigation:
• 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 ofthe permit shall be
complied with during construction;
• that all active construction areas shall be watered at least twice daily, especially during the demolition
and excavation phase of the project;
• 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;
• 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;
• 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;
• that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and
staging areas at the construction site;
• 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 maintain a clean areas;
• 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;
• that excavation and grading activities shall be suspended immediately if winds exceed 25 mph;
• that sandbags or other erosion control measures shall be installed to prevent silt runoff from the site to
public roadways;
• 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 ofRegulation
11, Rule 2 of the BAAQMD to supervision the removal or demolition of an asbestos containing
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Initial Study Summary 1441-1445 Bellevue Avenue
materials;
• 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.
6. TRANSPORTATION/CIRCULATION SUMMARY:
Setting
The site is an interior infill lot on Bellevue Avenue, between Almer Road and El Camino Real. Bellevue
Avenue and Almer Road are collector streets serving high density residential uses and as access to
commercial uses. El Camino Real, a state highway, is a major arterial roadway for the region. El Camino
Real is located approximately 500 feet west of the subject property, Almer Road is located less than 100
feet east of the subject property. Bellevue Avenue is 36 feet wide and the speed limit is 25 miles per hour.
On -street parking on both sides of the street is limited to two -hours.
The applicant has submitted a traffic and parking study prepared by Hexagon Transportation Consultants
dated January 30, 2004. The study looks at the potential traffic impacts from the change in the number of
dwelling units on the site, as well as an analysis of the on -site and on -street parking and circulation.
Project Impacts
Trip Generation: The study uses the trip generation rates for multiple family development in the Institute
of Transportation Engineers (ITE) Trip Generation manual, seventh edition, 2003. The study compares
the peak hour traffic expected from the existing 18 apartment units to the peak hour traffic from the
proposed 16 new condominium units. The rates shown in the ITE manual indicate that there is a higher
trip generation rate for rental units than for condominiums (owner occupied) units during the PM peak
hour. The trip generation estimated for the project indicated that there would be approximately 2 fewer
AM peak -hour trips and 3 few PM peak -hour trips. The traffic volumes at the site driveways will be less
than the existing volumes that the driveways on each site (two separate properties now), with one inbound
and six outbound vehicles in the AM peak hour and six inbound and two outbound vehicles in the PM
peak hour.
Site Access: The existing site has access by two driveways, one for each of the two properties. The
proposed project would also include two driveways. One driveway is proposed at the eastern end of the
site to access the underground garage, this driveway is 30 feet wide. Burlingame Municipal Code
25.70.025 (2)(b) requires either one 18 foot wide driveway or two twelve foot wide driveways for access to
parking in areas with more than 30 vehicles. The second driveway provides access to the semi -circular
driveway in front of the new residential condominium building. It is 16 feet wide and is located on the
western portion of the lot. The semi -circular driveway connects to the eastern driveway. The purpose of
the semi -circular drive is to provide passenger drop off at the entrance and to provide a place for delivery
trucks to park off the collector street to make deliveries or pickups. The project complies with Municipal
Code Section 26.30.070(b)(2) requiring temporary parking for service vehicles in the driveway between
the front property line and the face of building for proj ects of 3 or more units. The study notes that there is
adequate sight distance at the driveways, except for the visual obstruction caused by cars parked by the
driveways at the curb on the street. The Burlingame City Engineer reviewed the proposal and has
recommended that the 30 foot driveway be reduced in size to 24 feet and shifted east. This would create
one additional parking space, for a total of two spaces, in between the two driveways. The net loss of on-
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Initial Study Summary
1441-1445 Bellevue Avenue
street parking in front of this site will be one parking space. The reason for the suggested change however
is to eliminate the jog, or S, that the proposed driveway does right before the street. This is an unsafe
maneuver that the City Engineer feels can be remedied by having a straight exit path out of the garage.
The City Engineer also notes that having a 30' wide driveway at the proposed location may confuse
approaching vehicles about right-of-way onto the site. The driveway could create a situation where a
vehicle is exiting the circular driveway, as another vehicles is entering the garage conflicts with a vehicle
coming up the ramp out of the garage. To avoid this possible scenario the City Engineer suggests that the
driveway be reduced in width to 24 feet; that directional arrows and signage shall be placed on the circular
driveway indicating one-way; and a yield sign or striping shall be placed near the end of the circular
driveway where it ends and merges for exit with the driveway access to the garage. The City Engineer is
also requiring that the driveway elevations at the garage entrance be 12 inches above the gutter flow line
on Bellevue Avenue to reduce flooding from the street into the garage.
On -site Circulation: The Hexagon study also includes an analysis of the on -site circulation. The study
notes that the street -level circular drive can serve as a drop off area for residents and delivery trucks, with
enough room for two to three vehicles in tandem. However, since the drive aisle of the semi -circular
driveway varies from 12 to 16 feet in width, it cannot accommodate longer term parking because another
vehicle would not be able to pass a parked vehicle.
The study further notes that the slope of the ramp to the below -grade parking meets the City's regulations
regarding ramp slopes. The width of the ramps is 18 feet, which meets the City's requirements for two
way traffic. The ramps to the two levels of below grade parking will have a maximum grade of 18.3
percent, with 8 percent transitional slopes at each end. Code section 25.70.025(2)(d) of the zoning
ordinance requires review of driveways slopes in excess of 15 percent but less than 20 percent by the
Public Works Department. The City Traffic Engineer notes that 15 percent is generally the most
comfortable slope for drivers. He notes that the proposed 18 percent slope will work with the transition
slopes at the top and bottom of the slope. The vertical clearance for the ramp for level 1 is shown as 8 feet
2 inches and for level 2 is shown as 7 feet 10 inches, which is in compliance with City regulations,
Municipal Code Section 25.70.025(2)(b) which requires a minimum vertical clearance of 7 feet.
The parking aisle within the underground garage terminates in a dead end. The end stall in a dead-end
garage needs to be wider to allow for adequate maneuvering to exit in a forward direction. The end space
is proposed to be ten feet wide, which is required for a space next to a wall. Planning staff has determined
that this space does meet City standards because it can be exited in three maneuvers or less.
The guest spaces in the garage are shown on the first level of parking near the entrance. The parking study
notes that this is an appropriate location because there would be a problem if a guest were to try to find a
space near the end of the aisle and discover that there are no spaces available. It is not possible for a car to
turn around at the end of the aisle if all spaces are full. It would be helpful if signs could be posted at the
guest parking area indicating that the remaining spaces are not for guest parking, to prevent guests from
inadvertently entering the dead-end aisle. There should also be an intercom with a buzzer located at the
garage entrance to allow guests of 1441-45 Bellevue to contact residents to automatically open the garage
door so that guest can have access to the guest parking spaces located in the garage. A key pad should be
provided for residents so access to the garage is controlled.
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Initial Study Summary
1441-1445 Bellevue Avenue
Parking supply: The project proposes to provide 43 on -site parking spaces, where the zoning code
requires 37 parking spaces (34 spaces based on the number of bedrooms for residents, plus 3 guest parking
spaces). There are two disabled accessible spaces proposed, as required by the California Building Code.
Therefore the applicant is proposing 6 additional spaces beyond those required by the zoning code.
There are 39 standard parking spaces, 9 feet wide by 20 feet deep, proposed within the two level below
grade garage. Spaces adjacent to a wall require an additional foot of width to allow for maneuvering, all
of the end spaces meet this requirement. Three parking spaces will be compact with an 8 foot width and
17 foot depth. The two van accessible parking spaces have an 8 foot loading areas as required by the
California Building Code. All of the parking spaces are 90 degree parking and have the required 24 foot
back up space. All spaces can be accessed (in and out) in three or less maneuvers as required by Code
Section 25.70.025(l)(c).
Based on the analysis in the traffic study, this project will decrease the trips generated in the area. All
arterial, collector, and local roadway systems in the City have adequate capacity to accommodate the
existing traffic or trip generation produced by the existing 18 rental units. Therefore the reduction of two
units and shift to 16 condominium units will have no additional impact on the existing service levels. The
proposed condominium building meets the on -site parking requirements established in the Zoning Code
and in the most recent Condominium Ordinance.
Pedestrian Access to and from Parking
There are three exits for pedestrians from the garage to street level or into the building; an elevator and
adjacent stairwell located at the center of the building, and another stairwell located at the northwest
corner of the building. Although pedestrians could use the vehicular access ramp to exit the garage, it will
be steep and pedestrian use is highly discouraged. The traffic and parking study includes a
recommendation that signs be posted at both ends of the ramp warning against the use of the ramps by
pedestrians.
There was additional concern expressed in the report about the handicap -accessible parking space and
passenger loading area being located across the main drive aisle from the elevator and near the access
ramp. It was suggested that the project architect consider relocating these spaces to the south side of the
drive aisle. In response the project architect has submitted revised plans which relocate the handicap -
accessible parking spaces with the passenger loading to the south side of the drive aisle so they are located
adjacent to the elevator lobby. All disabled accessible parking spaces will be located on the first level
below grade.
Construction Parking and Traffic
The applicant has submitted a letter stating their plans for construction staging and parking during
construction. All construction materials will be staged on the subject property. They are planning on
having a forklift at the site to help make this possible. Dumpsters necessary for the demolition and
construction will remain on the street for no more than two or three days at a time each week. The
workers that will be performing the demolition and construction on this site will park either on the
construction site, or 2 blocks northwest of the site in public parking lots. The number of construction
workers on -site will vary during different stages of construction. An estimate of the number of workers
needed during the various construction stages is: demoliton-2; excavationion/underpinning-6; foundation-
6; framing-12; plumbing/electrical-6; sheetrock-8; trim-6; and finishes-8. It is anticipated that the average
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Initial Study Summary 1441-1445 Bellevue Avenue
number of workers that will on -site at once will be between 7 and 10.
Mitigation:
• 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 this area shall be assigned directly to residential units on the site and shall be closely
managed by the homeowners association;
• 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;
• 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;
• 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;
• 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;
• 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;
• 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;
• that all personal 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;
• 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.
7. BIOLOGICAL RESOURCES SUMMARY: The site was fully developed and used forresidential uses.
In 1926 the structure to the west was built and in 1936 the structure on the eastern portion of the site was
built. A large part of the vegetation on this site is ornamental including a maple, cherry -plum, Portugal
laurel, walnut, juniper, English ivy and bird -of -paradise. There are also native species on the site
including coast redwood, coast live oak and a cypress. Burlingame Code Section 11.06 defines a
protected tree as any tree with a circumference of 48 inches or more when measured 54 inches above
natural grade. There are three protected size trees that are proposed for removal as a part of this project: a
cedar, a magnolia and a date palm. Because the date palm falls within the footprint of the proposed
building a tree removal permit is not necessary. However the cedar and magnolia will both require a
protected tree removal permit from the Burlingame Park Department. The proposed landscape plan for
the project complies with the on -site reforestation requirements.
There are several other trees located on -site that will remain during and after construction. For these trees
tree protection measures shall be installed on the site prior to the start of demolition on the site and shall
remain installed throughout construction. There is a 40 inch coast redwood tree located in the center of
the property towards the rear. The arborist report recommends that exploratory excavation be done on
what is now an asphalt driveway to determine the extent of root growth in area around this tree. If
extensive roots are found in the area the plan may need to be modified to change the shape of the building
to preserve construction damage to the roots, or if possible the foundation plan may need to be modified to
27
Initial Study Summary
minimize damage to the roots of the redwood tree.
1441-1445 Bellevue Avenue
Ralston Creek flows through this site and is located primarily at the rear. This creek carries runoff from
the watershed in the Burlingame Hills to San Francisco Bay. On this site the streambed is channelized,
lined with stone wall. There is a small portion of the creek that flows through concrete retaining walls
under and existing building on the eastern border of the property. The channel contains concrete, debris
and small amounts of silt, without vegetation. English ivy covers the banks above the stream. The
landscape plan for this project notes that the English ivy along the creek will be replaced with native
ground cover such as wild lilac.
During a biological resources survey prepared by LSA Associates no wildlife species were observed and
no birds nests were found on the site. Birds such as English sparrows and Brewer's blackbirds, which are
common in urban environments, may periodically nest or forage on this site. Because this area has been
developed for many years and has had regular human disturbances the area has a low habitat value for
wildlife. There were no sensitive biological resources identified on the site that would be adversely
affected as a result of this proposal.
Although Ralston Creek itself will not be altered by this project, the applicant will be removing and
replanting existing vegetation along the creek bed. The Fish and Game Code Section 1602 states that
when the bed, bank or associated vegetation along a water body is altered that a Streambed Alteration
Permit must be issued by the California Department of Fish and Game prior to starting work on the site.
The City of Burlingame will require a copy of the approved Streambed Alteration Permit prior to issuance
of any grading, demolition or construction permits related to this project.
The project may also be subject to review of the Army Corps of Engineers and the California Regional
Water Quality Control Board. Additional mitigations may be required by these agencies.
Mitigation:
• 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;
• that the property shall apply for protected tree removal permits as per the City Arborist's August 26,
2002 memo;
• that the property owner shall obtain the necessaryreview and permits from the California Department
of Fish and Game, Army Corps of Engineers and the California Regional Water Quality Control Board
and provide copies of such approvals prior to issuance of the demolition and/or building permits;
• that tree protection measures shall be installed under the supervision of a licensed aborist prior
demolition or construction and shall be inspected by the City Arborist;
• that prior to demolition or construction any trees that will likely suffer root loss or soil compaction as a
result of this proj ect shall be deeply irrigated and fertilized; and a long term maintenance plan shall be
prepared and submitted to the City Arborist for approval;
• 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;
• 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
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Initial Study Summary 1441-1445 Bellevue Avenue
approved by the City Arborist;
• 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;
• 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.
8. ENERGY AND MINERAL RESOURCES SUMMARY: All gas and electric services are in place to
the site with capacity to handle the increase in the number of overall bedrooms on -site, from 20 bedrooms
to 41 bedrooms. Although the proposed structure contains units that are significantly larger than the
existing, ranging in size from 859 SF to 3,900 SF, the incremental increase to the use of energy is
insignificant primarily because the new construction will comply with Title 24 requirements, while the
dwellings removed were built before these energy conserving requirements. This project will also result in
only one main structure where the dwellings will be located, there will be no dwellings located at the rear
of the property on the other side of the Ralston Creek, so with this proposal services will be limited to one
building.
9. HAZARDS SUMMARY: This project has been designed to comply with all applicable zoning
regulations. By its residential nature, this project will not be releasing any hazardous materials into the
environment and will not interfere with any emergency response or evacuation plans the City of
Burlingame may need to implement. In the case of residential buildings having four or fewer dwelling
units, the owner/operator can sample and test suspected asbestos containing materials rather than hiring a
certified consultant. Prior to the demolition, the structures are required to be surveyed by someone
certified by the Division of Occupational Safety and Health. This survey shall include tasking samples
and testing all materials suspected of containing asbestos. If anymaterials containing asbestos in amounts
greater than 1 % are found Bay Area Air Quality Management District shall be notified immediately and all
asbestos must be removed prior to demolition as per (BAAMD) Regulation 11, Rule 2, paragraph 303.1
through 303.13.
Any hazardous materials to be used during construction shall be properly handled and stored in
compliance with Central County Fire Department Requirements. Compliance with the California
Building and Fire Code requirements as amended by the City of Burlingame will ensure that people in the
new structure are not exposed to health hazards or potential health hazards. BMP's (best management
practices) are required to ensure that runoff from the site does not contribute to pollution of adjacent
waterways.
The Fire Marshal has required that the building be protected by an approved automatic sprinkler system
and a fire alarm system which is required to be monitored by an approved central station. This
requirement will reduce potential fire hazards for the project. Burlingame also participates in a county-
wide mutual aid program for large-scale fires and related emergencies. The City of Burlingame's water
system that serves this site is rated as a Class 3 system by the Insurance Services Offices, and is adequate
for fighting fires at this infill location.
Mitigation:
• 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;
• that any demolition on this site shall comply with BAAQMD Regulation 11, Rule 2, which governs
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Initial Study Summary
1441-1445 Bellevue Avenue
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 ofRegulation
11, Rule 2 of the BAAQMD to supervision the removal or demolition of any asbestos containing
materials;
• 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.
10. NOISE SUMMARY:
Setting
The site has been developed for over 78 years with residential dwellings. The proposed project will not
permanently increase the existing ambient noise levels because it is replacing structures of similar use,
which will comply with current construction standards, including increased insulation, which also
provides for noise attenuation. The applicant submitted a noise and vibration study, Environmental Noise
& Vibration Impacts Elevations for Chateau Bellevue prepared by Nigel Breitz Acoustics. This report
was reviewed by a third party consultant TRA (Thomas Reid Associates). TRA determined that the
approach, methodology and documentation in the report are appropriate.
In order to establish a baseline the noise study prepared for this project measured the average ambient
noise levels at the front and rear property lines on the site during the week. The L,onoise levels at the
front are between 55 dBA and 60 dBA and at the rear they in the 50 dBA to 55 dBA range. In addition,
the site is located outside the designated noise -impacted area from San Francisco International Airport.
The proposed 16-unit condominium building will be replacing 18 existing apartment units currently
located on the site so fewer people will be exposed to noise impacts. Based on the information in the
traffic and parking study prepared for this project there will be approximately 20 fewer vehicle trips per
day, therefore there will be less noise associated with vehicle traffic to and from the site.
Noise measurements are reported as A -weighted levels, called dBA, where speech is usually 65 dBA.
CNEL is the Community Noise Equivalent Level metric, and is calculated by averaging hourly Leq
levels over each hours of the day. LeQ is a metric used to denote noise levels averaged over some period of
time. Title 24 of the California Code of Regulations (CCR) requires an acoustical study for residential
development if exterior CNEL levels exceed 60 dBA on a proj ect site. For residential land uses where the
project outdoor noise levels are between CNEL 60 dBA and 70 dBA they are defined as "Conditionally
Acceptable". These noise levels may be permitted after a detailed analysis and the inclusion of noise
reduction provisions in the exterior shell of the design. The analysis to be done, as per CCR, states that
acoustical analysis must demonstrate how interior noise levels not more than 45 dBA CNEL can be
achieved in habitable rooms. If the 45 dBA CNEL can only be achieved by shutting the windows then
other ventilation must be provided for fresh air and interior noise level.
Project Impacts
Construction Noise: The City of Burlingame, General Plan, Noise Elements states the community noise
standard: no one shall be allowed to cause any noises to be emitted past the property line to create any
noise that would cause the ambient Lto noise level to be increased by more than 5 dBA. As with any
construction project, during construction noise levels will temporarily result in ambient levels greater than
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Initial Study Summary
1441-1445 Bellevue Avenue
the existing average ambient levels. During construction hours the Llo noise level will typically range
from 65 dBA to 75 dBA, and at times could reach 85 dBA to 90 dBA for brief periods. So noise levels
will exceed the existing ambient level by 15 dBA to up to 90 dBA during construction. Because it is
possible that multiple pieces of equipment will be operating simultaneously, and at times maybe required
to operate closer than 15 feet from the property line for short periods of time, the maximum noise may
increase briefly to 90 dBA. This is an estimate of aggregate noise levels. This maximum could also be
the result of noise reflections off of close neighboring buildings. Reflection of sound off of the adjacent
building typically can increase measured noise level by up to 3 dBA.
The proposal includes significant excavation for a two-story below grade garage. However piles will not
be driven into the ground for the garage. Instead poured in place piles will be used, the holes will be pre -
drilled and piles will be placed into the holes and concrete will be poured around the piles. A large
tracked excavator will be used to remove the existing structures and foundations, and has a noise level of
80 to 85 dBA at 15 feet from the equipment. The other equipment to be used on this project includes
dozers, concrete mixers, and trucks which have noise levels that are about 75 dBA at 50 feet from the
equipment.
The City of Burlingame Noise Element contains a table that lists the maximum allowable noise levels
from construction equipment. This data is presented in peak noise level in dBA and is measured at
distance of 50 feet from the said equipment. However, the report submitted measures the noise level at 15
feet from the equipment. Because this lot is only 123 feet at its widest portion, the noise level should be
considered at closer distances. The noise study prepared for this project notices that noise for a localized
source in a field radiates spherically. As the noise radiates it decreases by 20 log, meaning that from a 15
foot distance to a 50 foot distance there would be a decrease of —1 OdB. Therefore, the noise level of an
excavator operating 15 feet way is 85 dB, and is in principal the same as a level of 75 dB for an excavator
operating at a 50 foot distance (which is the maximum allowed in Table 4-6 of the City of Burlingame
Noise Element). At the time of the preparation of this document there was no contactor on board to verify
the length of time that the excavator will be on -site. However, the project architect anticipates that the
excavator will be used for approximately 8 weeks. In order to mitigate the noise level of the excavator,
the work with this piece of equipment shall be limited to only 6 hours per day, not before 9:00 a.m. and
not later than 3:00 p.m..
The other pieces of equipment proposed for use on this site will likely include a backhoe, concrete mixer,
concrete pump, emergency electric generator, one or more compressors, one or more j ack hammers, and
saws. This type of equipment will generally operate at 75 dBA at 50 feet, consistent with the City of
Burlingame Noise Element.
Construction Vibrations Impacts: The Environmental Noise & Vibration Impacts Elevations for Chateau
Bellevue prepared by Nigel Breitz Acoustics for the proposal also looked at vibration impacts caused by
the construction. The study used the criteria of the American Association for Highway and Transportation
Officials (AASHTO) to measure building damage from ground vibration. This criteria states that
superficial damage such as cracks in paint or plaster, begins to occur when peak ground vibration
velocities are greater than 0.2 in./second (inches of movement per second). However, it is common for
people to become disturbed when ground vibrations levels exceed half of this level 0.1 in./sec.
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Initial Study Summary
1441-1445 Bellevue Avenue
Vibrations caused by construction are anticipated to be felt by neighbors during 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. However, according to this study peak ground
vibrations levels are proj ect to remain significantly below the criterion for superficial damage at 0.2 inches
per second.
Ground vibrations should be monitored when the activities of concern (during 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) begin. The vibration monitoring should begin when
the initial activity is located away from the neighbors in order to project the levels of vibrations that will
be created when the work is located a few feet from the neighbors. The monitoring necessary would use a
ground vibration measuring system including transducer that must be calibrated traceable to the Nation
Institute of Standards NIST. Other instruments used to do this monitoring include a (linear) broadband
measuring system and an octave band or fraction octave band spectrum analyzer. A Construction
Coordinator should be appointed prior to issuance of demolition and building permits for this project.
He or she should be available to neighbors through out the construction process.
All construction must abide by the construction hours established in the Municipal Code, which limit
construction hours to 7:00 a.m. to 7:00 p.m. Monday through Friday and 9:00 a.m. to 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. All
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, to reduce the impact of the intense construction noise and
vibration to 6 hours per day only.
Noise impact on residents after construction: The noise measurements taken at the existing site indicate
that the site is already subject to noise from local road traffic, aircraft, train, and the discharge of water
into Ralston Creek from the office building basement that sits behind the subject property. The L,onoise
levels at the front are between 55 dBA and 60 dBA and at the rear they in the 50 dBA to 55 dBA range.
The projected CNEL at the front of the site is 59 dBA and 57 dBA at the rear of the site. These
projections are for the lower floors though, because they will be shielded from existing noise sources by
the neighboring buildings, therefore they will required no noise attenuation features other than Title 24
requirements. The proposed 4th floor however will not be shielded from the adjacent buildings and is
anticipated to have exposure to a CNEL of 60 or 61 dBA, and would required noise attenuation features to
achieve an interior CNEL of 45 dBA. These features would include stucco exterior, acoustical lining in
exterior walls, a minimum of STC-31 windows or greater (STC-33 or STC-34 ) with proper mechanical
ventilation. It is assumed that with the use of these mitigation measures, that noise impacts to the
residents in this condominium building would be less than significant.
Mitigation:
• that all construction shall be done during the hours of construction imposed by the City ofBurlingame
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;
• 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;
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Initial Study Summary
1441-1445 Bellevue Avenue
• that at no time shall the noise levels due to construction exceed levels greater than 90dBA;
• 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 ;
• 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;
• that all internal combustion engines operating on this subject property shall be fitted with noise
suppression mufflers;
• 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;
• 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.
11. PUBLIC SERVICES SUMMARY: Because the project is infill, and represents a decrease in the
resident population on the site because of the reduction of two units (from 18 rental units to 16
condominium units) and is located on an already developed site, the existing public and governmental
services in the area have capacities that can accommodate the proposed 16 condominium units.
12. UTILITIES AND SERVICE SYSTEMS SUMMARY:
Settin
There is a new 10-inch sanitary sewer main that was installed in January 2005 on Bellevue Avenue that
connects to a 12-inch sanitary sewer main in California Drive and extends ultimately to the wastewater
treatment plant located near San Francisco Bay in Burlingame. There is a storm drain at the intersection
of Almer Road and Bellevue Avenue that connects to a 6' x 6' box culvert that ultimately flows to San
Francisco Bay at the Burlingame Lagoon. This culvert empties into Ralston Creek under the street on
Bellevue Avenue. This is the creek that runs through the rear of the property.
The domestic water line runs down Bellevue Avenue and currently serves this site is a 6-inch cast iron
pipe. This line comes down Bellevue from the west, and serves the other multi -tenant buildings on this
block.
The proposed project will be served by existing utilities in place in the area, or will be required to connect
to these systems. During demolition, the existing underground utility lines to be abandoned shall be
identified, removed and the ends shall be capped outside of the building envelope. All new utility
connections (laterals) to serve the site and that are affected by the development will be installed to meet
current municipal code standards; sewer laterals from the main onto the site to serve the new structure will
be checked and replaced as required by the Public Works Department. The current solid waste service
provider is Browning Ferris Industries (BFI). Waste collected in Burlingame is hauled to Ox Mountain
Landfill.
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Initial Study Summary
1441-1445 Bellevue Avenue
Project Impacts
Although the surface water drainage, including from rainwater leaders from this site, currently discharges
directly into Ralston. Current City policy requires all surface run-off to drain to the street into the storm
drainage system. The storm water from the proj ect will drain to the street, then it will flow down the curb
and gutter and into the 6' X 6' box culvert that connects with the Ralston Creek culvert east of the site.
Because of the below -grade parking garage included in the project, the City Engineer requires that an
electric sump pump system and a back up emergency generator to power the system be installed. Clean
subsurface ground water which collects along the outside walls of the below grade garage can be pumped
to discharge into Ralston Creek, provided that this disposal is approved by the Department of Fish and
Game and the Regional Water Quality Control Board. Drainage into the two-story below grade garage
and surface run-off from wet vehicles that enter the below grade parking garage will be required to drain
to the local sanitary sewer system because of the possibility of petroleum product contamination.
In order to have the pressure to serve all of the fixtures and the fire sprinkler system in the new building
the existing 6-inch cast iron pipe domestic water line in Bellevue may need to be replaced with a larger
service line. This will be determined after the applicant prepares a water demand study as required by the
Public Works Department for the proposed building prior to obtaining a building permit.
On -site recycling of west stream is required and trash enclosures must be appropriately sited and
accessible to Browning Ferris Industries (BFl). Construction activities would generate waste during the
construction phase. The general contractor would be required to prepare and execute a recycling plan to
reduce demolition and construction material in the waste stream. Recycled construction waste shall be
transported separately. Solid waste generated during operation of the project would be typical for
residential use, and would not be considered substantial.
The City of Burlingame has recently adopted an ordinance requiring recycling of construction waste and
demolition debris. The ordinance requires that 60 per cent of the total waste tonnage generated from
project construction shall be diverted from the waste stream. The applicant is required to complete a
Recycling and Waste Reduction Form to be reviewed and approved by the Chief Building Official prior to
issuance of a demolition permit. It is required that recycling records documenting compliance shall be
kept and submitted to the City prior to scheduling the final inspection of the project.
Mitigation:
• 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;
• 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;
• 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;
• that all abandoned utilities and hookups shall be removed as directed by the City Engineer;
• that storm water run-off shall drain from the site to the street into the storm drain system;
• that clean subsurface ground water into the depressed parking area shall be pumped to discharge into
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Initial Study Summary
1441-1445 Bellevue Avenue
Ralston Creek, provided that this is approved by the Department of Fish and Game and the Regional
Water Quality Control Board;
• 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;
• 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.
13. AESTHETICS SUMMARY: The proposed sixteen -unit condominium building would replace five
structures with similar uses on two lots. The project will merge the two lots and develop them with one
structure with access to Bellevue Avenue via a semi -circular driveway at the front of the building. In this
particular location, the land is flat and the area fully developed; no distant views or vistas are present.
The proposed four-story condominium building inter] ects a break in the skyline by being placed between a
three-story building to the left, 1435 Bellevue Avenue which is approximately 36 feet in height, and a
three-story building to the right, 1457 Bellevue Avenue which is approximately 37 feet in height. The
proposed building will have a mansard roof with arch top dormer so that the fourth floor is set within the
roof formation to reduce the appearance of the four story building by tucking the fourth floor into the roof
formation.
The building design incorporates balconies, delicate wrought iron detail, and trims, moldings and other
decorative architectural elements that set it apart from the surrounding structures. The windows will be
wood framed with mullions, and the roof will be slate. The exterior material proposed is stucco, but the
base of the building will have stone veneer detailing with stone quoins. This residential condominium
building has been designed in a manner that is consistent with the existing size and mass of existing
structures in the area and complies with the regulations for mass and bulk contained in the R-4 zoning
regulations. The R-4 zone has a 35 foot height limit, with a conditional use permit for heights up to six
stories or 75 feet in height. The applicant is requesting a conditional use permit for a proposed height of
45' 8".
Existing Condition: A shadow simulation was done on the existing buildings located at 1441 and 1445
Bellevue Avenue using AutoCAD 3D. Field measurement were used for the adjacent and existing
buildings and for placing them in the appropriate locations within their sites. This study concluded that
the current buildings on -site have the most shadow impact on December 21 at 10:00 a.m., 12:00 p.m. and
3:00 p.m. when 1441 Bellevue casts a shadow on the northeast corner of the building 1435 Bellevue
Avenue. At 3:00 p.m. this impact is most intense when the front building at 1441 Bellevue Avenue casts a
shadow on the first floor of the right side section of the building at 1435 Bellevue, this is the portion that
is setback approximately half way down the right side property line nearest 1441 Bellevue.
There is no shadow impact from the existing structures at 1441 and 1445 Bellevue on either 1435 or 1457
Bellevue for the following times: March 21, June 21 (DST) and September 21 (DST) at 10:00 a.m., 12:00
p.m., and 3:00 p.m.. However, on March 21 and September 21 (DST) at 10:00 a.m., 12:00 p.m. and 3:00
p.m. a shadow is cast from 1457 Bellevue onto the entire south face of the existing building at 1445
Bellevue.
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Initial Study Summary
1441-1445 Bellevue Avenue
Light and Shadows: The applicant conducted a shadow analysis of the proposed structure, as well as a
comparison with the shadows which would be cast by a three story building of the same configuration.
The applicant created shadow simulations using two different methods. A three-dimensional model of the
proposed structure was made, and using the Pacific Gas & Electric Company (PG&E) Heliodon, shadow
simulations were generated. In addition, the applicant has provided computer -generated shadow
simulations using AutoCAD 3D modeling Version 2000.
Thomas Reid Associates (TRA) reviewed the shadow studies prepared by Dale Meyer Associates to
determine if the shadow lengths and angles depicted were accurate. TRA's analysis determined that the
methodology of each report meets industry standards and appears to be appropriate to show the shadow
impacts of the project.
When determining the impact of shadows, the time of day that is most critical is the period between 10:00
a.m. and 3:00 p.m., when the impacts are the most noticeable because sunlight is greatest and its loss from
shadows cast would be the most adverse. The simulations for both the four-story project and the three-
story alternative show the shadows at 10:00 a.m., 12:00 noon and 3:00 p.m. at four times of year, spring
equinox (March 21st), summer solstice (June 21st), fall equinox (September 21st) and winter solstice
(December. 21st). All times noted are Pacific Standard Time unless otherwise noted with Daylight
Savings Time (DST).
Four-story Analysis: The shadow study shows that with the four-story project, the most severe impact
would be at 3:00 p.m. on December 21 (Figure 13.3) when the entire first floor, approximately half of the
second floor (front portion) a quarter of the third floor (front portion) of 1435 Bellevue Avenue (to the east
of project) would be shaded. It is estimated that six large windows, three small windows and one egress
door would be located in this shaded area. December 21 is known as the winter solstice when the sun
appears at its lowest point in the sky at this time of day and this time of year. Therefore, the shadow cast
by the proposed four-story building will put the entire front section of 1435 Bellevue Avenue in shadow
(to the east of the project).
The adjacent property at to the east, 1435 Bellevue Avenue (to the east of the project) will also be affected
by shadows on March 21 at 3:00 p.m. and September 21 at 4:00 p.m. (DST) (Figure 13.1) when a shadow
will be cast on two-thirds of the first floor, covering two large windows and one small window. The
second floor would be partially shaded, however there are no windows in this area. The shadow on March
21 at 3:00 p.m. and September 21 at 4:00 p.m. (DST) (Figure 13.1) would wrap around to the front of the
building and would put a corner of the first floor and shade one and a half large windows on the front
elevation.
The study indicated that there would be no shadow impact on 1457 Bellevue Avenue (to the west of the
project), which is located on the right side of the subject property. There would be no impact on 1435
Bellevue Avenue (to the east of the prof ect) at the following dates and times: at 10:00 a.m. and 12:00 p.m.
on March 21 (Spring Solstice) and December 21 (Winter Solstice); at 11:00 a.m. and 1:00 p.m. (DST) on
June 21 (Summer Solstice) and September 21(Fall Solstice); and at 4:00 p.m. on June 21 (Figure 13.2).
The rear of this property is bordered by the C-1, Subarea B zone, which does not have residential uses.
The property directly behind the proposed condominium building is currently an office building that
contains no residences that would be affected by the shadow changes cast by the site.
W
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MARCH 2 1 st, 3 pmi
SEPTEMBER 21st, 4 pm (DST)
FIGURE 13.1
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FIGURE 13.2
4 STORY BUILDING
DEC EMBER 21 st, 3 pm
FIGURE 13.3
Initial Study Summary
1441-1445 Bellevue Avenue
Shadowing is and can be cast by existing foliage contained on this site. The existing redwood tree near
the creek is proposed to remain, however the cedar tree next to it will be removed. The redwood tree is
depicted in the Pacific Gas & Electric Company (PG&E) Heliodon shadow simulations. The existing
pittosporum trees near the location of the new bridge over Ralston Creek will remain. The majority of the
existing trees located in front of the existing structures will be removed and replaced with new
landscaping. There is an existing 16" Magnolia located to the right of the front building at 1445 Bellevue
that will be removed and four 24" box size Yew Pines will be planted as replacement. However, the two
liquid amber trees that are located within the City right-of-way will remain.
Three-story Alternative: The shadow study for the three-story alternative, 35 foot tall building, (using the
same building footprint, but a three-story structure) shows that as with the four story option the biggest
shadow impact would be on December 21 at 3:00 p.m. (Figure 13.6). On December 21 at 10:00 a.m. and
12:00 p.m. a three story building would cast shadows on the right front corner of the building to the east,
1435 Bellevue Avenue. This shadow would increase and extend down to the right side of 1435 Bellevue
(to the east of the project) by 3:00 p.m. on December 21 (Figure 13.6).
There would be no shadow impact on the building to the left, 1435 Bellevue Avenue (to the east of the
project), on March, June and September 21 at 10:00 a.m., 12:00 p.m. and 3:00 p.m.. On March and
September 21 at 10:00 a.m., 12:00 p.m. and 3:00 p.m. (Figure 13.4) the building to the right of the
proposed project, 1457 Bellevue Avenue (to the west of the project), would cast a shadow the first floor of
the proposed building.
Conclusion: When comparing the existing conditions with the proposed four story building the biggest
impact on the adjacent properties will be at 3:00 p.m. on December 21 (Figure 13.3) when the entire first
floor, approximately half of the second floor (front portion) a quarter of the third floor (front portion) of
1435 Bellevue Avenue (to the east of the project) would be shaded. However as stated above, December
21 is when the sun appears at its lowest point in the sky at this time of day and this time of year.
Therefore, the shadow cast by the proposed four-story building will put the entire front section of 1435
Bellevue Avenue (to the east of the project) in shadow. Where currently with the existing building
configuration the most shadow impact is also on December 21 at 10:00 a.m., 12:00 p.m. and 3:00 p.m.
when 1441 Bellevue casts a shadow on the northeast corner of the building 1435 Bellevue Avenue (to the
east of the project). At 3:00 p.m. this impact is most intense when the front building at 1441 Bellevue
Avenue casts a shadow only on the first floor of the right side section of the building at 1435 Bellevue (to
the east of the project).
Currently on March 21 or September 21 there is no shadow impact from the existing structures at 1441
and 1445 Bellevue on 1435 (to the east of the project) or 1457 Bellevue (to the west of the project). With
the new four-story building proposed 1435 Bellevue Avenue (to the east of the project) will be affected by
shadows on March 21 at 3:00 p.m. and September 21 at 4:00 p.m. (DST) (Figure 13.1) when a shadow
will be cast on two-thirds of the first floor, covering two large windows and one small window. The
second floor would be partially shaded, however there are no windows in this area. The shadow on March
21 at 3:00 p.m. and September 21 at 4:00 p.m. (DST) (Figure 13.1) would wrap around to the front of the
building and would put a corner of the first floor and shade one and a half large windows on the front
elevation.
37
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MARCH 2 flit, 3pm
SE li"`tl'fEflMBE R 21st, 4p m (DST)
FIGURE 13.4
1435
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FIGURE 13.5
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DECEMBER 21st, 3pm
FIGURE 13.6
Initial Study Summary
1441-1445 Bellevue Avenue
Burlingame has not established a community standard for shadow impacts, and most jurisdictions do not
have such criteria for significance. The following considerations are often used to judge the significance
of shadow impacts in environmental documents.
a. Would the shadow substantially affect the use of public open space or publicly accessible
private open space? This can be examined using net new shadow on public open space during
mid -day hours.
b. Would the shadow substantially affect other public areas, such as sidewalks with high
pedestrian volumes? Those effects are usually judged to have a high threshold of significance
because sidewalks are more transient in use and activity.
c. New shadow on private property, such as side yards, back yards, patios, decks, windows,
skylights, and similar areas are not considered significant effects, since it would not affect
large numbers of people or a public amenity. When new shadows are created on such private
areas by development that is consistent with the applicable zoning controls for setback, height
and building mass, it is considered to be typical conditions that can arise in a developed urban
area, and not considered to be a significant adverse impact on the environment.
Although both the three and four story alternatives would cast shadows on the property to the right, 1435
Bellevue Avenue (to the east of the project), on December 21 at 3 :00 p.m. (Figure 13.3) it is not considered a
significant effect because it is not affecting large numbers of people (18 units at 1435 Bellevue Avenue) or a
public amenity. Also on December 21 the sun is positioned at its lowest point in the sky, therefore creating
longer shadows than during other days and months. This date and time would result in the most shadow
impact with the entire first floor shaded, approximately half of the second floor and a quarter of the third floor
shaded with the four story alternative. Where the three story alternative on December 21 at 3:00 p.m. (Figure
13.6) three quarters of the first floor, and approximately a third of the second floor would be shaded. Based
on these established criteria, the proposed four story building, as well as the three story alternative, would not
be considered to have significant shadow impacts.
Exterior lighting provided for the project will be required to conform to the City's Illumination Ordinance
(1477), which requires all illumination to be directed onto the site.
Mitigation:
• that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance.
14. CULTURAL RESOURCES SUMMARY: When this project was initially reviewed there was concern
that 1445 Bellevue Avenue was the former location of the American Red Cross during World War II.
However after further research it was discovered that the Red Cross was actually located at 1449 Bellevue
Avenue, which is now known as 1457 Bellevue Avenue. The structure formerly occupied by the Red
Cross was demolished in late 1982 or early 1983 to make way for the existing 18-unit condominium
building that was approved for construction by the Planning Commission on November 8, 1982.
The two properties, 1441 and 1445 Bellevue Avenue, involved in this project have been developed in
residential uses for many years prior to this proposal. No local information has been found which would
suggest that either of the existing buildings have any local significance. As a result, these structures do
not appear to be eligible for listing in the California Register of Historic Resources or the National
Register of Historic Places. As such, the structures are not considered to be an historic resource as defined
Initial Study Summary 1441-1445 Bellevue Avenue
in Section 21084.1 of the California Environmental Quality Act.
Any archeological or historic, cultural, or ethnic sites, which may have been in or near the locations, were
disturbed or destroyed by previous development prior to this proposal. Should any cultural resources be
discovered during construction, work will be halted until they are fully investigated.
Mitigation:
• 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.
15. RECREATION SUMMARY: The proposed project does not replace or destroy any existing recreational
facilities, nor does it displace any proposed or planned recreational opportunities for the City of
Burlingame. The sites involved in this project are not presently zoned or used for recreational uses.
The site as it is currently developed contains five structures, one of which is located at the rear of the
property which is access via a wooden pedestrian bridge that straddles Ralston Creek. As part of this
proposal the multiple family structure will be removed and the approximately 5,000 SF area on the other
side of the creek will be developed as common usable open space for use of the residents on site. There
will be a paved courtyard area with foundation in the center, along with pergola at each end of the
courtyard. This open space area will also contain an outdoor fireplace, a barbeque and outdoor furniture.
The surrounding area will be fully landscaped. Therefore this proposal will result in a new recreational
opportunity on -site for residents of the condominium building proposed with this project.
SUMMARY OF MITIGATION MEASURES:
1. that prior to issuance of a building permit the applicant shall submit construction plans to the Chief
Building Official for review and approval;
2. 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;
3. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground
shaking induced during an earthquake;
4. 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;
5. 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 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
Wei
Initial Study Summary 1441-1445 Bellevue Avenue
during construction;
6. 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;
7. 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;
8. 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;
9. 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;
10. that all surface stormwater run-off shall be required to drain to the street into the storm drainage
system;
11. 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;
12. 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;
13. 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;
14. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek;
15. 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
im
Initial Study Summary
1441-1445 Bellevue Avenue
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;
16. 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 earthenberms at
the top of the open channel shall also be installed, as required;
17. 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;
18. 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 15th;
19. that erosion and sediment control plans shall be submitted and approved by the City before issuance of
a demolition, grading or construction permit;
20. that site work shall be limited to the dry months, from April 15 to October 15;
21. 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;
22. 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;
23. 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;
24. that all active construction areas shall be watered at least twice daily, especially during the demolition
and excavation phase of the project;
25. 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;
26. 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;
41
Initial Study Summary 1441-1445 Bellevue Avenue
27. 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;
28. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas and
staging areas at the construction site;
29. 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 maintain a clean areas;
30. 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;
31. that excavation and grading activities shall be suspended immediately if winds exceed 25 mph;
32. that sandbags or other erosion control measures shall be installed to prevent silt runoff from the site to
public roadways;
33. 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;
34. 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;
35. 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 this area shall be assigned directly to residential units on the site and shall be closely
managed by the homeowners association;
36. 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;
37. 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;
38. 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;
39. 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;
42
Initial Study Summary 1441-1445 Bellevue Avenue
40. 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;
41. 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;
42. that all personal 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;
43. 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;
44. that prior to issuance of a grading, demolition, or construction the proj ect shall comply with the City's
tree protection and urban reforestation requirements as approved by the City Arborist;
45. that the property shall apply for protected tree removal permits as per the City Arborist's August 26,
2002 memo;
46. that the property owner shall obtain the necessary review and permits from the California Department
of Fish and Game, Army Corps of Engineers and the California Regional Water Quality Control Board
and provide copies of such approvals prior to issuance of the demolition and/or building permits;
47. 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;
48. 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;
49. 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;
50. 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;
51. 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;
52. 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;
43
Initial Study Summary 1441-1445 Bellevue Avenue
53. 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;
54. 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;
55. 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;
56. that all construction shall be done during the hours of construction imposed by the City ofBurlingame
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 Llo 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;
57. 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;
58. that at no time shall the noise levels due to construction exceed levels greater than 90dBA;
59. 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 ;
60. 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;
61. that all internal combustion engines operating on this subject property shall be fitted with noise
suppression mufflers;
62. 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;
63. that the proposed 4th floor shall include noise attenuation measures to achieve an interior CNEL of 45
dBA, these features would include some or all of the following: stucco exterior, acoustical lining in
exterior walls, a minimum of STC-31 windows or greater (STC-33 or STC-34 ), and proper
mechanical ventilation;
Initial Study Summary
1441-1445 Bellevue Avenue
64. 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;
65. 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;
66. 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;
67. that all abandoned utilities and hookups shall be removed as directed by the City Engineer;
68. that storm water run-off shall drain from the site to the street into the storm drain system;
69. 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;
70. 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;
71. 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;
72. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance;
73. 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.
45
Project Comments
Date: August 8, 2006
To: Y City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for application for an amendment to the approved Mitigated
Negative Declaration Condominium permit, and special permit for
front setback landscaping to allow 20 units where 17 were approved,
and changes to the fagade of the building at 1441 & 1445 Bellevue
Avenue, zoned R-4, APN: 029-121-050 and 029-121-040
Staff Review: August 14, 2006
1. Previous comments still apply. Applicant needs to update the Condominium
Map fee at $1,103 for each additional unit.
For any questions regarding the following comments, please contact Doug Bell;
The following items are noted as requirements. Please review and indicate your
method of compliance for each item:
1 replace damaged sidewalk, curb, gutters, etc.,
2 stormwater drainage,
3 water line connections per City procedures and specifications,
4 groundwater pumping,
5 debris storage,
6 property survey,
7 encroachment permit,
8 conform to Planning Commission and City Council actions,
9 sanitary sewer lateral — and sewer backwater protection certificate requirement,
10 new sewer lateral required,
11 sewer connection fee,
13 pedestrian protection,
14 NPDES permit requirements
Additional requirements:
a. provide hydraulics/flow calculations to determine sizing of groundwater
pumping system,
b. show that the size of the storm drain pipe proposed can carry the
stormwater flowrate as determined by the previous hydraulic calculations -
Reviewed bv: V V/DGR Date- 8/14/2006
At
pipeline connection must be made directly with existing City storm drain pipeline
system - an extension of the City storm SD pipeline will be required.
c. New sewer lateral must tie into HDPE sewer pipeline — revise detail
accordingly; certified HDPE contractor required to "fuse" together pipe connection.
d. Provide water service flowrate requirements; a;; existing service lines shall be
completely removed from City main pipeline in street (remove trees)
e. Due to recent construction of base and paved section of street fronting the
property, and due to apparent installation of sewer, water and storm drain
pipeline connections within the street, the entire street section fronting the
property will need to be reconstructed per City specifications and standards —
City staff is available for further discussion in this regard.
f. A bond shall be posted to assure that once excavation for the project is
initiated, the work will be completed to at minimum daylight grade level within
one construction season (this requirement is made to eliminate the possibility
of an open excavation during the rain season (Oct 15 —April 15)
g. Columns within parking garage are spaced and located to provide adequate
room to access parking spaces — please discuss with City public works engr
staff.
h. Requirements stated within City letter dated November 8, 2005.
MEMORANDUM
PUBLIC WORKS DEPARTMENT
November 22, 2005
To: Planning Department
From: Engineering Division
Subject: Planning Review for 1441-1445 Bellevue Avenue
Staff has completed the preliminary review for the project and comments are as follows;
I. GENERAL:
1. Show proposed drainage system and indicate that all roof and site drainage shall go to street
frontage and/or be designed to connect with the existing storm drain system. Hydraulic
calculations shall also be provided to identify any adverse impacts to existing creek as well as
the upstream and downstream of the creek. Show direction of drainage on adjacent property
to confirm that no drainage enters this site or else that drainage needs to be included in the on -
site system.
2. Since this whole site is to be developed below street or adjacent grade, approvals will be
conditioned upon installation of an emergency generator to power the sump pump system; and
the sump pump system shall be redundant in all mechanical and electrical aspects (i.e., dual
pumps, controls, level sensors, etc.). Emergency generators must be so housed that they meet
the City's noise requirement - see attached plan check sheet. Proposed pumps and generators
are to be shown.
3. Sanitary sewer analysis is required for this project to identify the project's impacts to the
existing sanitary sewer system and the associated mitigation measures.
4. If large trees are to be removed, plans shall show new proposed plantings to help ameliorate
the tree removals.
5. Show required seven foot (7) minimum clearances at parking garage floor areas not just floor
to floor. Provide room for all pipings, ducts and fire sprinklers. Disabled parking shall have
access and parking area at eight feet two inches (82") clear.
6. All utilities to this site must be installed underground. Any transformers needed for this site
must be installed underground or behind the front setback on this site.
7. The project shall, at its own cost, design and construct frontage public improvements,
including curb, gutter, sidewalk and other necessary appurtenant work. Indicate that new
curb, gutter and sidewalk fronting this site shall be designed by a civil engineer, approved by
the City Engineer.
UAVICTORTrojectsTrivate11441 Bellevuel mpd
8. Provide sewer capacity study to determine if garage water discharge (contaminated) can be
pumped into sewer system.
9. Water demand study for domestic and fire protection needs will require a pressure model
study to verify water needs are available.
10. The clean ground water discharge point at the creek needs to be protected as not to cause
erosion of the stream bank.
11. Approval needs to be obtained from Fish and Game, Army Corp. Of Engineers for any
stream bed alterations and work in the creek.
12. All de -watering procedures must meet Regional Water Quality Control Board standards.
13. If poured -in -place method for piers is used, water that comes in contact with uncured
concrete cannot be discharged directly into creek (R.W.Q.C.B. Standards).
14. The back of wall drainage system will require a pump and back-up pump power system.
15. Sand bags located in box culvert section of creek need to be checked as to why there
appears to be a settled spot in the middle of wall.
II SITE AND LANDSCAPE PLANS:
1. All transformers needed for this project shall be indicated on project plans and installed
underground on this site or behind the front setback.
2. All irrigation systems and planting shall follow City's water conservation guidelines.
3. Rear landscape area shall drain to street or to a storm drainage system without pumping.
4. Show route of piping from drainage inlets.
5. Show the location for the fire sprinkler connection that is proposed. All fire system work
shall conform to the City's current procedures for underground water systems.
6. All on site catch basins and drainage inlets shall be stenciled. All catch basins shall be
protected during construction so no debris will be dumped into them. The City will provide a
stencil.
7. Grading and drainage plans need to submitted for approval prior to the issuance of a Building
permit.
III PARKING:
1. Show underground and at -grade parking slab elevations. Maximum slope in any parking
space is 5%. Show drainage pattern.
UAVICT0R\Projects\Private\1441 Bellevue1.wpd
2. Provide all on site drainage inlets or the sump pump basin for the underground garage with a
petroleum absorbent system for treating all drainage flows from the automobile parking areas.
3. Dimension the structural columns and dimensions with respect to parking stalls. Columns
that are on the side of parking spaces are to be clear of vehicle's side door access and should
be at least two feet (T) clear of the rear of the stalls to facilitate maneuvering.
4. The underground garage walls are near property lines with little clearances. Show how
excavation is to be made on property with room also for back of wall drainage or propose
alternate system. Also show the type of foundation proposed for this building.
5. A geotechnical report will be required to determine any adverse effects to the existing creek
as a result of this development and identify mitigation measures. This development proposes
two levels of parking below the street grade. Because the lower level may be below the
groundwater table, the report shall address how this development is to sustain the resulting
hydrostatic pressure.
6. Show callbox/intercom system to all units from driveway in front of security gate and at the
top of the driveway so guests may have access to guest parking spaces. If no gate is planned,
install conduit to all units so that if gate is installed in the future, the system may be easily
installed.
7. Provide driveway profile with 2% from top of curb (6" high minimum) to back of sidewalk
and transition to a high point, on site or at property line, at 12" above flow line of street.
Transitions at top of driveway and at bottom required to the approval of the City Engineer.
Project plans currently show a driveway slope of 18.24% which exceeds the maximum
driveway slope of 15%. The driveway shall be revised to meet the maximum allowed slope
of 15%.
8. Project plans show two new driveways on Bellevue Avenue which may adversely affect the
parking spaces available on Bellevue Avenue. The project shall indicate net effect to existing
parking spaces due to the two new driveways and as compared with the net effect of one 24'
wide driveway. Driveways for adjacent properties shall be shown on projects plans.
9. Underground garage area vents shall be shown on the project plans.
10. Show which parking spaces belong to which unit.
IV ARCHITECTURAL PLANS:
1. Show design of trashroom and indicate size of receptacles, including receptacles for
recycling. Confirm sizes needed with BFI.
2. On the two parking level plans and first floor (site) plan, show adjacent site and street
elevations for reference.
3. Elevator sump drainage shall go to sanitary sewer and be shown on project plans. A
backwater valve shall be installed for elevator sump drainage below the sanitary sewer.
U:\VICT0R\Projects\Private\1441 Bellevue l.wpd
Elevator sump drainage shall also be separate from groundwater system which is to go to the
storm drainage system.
4. The sewer ejection system shall be shown in garage plans and indicate the pit, ventilation, etc.
Sewer ejection system must also be on the emergency generator.
5. Individual unit climate controls as well as separate shutoffs for gas, electric and water are
required.
V TRAFFIC STUDY:
The traffic circulation plan within the project plans does not appear to provide adequate
turning radius for turning movements.
Cc: Syed Murtuza, City Engineer
Doug Bell, Senior Civil Engineer
U:\VICTOR\Projects\Private\1441 Bellevue1.wpd
Project Comments
Date: October 12, 2006
To: ❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for amendment to an approved Mitigated Negative
Declaration, Condominium Permit and Special Permit for Front
Setback Landscaping at 1441 —1445 Bellevue Avenue, zoned R-4,
APN: 029-121-050 & 029-121-040 (Revised Plans date stamped
September 26, 2006)
Staff Review: October 16, 2006
Items required prior to Planning Commission meeting have been address.
All other comments apply.
Reviewed bye (`� , � Date:
(of<3/n 6
Project Comments
Date: August 8, 2006
To: ❑ City Engineer
(650) 558-7230
X Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for application for an amendment to the approved Mitigated
Negative Declaration Condominium permit, and special permit for
front setback landscaping to allow 20 units where 17 were approved,
and changes to the fagade of the building at 1441 & 1445 Belleveue
Avenue, zoned R-4, APN: 029-121-050
and
029-121-040
Staff Review: August 14, 2006 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) Provide a title block on the plans that includes the name of the owner(s) and the
name, address, and phone number of the project designer.
4) When you submit your plans to the Building Division for plan review provide a
completed Supplemental Demolition Permit Application. NOTE: The Demolition
Permit will not be issued until a Building Permit is issued for the project.
5) Prior to applying for a Building Permit the applicant must confirm with the
Engineering Department that the address is either 1441 or 1445 Bellevue
Avenue. Note: The correct address must be referenced on all pages of the plans.
6) Confirm that the building type, specified as IV -HT, is correct.
7) Comply with the new, 2005 California Energy Efficiency Standards for low-rise
residential buildings. Go to http://www.energy.ca.gov/title24 for publications and
details.
8) Rooms that can be used for sleeping purposes must have at least one window or
door that complies with the egress requirements.
9) Provide 42" guardrails at all landings. NOTE: All landings more than 30" in height
at any point are considered in calculating the allowable floor area. Consult the
p --
Page 2 of 2
Planning Department for details if your project entails landings more than 30" in
height.
10)Provide handrails at all stairs where there are four or more risers.
11)Provide lighting at all exterior landings.
12)The fireplace chimneys must terminate at least two feet above any roof surface
within ten feet.
13)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 opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
14)Show the dimensions to adjacent structures
15)Show the distances to property lines or to assumed property lines
16)Provide an exit plan showing the paths of travel
17)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.
18)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.
19)NOTE: Plans that specifically address items 5, 6, 8, 9, 13, 14, 15, 16, 17, and
18 must be re -submitted before this project can move forward for Planning
Commission action.
Reviewedy
Date: S/&/o
Project Comments
Date: August 8, 2006
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
❑ Recycling Specialist
(650) 558-7271
d Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for application for an amendment to the approved Mitigated
Negative Declaration Condominium permit, and special permit for
front setback landscaping to allow 20 units where 17 were approved,
and changes to the fagade of the building at 1441 & 1445 Belleveue
Avenue, zoned R-4, APN: 029-121-050 and 029-121-040
Staff Review: August 14, 2006
1. The building shall be equipped with an approved NFPA 13 Sprinkler System
throughout. Sprinkler drawings shall be submitted and approved by the Central
County Fire Department prior to installation. The system shall be electronically
monitored by an approved central receiving station.
2. The building shall be equipped with an approved Class I NFPA 14 Standpipe System.
The standpipe system shall be submitted and approved by the Central County Fire
Department prior to installation. The system shall be installed and operable prior
to construction of the four story of the structure.
3. The fire protection underground shall be submitted and approved by the Burlingame
Building Department prior to installation.
4. The fire sprinkler system and fire standpipe system will not be approved by the
Central County Fire Department until the fire protection underground has been
submitted to the Burlingame Building Department for review and approval.
5. A manual and automatic fire alarm system shall be installed throughout the building.
6. The area separation wall shall be continuous from foundation to 30 inches above the
roof line. See the CBC §504 for exceptions. No parapet is present in the submittal.
7. Structural supports that span across both sides of the area separation wall shall be
protected to a minimum of 2 hours. Disregard if support members are independent of
the 2 hour area separation wall.
8. The further point of the building from fire department access exceeds more than 150
feet in distance. See §902, UFC
Reviewed by: �_ Date: <:Z , o 4,
CC—NTRAL COUNTY PRR ; DE—PARTM-E—NT
serving tke Towrn of Pillsborougk and tl,e City of &Amgame
September 15, 2006
Dale Meyer, AIA
Dale Meyer Associates
851 Burlway Road, Suite 700
Burlingame, Ca 94010
RE: REQUEST FOR ALTERNATE MEANS OF PROTECTION
FOR 1441 & 1445 BELLEVUE AVENUE, BURLINGAME
Dear Dale,
I have reviewed your request for an Alternate Means of Protection for the
Buildings indicated above. In lieu of providing fire apparatus access to within 150 feet
of the furthest point of the buildings in accordance with §9-902, Title 24 CFC you
propose to extend both two hour stair enclosures to opposite ends of the roof and
extending the installed Class I standpipe system outlets to both accesses as well.
Additionally, the building will be equipped with a NFPA 13 compliant fire sprinkler
system throughout.
Taking into consideration the improved access to the roof of the building and
that the building will be equipped with a combined standpipe and automatic fire
sprinkler system, I am approving your request. Please note that approval of this
alternate is intended for this building specifically and is not intended to set a precedent.
If you have any further questions or require any further assistance, please do not
hesitate to contact me.
Sincerely,
Rocque 1. Yballa
Fire Marshal/Division Chief
cc: Planning
Building
139Q Robins Road, Burlingame, CA 94010 (650) 558-7600 17ax : (650) 544-9950 .
Project Comments
Date: August 8, 2006
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
From: Planning Staff
X Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
Subject: Request for application for an amendment to the approved Mitigated
Negative Declaration Condominium permit, and special permit for
front setback landscaping to allow 20 units where 17 were approved,
and changes to the fagade of the building at 1441 & 1445 Belleveue
Avenue, zoned R-4, APN: 029-121-050
and
029-121-040
Staff Review: August 14, 2006
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: r- � ��
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 addendum to mitigated negative declaration and
amendment to residential condominium permit and special permit for front setback landscaping
for a new, four-story, 20-unit residential condominium at 1441-1445 Bellevue Avenue, zoned
R-4, Litke Properties Inc. & Dennis L. & Michelle J. Trimble, property owners, APNs: 029-121-
040 & -050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
January 8, 2007, 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 addendum to Mitigated Negative Declaration No. ND-537-P, is hereby
approved.
2. Said amendment to condominium permit and special permit are approved, subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for the amendment to
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 81h day of January, 2007 by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
1. that the project shall be built as shown on the plans submitted to the Planning Department date
stamped December 20, 2006, sheets P1 through P18, 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 August 14, 2006 and November 22, 2005, memos, the
Chief Building Official's October 13, 2006 and August 8, 2006, memos, the Fire Marshal's
August 10, 2006 and September 15, 2006, memos, and the Recycling Specialist's August 9
2006, memo shall be met;
5. that prior to issuance of a demolition and/or building permit, the property owner shall obtain all
permits required or present notification from the agencies to the City that the permits are not
required by State and Regional agencies including but not limited to the California Department
of Fish and Game, the U.S. Army Corps of Engineers, the Bay Area Air Quality Management
District and the Regional Water Quality Control Board;
6. that storage of construction materials and equipment on the street or in the public right-of-way
shall be prohibited;
7. that `guest parking stall' shall be marked on the five guest parking spaces and designated on the
final map and plans, these stalls shall not be assigned to any unit, but shall be owned and
maintained by the condominium association, and the guest stalls shall always be accessible for
parking and not be separately enclosed or used for resident storage; and that in addition to the
five guest parking stalls, 37 parking spaces shall be available on site for owners, and none of
the on -site parking shall be rented, leased or sold to anyone who does not own a unit on the
site;
-2-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
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 addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
19. that project approvals shall be conditioned upon installation of an emergency generator to
power the sump pump system; and the sump pump shall be redundant in all mechanical and
electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall
be housed so that they meet the City's noise requirement;
20. that the excavation of the garage, construction of the parking structure or proper stabilization
of the excavated hole and all drainage facilities shall be completed in one construction season
and a bond shall be required to insure that all this work is accomplished within that time frame
the money shall be spent to secure the site;
21. that the property owner or his representative shall meet with the home owners association at
1435 Bellevue and agree on a commonly beneficial fence design separating the two properties
and that it shall be the responsibility of the project to install and maintain this fence;
22. that a sink with running water, a toilet with sewer connection, a gas grill and gas fire place
shall be installed in the common open space for the enjoyment of the residents on site and that
for safety the gas fixtures shall be placed on timer; and that the use common open space shall
be managed and maintained by the homeowners association;
23. that the landscape plan shall include the addition of two forest scale evergreen trees on the right
side and one forest scale evergreen tree on the left side at the rear of the site beyond the edge of
the below grade parking garage;
24. that the applicant and the City Attorney shall work to determine if a program can be developed
to reserve the two affordable dwelling units in the project for economically qualified teachers in
the Burlingame schools, including a ten percent reduction in the established rent because the
tenants are teachers in the Burlingame schools, should a program be possible the applicant shall
be required to implement the program;
25. that landscaping along the right property line shall be predominantly single trunk tree form
Pittosporum and that these plants shall be allowed to grow to their natural form at a height of
20 to 25 feet;
26. that the entry from the building to the common open space shall be maintained at its central
location as it is designed and shall be built around the existing redwood tree and in a manner
approved by a licensed arborist to protect and maintain the roots of the redwood tree;
27. that no permits including demolition shall be issued for this project until the developer and
contractor have prepared a traffic plan for construction trucks and parking for construction
workers for all phases of the project from demolition to interior finish and landscape
installation;
0
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
28. that prior to issuance of a building permit the applicant shall submit construction plans to the
Chief Building Official for review and approval;
29. that all structural design shall conform to the City of Burlingame building codes and, at a
minimum, to the most recent revision of the California Building Code (which incorporates the
Uniform Building Code), the California Building Code specifically details design and
construction practices for structures subject to significant earthquake hazards;
30. that utilities shall be designed to provide sufficient flexibility to withstand the expected ground
shaking induced during an earthquake;
31. that structural designs and construction procedures for foundation construction shall be
completed in conformance to City of Burlingame seismic regulations and project specific
professional design recommendations for seismic hazards made by the project Structural
Engineer;
32. that prior to issuance of the first grading permit the applicant shall submit GeoForensics'
Geotechnical Investigation to the Chief Building Official and City Engineer for review and
approval. The investigation has been undertaken to determine the presence and extent of
expansive soil and provides foundation design, construction and grading recommendations. The
recommendations in the report and any requirements imposed by the Chief Building Official
and City Engineer shall be followed during construction;
33. 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;
34. 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;
35. that prior to issuance of the first grading permit the applicant shall submit GeoForensics'
Geotechnical Investigation to the Chief Building Official and/or City Engineer for review and
approval. The Investigation shall include boreholes completed in the area of the proposed
excavations. The Investigation shall be used to develop recommendations for retaining walls
and shoring of soils during construction;
36. that prior to issuance of the first grading permit the applicant shall submit a shoring plan to the
Chief Building Official and/or City Engineer for review and approval based on the
recommendations in the Geotechnical Investigation required by the mitigation listed directly
above;
-5-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
37. that all surface stormwater run-off around the building shall be required to drain to the street
into the storm drainage system;
38. 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;
39. that a subsurface drainage system shall be installed in the walls and/or foundation of the two-
story below grade garage for the collection of ground water intrusion; this water shall be
discharged into the creek, provided that it is approved by the Department of Fish and Game and
the Regional Water Quality Control Board;
40. 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;
41. that biodegradable fertilizer shall be used on -site due to the close proximity to Ralston Creek;
42. that minor stream flows shall be controlled by constructing a temporary dam in the creek bed
and forcing the water to flow into a closed pipe, which shall extend past the dewatering zone of
influence, also to be placed within the creek bed; dewatering of the basement and/or basement
foundation excavations may be accomplished by installing 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;
43. that to minimize flooding and/or spillover of the creek during peak runoff, the existing concrete
retaining walls beneath the apartment building at the southwest corner of the site, which will be
exposed with the demolition of the apartment building spanning over the creek, shall be raised,
as the western wall redirects the flow to a more northerly direction, and short floodwalls or
earthen berms at the top of the open channel shall also be installed, as required, and the
necessary permits shall be obtained for this work from the California Department of Fish and
Game and the U.S. Army Corps of Engineers;
44. 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;
45. that in order to minimize flooding in the excavation from shallow groundwater and spilling
from the creek excavation for the below grade parking area shall be accomplished during the
dry season, April 15th to October 15th;
-6-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
46. 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;
47. that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes,
storm drain inlet protection such as soil blanket or mats, and covers for soil 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;
48. that construction access routes shall be limited in order to prevent the tracking of dirt onto the
public right-of-way, clean off -site paved areas and sidewalks using dry sweeping methods;
49. 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;
50. that any site work including grading and landscaping shall be limited to the dry months, from
April 15 to October 15;
51. 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;
52. 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;
53. that demolition of the existing structures and any grading or earth moving on the site shall be
required to receive a permit from the Bay Area Air Quality Management District prior to
issuance of a demolition permit from the Burlingame Building Division; and all requirements
of the permit shall be complied with during construction;
54. that all active construction areas shall be watered at least twice daily, especially during the
demolition and excavation phase of the project;
-7-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
55. that water that may run off the site due to the dust control measures required shall not be
allowed to run-off into Ralston Creek or into the storm drain system;
56. that sandbags shall be installed around the perimeter of the site to prevent water run off from
the dust control activity from spilling onto the public right-of-way or on to adjacent properties;
57. that trucks to and from the site hauling soil, sand or other loose material shall be covered or that
a minimum of two feet of freeboard shall be maintained;
58. that during construction soil stabilizers shall be applied to unpaved access roads, parking areas
and staging areas at the construction site;
59. that at a frequency required by the Engineer, the paved access road, parking areas and staging
areas at the construction site shall be sprayed with water to keep these areas from creating dust;
60. that the public street shall be swept as required by the City Engineer with a water sweeper if
visible soil materials are carried beyond the construction site;
61. that excavation and grading activities shall be suspended immediately if winds exceed 25 mph;
62. that sandbags or other erosion control measures shall be installed to prevent silt runoff from the
site to public roadways and into the creek;
63. that any demolition on this site shall comply with BAAQ MD Regulation 11, Rule #2, which
governs the handling of asbestos -containing materials; this rule requires that a survey be done
of all the building materials to be removed prior to commencement of any demolition; the
property owner shall be responsible for having a professional on -site that is familiar with the
implementation of Regulation 11, Rule 2 of the BAAQNM to supervision the removal or
demolition of an asbestos containing materials;
64. that during demolition and construction all hazardous materials shall be stored, handled and
disposed of properly; and that any coating or sealant to be used shall comply with the
BAAQNM Regulation 8, Rules3 and 51 for volatile organic compound (VOC) content, which
governs the application of architectural coatings and adhesive and sealant products;
65. that in order to reduce the occurrence of visitors in the below grade garage from entering a
dead-end aisle with no maneuvering space to exit, a sign shall be posted near the guest parking
spaces which directs visitors to the area 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;
66. 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;
N
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
67. that the proposed 30 foot driveway shall be reduced to 24 feet, or a size approved by the City
Traffic Engineer, and shall be shifted east, as shown on revised plans date stamped September
26, 2006;
68. that the circular driveway at the front shall have proper signage indicating that it is a one-way
driveway with the entrance on the western driveway;
69. that the circular driveway at the front shall have yield signage at the end where it merges with
the driveway that provides entrance and exit to the underground garage;
70. that the driveway elevation at the garage entrance shall be 12 inches above the gutter flow line
on Bellevue Avenue or at an elevation approved by the City Engineer and the maximum
driveway slope on the driveway shall not exceed 15 percent;
71. that all dumpsters located on the public street shall obtain the necessary encroachment permits
from the City of Burlingame Public Works Department prior to locating the dumpsters on the
street;
72. that all personnel involved with the demolition and/or construction of the proposed project at
this site shall be required to park in the public parking lots and garage in the immediate
vicinity;
73. that since all guest parking is provided in the below grade garage there shall be an intercom
with a buzzer to each unit, and a keypad access shall be provided so each tenant can operate the
security gate to the garage on demand;
74. 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;
75. that the property shall apply for protected tree removal permits as per the City Arborist's
August 26, 2002 memo;
76. that tree protection measures shall be installed under the supervision of a licensed arborist prior
demolition or construction and shall be inspected by the City Arborist;
77. that prior to demolition or construction any trees that will likely suffer root loss or soil
compaction as a result of this project shall be deeply irrigated and fertilized; and a long term
maintenance plan shall be prepared and submitted to the City Arborist for approval;
78. 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;
0
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
79. that all trees which border any area where grading or soil compaction is likely to occur shall be
mulched to depth of 8-16 inches or as required and approved by the City Arborist or as required
and approved by the City Arborist;
80. 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;
81. 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;
82. 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;
83. that any demolition on this site shall comply with BAAQMD Regulation 11, Rule 2, which
governs the handling of asbestos -containing materials; this rule requires that a survey be done
of all the building materials to be removed prior to commencement of any demolition; the
property owner shall be responsible for having a professional on -site that is familiar with the
implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the removal or
demolition of any asbestos containing materials;
84. that during demolition and construction all hazardous materials shall be stored, handled and
disposed of properly; and that any coating or sealant to be used shall comply with the
BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC) content, which
governs the application of architectural coatings and adhesive and sealant products;
85. that all construction shall be done during the hours of construction imposed by the City of
Burlingame Municipal Code; these hours are between 7:00 a.m. and 7:00 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;
86. that noise emission levels from construction and demolition on the site shall not exceed the
values listed in table 4-6 of the City of Burlingame's General Plan Noise Element;
87. that at no time shall the noise levels due to construction exceed levels greater than 90dBA,-
88. that ground vibration levels 3 feet from the nearest occupied residential structures shall not
exceed 0.1 in./sec. and vibrations shall be monitored during the demolition of the existing
structures when concrete is removed, during the pre -drilling of holes for piles and when
excavation is done closer than 30 feet from neighboring properties;
-10-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
89. 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;
90. that all internal combustion engines operating on this subject property shall be fitted with noise
suppression mufflers;
91. that the method of construction and materials used in construction shall insure that the interior
noise level within the building and inside each unit does not exceed 45 dBA in any sleeping
area;
92. that the proposed 4`}' 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;
93. that the contractor shall submit the "Recycling and Waste Reduction" form plan to the
Burlingame Building Division that demonstrates how 60 percent of construction demolition
material will be diverted from the waste stream to be approved by the Chief Building Official
and the applicant shall be required to document implementation of the recycling before a final
inspection can be scheduled;
94. that all surface storm water runoff created during construction and future discharge from the
site shall be required to meet National Pollution Discharge Elimination System (NPDES)
standards as adopted by the City of Burlingame and shall be directed as required by the
Department of Public Works;
95. that sewer laterals from the site to the public sewer main shall be checked and shall be replaced
to city standards as required by the Public Works Department;
96. that all abandoned utilities and hookups shall be removed as directed by the City Engineer;
97. that storm water run-off shall drain from the site to the street into the storm drain system;
98. 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;
99. that drainage and run-off into the two-story below grade garage shall drain to the local sanitary
sewer system due to the lower elevation of the parking areas and the possibility of
contamination from vehicle drainage;
-11-
EXHIBIT "A"
Conditions of approval for addendum to mitigated negative declaration and amendment to
condominium permit and special permit
1441-1445 Bellevue Avenue
Effective January 18, 2007
100. that the applicant shall prepare a water demand study for the proposed building prior to
obtaining a building permit to determine the adequacy of the existing domestic water line to
supply the proposed condominium building as well as the required fire sprinkler system for the
building; if it is determined that the domestic water line needs to be increased the applicant
shall replace the water line in the street to city standards as required by the City Engineer;
101. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; and
102. 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.
-12-
CITY 0 CITY OF BURLINGAME
PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010 t.
E. TEL: (650) 558-7250 FAX: (650) 696 3794'�:
}" R
www.burlingame.org -..
Site: 1441 —1445 Bellevue Avenue
The City of Burlingame Planning Commission announces the
following public hearing on Monday, January 8, 2007 at 7:00
p.m. in the City Hall Council Chambers, 501 Primrose Road,
Burlingame, CA:
Application for addendum to mitigated negative declaration and
amendment to previously approved condominium permit, special
permit for front setback landscaping, amendment to tentative
condominium map and tentative and final parcel map for lot
combination for a new 4-story, 20-unit residential condominium at
1441-1445 Bellevue Avenue zoned R-4. (APN 029-121-050 & -040)
Mailed: December 29, 2006
(Please refer to other side)
i
PUBLIC HEARING
NOTICE
CITY OF B URLINGAME
A copy of the application and plans for this project may be reviewed prior
to the meeting at,the Planning Department at 501 -Primrose Road,
Burlingame, California.
If you challenge the subject application(s) in court, you may; be limited to
raising only those issues or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city
at or prior to the public hearing.
Property owners who receive this notice are responsible for informing
their tenants about this notice. For additional information, please call
(650) 558-7250. Thank you.
Margaret Monroe
City Planner
PUBLIC HEARING NOTICE
(Please refer to other- side)