HomeMy WebLinkAbout1441 & 1445 Bellevue Avenue - ResolutionRECORDING REQUESTED BY: 2007-01 7560
10:58am 02/02/07 R1 Fee: NO FEE
Planning Department Count of pages 25
City of Burlingame Recorded in Official Records
County of San Mateo
WHEN RECORDED MAIL TO: Warren Slocum
Assessor -County Clerk -Recorder
PLANNING CITY DEPARTMENT
Y OF URLIINGAME.III 1 II II !I� II IIII I IIII III IIIII IIII III
501 PRIMROSE ROAD Z 0 0 7 0 0 1 l 5 b 0 R R
BURLINGAME, CA 94010
Resolution No. 001-2007
1441 — 1445 BELLEVUE AVENUE,
APN: 029-121-040 & 029-121-050
TITLE OF DOCUMENT
I hereby certify this to be a full, true and correct copy of
the document it purports to be, the original of which is on
file in my office.
Date: January 19, 2007
4ViTty
Marg ret Monrlanner
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:
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.
I, t--,� I O %.-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 8`h day of January, 2007 by the following vote:
�1 \— 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, 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 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;
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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;
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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;
R
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;
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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;
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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;
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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;
% 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 BAAQMD 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
BAAQMD 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;
SM
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;
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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 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;
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;
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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.
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Project Comments
Date: August 8, 2006
To: W 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 facade 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/DGB Date: 811412006
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 (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 (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.
U:\VICTOR\Projects\Private\1441 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.
U:\VICT0R\Projects\Private\1441 Bellevuel mpd
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 (2') 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.
UAVICT0R\Projects\Private\1441 Bellevuel mpd
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
U:\VICTOR\Projects\Private\1441 Bellevuel mpd
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 by: Date:
10((3 in '�"
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
Page 2of2
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.
Reviewed y:"—____ 1_' Date: slelo 4�
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
W 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: �_ � L�:� Date: -d
C--NTIAL COUNTY PRE- DE-PARTM-ENT
Serving tine Town of �Iillskorougk onJ Ae City of 1P,lingame
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 J. Yballa
Fire Marshal/Division Chief
CC: Planning
Building
13g9Rollins Roam, -Purlingame, CA Q4010 (650) 558-7600 �ax : (650) 344-QQ50
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: Date: 8/9 0 4