HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - Staff ReportBURL1:1 STAFF REPORT
TO: HONORABLE MAYOR AND CITY COUNCIL
DATE: APRIL 3, 2006
FROM: PUBLIC WORKS
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SUBJECT: TENTATIVE CONDOMINIUM MAP AND TENTATIVE AND FINAL PARCEL
MAP FOR LOT COMBINATION OF PORTIONS OF LOT 14, BLOCK 10,
BURLINGAME LAND CO. MAP NO. 2 SUBDIVISION, 1441-1445 BELLEVUE
AVENUE, PM 05-02
RECOMMENDATION: It is recommended that Council concur with the Planning
Commission and approve the subject Tentative and Final Map with the following conditions:
• A final parcel map for a lot merger shall be filed by the applicant within the two
year time period allowed by the Subdivision Map Act and the City's subdivision
ordinance and, if necessary, an extension of up to one year may be filed.
• All property corners shall be set and shown on the final parcel map.
• The final map shall show the width of the right-of-way for Bellevue Avenue, Almer
Road and El Camino Real, including the centerline of the right-of-way, bearings
and distance of the centerline and any existing monuments in the roadway.
All sidewalk, driveway, curb and gutter shall be replaced with new.
• During construction, the project developer shall maintain the existing street in
good condition to the satisfaction of the Public Works Director. If the construction
activity results in street damage, the developer shall re -pave the street frontage
to City standards. The developer shall take photographs of the street condition
prior to and after construction to document any damage caused by the project
construction. The street reconstruction shall be a minimum of 2 inches of asphalt
concrete removal and replacement.
BACKGROUND: At their meeting of November 28, 2005, the Planning Commission
reviewed the attached tentative parcel map and recommended Council approval with the
conditions listed above. The parcel map should be considered as both the tentative and
final parcel map to facilitate processing. Staff will ensure that the proper map is recorded.
EXHIBITS: Tentative Parcel Map; Staff Memorandum; November 28, 2005 Planning
Commission Minutes
c:t Jerk, Applicant
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Assi6p,nt En ineer
S:W Public Works Directory\Staff Reports\05-02.doc
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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 (T) 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 (8'2") 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.
UAVIGTOR\Projects\Private\1441 Bellevue i.wpd
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.
U NICTORTrojedsTrivateX1441 Bellevue l _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 Ale 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 he installed for elevator sump drainage below the sanitary sewer.
U_ ICTOMProjectsTrivate\1441Bellevuetwpd
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:
1. 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
UAVICTORTrojectsTrivate11441 Bellewel mpd
MEMORANDUM
PUBLIC WORKS DEPARTMENT
TO: PLANNING COMMISSION
FROM: PUBLIC WORKS -ENGINEERING
DATE: NOVEMBER 22, 2005
- RE: TENTATIVE CONDOMINIUM MAP AND TENTATIVE AND FINAL PARCEL
MAP FOR LOT COMBINATION OF PORTIONS OF LOT 14, BLOCK 10,
BURLINGAME LAND CO. MAP NO. 2 SUBDIVISION, 1441-1445 BELLEVUE
AVENUE, PM 05.02
This application is to combine two (2) existing lots into one (1) lot at 1441-1445 Bellevue
Avenue. The applicant is proposing an on -site improvement which will require a lot
combination in order to meet the zoning code.
There are no comments from the Building Department and Planning Department. There will be
no new easements created by this map.
The map application is complete and therefore may be recommended to the City Council for
approval subject to the following conditions:
1. A final parcel map for lot merger must be filed by the applicant within the time period as
allowed by the Subdivision Map Act and the Ci y's Subdivision Ordinance. Action on this
map should be considered as both the tentative and final map to facilitate processing.
2. All property corners shall be set and shown on the final parcel map.
3. The final map shall show the widths of the right-of-way for Bellevue Avenue, Almer Road,
and El Camino Real, including the centerline ' of right-of-way, bearing and distance of
centerline and any existing monuments in the roadway.
4. All sidewalk, driveway, curb and gutter shall be replaced with new.
5. All conditions attached to the condominium permit shall be met.
6. The conditions, covenantsandrestrictions for the map shall be approved by the City Attorney
and conform to all approved conditions and City Codes.
Exhibit: Tentative Map & Assessor's Map
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-Ci14y of Burlingame Planning Commission Unapproved Minutes November 28, 2005
requirements of the California Building and Fire Codes, 2001 edition, as amended by the City of
Burlingame. The motion was seconded by C. Osterling.
Comment on motion: great project; will help the street; what are the proposed changes to the landscaping?
Will the rose bushes be affected due to lack of light? That two new large scale shrubs be planted in the front
yard to help frame the house, one on the right hand side in the lawn area relatively close to the house and one
next to the driveway, the rose bushes will barely get up to the level of the porch, there should not be too
much shade for them; current proposed landscaping is not in keeping with the bulk of the house; could plant
shrub more towards the left to avoid shade on the roses. Comments concerning the garage will really
enhance the project.
Chair Auran called for a voice vote on the motion to approve with the added conditions. The motion passed
on a 670-1 (C. Keighran abstaining). Appeal procedures were advised. This item concluded at 7:30 p.m.
4. 1441 & 1445 BELLEVUE AVENUE, ZONED R-4 — APPLICATION FOR MITIGATED NEGATIVE
DECLARATION, TENTATIVE CONDOMMUM MAP, TENTATIVE AND FINAL PARCEL MAP FOR
LOT COMBINATION, CONDOMII4I1JM 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. Applicantsummarized
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 of bridge 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 project, on the balconies on
5
City offiurtingame Planning Commission Unapproved Minutes
November 28, 2005
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 upper most 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
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;
City of Burlingame Planning Commission Unapproved Minutes
November 28, 2005
• the landscape plan shall include the addition oftwo 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;
• 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 perni t and special permit for font setback landscaping for
the proposed project at 1441 and 1445 Bellevue Avenue with the 94 conditions of approval in the staffreport,
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, 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' ass 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 roofridge shall be surveyed and approved by the City Engineer as the
framing proceeds and prior to final framing and roofing inspections. The second level garage floor finished
floor elevation shall be elevation 11.32 ; garage level one finished floor elevation shall be elevation 21.32
first floor finished floor shall be elevation 32.82 ; second floor finished floor shall be elevation 43.82; third
floor finished floor shall be elevation 53.82 ; fourth floor finished floor shall be elevation 63.82; and the top
of ridge elevation shall be no more than 77.32'. Should any framing exceed the stated elevation at any point
it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the
.maximum height shown on the approved plans; 3) that any changes to the size or envelope of the building,
which would include expanding the footprint or floor area of the structure, replacing or relocating windows
or changing the roof height or pitch, shall be subject to Planning Commission review; 4) that the conditions
of the City Engineer's November 22, 2005, memo, the Chief Building Official's November 9, 2005, memo,
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City ofBurlingame Planning Commission Unapproved Minutes
November 28, 2005
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
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; 1.8) that all site catch basins and drainage inlets flowing to the bay shall be
stenciled. All catch basins shall be protected during construction to prevent debris from entering; 19) that
project approvals shall be conditioned upon installation of an emergency generator to power the sump pump
system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps,
controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise
requirement; 20) that the excavation of the garage, construction of the parking structure or proper
stabilization of the excavated hole and all drainage facilities shall be completed in one construction season
and a bond shall be required to insure that all this work is accomplished within that time frame the money
shall be spent to secure the site; 21) that the balconies on the southwest side shall be lined up; causing the
fourth floor balcony to be shifted and that corbels shall be placed below the upper most balcony to tie it to
the structure, this modification shall be reviewed by the Planning Commission to insure that the proportions
work and the balconies are properly integrated into the design prior to issuance of the building permit; 22)
that the property owner or his representative shall meet with the home owners association at 1435 Bellevue
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City ofBurlingame Planning Commission Unapproved Minutes
November 28, 2005
and agree on a commonly beneficial fence design separating the two properties and that it shall be the
responsibility of the project to install and maintain this -fence; 23) that a sink with running water, a toilet with
sewer connection, a gas grill and gas fire place shall be installed in the common open space for the
enjoyment of the residents on site and that for safety the gas fixtures shall be placed on timer; and that the
use common open space shall be managed and maintained by the homeowners association; 24) that the
landscape plan shall include the addition of two forest scale evergreen trees on the right side and one forest
scale evergreen tree on the left side at the rear of the site beyond the edge of the below grade parking garage;
25) that there shall. be a closet added to the bedroom in unit 5; 26) that the applicant and the City Attorney
shall work to determine if a program can be developed to reserve the two affordable dwelling units in the
project for economically qualified teachers in the Burlingame schools, including a ten percent reduction in
the established rent because the tenants are teachers in the Burlingame schools, should a program be possible
the applicant shall be required to implement the program; 27) that landscaping along the right property line
shall be predominantly single trunk tree form Pittosporum and that these plants shall be allowed to grow to
their natural form at a height of 20.to 25 feet; 28) that the entry from the building to the common open space
shall be maintained at its central location as it is designed and shall be built around the existing redwood tree
and in a manner approved by a licensed arborist to protect and maintain the roots_ of the redwood tree; 29)
that no permits.ineluding demolition shall be issued for this project until the developer and contractor have
prepared a traffic plan for construction trucks and parking for construction workers for all phases of the
project from demolition to interior finish and landscape installation; 30) that prior to issuance of a building
permit the applicant shall submit construction plans to the Chief Building Official for review and approval;
31) that all structural design shall conform to the City of Burlingame building codes and, at a minimum, to
the most recent revision of the California Building Code (which incorporates the Uniform Building Code),
the California Building Code specifically details design and construction practices for structures subject to
significant earthquake hazards; 32) that utilities shall be designed to provide sufficient flexibility to
withstand the expected ground shaking induced during an earthquake; 33) that structural designs and
construction procedures for foundation construction shall be completed in conformance to City of
Burlingame seismic regulations and project specific professional design recommendations for seismic
hazards made by the project Structural Engineer; 34) that prior to issuance of the first grading permit the
applicant shall submit GeoForensics' Geotechnical Investigation to the Chief Building Official and City
Engineer for review and approval. The investigation has been undertaken to determine the presence and
extent of expansive soil and provides foundation design, construction and grading recommendations. The
recommendations in the report and any requirements imposed by the Chief Building Official and City
Engineer shall be followed during construction; 35) that prior to issuance of building permits; the applicant
shall submit construction plans to the Chief Building Official for review and approval that illustrate the mat
foundation for deep basement parking, alternate foundation designs for near surface grade such as pier and
grade beam systems with piers extending into underlying competent soils. Concrete slab=on-grade and
walkways shall all be founded on 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 shoringplan 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
-City of Burlingame Planning Commission Unapproved Minutes
November 28, 2005
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 ofground 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 maybe accomplished by installing pump(s) in shallow sump(s) in the excavation; water shall be
directed to the streambed to flow into the diversion pipe; water discharge location will depend on the quality
of the water; clean water obtained from the gravel drains located behind the garage retaining walls can be
discharged into the creek where the creek channel is concrete lined; 45) that to minimize flooding and/or
spillover of the creek during peak runoff, the existing concrete retaining walls beneath the apartment
building at the southwest comer 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 15d'; 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 ofFish and Game and the Regional Water Quality Control Board, and shall
provide a copy ofthese approval to the City ofBurlingame; 55) that demolition ofthe existing structures and
any grading or earth moving on the site shall be required to receive a permit from the Bay Area Air Quality
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'City of Burlingame Planning Commission Unapproved Minutes
November 28, 2005
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
project; 57) that water that may run off the site due to the dust control measures required shall not be allowed
to run-off into Ralston Creek or into the storm drain system; 58) that sandbags shall be installed around the
perimeter of the site to prevent water run off from the dust control activity from spilling onto the public
right-of-way or on to adjacent properties; 59) that trucks to and from the site hauling soil, sand or other loose
material shall be covered or that a minimum of two feet. of freeboard shall be maintained; 60) that during
construction soil stabilizers shall be applied to unpaved access roads, parking areas and staging areas at the
construction site; 61) that at a frequency required by the Engineer, the paved access road, parking areas and
staging areas at the construction site shall be sprayed with water to keep these areas from creating dust; 62)
that the public street shall be swept as required by the City Engineer with a water sweeper if visible soil
materials are carried beyond the construction site; 63) that excavation and grading activities shall be
suspended.immediately if winds exceed.25 mph; 64) that sandbags or other erosion control measures shall be
installed to prevent silt runoff from the site to public roadways and into the creek; 65) that any demolition on
this site shall comply with BAAQ MD Regulation 11, Rule #2, which governs the handling: of asbestos -
containing materials; this rule requires that a survey be done of all the building materials to be removed prior
to commencement of any demolition; the property owner shall be responsible for having a professional on -
site that is familiar with the implementation of Regulation 11, Rule 2 of the BAAQMD to supervision the
removal or demolition of an asbestos containing materials; 66) that during demolition and construction all
hazardous materials shall be stored, handled and disposed of properly; and that any coating or sealant to be
used shall comply with the BAAQMD Regulation 8, Rules3 and 51 for volatile organic compound (VOC)
content, which governs the application of architectural coatings and adhesive and sealant products; 67) That
in order to reduce the occurrence of visitors in the below grade garage from entering a dead-end aisle with no
maneuvering space to exit, a sign shall be posted near the guest parking spaces which directs visitors to the
area designated for guest/visitor parking; all parking spaces in the below grade garage in the area of the dead
end aisle shall be assigned directly to residential units on the site and shall be closely managed by the
homeowners association; 68) that signs shall be posted at both ends of the ramp accessing the below grade
parking warning pedestrians 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 project 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 project shall be deeply irrigated and
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"City of Burlingame Planning Commission Unapproved Minutes November 28, 2005
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
hazardous materials shall be stored, handled and disposed ofproperly; 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 ofthe CityofBurhngame'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 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; 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 bythe City of Burlingame and shall
be directed as required by the Department ofPublic 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;
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'City of Burlingame Planning Commission Unapproved Minutes
November 28, 2005
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.
Chair Auran called for a voice vote on the motion to approve the condominium permit andspecial 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 AN EIGHT -FOOT HIGH FENCE ALONG PROPERTY LINES SHARED
WITH THE PENINSULA HOSPITAL REPLACEMENT PROJECT AT 1783 EL CAMINO REAL (CHRIS
FOLEY, ANTHONY BRUNO, WILFRED & NANCY HUANG, ADAM PATTERSON, NADERALMASI
AND SIMOUN GHASEMIAN, STEVEN & LEONIE WOHL, ABDULDEYYAN & RUKIYE SAFA,
LATTA TRUST, AND GEORGIA DELROSSO TRUST, APPLICANTS AND PROPERTY OWNERS) (9
NOTICED) PROJECT PLANNER: MAUREEN BROOKS
Reference staff report November 28, 2005, with attachments. CP Monroe presented the report, reviewed
criteria and staff comments. She noted that seven of the nine property owners in this area adjacent to the
hospital site have joined with the hospital project applicant in this request. If approved the fence exception
will be recorded with their properties; also included in this fence exception are the city right-of-way at the
end of Albemarle Way and at the rear of the San Francisco Water Line Parcel where the water main enters
the hospital property. Four conditions to be recorded with each property were suggested for consideration.
Commissioner asked if it was possible to grant in "advance" fence exceptions to two properties which did
not participate so that they do not need to comeback to the Commission at a later date. .CityAttorney
Anderson noted that fence exceptions are legal actions which are recorded with the properties; a recordation
cannot occur without the owner's permission and cannot be granted in advance. Ifthe two property owners
change their minds and work something out with the hospital for fence replacement, they could make a
request of the city and come back to the Commission on the consent calendar. Commissioner asked if this
proposed 8 feet was a minimum or a maximum. Staff noted that this would allow these property owners to
13