HomeMy WebLinkAbout1811 Adrian Road - Staff ReportCity of Burlingame
Mitigated Negative Declaration, Conditional Use Permits and Parking Variance
Address: 1811 Adrian Road
Item No. 8d
Action Item
Meeting Date: June 8, 2015
Request: Application for Mitigated Negative Declaration, Conditional Use Permits for use and floor area ratio
and Parking Variance for an addition to an existing commercial building for a self-service storage
use.
Applicant:
Designer/Engineer
Property Owner:
Zoning:
General Plan:
Jim Fitzpatrick, Public Storage, Inc. APN: 025-169-050
Lars Andersen & Associates, Inc. Lot Area: 5.82 acres
Public Storage, Inc.
RR, Automobile Sales and Service Overlay Area
Industrial and Office Use
North Burlingame/Rollins Road Specific Plan —Adrian Road Auto Row District
Executive Project Summary: The applicant, representing Public Storage, Inc., is proposing to convert an
existing, vacant 80,377 square-foot office/warehouse building at 1811 Adrian Road for use as a personal storage
facility. The proposed conversion involves construction of a new 61,495 square foot second floor within the
existing building and modifications to the exterior of the building. After construction, the building will total
141,872 square feet. The following applications are being requested for the proposed project:
• Conditional Use Permit required for a self-service storage use located within the Automobile Sales and
Service Overlay Area (Code Section 25.44.050 (b) (2));
• Conditional Use Permit to exceed 0.50 FAR for an industrial use (0.85 FAR proposed where 1.0 FAR is
the maximum allowed) (Code Section 25.44.030 (a)); and
■ Parking Variance for number on-site parking spaces (167 on-site parking spaces provided where 218
parking spaces are required forthe intensification of use; 51 space deficiency) (Code Section 25.70.010
ib)).
Environmental Review: Environmental review is required because the proposed project includes adding more
than 10,000 SF to an existing commercial building (61,495 SF addition proposed, mostly within a new second
floor within the existing building), and therefore does not qualify for an exemption from CEQA (California
Environmental QualityAct). The Planning Commission held an environmental scoping session forthis project on
February 9, 2015 (refer to attached February 9, 2015 Planning Commission Minutes).
An Initial Study was prepared by Dudek. Based on the Initial Study, a Mitigated Negative Declaration has been
prepared for review by the Planning Commission. As presented, the Mitigated Negative Declaration identified
one potential impact in the area of noise. However, based upon the mitigation measure identified in the Initial
Study, it has been determined that the project impact can be addressed by a Mitigated Negative Declaration
since the Initial Study did not identify any adverse impacts which could not be reduced to acceptable levels by
mitigation (please refer to the attached Mitigated Negative Declaration No. 583-P).
The mitigation measure in the Initial Study has been incorporated into the recommended conditions of approval
(in italics). Since there were no State agencies involved in review, the Mitigated Negative Declaration was
circulated for 20 days for public review on May 8, 2015. The 20-day review periods ended on May 28, 2015. No
comments were received during the circulation period.
February 9, 2015 Environmental Scoping Meeting: At the February 9, 2015, Planning Commission
environmental scoping meeting, the Commission had several questions and concerns regarding this project
(refer to the attached February 9, 2015 Planning Commission Minutes). The categorized list below provides the
questions stated at the scoping meeting and responses by the applicant or Planning Division staff.
Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
1. Fee/s thaf the existing rolling-grass frontage fits with the vintage of fhe building, but encouraged
a more drought-toleranf approach. (Fitzpatrick - Will look at this.)
■ The Landscape Plan was revised to include drought tolerant landscaping throughout the site; please
refer to the revised Landscape Plan and Plant Legend on sheet 6A, date stamped April 15, 2015.
2. What drives the 37-foot heighf for the tower; why not use the 35-foof limif? Need to justify a bit
more with the architect. (Fitzpatrick - If they can lower to 35-feet will do so. Will check with the
architect.)
■ The project was revised so that the overall height to the top of the tower element is 35'-0" above
average top of curb (37'-0" previously proposed); please refer to the revised building elevations on
sheet 3A, date stamped April 15, 2015. As a result, the previous request for a Conditional Use
Permit for building height is no longer required.
3. Has the greater problem with the use than any other aspect of the application. No justification for
taking whaf could a big asset within the neighborhood (aufo sa/es and service) and converting it
to a/esser use. Doesn't fee/ that there is much to justify the storage expansion. Concerned for
the lack of a generation of revenue from this type of use. Disagrees that fhere is /ack of demand
for property for auto sa/es and service. The use is a disservice to the policies of the Specific
Plan.
■ Please refer to the applicanYs letter dated April 17, 2015 for responses regarding concerns about the
proposed use.
4. Requested additional information from the property owner regarding the length of time that the
property has been vacant.
■ The applicant notes that WILCO vacated the building several years ago. Since then, a portion of the
building was occupied by a warehouse/light industrial business which also recently vacated the
building.
Detailed Project Summary: The subject property contains two commercial buildings; a vacant 80,377 SF
office/warehouse building at the front of the site (1811 Adrian Road) and a 74,675 SF warehouse building at the
rear �f the site (1801 Adrian Road), which is currently occupied by Goodwill (donation center). The most recent
use at 1811 Adrian Road was a warehouse supplying products for virtual sales. There are no changes proposed
to the building at the rear of the site (1801 Adrian Road).
Public Storage, Inc., a self-storage facility, is currently located on the adjacent property at 1761 Adrian Road.
With this application, the applicant is proposing to add a second floor within the existing commercial building
located at 1811 Adrian Road (subject building is located at the front of the site), as well as some minor additions
on the ground floor. A Conditional Use Permit is being requested for the proposed self-storage use because the
site is located within the Automobile Sales and Service Overlay Area in the RR Zoning District (Code Section
25.44.050 (b) (2)).
The proposal includes alterations to the existing building and adding a new 61,495 second floor within the
existing building. The applicant notes that the proposed renovations would accommodate 436 storage units on
the f�irst floor and 692 storage units on the new second floor, for a total of 1,128 storage units within the self-
storage facility. The proposed floor area on the site (including both buildings at 1801 and 1811 Adrian Road)
would increase from 0.61 FAR (155,052 SF) to 0.85 FAR (216,547 SF) where 1.0 FAR (253,519 SF) is the
maximum allowed. A Conditional Use Permit is being requested because with the proposed project the FAR on
the site will exceed 0.50 FAR.
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
A new front office and merchandise area for the self-storage facility is located at the front, left corner of the
building. This new entry is identified by a tower element with an aluminum storefront system, clear glazing and a
metal canopy. The overall height to the top of the tower element is 35'-0" above average top of curb (the existing
building measures 28'-8" above average top of curb). The project also includes adding a new loading area near
the front, right corner of the building and would contain four loading spaces and five parking stalls. Access to
this loading area would be through new vehicular entry off Adrian Road. The existing loading dock at the rear of
the building will be eliminated and replaced with additional parking stalls. The existing loading dock along the
left side of the building will be upgraded to include a covered loading area leading to a secured lobby with an
elevator. The applicant has been working with the various City divisions to ensure that the proposed project will
comply with all exiting and disabled-accessible requirements.
As shown on the proposed building elevations, there are fa�ade changes primarily along the front and left sides
of the building. However, Commercial Design Review is not required for the proposed project since the exterior
alterations do not exceed 50% of the building fa�ade (changes to more than 50% of the fa�ade would require
Commercial Design Review). Therefore the Planning Commission's review is limited to the Conditional Use
Permit and Variance requests.
Off-Street Parking: The existing parking demand for the storage and office/warehouse uses within both
buildings at 1801 and 1811 Adrian Road is 196 parking spaces. Since there are currently 135 parking spaces
provided on-site, the existing site is nonconforming in parking.
The City's Zoning Code (code section 25.70.040) requires one parking space for each 1,000 square feet of
gross floor area for warehouse and storage uses and one parking space for each 400 square feet of gross floor
area for retail uses (City of Burlingame 2013). With the proposed project, the parking demand (including both
buildings at 1801 and 1811 Adrian Road) is 218 parking spaces, which includes 139,329 SF of self-storage on
the first and second floors (1:1000 SF parking ratio) and 1,655 SF of lobby/retail space (1:400SF parking ratio) at
1811 Adrian Road and 74,675 SF of existing storage space at 1801 Adrian Road. The project includes site
improvements which will increase the total number of parking spaces on-site from 135 to 167 spaces where 218
spaces are required. Therefore, a parking variance is being requested for the difference of 51 parking spaces.
A parking analysis provided by Lars Andersen & Associates, Inc., notes the following: "The ITE Manual provides
a peak parking demand ratio of 0.06 vehicles per 1,000 square feet or 0.77 vehicles per 100 storage units. The
calculation based upon square footage for the proposed facility is 141,482/1,000 x 0.06 = 9 parking spaces. The
calculation under the unit analysis is 927/100 x 0.77 = 7 parking spaces." A total of 81 parking spaces will be
available within the lease area for Pubiic Storage (front half of the site). Therefore, the proposed number of
parking spaces would be adequate and impacts would be less than significant. The City's Engineering Program
Manager reviewed the analysis and notes in his memorandum dated November 18, 2014, that "the Public Works
- Engineering Department is in concurrence with the conclusions and justifications as presented in the analysis"
and had no further comments.
Landscaping: When the use in a building is intensified, in this case by adding a second floor within an existing
building, on-site landscaping must be provided to current code standards. The RR zoning district regulations
require that a minimum of 10% of the total area of the property be landscaped and that a minimum of 60% of the
front setback be landscaped. However Planning staff would note that since the setback requirements of the RR
zoning district require buildings along Adrian Road to have a zero front setback, the front setback landscaping
requirement is not applicable.
The existing landscaping, consisting of trees, shrubs and turf complies with the minimum required on-site
landscaping and amounts to 11.8% of the site (29,923 SF). Some existing landscaping will be removed to
accommodate walkways at the front, left corner of the building as well as the new loading area at the front of the
building. However, new landscaping areas are proposed along the left side property line and at the rear of the
building. With the proposed modifications, the site will be in compliance by providing 10.7% (27,191 SF) of total
on-site landscaping proposed where 10% (25,352 SF) is the minimum required. The Landscape Plan includes
drought tolerant landscaping throughout the site; please refer to the revised Landscape Plan and Plant Legend
on sheet 6A, date stamped April 15, 2015.
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance
Plans date
Planning staff would note that although the North Burlingame/Rollins Road Specific Area Plan recommends
planting Eucalyptus ficifolia (Red Flowering Gum) along Adrian Road, the Parks Supervisor recommends
planting Acer rubrum (Red Maple) trees instead, noting that it is a better species for this location and that the
Parks Division has had good success in planting them along Rollins Road. The applicant is proposing to install
five, 24-inch box Red Maple trees are recommended by the Parks Supervisor. Planning staffwould note that the
Community Development Department and Parks Division will be reviewing the recommendations in the Specific
Area Plan in the near future and will process a request to make amendments as necessary.
1811 Adrian Road
Lot Area: 5.82 acres
EXISTING
Use:
warehouse
(1801 Adrian Road)
office/warehouse -
vacant
(1811 Adrian Road)
PROPOSED
no change
(1801 Adrian Road)
self-story facility'
(1811 Adrian Road)
1811 Adrian Road
: January 13, 2015
ALLOWED/REQUIRED
self-storage use
requires a Conditional
Use Permit
F/oorArea Ratio: 80,377 SF (1811 Adrian) ; 141,872 SF (1811 Adrian)
74,675 SF (1801 Adrian) ; 74,675 SF (1801 Adrian)
155,052 SF
0.61 FAR
Lot Coverage:
Building Height:
149,284 SF
58.8%
_ _
28'-8"
Front Setback:
126,760 SF
0.50 FAR
216,547 SF : 253,519 SF
0.85 FAR Z 1.0 FAR max. w/CUP
___ _
__ _ _ .
149,166 SF
58.8% '
_ _
35'-0° (37'-0" previously '
proposed)
_ _
_ ___
152,111 SF
60%
35'-0"
35'-5° 101'-8" to addition at at least 20% of the
' ground floor ; building to have a zero
' setback — not applicable
'; since addition at front is
_
Side Setback (left): � 89'-8"
(right): 20'-3"
Off-Street Parking:
TotalOn-Site f
Landscaping: I
100'-6"
no change
_ _ __ _. __ __
135 spaces ; 167 parking spaces 3
' (65 standard)
(12 truck loading)
4 disabled-accesible)
11.8%
29.923 SF
10.7%
27,191 SF
10°/a
25,352 SF
Conditional Use Permit requested for an addition to an existing commercial building for a self-service storage
use within the Automobile Sales and Service Overlay Area.
Conditional Use Permit to exceed 0.50 FAR for an industrial use (0.85 FAR proposed where 1.0 FAR is the
maxirnum allowed).
Parking Variance requested for number on-site parking spaces (167 on-site parking spaces provided where
218 parking spaces are required for the intensification of use).
minor
10'-0"
10'-0"
218 parking spaces
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
Staff Comments: See attached memos from the Building, Parks, Engineering, Fire and Stormwater Divisions.
Public Facilities Impact Fee: The purpose of public facilities impact fees is to provide funding for necessary
maintenance and improvements created by development projects. Public facilities impact fees are based on the
uses, the number of dwelling units, and the amount of square footage to be located on the property after
completion of the development project. New development that, through demolition or conversion, will eliminate
existing development is entitled to a fee credit offset if the existing development is a lawful use under this title,
including a nonconforming use.
Based on the proposed 61,495 SF second floor addition within the building, the required Public Facilities Impact
Fee for this development project is: $95,325.00 (see table below). The Public Impact Fees payment will be
required at time of building permit issuance.
Self-Storage Facility
61,495 SF addition (commercial)
(fee based on per 1,000 SF)
General Facilities & Equipment $640 x 61.5 =$39,360.00
_ _. _ _ __ ____
Libraries not applicable
_ _ _ __.. __ _ _. . _ _..... _..... .__._.
Police $102 x 61.5 = $6,273.00
_ _----.. __ _ _ _ _ _...._.. __....._..
Parks and Recreation $118 x 61.5 =$7,257.00
__ ------. ..__.___ _ _ _ _ _.__... _.
Streets and Traffic Exempt
---- - _ __._.. .. . ._
Fire $248 x 61.5 = $15,252.00
__ _. __ _ . __ __
Storm Drainage $442 x 61.5 = $27,183.00
Total $95,325.00
North Burlingame/Rollins Road Development Fee: The North Burlingame/Rollins Road Specific Plan
identifies a series of improvements that are necessary to improve the area so that the goals of the Specific Plan,
and in turn, the City's General Plan, can be accomplished as the area is developed. The purpose of the
development fee is to provide funding for future construction, improvement, and enhancement of public arterials
and access. For commercial uses within the Rollins Road Subarea, the fee is $0.52 per square foot.
Based on the proposed addition (61,495 square feet), the required North Burlingame/Rollins Road Development
Fee for this development project is: $31,977.40 (61,495 SF x$0.52 per square foot). The North
Burlingame/Rollins Road Development Fee payment will be required at time of building permit issuance.
Findings for a Mitigated Negative Declaration: For CEQA requirements the Planning Commission must
review and approve the Mitigated Negative Declaration, finding that on the basis of the Initial Study and any
comments received in writing or at the public hearing that there is no substantial evidence that the project will
have a significant (negative) effect on the environment.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit, the Planning Commission
must find that the following conditions exist on the property (Code Section 25.52.020, a-c):
(a) The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience;
(b) The proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
(c) The planning commission may impose such reasonable conditions or restrictions as it deems necessary
to secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Suggested Findings for Conditional Use Permit (Use and FloorArea Ratio): That the proposed self-storage
use is located within in the RR Zoning District which provides areas for industrial, commercial and service uses
and the City's General Plan designation for the site is Industrial and Commercial; and that as described in the
North Burlingame/Rollins Road Specific Plan, the Adrian Road Auto District subarea "is targeted to establish a
new center for automobile sales and service, although it may continue to be used for typical industrial uses
including airport-related industries, food preparation, fabrication, commercial recreation, commercial food
preparation/processing, retail and wholesale building and garden supply, industrial training facilities, public
service facilities and similar light industry." Therefore, the proposed use will be located and conducted in a
manner in accord with the Burlingame general plan and the purposes of this title.
That the proposed project would modify one of two existing warehouse buildings to be operated as a personal storage
facility and that the proposed use and building scale is consistent with previous uses of the site and would not result in
the physical division of an existing community; that although the proposed uses on the site exceed 0.5 FAR, the
proposed project at 0.85 FAR is below the maximum allowed FAR of 1.0; and that the second floor addition is
proposed within the existing warehouse building, the proposed use will not be detrimental or injurious to property or
improvements in the vicinity and will not be detrimental to the public health, safety, general welfare or
convenience.
Therefore, based on these findings the proposed use may found to be compatible with the required findings for a
conditional use permit.
Required Findings for Variance: In order to grant a Variance the Planning Commission must find that the
following conditions exist on the property (Code Section 25.54.020 a-d):
(a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved
that do not apply generally to property in the same district;
(b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
(c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
(d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
Suggested Findings for Variance: That based on current code off-street parking requirements, the existing
site is nonconforming in parking (135 parking spaces provided where 196 parking spaces are required for the
existing uses); that based on the peak parking demand ratio provided in the ITE Manual (0.06 vehicles per 1,000
square feet), a total of 9 parking spaces are required for the proposed project, and since a total of 81 parking
spaces will be available within the lease area for Public Storage, the proposed number of parking spaces would
be adequate and impacts would be less than significant and the project may be found to be compatible with the
variance criteria listed above.
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action on
the following items should be taken separately by resolution including the conditions representing mitigation for
the Mitigated Negative Declaration (in italics below) and any conditions from the staff report and/or that the
commissioners may add. The reasons for any action should be clearly stated.
1. Mitigated Negative Declaration.
2. Conditional Use Permits and Parking Variance.
Please note that the conditions below include mitigation measures taken from the mitigated negative declaration
(shown in italics). If the Commission determines that these conditions do not adequately address any potential
significant impacts on the environment, then an Environmental Impact Report may need to be prepared forthis
project. The mitigations will be placed on the building permit as well as recorded with the property and constitute
the mitigation monitoring plan for this project. At the public hearing the following mitigation measures and
conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
April 15, 2015, sheets 1 through 8;
2. that the conditions of the Building Division's December 23, 2014, November 17, 2014 and September 8,
2014 memos, the Parks Division's September 4, 2014 memo, the Fire Division's September 4, 2014
memo, the Engineering Division's September 10, 2014 memo, and the Stormwater Division's November
21, 2014 memo shall be met;
3. that if the structure is demolished or the envelope changed at a later date the conditional use permits
and parking variance as well as any other exceptions to the code granted here will become void;
4. that demolition or removal of the existing structures and any grading or earth moving on the site shall not
occur until a building permit has been issued and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District;
5. that storage of construction materials and equipment on the street or in the public right-of-way shall be
prohibited;
6. that exterior lighting for the project would be designed to meet the requirements of Burlingame Municipal
Code Section 18.16.030 (pertaining to light spillage off site in commercial or residential areas);
7. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan
and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall
require a demolition permit;
8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance;
9. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2013
Edition, as amended by the City of Burlingame;
10. that prior to issuance of a building permit for the project, the applicant shall pay the public facilities impact
fee in the amount of $95,325.00, made payable to the City of Burlingame and submitted to the Planning
Division;
11. that prior to issuance of a building permit for the project, the applicant shall pay the North
Burlingame/Rollins Road Development fee in the amount of $31,977.40, made payable to the City of
Burlingame and submitted to the Planning Division; and
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Mitigated Negative Declaration, Conditional Use Permits and Parking Variance 1811 Adrian Road
Mitigation Measures from Initial Study
Noise
12. thaf the project sponsor shall retain a qualified acoustical engineer familiar with aviation noise
impacts to prepare an acoustical study, in accordance with State Title 24 requirements. The
acoustical study shall identify methods of design and construction to comp/y with the applicable
portions of the Uniform Building Code Title 24, Appendix 36, Sound Transmission Controls and
with the Federal Aviation Administration (FAA) Part 150 Noise Compatibility Program so that
construction wi/l achieve an indoornoise level or45 dBA, or/ess, as measured foraircraftnoise
events;
Ruben Hurin
Senior Planner
c. Jim Fitzpatrick, Public Storage, Inc., applicant
Scott Mommer and Art Lucas, Lars Andersen & Associates, Inc., design professional
Attachments:
ApplicanYs Response Letter, dated April 17, 2015
February 9, 2015 Planning Commission Minutes
Application to the Planning Commission
Project Description submitted by the applicant, date stamped November 12, 2014
Conditional Use Permit Applications
Variance Application
Commercial Application
Staff Comments
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed May 29, 2015
Aerial Photo
Separate Attachments:
Mitigated Negative Declaration and Initial Study (ND-583-P), date stamped May 8, 2015
E:3
P;
April 17, 2015
Ruben Hurin
Senior Planner
City of Burlingame
Community Development Department
501 Primrose Road
Burlingame, CA 94010-3997
Dear Ruben,
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I � Y OF BURLINGAME
�,,r`.n_=;_c,r�i"JING DIV
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.
As you know, Public Storage is proposing to redevelop an existing building located at 1811 Adrian Road
as a self-storage facility (the "Project"). The Project would compliment Public Storage's existing nearby
facility located at 1761 Adrian Road. Below are Public Storage's responses to the questions that were
raised by members of the Planning Commission at the February 9, 2015 study session regarding the
Project.
1
2
Can the height of the Project building be reduced to 35 feei?
Yes, Public Storage will submit revised plans lowering the height of the Project building to 35
feet.
Can Public Storage incorporate drought-tolerant landscaping into the Project?
Yes, Public Storage will prepare a landscaping plan incorporating drought-tolerating landscaping
into the Project.
3. Is there demand for additional storage space?
Yes, our internal proprietary studies show a strong demand for additional storage space in the
area. Public Storage previously acquired the site and as part of the Project is proposing to make
a large capital investment in the property. Public Storage would not be undertaking such action
if it did not believe that there was sufficient demand for additional storage space in the area.
4. Is tne Project consistent with the site's zoning?
Yes, the Project is a light industrial use in an area designated for industrial uses, including
warehouse/storage space. While the North Burlingame/ Rollins Road Specific Plan encourages
automobile sales and service along Adrian Road, very few automobile sales/service uses have
located along this route in the 11 years since adoption of the Plan, thus indicating limited
demand for this use in this particular area. Further, the Project site is not shown as one of the
illustrative sites where a new automobile dealer could potentially locate, and no connector road
PUBLIC STORAGE - Real Estate Group
701 Western Ave., Glendale, CA 91201
Tel: (818) 244-8080 x1476, Fax: (818) 543-7347
jfitzpatri ck(�pu bl icstoreqe. com
� �
between Rollins Road and Adrian Road has been constructed as the Plan acknowledges would
be needed to ensure the viability of this particular use. Finally, and importantly, the Plan
specifically allows other uses, including light industrial uses such as the Project with approval of
a conditional use permit. As such, the Project is consistent with the site's zoning.
Please feel free to contact me with any questions. I can be reached at 818-244-8080 x 1476.
Public Storage
Jim Fitzpatrick
�. `���.,��6
Senior Vice President — Real Estate Division
PUBLIC STORAGE - Real Estate Group
701 Western Ave., Glendale, CA 91201
Tel: (818) 244-8080 x1476, Fax: (818) 543-7341
jfitzpatri c k(aapu bl icstoraqe. com
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, February 9, 2015 7:00 PM Council Chambers
a. 1811 Adrian Road, zoned RR - Application for Environmental Review, Conditional
Use Permits for use, floor area ratio and building height and Parking Variance for a
self storage use within an existing commercial building (Jim Fitzpatrick, Public Storage
Inc., applicant; Lars Andersen & Associates, Inc., designer; Public Storage Inc.,
property owner) (16 noticed) Staff Contact: Ruben Hurin
Communify Development Director Meeker provided a brief overview of the request.
Questions of Staff
> Is there precedent for having non-auto uses within the district? (Meeker - the auto overlay zone was
established with the adoption of the North Burlingame/Rollins Road Specific Plan to entice re/ocation of
auto-sales uses to Adrian Road. However, most dealers in Burlingame own the properties on which the
dea/erships exist, so there is no impetus for them to relocate. Tesla and the BMW Service Center are
the on/y two similar businesses that have located within the overlay zone since adoption of the plan.)
> Requested clarification regarding the building height. (Meeker - will need to clarify with the
applicant.)
Chair Bandrapalli opened the public hearing.
Jim Fitzpatrick, Public Storage Inc. represented the applicant.
Commission Comments/Questions:
> How many employees will be present on the site? (Fitzpatrick - there will be three employees on
site.)
> How tall is the tower addition to the building? (Fitcpatrick - initially the element was designed to be
42-feet, eight-inches tall, 6ut has been lowered to 37-feet.)
> Has a revenue ana/ysis been prepared? (Fitrpatrick - tenants don't pay sales tax, therefore there
isn't a lot of revenue generated for the City.)
> Fee/s that the existing rolling-grass frontage fits with the vintage of the building, but encouraged a
more drought-tolerant approach. (Fitzpatrick - Will look at this.)
> What drives the 37-foot height for the tower, why not use the 35-foot limit? Need to justify a bit more
with the architect. (Fitzpatrick - If they can lower to 35-feet will do so. Will check with the architect.)
Public Comments:
None.
Chair Bandrapalli closed the public hearing.
Commission Discussion.
> Feels the parking analysis is adequate.
> Has the greater problem with the use than any other aspect of the application. No justification for
taking what cou/d be a big asset within the neighborhood (auto sales and service) and converting it to a
City of8urlingame Page 1 Printed on 6/Y2015
Planning Commission Meeting Minutes February 9, 2015
lesser use. Doesn't feel that there is much to justify the storage expansion.
> Concerned for the lack of a generation of revenue from this type of use. Disagrees that there is lack
of demand for property for auto sales and service. Quoted revenue from sales tax for auto sales in the
first quarter as received from the City's Finance Department.
> The use is a disservice to the policies of the Specific Plan.
> Have there been other inquiries relative to the property7 (Meeker - no.)
> Requested additional information from the property owner regarding the length of time that the
property has been vacant.
Commissioner Gum made a motion, seconded by Commissioner Terrones, to place the item on
the Regular Action Calendar. The motion was approved unanimously by the following vote:
Aye: 5- Bandrapalli, DeMartini, Loftis, Terrones, and Gum
Absent: 2- Yie, and Sargent
CityofBurlingame Page 2 Printed on 6/2/2015
BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT • SO') PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
❑ Design Review � Variance ❑ Parcel #: flZs " ( �� - � �
� Conditional Use Permit ❑ Special Permit ❑ Other:
-• •..- : •• .� :... : i•<u- .
APPLICANT project contact person ❑ PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents ❑ OK to send electronic copies of documents ❑
Name: Jim Fitzpatrick, Sr. VP. Entitlements, Real Estate Group Name: Public Storaqe c/o Jim Fitzpatrick, Sr. VP. Entitlements,
Real Estate Group
Address: 701 Western Ave
City/State!Zip: Glendale, CA 91201
Phone: (818) 244-8080 Ext. 1476
Fax: (818) 543-7341
E-mail: jfitzpatrick@publicstorage.com
ARCHITECT/DESIGNER project contact person m
OK to send electronic copies of documents �
Address: 701 Western Ave
C�tylState/Zip: Glendale; CA 91201
Phone
Fax:
244-8080 Ext. 1476
7341
E-mail: jfitzpatrick@publicstorage.com
Name: Lars Andersen & Associates, Inc. c/o Scott A. Mommer, PE
Address: 4694 W. Jacquelyn Ave
City/State/Zip: Fresno, CA 93722 .,-., e,�- ..
_ __°�� A°�l',�a..�
Phone: (559) 978-1000
Fax: (559)276-0850
2 5 20i4
E-mail: smommer�larsandersen.com
- BURLINGAME
- _��'^:i�i- ,,
�k Burlingame Business License #: 2����
PROJECT DESCRIPTION: See attached.
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief. i ��
ApplicanYs signature: Date: g12-51 � ¢
I am aware of the proposed applic tion and�ereby authorize the above applicant to submit this application to the Planning
Commission. ^�
Property owner's signature: Date: g'Z� /� `�
Date submitted: �''2 � � T
,t Verification that the project architecUdesigner has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
5: �HANDOUTS�PC Application. doc
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,
Public Storage BURLINGAME, CA
1811 Adrian Road
,.r `�' a� � "�` s�. �
PROJECT DESCRIPTION
The proposed project includes the renovation of an existing warehouse with a two level office space along Adrian
Road. The building will become a two-story self-storage facility with a maximum height of approximately 42' 8"
feet at the top of the new tower(in which a CUP in being requested as part of this application) and a gross floor
area of 141,482 square feet and a building footprint of 74,535 square feet. This development will be located in
Burlingame, California on Adrian Road just south of Freeway 101.
The subject property includes two lease areas and addresses with an APN number 025-169-050. The existing
building at the rear of the parcel with address 1801 Adrian Road is an existing Goodwill Outlet Store and Donation
Center and is not a part of this development. A remodel and site improvements will involve the property at 1811
Adrian which is located at the front or north end of the Parcel. The existing building has most recently been the
home of a WILCO warehouse supplying products for virtual sales. The building included a large +/-62,735 square
foot single story warehouse with a loading dock at the rear building wall and roll-up doors for loading on the east
wall. The west was used in years past for railroad off-loading with the existing remnants of a spur line still in the
ground. The northern portion of the building facing the street has two levels of office space with store-front
windows and an entrance overlooking Adrian Road. The building is setback from the street right-of-way
approximately 34' with established landscaping and sidewalks. A single shared entrance providing access to both
addresses is located to the east of the 1811 Adrian Road building. Parking stalls for this building are located along
this access road leading to the rear property where an existing chain link access gate is located and will remain.
The proposed improvements will include the construction of a second story within the main warehouse area to
provide additional self-storage spaces. To compiy with current codes a new stairwell will be constructed at the
southeastern end of the building and a proposed accessible route will begin at the stairwell exit door and head
west along the southern wall and rap around the eastern wall where a new compliant sidewalk will be constructed
that will extend to the sidewalk on Adrian Road. The existing loading dock will be removed and parking stalls will
be painted along this south wall. The existing loading docks on the east wall will be upgraded to include a covered
loading area leading to a secured lobby with an elevator. At the northwest corner of the building a new parking lot
and loading docks will be constructed. Access from Adrian Road will be provided via a new concrete drive
approach. 4 loading stalls will be provided at this location. A new office and merchandise area for the self-storage
facility will be constructed at the north east corner of the building. This building will be upgrade at this location
with a tower structure and new display windows. The parking stalls along the western side of the access drive to
the property will be shifted closer to the building to allow a 50' wide turn around space for trucks visiting this
facility. In addition the accessible parking stalls will be moved and two additional stalls will be added to meet code
requirements. New accessible pedestrian ramps will be constructed to provide an accessible route of travel to the
new lobby area and the accessible Ioading docks on the eastern wall. The existing gross building area is 80,377sf
with a FAR of 0.61. The proposed renovations will increase the gross building area to 141,482sf with a FAR of 0.85
(1.00 is the max) and a total of 167 parking stalls provided (in which a CUP is being requested as part of this
application). The proposed required parking is 217 stalls therefore a parking variance wiil must be approved and
being requested as part of this application.
The existing landscaping will remain along the street frontage except for the areas that will be disturbed or where
sidewalk will be removed. Shrubs, trees, ground cover, and turf will be installed in these areas.
The building facelift design will be a modern/contemporary design and have display windows on the northeast
corner of the building near the existing site entrance. The building fa4ade will consist of silver and orange metal
•
Public Storage BURLINGAME, CA
1811 Adrian Road
panels, aluminum frames, and bright silver or weathered zinc colored split face masonry blocks. In addition the
existing wall surfaces will be painted to match the new color palette.
City of Burlingame Planning Department �01 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.ore
r�, CITY p
4 �
BURLJNGAME
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
,.,/������
�G 2 5 2014
;F BURLINGAME
�L.4NNING ^��!
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made far your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
property or improvements in the vicinity or to public health, safery, general welfare or
convenience.
This project proposes to renovate an existing warehouse building into a self-storage facility with
upgrades to the facade and tenant improvements to the interior. Existing building height and building
footprint will remain. The infrastructure will continue to be used to serve the property, therefore the
impact to public health will not be impacted. The facility currently has a fire sprinkler system which will
be upgraded as necessary to meet current codes. No activities (potentially dangerous) other than
personal storage will be allowed on the premises. In addition space will be provided at the rear of the
building for a fire truck turn around and the facility will have adequate security controls to restrict
access to only patrons that lease storage spaces. The project will implement necessary improvements
to provide access for persons with disabilities and the elderly, including parking, ramps, and elevators.
We believe that this project will benefit the public and is consistent with the city's goals for conservation
and development.
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
The existing zoning is Rollins Road (RR) zone district, within the Automobile Sales and Service
Overlay district, and lies within the general plan area for Industrial and Office Use. The adjacent
property to the east is an existing Public Storage facility with the same zoning and general plan
designations. We believe that this justifies that a similar facility will meet the cities general plan and
zoning statutes on a neighboring parcel.
3.
How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general viciniry?
The proposed development will be upgrading the existing facade similar to the Public Storage facility to the
east. Boxed columns with a cement plaster finish will be added to the new office and building entrance near
the southeast corner of the building. Existing metal panels and building walls will be painted and will match
the aesthetic appearance of the neighboring Public Storage Facility to the East. The size of the exterior shell
will remain relatively the same size which is comparative to neighboring properties in the immediate area. The
existing buildings in the area have a simple modern 1960's style and the proposed design is post modern,
with office and big box look with new buiiding articulation to comply with the design guidelines for this area.
This will provide a more natural look to the area.
CUP.FRM
Ciry of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlinQame.org
ciTr o
BURIJNCiAME CITY OF BURLINGAME ��° E I V E�
�
�� CONDITIONAL USE PERMIT APPLICATION �>>i�! 1 3 2015
"�,.no.�.Ee>�o
URLINGAME
P for FAR ��D-P NNING DIV.
P for Height limitation (Code section 25.44.080 and 25.44.030(s))
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1. Explain why the proposed use at the proposed location will not be detrimental or injurious to
properry or improvements in the vicinity or to public health, safery, general welfare or
convenience.
This �roject proposes to renovate an existing warehouse building into a self-storage facility with upgrades to the
faeade and tenant improvements to the interior. The majority of the existing building height and building footprint will
remain. As can be seen on the architectural elevations on the south and east elevations tower elements have been
added to enhance the building its maximum height is 42'8" above adjacent grade. The infrastructure will continue to
b� used to serve the property, therefore the impact to public health will not be impacted. The facility currently has a
fire s�rinkler system which will be upgraded as necessary to meet current codes. No activities (potentially
dangerous) other than personal storage will be allowed on the premises. In addition space will be provided at the
rear of the building for a fire truck turn around and the facility will have adequate security controls to restrict access
to on[y patrons that lease storage spaces. The project will implement necessary improvements to provide access for
persons with disabilities and the elderly, including parking, ramps, and elevators. We believe that this project will
bene�it the public and is consistent with the city's goals for conservation and development.
2. How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
The existing zoning is Rollins Road (RR) zone district, within the Automobile Sales and Service
Overlay district, and lies within the general plan area for Industrial and Office Use. The adjacent
property to the east is an existing Public Storage facility with the same zoning and general plan
designations. We believe that this justifies that a similar facility will meet the cities general plan and
zoning statutes on a neighboring parcel.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the eacisting and potential uses on adjoining properties in the general viciniry?
The proposed development will be upgrading the existing facade similar to the Public Storage facility to the
east. Boxed columns with a cement plaster finish will be added to the new office and building entrance near
the southeast corner of the building. Existing metal panels and building walls will be painted and will match
the aesthetic appearance of the neighboring Public Storage Facility to the East. The size of the exterior shell
will remain relatively the same size which is comparative to neighboring properties in the immediate area. The
existing buildings in the area have a simple modern 1960's style and the proposed design is post modern,
with office and big box look with new building articulation to comply with the design guidelines for this area.
This will provide a more natural look to the area.
CUP.FRM
� CITV
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���
CITY OF BURLINGAME
VARIANCE APPLICATION
2 2014
��_�;��:��n�F.
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these questions.
a. Describe the exceptional or extraordinary circumsfances or conditions applicable to
your property which do not apply to other properties in this area.
The existing building interior will be renovated with minor improvements to the exterior facilities. The subject
property also serves another established tenant in the rear (not a part of this development) with the only access
through the drive aisle (and parking lot) east of the subject building. In addition based on research done on other
similar but established Public Storage Facilities the number of visitors is far less than what is required to fill the
city parking requirements. This information can be found in the parking study prepared by Lars Andersen &
Associates dated 8-19-14. We believe that the above stated conditions create a unique circumstance compared
to a typical new development in this area.
b. Explain why the variance request is necessary for the preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary
hardship might result from the denial of the application.
Based on the City Zoning Code Section 25.70.040 the required parking for a warehouse/self-storage facility
is 1 stall per 1000sf of warehouse space. The proposed project including the additional building on the
parcel which is not a part of this renovation (or lease) has a total area of 216,157 square feet which would
require 217 stalls. Based on a parking study by Lars Andersen 8� Associates dated 8-19-14 the total
number of parking stalls that will be used by Public Storage customers would be 14. The proposed stall
count is 167 stalls with 81 stalls serving the Public Storage which will be far more than what is necessary.
We believe that the zoning code parking requirement would over park the site and request this variance. If
this variance is not granted the project will not be able to move forward.
c. Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
This project proposes to renovate an existing warehouse building into a self-storage facility with upgrades to
the facade and tenant improvements to the interior. The infrastructure will continue to be used to serve the
property, therefore the impact to public health will not be impacted. The facility currently has a fire sprinkler
system which will be upgraded as necessary to meet current codes. No activities (potentially dangerous)
other than personal storage will be allowed on the premises. In addition space will be provided at the rear of
the building for a fire truck turn around and the facility will have adequate security controls to restrict access to
only patrons that lease storage spaces. The project will implement necessary improvements to provide
access for persons with disabilities and the elderly, including parking, ramps, and elevators.
d. How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and pofential uses on adjoining properties in the general
vicinity?
The proposed development will be upgrading the existing facade similar to the Public Storage facility to the
east. Boxed columns with a cement plaster finish will be added to the new office and building entrance near
the southeast comer of the building. Existing concrete tilt-up panels and building walls will be painted and will
match the aesthetic appearance of the neighboring Public Storage Facility to the East. The size of the exterior
shell will remain relatively the same size which is comparative to neighboring properties in the immediate
area.
COMMUNITY DEVELOPMENT DEPARTMENT • 5O'I PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
Handouts\Variance Application.2008
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
�s� °�T' ��. COMMERCIAL APPLICATIONS
BURIJNGAME PLA'VNING COMMISSION APPLICATION SU�PLEMENTAL FORM
o�
� i 2 2014
���_!;,�,� �.��.
1. Proposed use of the site Self-Storage
Access 6am to 9pm daily ; Office hours M-F 9:30am to 6pm; SaUSun 9:30am to 5pm
2. Days and hours of operation
3. Number of trucks/service vehicles to be parked at site (by type) 4 moving vans/trucks
4. Current and ro'ected maximum number of em lo ees includin owner) at this location:
Existing In 2 Years In 5 Years
Hours of AM to After 5:00 AM to After 5:00 AM to After 5:00
Operation PM PM PM PM PM PM
Weekdays 20 5 2 2 Z 2
Full-time
Part-time
Weekends p 2 0
Full-time 5 0 2
Part time
5. Current and ro'ected maximum number of visitors/customers who ma come to the site:
Existing In 2 Years In 5 Years
Hours of AM to After 5:00 AM to After 5:00 AM to After 5:00
Operation PM PM PM PM PM PM
Weekdays 26 0 20 37 20 37
Weekends �0 0 37 0
37 0
6. What is the maximum number of people expected on site at any one time (include owner,
employees and visitors/customers): 37
7. Where do/will the owner and employees park? Along the east property line
8. Where do/will the customers/visitors park? In any stall in the east, north, or south parking lots
9. Present or most recent use of site Wilco warehouse (virtual sales)
10. List of other tenants on property, their number of employees, hours of operation (attach list if
necessary) Goodwill outlet store / Donation Center; hours of operation are M-Sat 9am-8pm and Sun 10am-6pm;
25 to 30 employees coMMExcin� FRr,t
MEMORANDUM
PUBLIC WORKS DEPARTMENT
TO: Ruben Hurin, Senior Planner
FROM: Augustine Chou, Engineering Program Manager
DATE: November 18, 2014
SUBJECT: 1811 Adrian Road — Proposed Self-Storage Facility
I have reviewed the Parking and Traffic Analysis prepared by Lars Andersen &
Associates, for the proposed self-storage facility at 1811 Adrian Road.
After review, the Public Works — Engineering Department is in concurrence with the
conclusions and justifications as presented in the analysis. The department has no
additional comments.
A
�
August 19, 2014
LARS ANDERSEN & ASSOCIATES, INC. SCOTT A. MOMMER, P.E.
VkE51DE�T
CIVIL ENGW EERS • LAND SURVEYORS • PLANNERS UANIEL J. ZOLUAK, P.E.
CASP• LEEDAccReDITED• QSP/QSD viceNkesioc,T
4694 W JACQUELYN AVENUE ILF.Y BAI.I.INC.ER, P.L.S.
FRESNO, CA 93722 SAMUEL L. BEEGHLY, P.E.
PH (559) 276-2790 FX (559) 276-0850
��������
Planning Department
City of Burlingame
501 Primrose Road
Burlingame, CA
94010-3997
Subject: Public Storage - 1811 Adrian Road, CA
CUP and Parking Variance
IRe: Parking Analysis
3ackground:
.. '? 5 2C1�
� i��= '_ � BURLING.4ME
_ � _ -�� �^.r�n�ir`c ���.v.
This study is in support of the conditional use permit and parking variance with respect
�o the above referenced project. The City Zoning Code section 25.70.040 requires one
(1) parking space for each one thousand (1,000) square feet of gross floor area for
warehouse and storage uses. The proposed project includes the renovation of an
existing 80,377 square feet warehouse building that also shares the parcel and has a
separate lease area and existing 74,675 square feet warehouse at the rear of the
property. This other building is not a part of the renovation. The proposed renovation
will increase the gross floor area to 141,482 square feet. After construction has been
completed, there will be a total of 216,157 square feet of building on the site.
Therefore, the required parking spaces in accordance with the Zoning Code is 217
spaces in total. The existing facility currently has 117 parking stalls with 42 stalls of
those stalls on the proposed Public Storage lease area.
Public Storage proposes to provide 65 surFace parking spaces (including 4 additional
disabled spaces) and 4 new truck loading spaces and 8 existing truck loading spaces
to meet the parking demand. However, based on the operational experience of Public
Storage regarding actual parking demand at their store locations supported by actual
parking studies conducted at several locations and attached hereto, the institute of
transportation parking generation manual standards for self-storage parking, the
proposed parking should sufficiently serve the proposed site development.
Institute of Transportation Parking Generation Manual Discussion:
The Institute of Traffic Engineers Trip Parking Generation, 3�d Edition ("ITE Manual")
provides a separate and specific category for self-storage facilities under "Mini-
Warehouse" and is defined as, "buildings in which a number of storage units or vaults.
CASp — LEED AP-QSP/QSD
1
They are typically referred to as `self-storage facilities.' Each unit is physically separated
from other units, and access is usually provided through an overhead door or other
common access point." The ITE Manual provides a peak parking demand ratio of 0.06
vehicles per 1,000 square feet or 0.77 vehicles per 100 storage units. The calculation
based upon square footage for the proposed facility is 141,482 / 1,000 x 0.06 = 9 parking
spaces. The calculation under the unit analysis is 927 / 100 x 0.77 = 7 parking spaces.
Public Storage Similar Store Case Studies:
Public Storage operates over 2,000 stores nationwide and has not documented any
incidences of parking shortage using their criteria for parking. The objective when
developing or redeveloping any site for self-storage facilities is to provide adequate
parking spaces for the customers but not over park the facility hence wasting valuable
real estate. To accomplish this objective, Public Storage conducted parking studies on
similar representative projects.
Public Storage has recently conducted parking counts at three (3) similar facilities.
Public Storage's study used one summer month and one winter month and studied 360,
one (1) hour periods at two of its properties and 450, one (1) hour periods at an
additional property, representing each facility's hours of operation. Each Public Storage
customer has an individual security code that deactivates the alarm to their space and is
recorded when they enter the facility. This study counts the number of customers
entering the facility in each one-hour period. The number of units, not building area, is
used as the denominator because each unit represents a customer. The results of the
attached studies are as follows:
# of units Peak hour visits Peak hour units/visit
Attachment 1 781 13 0.017
Attachment 2 1,050 14 0.013
Attachment3 1,558 26 0.017
The calculation based upon the observed conditions at these Public Storage facilities is
927* 0.017 * 0.5 = 7.88 (8) spaces plus the six (6) office spaces during peak hours of
operation, totaling (14) spaces.
Conclusion:
The proposed 81 spaces (including 4 disable spaces) and two (12) truck loading
spaces will satisfy the parking requirements of the proposed site. The proposed
�arking is well in excess of both observed parking requirements at other Public
�torage sites and the ITE Manual.
Sincerely,
ILes Beeghly, PE, QSD
r
LARS ANDERSEN & ASSOCIATES, INC.
, CIV1L ENGINEERS • LAND SURVEYORS • PLANNERS
CASP • LEED AccaE��re� • QSP/QSD
4694 W JACQUELYN AVENUE
FRESNO,CA 93722
PH (559) 276-2790 FX (559) 276-0850
August 19, 2014
Planning Department
City of Burlingame
501 Primrose Road
Burlingame, CA
94010-3997
Subject: Public Storage - 1811 Adrian Road, CA
CUP and Parking Variance
Re: Traffic Analysis
Background:
SCOTT A. MOMMER, P.F..
FRf51UFl.'T
DhNIEL J. ZOLDAK, P.E.
vice raEsioe��r
ILEY BALLINGF.R, P.L.S.
SAMUEL I.. 6EEGHI.Y, P.E.
��E���..��� V ��
—'.; �_; �� �J � �� I µ
�,i �'�� � F BURLI�GA.MC
� � � =L,=.NN!Nc; �n,
This study is in support of the conditional use permit and parking variance with respect
to the above referenced project. This analysis is for the review of traffic generation from the
proposed Public Storage facility located at 1811 Adrian Road Burlingame, CA.
Institute of Transportation Traffic Generation Manual Discussion:
The Institute of Traffic Engineers Trip Parking Generation, 3�d Edition ("ITE Manual")
provides a separate and specific category for self-storage facilities under "Mini-
Warehouse" and is defined as, "buildings in which a number of storage units or vaults.
They are typically referred to as 'self-storage facilities.' Each unit is physically separated
from other units, and access is usually provided through an overhead door or other
common access point." The ITE Manual provides a daily trip requirement of 2.5 trips per
1,000 SF of gross floor area and an AM peak hour of 0.14 trips per 1,000 SF of gross
floor area and a PM peak hour of 0.26 trips per 1,000 SF of gross floor area. The
following Tables A and B represents the trip generation for the proposed project:
CASp - LEED AP-QSP/QSD
1
1
Table A. Trip Generation Rates
Dail Am Peak Hour PM Peak Hour
Bldg. Area (sf) Land Use Trips/ % % Trips/ % % Trips/K % %
KGFA Enter Exit KGFA Enter Exit GFA Enter Exit
PS 141,482 Mini-Warehouse 2.5 50% 50% 0.14 55% 45% 0.26 50% 50%
Table B. Trip Generation Study
Dail
Bld . Area (sf) Land Use TriF
PS 141,482 Mini-Warehouse 354
Total Trips Generated 354
Conclusion:
Am Peak Hour PM Peak Hour
Enter Exit Trips Enter Exit Trips Enter Exit
177 177 20 11 9 37 19 19
177 177 20 11 9 37 19 19
Based on The Institute of Traffic Engineers Trip Parking Generation, 3`d Edition ("ITE
Manual") the traffic analysis for PM peak trips is 37 trips, which is less than 100 new
peak hour trips generated and therefore will not require a Transportation Impact
Analysis per the Transportation /mpact Analysis Guidelines 2009 and is considered a
less then significant impact.
Sincerely,
Les Beeehly, PE, QSD
Project Manager
�
Project Comments
Date
December 23, 2014
To: 0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
From: Planning Staff
� Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Environmental Review, Conditional Use Permit and
Parking Variance for a self-storage use in an existing commercial
building at 1811 Adrian Road, zoned RR, APN: 025-169-050
Staff Review:
No �urthe� comments.
All conditlions of approval as stated in all previous reviews of this project will apply to
this project.
R�viewed by:
- �
;j
,
� __-/ �;
: 12-23-2014
Project Comments
Date
T'o:
F'rom
November 13, 2014
0 Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Environmental Review, Conditional Use Permit and
Parking Variance for a self-storage use in an existing commercial
building at 1811 Adrian Road, zoned RR, APN: 025-169-050
Staff Rerriew:
Second Comments:
;, 19�On your plans provide a table that includes the following:
v a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
�'. Proposed area
e. Allowable height
f. Proposed height
g. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
F'he �uiYdi,�g's Type of Construction is shown as Type VB; this is incorrect. The
i,nformation on fhe Allowable Area and Fire Separation Distances was not found
on the plaa�s. Provide fhe requested information. In addition, based on the
information fhat you provide, show that the building wil/ not exceed the maximum
allov�rable floor area per the 2013 CBC.
22. Specify the accessible path of travel from the public right of way, through the main
entrance, to the area of alteration.
�_.
23. Specify an accessible path of travel from all required exits to the public right of way.
24.:- Specify the path of travel from on-site parking, through the main entrance, to the
ar�a of alteration.
When an accessible path of travel exceeds 200 feet, a passing space with a width
of at least 60" must be provided. Revise the plans to show compliance with this
Code section (2013 CBC 118-403.5.3) for items 22, 23, and 24, above.
�
,"25� -Specify a level landing, slope, and cross slope on each side of the door at all
`-iequired entrances and exits.
All of the requested information was not found on the plans.
� Provide complete dimensioned details for accessible bathrooms.
There are two types of bathrooms. A complete dimensioned f/oor plan was shown
for only one of the bathroom types, Please provide the floor plan for fhe ofher
bathroom type.
32; Provide an exit plan showing the paths of travel
�,:
Fo/low-up comment: The distance from the center of fhe second floor to the new
stairway at the back of the building and from the center of the second floor to the
existing stairway at the froni of the building exceeds the maximum a//oweab/e
travel distance of 400 feet. Revise the plans to show Code compliance.
�A�EW COMMENT:
Remove all references to "Handicap'; "Handicapped'; or "HC" and replace with
the terms "Accessib/e", "ACC", or "D.A."
NOTE: A written response to the items noted here and plans that specifically
address items 19, 22, 23, 24, 25, 27, 32, and 33 must be re-submitted before this
project can move forward for Plannin Commission action.
. - �
Reviewed by: ` -- ' � Date: 11-17-2014
Joe Cy , (65�- 8-7270)
/
Project Comments
Date:
To:
From:
August 28, 2014
� Engineering Division
(650) 558-7230
X Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit & Parking Variance for a self-
storage use in an existing commercial building at 1811 Adrian Road,
zoned RR, APN: 025-169-050
Staff Review: September 2, 2014
=✓ Plans submitted for any commercial project must be designed, wet-stamped, and
signed by a licensed architect. 1997 Uniform Administrative Code §302.2 and
§302.3.
� On the plans specify that this project will comply with the 2013 California Building
Cade, 2013 California Residential Code (where applicable), 2013 California
Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing
Code, including all amendments as adopted in Ordinance 1889. Note: If the
Pi�anning Commission has not approved the project prior to 5:00 p.m. on
December 31, 2013 then this project must comply with the 2013 California
, Building Codes.
� As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures
ta be rep�aced by water-conserving plumbing fixtures when a property is
undergoing alterations or improvements. This law a��plies to all residential �nd
commet�cial property built p1-i���r to January 1, 1�94. Details can be found at
htt�//tiv�vw.leginfo.ca.gov�pub/09-10/bill/sen�b 0401-
0�50 f sb 407 bill 20091011 chaptered.htrnl. Revise the plans to show
compliance with this requirement.
�S{�ecify on the plans that this project will comply with the 2013 California Energy
EfFiciency Standards.
Go to http://www.enerqv.ca.qov/title24/2013standards/ for publications and
d�tails.
5) Provide two completed copies of the attached Mandatory Measures with the
submittal of your plans for Building Code compliance plan check. In addition,
replicate this completed document on the plans. Note: On the Checklist you must
provide a reference that indicates the page of the plans on which each Measure
can be found.
� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
!(}See City of Burlingame Municipal Code, Section 13.04.100 for details.)
7�n the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to perForming the work.
8) Anyone who is doing business in the City must have a current City of Burlingame
business license.
9) Provide a fully dimensioned site plan which shows the true property boundaries,
the location of all structures on the property, existing driveways, and on-site
parking.
10)Provide existing and proposed elevations.
11)Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certificate
of Occupancy will be issued after the project has been finaled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
12)Provide a complete demolition plan that includes a leqend and indicates existing
walls and features to remain, existing walls and features to be demolished, and
new walls and features.
NOTE: A condition of this project approval is that the Demolition Permit will
not be issued and, and no work can begin (including the removal of a�
building components), until a Building Permit has been issued for the
project. The property owner is responsible for assuring that no work is
authorized or performed.
13)Show the distances from all exterior walls to property lines or to assumed
property lines
14)Show the dimensions to adjacent structures.
�'�j�ndicate on the plans that a Grading Permit, if required, will be obtained from the
vDepartment of Public Works.
16)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
17)Provide handrails at all stairs where there are four or more risers. 2013 CBC
�1009.
18)Provide lighting at all exterior landings.
9�n 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. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
�Ilustrate compliance with the minimum plumbing fixture requirements described
in the 2013 California Plumbing Code, Chapter 4, Table 422.1 Minimum
� Plumbing Facilities and Table A- Occupant Load Factor.
�On Sheet 2 the scale of the drawing makes it impossible to determine if the site
accessibility from on-site parking and from the public right of way is Code
compliant. Provide drawings that are scaled at no less than 1/8" = 1 foot.
-�Specify the accessible path of travel from the public right of way, through the
__main entrance, to the area of alteration.
�3�Specify an accessible path of travel from all required exits to the public right of
way.
�24�Specify the path of travel from on-site parking, through the main entrance, to the
area of alteration
(25�Specify a level landing, slope, and cross slope on each side of the door at all
required entrances and exits.
C26�'Specify accessible countertops where service counters are provided
�Provide complete dimensioned details for accessible bathrooms
��Provide complete, dimensioned details for accessible parking
�pecify a minimum 48" wide walkway with a 6" x 6" concrete curb (or 42" high
guardrail) where the walkway is adjacent to the drive aisle
�)Provide details on the plans which show that the building elevator complies with
all accessible standards. 2013 CBC §11 B-407.
�The second exit appears to terminate at the rear of the property. Provide an exit
plan which shows accessible path of travel from the exit to the public right of way
per 2013 CBC 1007.2.
�rovide an exit plan showing the paths of travel
33)Please Note: Architects are advised to specify construction dimensions for
accessible features that are below the maximum and above the minimum
dimension required as construction tolerances generally do not apply to
accessible features. See the California Access Compliance Manual —
Interpretive Regulation 118-8.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 6, 7, 15, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31,
and 32 must be re-submitted before this project can move forward for
Planning Commission action. � ,�,
�
Reviewed by: �— � i' Date: 9-8-014
Project Comments
Date:
To:
August 28, 2014
� Engineering Division
ic�fi� �C� 7'i�n
�:Ja:.:� J::v . �....
0 Building Division
(650) 558-7260
� Fire Division
icc�i F�VD_9 n�
� :..::J� ' �:...
� Stormwater Division
(650) 342-3727
0 City Attorney
n� cn n •
�CS_�i�! J�_�o-!LIK+
X Parks Division
(�:.3� �n-;��.:
From
Planning Staff
Subject: Request for Conditional Use Permit & Parking Variance for a self-
1..�...... . ' ' �' .� ' I h 'I.l�nn �+ AA
5iv�auc c33� iii ai� �nisii�� i.viiiiii�ii,i2ii vuiiii�itv at igia�v ���{�E� ��ac"�.
zoned RR, APN: 025-169-050
Staff Review: September 2, 2014
1. Existing landscape to remain as noted on plans.
2. 5 new 24"box Acer rubrum ok as specified on Landscape Plan.
Reviewed by: B Disco
Date: 9/4/14
Project Comments
Date:
To:
From
August 28, 2014
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650J 558-7334
X Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit & Parking Variance for a self-
storage use in an existing commercial building at 1800 Adrian Road,
zoned RR, APN: 025-169-050
Staff Review: September 2, 2014
1. Building's existing fire sprinkler system requires current 5-year certification
inspection. Provide proof of inspection prior to final field inspection.
Reviewed by:
� `�� �
C. Reed �
Date: 9/4/14
Project Comments
Date: August 28, 2014
To: X Engineering Division 0 Fire Division
(650) 558-7230 (650) 558-7600
0 Building Division 0 Stormwater Division
(650) 558-7260 (650) 342-3727
� Parks Division � City Attorney
(650) 558-7334 (650) 558-7204
From: Planning Staff
Subject: Request for Conditional Use Permit & Parking Variance for a self-
storage use in an existing commercial building at 1811 Adrian Road,
zoned RR, APN: 025-169-050
Staff Rerriew: September 2, 2014
1. Replace all displaced/damaged sidewalk, driveway, curb and gutter.
2. Sewer backwater protection certification is required. Contact Public Works —
Engineering Division at (650) 558-7230 for additional information.
Reviewed by: V V
Date: 9/10/2014
Project Comments
Date
To:
From
November 13, 2014
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
Planning Staff
� Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Subject: Request for Environmental Review, Conditional Use Permit and
Parking Variance for a self-storage use in an existing commercial
building at 1811 Adrian Road, zoned RR, APN: 025-169-050
Staff Review:
1. Project proponent submitted a signed and completed C.3 Regulated Project
Checklist verifying applicability and proposals to meet C.3 requirements.
2. Post-construction Operation and Maintenance (O&M) of proposed stormwater
treatment measures follow the property owner unless a designated entity has
been identified by the property owner. An O&M agreement/plan specifying the
party responsible for ownership, inspection and maintenance of the
stormwater treatment measures will be addressed during the building permit
issuance.
3. Comments or information not required or addressed at this stage will be
addressed during the building permit issuance.
Reviewed by: EJ/KK
�
Date: 11 /21 /2014
1�
.-�_.
SAN�MATEO COUNTYWIDE
WaterPdlution ��'1:CITY OF BURLINGAME — OFFICE OF
C.3 Regulated Projects Checklist �`��� �s $. ENVIRONMENTAL COMPLIANCE
Municipal Regional Stormwater Permit (MRP) l 4 20�p 1 7 0 3 A I R P O R T B L V D
Stormwater Controls for Development Projects 650-342-3727
FAX 650-342-3712
'�_ii'�J.��;A�J�E
��. � ;.
1. Applicability of C.3 and C.6 Stormwater Requirements
I.A. Enter Project Data (For "C.3 Regulated Projects," data will be reported in the municipality's stormwater Annua/ Report.)
I.A.1 Project Name:
I.A.2 Project Address (include
cross street):
I.A.3 Project APN:
I.A.5 Applicant Name:
I.A.6 ApplicantAddress:
Public Storage - Burlingame
1811 Adrian Road
025-169-050
I.A.4 Project Watershed:
Public Storage
701 Western Avenue, Glendale, CA 91201
I.A.7 Applicant Phone: (g18) 224-8080x1476 Applicant Email Address: �fitzpatrick@publicstorage.Com
I.A.8 Development type: [� Residential�qommercial � I dustrial ❑ Mixed-Use ❑ StreeURoad ❑ Other, specify:
(check all that apply) RedevelopmenY as defined b RP: creating, adding and/or replacing
xterior existing impervious surface on a site where past development has occurred'
❑'Special land use categories' as defined by MRP: (1) auto service facilities2, (2) retail gasoline
outlets, (3) restaurants2, (4) uncovered parking area (stand-alone or part of a larger project)
I.A.9 Project Description3:
(Also note and past
or future phases of the
project.)
Existing warehouse to be converted into 2-story self-storage facility with minor renovations
to the parking lot.
I.A.10 Total Area of Site: 3.197 (lease area) acres
Total Area of land disturbed during construction (include clearing, grading, excavating and stockpile area: � 802 acres.
I.B. Is the project a"C.3 Regulated ProjecY' per MRP Provision C.3.b?
1.B.1 Enter the amount of impervious surface" created and/or replaced by the project (if the total amount is 5,000 sq.ft. or more):
Table of Im ervious and Pervious Surfaces
a b c d
Existing Post-project
Pre-Project Impervious New Impervious landscaping
Impervious Surface to be Surface to be (sq.ft.), if
Type of Impervious Surface Surface (sq.ft.) Re laceds s.ft. Createdfi s.ft. a licable
Roof area(s) — excluding any portion of the roof that is
ve etated " reen roof' 74,535 0 506
Impervious" sidewalks, patios, paths, driveways 31,628 1,,844� 5,838
Impervious' uncovered parkings 10,738 '� 3,973 3,768 N/A
Streets (public) N/A �Wff� N/;A
Streets (private) N/A N!A N/A
Totals: 116,901 5,817 � 10,112 19,026
Area of Existing Impervious Surface NOT replaced 104,303 N/A
Total New Impervious Surface (sum of totals for co/umns 6 and c): 15,929 /
� Roadway projects that replace existing impervious surface are subject to C.3 requirements only if one or more lanes of travel are added.
2 See Standard Industrial Classification (SIC) codes here
4 Project description examples: 5-story o�ce building, industrial warehouse, residential with five 4-story buildings for 200 condominiums, etc.
Per the MRP. pavement that meets the following defnition of pervious pavement is NOT an impervious surtace. Pervious pavement is defined
as pavement that stores and infltrates rainfall at a rate equal to immediately surrounding unpaved, landscaped areas, or that stores and
5 infiltrates the rainfall runoff volume described in Provision C.3.d.
Uncovered parking includes top level of a parking structure.
6"Replace" means to install new impervious surface where existing impervious surface is removed. "ConstrucY' means to install new impervious
surtace where there is currently no impervious surface.
�'4 3i�
Update approved December 4, 2012
I.B. Is the project a"C.3 Regulated ProjecY' per MRP Provision C.3.b? (continued)
C.3 Regulated Project Checklist
Yes No
1.B2 In Item 1.6.1, does the Total New Impervious Surface equal 10,000 sq.ft. or more? If YES, skip to
Item 1.8.5 and check "Yes." If NO, continue to Item 1.8.3.
1.6.3 Does the Item 1.B.1 Total New Impervious Surface equal 5,000 sq.ft. or more, but less than 10,000
sq.ft? If YES, continue to Item 1.8.4. If NO, skip to Item 1.8.5 and check "No.,,
1.B.4 Is the project a"Special Land Use Category" per Item I.A.8? For uncovered parking, check YES
only if there is 5,000 sq.ft or more uncovered parking. If N0, go to Item 1.8.5 and check "No." If
YES, go to Item 1.8.5 and check "Yes."
1.B.5 Is the project a C.3 Regulated Project? If YES, skip to Item 1.8.6; if N0, continue to Item I.C.
1.6.6 Does the total amount of Replaced impervious surface equal 50 percent or more of the Pre-Project
Impervious Surface? If YES, site design, source control and treatment requirements app/y to the
whole site; if NO, these requirements app/y on/y to the impervious surface created and/or replaced.
I.C. Projects that are NOT C.3 Regulated Projects
� ❑
❑ ❑
❑ ❑
►Y ■
■ 1:/
NA
❑
❑
❑
❑
❑
If you answered NO to Item I.B.S, or the project creates/repiaces less than 5,000 sq. ft. of impervious surface, then the project is
NOT a C.3 Regulated Project, and stormwater treatment is not required, BUT the municipality may determine that source
controls and site design measures are required. Skip to Section II.
I.D. Projects that ARE C.3 Regulated Projects
If you answered YES to Item 1.6.5, then the project is a C.3 Regulated Project. The project must include appropriate site design
measures and source controls AND hydraulically-sized stormwater treatment measures. Hydromodification management may
also be required; refer to Section II to make this determination. If final discretionary approval was granted on or after
DECEMBER 1, 2011, Low Impact Development (LID) requirements apply, except for "Special Projects." See Section II.
I.E. Identify C.6 Construction-Phase Stormwater Requirements
I.E.1 Does the project disturb 1.0 acre (43,560 sq.ft.) or more of land? (See Item
I.A.10). If Yes, obtain coverage under the state's Construction Genera/ Permit at
https //smarts waterboards ca qov/smartsffaces/SwSmartsLoain isp. Submit to
the municipality a copy of your Notice of /ntent and Storm Water Pollution
Prevention Plan (SWPPP) before a grading or building permit is issued.
I.E.2 Is the site as a"High Priority Site" that disturbs less than 1.0 acre (43,560
sq.ft.) of land? (Municipal staff will make this determination.)
•"High Priority Sites" are sites that require a grading permit, are adjacent to
a creek, or are othenvise high priority for stormwater protection during
construction (see MRP Provision C.6.e.ii(2))
Yes No
❑ �
❑ ❑
NOTE TO APPLICANT: All projects require appropriate stormwater best management practices (BMPs) during construction. Refer to
the Section II to identify appropriate construction BMPs.
NOTE TO MUNICIPAL STAFF: If the answer is "Yes" to either question in Section E, refer this project to construction site inspection
staff to be added to their list of projects that require stormwater inspections at least monthly during the wet season (October 1 through
April 30).
2 Update approved December 4, 2012
C.3 Regulated Project Checklist
If. Implementation of Stormwater Requirements
Ii.A. Complete the appropriate sections for the project. For non-C.3 Regulated Projects, Sections II.B, II.C, and II.D apply. For
C.3 Regulated Projects, all sections of Section II apply.
II.B. Sefect Appropriate Site Design Measures (Required for C.3 Regulated Projects; all other projecfs are encouraged to
implement site design measures, which may be required at municipality discretion. Starting December 1, 2012, projects that
create and/or replace 2,500 — 10,000 sq.ft. of impervious surface, and stand-alone sing/e family homes that create/rep/ace
2, 500 sq.ft. or more of impervious surface, must include one of Site Design Measures a through f. Consult with municipal staff
about requirements for your project.)
11.B.1 Is the site design measure included in the project plans?
Plan
Yes No Sheet No.
a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation
or other non-potable use.
b. Direct roof runoff onto vegetated areas.
❑ X❑
❑ �
� ❑
c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
d. Direct runoff from driveways and/or uncovered parking lots onto vegetated
areas.
e. Construct sidewalks, walkways, and/or patios with permeable surfaces.
X❑ ❑
❑ �
❑ �
❑ ❑x
❑ �
❑ �
❑ �
� ❑
� ❑
f. Construct bike lanes, driveways, and/or uncovered parking lots with
permeable surfaces.
g. Minimize land disturbance and impervious surface (especially parking lots).
h. Maximize permeability by clustering development and preserving open
space.
i. Use micro-detention, including distributed landscape-based detention.
j. Protect sensitive areas, including wetland and riparian areas, and minimize
changes to the natural topography.
k. Self-treating area (see Section 4.2 of the C.3 Technical Guidance)
I. Self-retaining area (see Section 4.3 of the C.3 Technical Guidance)
� ❑ m. Plant or preserve interceptor trees (Section 4.1, C.3 Technical Guidance)
� See A9RP Provision C.3.a.i(6) for non-C.3 Regulated Projects, C.3.c.i(2)(a) for Regulated Projects, C.3.i for projects that create/replace 2,500
to 10,000 sq.ft. of impervious surface and stand-alone single family homes that create/replace 2,500 sq.ft. or more of impervious surface.
3 Update approved December 4, 2012
0
C.3 Regulated Project Checklist
II.C. Select appropriate source controls (Applies to C.3 Regulated Projects; encouraged for other projects. Consult municipal staff.8)
Are these Features that
features in require source
project? control
measures
Yes No
❑ ❑X Storm Drain
� ❑ Floor Drains
❑ X❑ Parking garage
x❑ ❑ Landscaping
❑ X� Pool/Spa/Fountain
❑ � Food Service
Equipment
(non-
residential)
❑ X❑ Refuse Areas
❑ � Outdoor Proce:
Activities10
❑ � Outdoor
EquipmenU
Materials
❑ � Vehicle/
Equipment
Cleanin
❑ ❑x Vehicle/
Equipment
Repair and
Maintenance
❑ � Fuel
Dispensing
Areas
� �❑ � Loading Docks
X❑ ❑ Fire Sprinklers
� ❑ Miscellaneous
Drain or Wash
Water
❑ � Architectural
Copper
Source control measures
(Refer to Local Source Control List for detailed requirements)
Mark on-site inlets with the words "No Dumpingl Flows to Bay" or equivalent.
Plumb interior floor drains to sanitary sewer9 [or prohibit].
Plumb interior parking garage floor drains to sanitary sewer.3
• Retain existing vegetation as practicable.
• Select diverse species appropriate to the site. Include plants that are pest-
and/or disease-resistant, drought-tolerant, and/or attract beneficial insects.
• Minimize use of pesticides and quick-release fertilizers.
• Use efficient irrigation system desi n to minimize runoff.
Provide connection to the sanitary sewer to facilitate draining.3
Provide sink or other area for equipment cleaning, which is:
• Connected to a grease interceptor prior to sanitary sewer discharge. 3
• Large enough for the largest mat or piece of equipment to be cleaned.
• Indoors or in an outdoor roofed area designed to prevent stormwater run-on
and run-off, and signed to require equipment washin in this area.
• Provide a roofed and enclosed area for dumpsters, recycling containers, etc.,
designed to prevent stormwater run-on and runoff.
• Connect any drains in or beneath dumpsters, compactors and tallow bin
areas serving food service facilities to the sanitary sewer.�
Perform process activities either indoors or in roofed outdoor area, designed to
prevent stormwater run-on and runoff and to drain to the sanitary sewer.3
• Cover the area or design to avoid pollutant contact with stormwater runoff.
• Locate area only on paved and contained areas.
• Roof storage areas that will contain non-hazardous liquids, drain to sanitary
sewere, and contain by berms or similar.
• Roofed, pave and berm wash area to prevent stormwater run-on and runoff,
plumb to the sanitary sewer3, and sign as a designated wash area.
• Commercial car wash facilities shall discharge to the sanitary sewer.3
• Designate repair/maintenance area indoors, or an outdoors area designed to
prevent stormwater run-on and runoff and provide secondary containment.
Do not install drains in the secondary containment areas.
• No floor drains unless pretreated prior to discharge to the sanitary sewer. 3
• Connect containers or sinks used for parts cleaning to the sanitary sewer. 3
• Fueling areas shall have impermeable surface that is a) minimally graded to
prevent ponding and b) separated from the rest of the site by a grade break.
• Canopy shall extend at least 10 ft in each direction from each pump and drain
away from fueling area.
• Cover and/or grade to minimize run-on to and runoff from the loading area.
• Position downspouts to direct stormwater away from the loading area.
� Drain water from loading dock areas to the sanitary sewer.3
• Install door skirts between the trailers and the buildin .
Design for discharge of f re sprinkler test water to landscape or sanitary sewer.3
• Drain condensate of air conditioning units to landscaping. Large air
conditioning units may connect to the sanitary sewer.3
• Roof drains shall drain to unpaved area where practicable.
• Drain boiler drain lines, roof top equipment, all washwater to sanitary sewer3.
• Drain rinse water to landscaping, discharge to sanitary sewer 3, or collect and
dispose properly offsite. See flyer "Requirements for Architectural Copper."
Is source control
measure included
in project plans?
Plan
Yes No Sheet No.
❑ ❑
� � tbd
❑ ❑
0 ❑ 6
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
� ❑ 2
❑ ❑ tbd
❑ �
❑ ❑
g See MRP Provision C.3.a.i(7) for non-C.3 Regulated Projects and Provision C.3.c.i(1) for C.3 Regulated Projects.
9 Any connection to the sanitary sewer system is subject to sanitary district approval.
10 Businesses that may have outdoor process activities/equipment include machine shops, auto repair, industries with pretreatment facilities.
4 Update approved December 4, 2012
C.3 Regulated Project Checklist
II.D. Implement construction Best Management Practices (BMPs) (Applies to all projects).
Yes No Best Management Practice (BMP)
� ❑ Attach the San Mateo Countywide Water Pollution Prevention Program's construction BMP plan sheet to ;L,; r�
project plans and require contractor to implement the applicable BMPs on the plan sheet � � � f)—. 3 hh�
� ❑ Temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established. I
� ❑ Delineate with field markers clearing limits, easements, setbacks, sensitive or critical areas, buffer zones,
trees, and drainage courses.
� ❑ Provide notes, specifcations, or attachments describing the following:
• Construction, operation and maintenance of erosion and sediment controls, include inspection frequency;
• Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of
excavated or cleared material;
• Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization;
• Provisions for temporary and/or permanent irri ation.
❑ � Perform clearing and earth moving activities only during dry weather.
� ❑ Use sediment controls or filtration to remove sediment when dewatering and obtain all necessary permits.
X❑ ❑ Protect all storm drain iniets in vicinity of site using sediment controls such as berms, fiber rolls, or filters.
0 � Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences,
check dams, soil blankets or mats covers for soil stock piles etc.
❑ � Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes).
� ❑ Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips,
sediment barriers or filters dikes mulchin or other measures as appropriate
� ❑ Limit construction access routes and stabilize desiqnated access ooints.
� ❑ No cleaning, fueling, or maintaining vehicles on-site, except in a designated area where washwater is
contained and treated.
� ❑ Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater.
� ❑ Contractor shall train and provide instruction to all employees/subcontractors re: construction BMPs.
� � Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints,
concrete, petroleum products, chemicals, washwater or sediments, rinse water from architectural copper, and
non-stormwater discharges to storm drains and watercourses.
PROJECTS THAT ARE NOT C.3 REGULATED PROJECTS STOP HERE!
I
I
i
�
I
/
II.E. Feasibility/Infeasibility of Infiltration and Rainwater Harvesting/Use (Applies to C.3 Regulated Projects ONLY)
Except for some Special Projects, C.3 Regu/ated Projects must include low impact deve/opment (L/D) treatment measures. LID
treatment measures are rainwater harvesting, infiltration: evapotranspiration, and biotreatment (i.e., landscape-based treatment with
special soils). Biotreatment is a/lowed ONLY if it is infeasible to treai the amount of runoff specified in Provision C. 3. d with rainwater
harvesting, infiltration, and evapotranspiration.
Yes No N/A
II.E.1 Is this project a"Special ProjecY'? (See Appendix J of the C.3 Technical Guidance for
criteria.)
: If No, continue to Item II.E.2. ❑ x� ❑
> If Yes, or if there is potential that the project MAY be a Special Project, comp/ete the
Special Projects Worksheet.
II.E.2 In£Itration Potential. Based on site-specific soil report", do site soils either:
a. Have a saturated hydraulic conductivity (Ksat) less than 1.6 inches/hour), or, if the
Ksat rate is not available,
b. Consist of Type C or D soils?
> If Yes, continue to II.E.3.
> If No, complete the Infiltration Feasibility Worksheet. If infiltration of the C.3. d
amount of runoff is found to be feasible, skip to II.E.B; if infiltration is found to be
infeasib/e, continue to II.E.3.
X❑ ❑ ❑
" If no site-specifc soil report is available, refer to soil hydraulic conductivity maps in C.3 Technical Guidance Appendix I.
5 Update approved December 4, 2012
C.3 Regulated Project Checklist
II.E..3 Recycled Water. Check the box if the project is installing and using a recycled water plumbing system for non-potable
water use.
❑ The project is installing a recycled water plumbing system, and the installation of a second non-potable water
system for harvested rainwater is impractical, and considered infeasible due to cost considerations.
� If you checked this box, there is no need for further evaluation of rainwater harvesting. Skip to ll. E.9.
II.IE.4 Potential Rainwater Capture Area
a. Refer to the Table of Impervious and Pervious Surfaces in the C.3 a�d C.6 Data
Collection Form, and enter the total square footage of impervious surface that will be
replaced and/or created by the project. 15,929
b. If 1.B.6 indicates that 50% or more of the existing impervious surface will be replaced
with new impervious surface, then add any existing impervious surface that will remain
in place to the amount in II.E.4.a.
c. Convert the amount in Item II.E.4.b from square feet to acres (divide by 43,560). If
II.E.4.b is not applicable, convert the amount in II.E.4.a from square feet to acres. This
is the project's Potential Rainwater Capture Area, in acres.
II.E.5 Landscape Irrigation: Feasibility of Rainwater Harvesting and Use
a. Enter area of onsite landscaping.
b. Multiply the Potential Rainwater Capture Area (the amount in II.E.4.c) times 3.2.
c. Is the amount in II.E.S.a (onsite landscaping) LESS than the amount in II.E.S.b (the
product of 3.2 times the size of the Potential Rainwater Capture Area)'Z?
: If Yes, continue.
: If No, it may be possible to meet the treatment requirements by directing runoff
from impervious areas to se/f-retaining areas (see Section 4.3 of the C.3
Technica/ Guidance). If not, refer to Table 11 and the curves in Appendix F of
the LID Feasibi/ity Report to evaluate feasibility of harvesting and using the C.3.d
amount of runoff for irrigation. Skip to /I.E.7.
N/A
0.366
0.426
1.17
Sq. ft.
Sq. ft.
--Acres
Acres � 4..
'� Acres
❑x Yes ❑ No
✓
�iL� L I, i� 7-
II.E.6 Indoor Non-Potable Uses: Feasibility of Rainwater Harvesting and Use (check the box for the applicab/e project
type, then fill in the requested information and answer the question):"
❑ a. Residential Project
i. Number of dwelling units (total post-project):
ii. Divide the amount in (i) by Potential Rainwater Capture Area (II.E.4.c):
iii. Is the amount in (ii) LESS than 124?
0 b. Commercial Project
i. Floor area (total interior post-project square footage):
ii. Divide the amount in (i) by Potential Rainwater Capture Area (II.E.4.c):
iii. Is the amount in (ii) LESS than 84,000?
❑ c. School Project
m
�
Floor area (total interior post-project square footage):
Divide the amount in (i) by Potential Rainwater Capture Area (II.E.4.c):
Is the amount in (ii) LESS than 27,000?
Units
Du/ac
❑ Yes ❑ No
/
506 Sq.ft.
1,383 � � Sq.ft./ac
� Yes ❑ No �
Sq.ft.
Sq.ft./ac
❑ Yes ❑ No
'� Landscape areas must be contiguous and within the same Drainage Management Area to irrigate with harvested rainwater via gravity flow.
" Rainwater harvested for indoor use is typically used for toileUurinal flushing, industrial processes, or other non-potable uses.
6 Update approved December 4, 2012
C.3 Regulated Project Checklist
II,E.6 Indoor Non-Potable Uses: Feasibility of Rainwater Harvesting and Use (continued)
0 d. Industrial Project
i. Estimated demand for non-potable water (gallons/day):
ii. Is the amount in (i) LESS than 2,900?
❑ e. Mixed-Use Residential/Commercial Project�a
i. Number of residential dwelling units and commercial floor
area:
ii. Percentage of total interior post-project floor area serving
each activity:
iii. Prorated Potential Rainwater Capture Area per activity
(multiply amount in II.E.4.c by the percentages in [ii]):
iv. Prorated project demand per impervious area (divide the
amounts in [i] by the amounts in [iii]):
Gal.
❑ Yes ❑ No
Residential Commercial
Units
%
Acres
Du/ac
Sq.ft.
%
Acres
Sq.ft/ac
❑ Yes ❑ No
v. Is the amount in (iv) in the residential column less than 124, AND is the amount
in the commercial column less than 84,000?
➢ If you checked "Yes" for the above question for the applicable project type, rainwater harvesting for indoor use is
considered infeasible unless the project includes one or more buildings that each have an individual roof area of
10,OdD sq. ft. or more, in which case further ana/ysis is needed. Comp/ete Sections II.E.S and II.E.6 of this form for
each such building, then continue to II.E.7.
➢ If you checked "No" for the question applicable to the type of project, rainwater harvesting for indoor use may be
feasi4/e. Complete the Rainwater Harvesting Feasibility Worksheet, and then continue to ll. E. 7.
II.E.a IdenY�'rfy and Attach Additional Feasibility Analyses
If further analysis is conducted based on results in II.E.1, II.E.2, II.E.5, or II.E.6, indicate the analysis that is
conducted and attach the applicable form or other documentation (check all that apply):
❑ Special Projects Worksheet (if required in II.E.1)
❑ Infiltration Feasibility Worksheet (if required in II.E.2)
❑ Rainwater Harvesting and Use Feasibility Worksheet (if required in II.E.S or II.E.6), completed for:
❑ The entire project
❑ Individual building(s), if applicable, describe:
❑ Evaluation of the feasibility of harvesting and using the C.3.d amount of runoff for irrigation, based on
Table 11 and the curves in Appendix F of the LID Feasibility Report (if required in II.E.5).
❑ Evaluation of the feasibility of harvesting and using the C.3.d amount of runoff for non-potable
industrial use, based on the curves in Appendix F of the LID Feasibility Report (if required in II.E.6.d).
II.E.B Findirvg of Infiltretion Feasibility/Infeasibility
�nf Itration of the C.3.d amount of runoff is infeasible if any of the following conditions apply (check all that apply):
� The "Yes" box was checked for Item II.E.2.
❑ Completion of the Infltration Feasibility Worksheet resulted in a finding that infiltration of the C.3.d amount of
runoff is infeasible.
% Based on the above eva/uation, infi/tration of the C.3.d amount of runoff is (check one):
x❑ Infeasible ❑ Feasible
�' For a mixed-use project involving activities other than residential and commercial activities, follow the steps for residential/commercial
mixed-use projects. Prorate the Potential Rainwater Capture Area for each activity based on the percentage of the project serving each
activity.
7 Update approved December 4, 2012
II.E.9 Finding of Rainwater Harvesting and Use Feasibility/lnfeasibility
C.3 Regulated Project Check/ist
Harvesting and use of the C.3.d amount of runoff is infeasible if any of the following apply (check all that apply):
❑ The project will have a recycled water system for non-potable use (II.E.3).
0 Only the "Yes" boxes were checked for Items II.E.S and II.E.6.
❑ Completion of the Rainwater Harvesting and Use Feasibility Worksheet resulted in a finding that harvesting and
use of the C.3.d amount of runoff is infeasible.
❑ Evaluation of the feasibility of harvesting and using the C.3.d amount of runoff for irrigation, based on Table 11
and the curves in Appendix F of the LID Feasibility Report, resulted in a finding of infeasibility.
❑ Evaluation of the feasibility of harvesting and using the C.3.d amount of runoff for non-potable industrial use,
based on the curves in Appendix F of the LID Feasibility Report, resulted in a finding of infeasibility.
% Based on the above eva/uation, harvesting and using the C.3.d amount of runoff is (check one):
0 Infeasible ❑ Feasible
II.E.10. Use of Biotreatment
If findings of infeasibilitv are made in both II.E.8 (Infiltration) and II.E.9 (Rainwater Harvesting and Use), then the
applicant may use appropriately designed bioretention facilities for compliance with C.3 treatment requirements.
➢ Applicants using biotreatment are encouraged to maximize infiltration of stormwater if site conditions allow.
II.F. Stormwater Treatment Measures (Applies to C.3 Regulated Projects)
II.F.1 Check the applicable box and indicate the treatment measures to be included in the project.
Yes No
❑ X❑
�
�
Is the project a Special Project? If yes, consult with municipal staff about the need to prepare a discussion
of the feasibility and infeasibility of 100% LID treatment. Indicate the type of non-LID treatment to be used,
the hydraulic sizing method15. and percentage of the amount of runoff specified in Provision C.3.d that is
treated:
Non-LID Treatment
❑ Media filter
■❑
❑ Tree well filter
Hvdraulic sizi�q method15 % of C.3.d amount of runoff treated
Is it infeasible to treat the C.3.d amount of runoff using either infiltration or rainwater harvesting/use (see
II.E.8 and II.E.9)? If yes, indicate the biotreatment measures to be used, and the hydraulic sizing method:
Biotreatment Measures
� Bioretention area
Hydraulic sizinq method15
Simplified Method - 4% Rule
❑ Flow-through planter
❑ Other (specify):
�
Is it feasible to treat the C.3.d amount of runoff using either infltration or rainwater harvesting/use (see II.E.S
and II.E.9)? If yes, indicate the non-biotreatment LID measures to be used, and hydraulic sizing method:
LID Treatment Measure (non-biotreatment)
❑ Rainwater harvesting and use
❑ Bioinfltration16
❑ Infltration trench
❑ Other (specify):
Hydraulic sizinq method15
II.F.2 Alternative Certification (to be completed by municipal staffl: Was the treatment system sizing and design
reviewed by a qualified third-party professional that is not a member of the project team or agency staff?
❑ Yes ❑ No Name of Reviewer
15 Indicaee which of the following Provision C.3.d.i hydraulic sizing methods were used. Volume based aoproaches: 1(a) Urban Runoff Quality
Management approach, or 1(b) 80% capture approach (recommended volume-based approach). Flow-based a�proaches: 2(a) 10% of 50-year
peak flow approach, 2(b) Percentile rainfall intensity approach, or 2(c) 0.2-Inch-per-hour intensity approach (recommended flow-based approach).
If a combination flow and volume design basis was used, indicate which flow-based and volume-based criteria were used.
16 See Section 6.1 of the C.3 Technical Guidance for conditions in which bioretention areas provide bioinfltration.
8 Update approved December 4, 2012
C.3 Regulated Project Checklist
II.G. Is the project a Hydromodification Management" (HM) Project? (Complete this section for C.3 Regulated Projects)
II.G.1' Does the project create and/or replace 1 acre (43,560 sq. ft.) or more of impervious surface? (Refer to Item I.B.1.)
❑ Yes. Continue to Item ll.G.2.
� No. Skip to Item //. G.5 and check "No."
II.G.2 Is the total impervious area increased over the pre-project condition? (Refer to Item 1.6.1.)
0 Yes. Continue to Item ll. G.3.
❑ No. The project is NOT required to incorporate HM measures. Skip to Item Ii. G.5 and check "No."
II.G.3 Is the site iocated in an HM Control Area per the HM Control Areas map (Appendix H of the C.3 Technical Guidance)?
❑ Yes. Skip to Item G.5 and check "Yes."
� No. Attach map, indicating project locatron. Skip to ltem G.5 and check "No."
❑ Further analysis required. Continue to Item G.4.
II.G.4� Has an engineer or qualified environmental professional determined that runoff from the project flows only through a
hardened channel or enclosed pipe along its entire length before emptying into a waterway in the exempt area?
❑ Yes. Attach signed statement by qual�ed professional. Go to Item G.5 and check "No."
❑ No. Go to ltem G.5 and check "Yes."
II.G.5 Is the project a Hydromodification Management Project?
❑ Yes. The project is subject to HM requiremenfs in Provision C.3.g of the Municipal Regiona! Stormwater Permit.
� No. The project is EXEMPT from HM requirements.
D lf the p�oject is subject to the HM requirements, incorporate in the project Now du�ation sformwater control measures
designed such that post-projecf stormwater discharge rates and durations match pre-projecf discharge rates and
durations. The Bay Area Hydrology Model (BAHM) has been developed to size flow duratron controls. See
www.bavareahvdroloavmodel.ora. Guidance is provided in Chapter 7 of the C.3 Technical Gurdance.
Name of applicant completing the form: �im Fitzpatrick
Signature: Date: tb'tb•�'�'
II.H.Confirm Operations and Malntenance (08M) Submittals (for municipal staff use only):
II.H.1 Stormwater Treatment Measure and/HM Control Owner or Operator's Information:
Email:
➢ Applicant must call for inspection and receive inspection within 45 days of instaliation of treatment measures and/or
hydromodification management controls.
The following quesfions apply to C.3 Regulated Projects and Hydromodrfication Management Projects.
Yes No NIA
II.H.1 Was maintenance plan submitted? � � �
II.H.2 Was maintenance plan approved? ❑ � �
II.H.3 Was maintenance agreement submitted? (Date executed: ) ❑ ❑ �
➢ Attach the executed maintenance agreement as an appendix to this checklist.
" Hydromodification is the modification of a stream's hydrograph, caused in general by increases in flows and durations that result when land
is developed (made more impervious). The effects of hydromodification include, but are not limited to, increased bed and bank erosion, loss of
habitat, increased sediment transport and deposition, and increased flooding. Hydromodification management control measures are designed
to reduce these effects.
9 Update approved December4, 2012
0
C.3 Regulated Project Checklist
❑ ❑ ❑ Site plans with pre- and post-project impervious surface areas, surface flow directions of
entire site, locations of Flow duration controls and site design measures per HM site
design requirement
�I �
III. Incorporate HM Controls (if required)
Are the applicable items in Plans?
Yes No NA
� � � I Soils report or other site-specific document showing soil types at all paRs of site
� � � I If project uses the Bay Area Hydrology Model (BAHM), a list of model inputs.
❑ ❑ ❑ If project uses custom modeling, a summary of the modeling calculations with
corresponding graph showing curve matching (existing, post-project, and post-project
with HM controls curves), goodness of fit, and (allowable) low flow rate.
❑ ❑ ❑ If project uses the Impracticability Provision, a listing of all applicable costs and a brief
description of the alternative HM project (name, location, date of start up, entity
responsible for maintenance).
❑ ❑ ❑ If the project uses alternatives to the default BAHM approach or settings, a written
description and rationale.
IV. Annual O erations and Maintenance O&M Submittals for munici al staff use onl ���^^ r
p ( ) i P Y)� c'�,w�
���, 5 � � S�L.<,-�-s�
For C.3 Regulated Projects and Hydromodification Management Projects, indicate the dates on hich the Applicant submitted
annual reports for project O&M: _
V. Comments (for municipal staff use only):
�u � ^�� �
�(i ( vi� � L�� -b.`-y.�- � f � � '1 �-+
V
I ��_
/'S�, �.M ;� il.:� . . , , � (/ C � .1 .-. rw � _
�� ' � 411i�i`.� t �� �
VI. NOTES (for municipal staff use only):
Section I Notes:
Section II Notes:
Section III Notes:
Section IV Notes:
Section V Notes:
VII. Project Close-Out (for municipal staff use only):
VII.� Were fnal Conditions of Approval met?
Vil2 Was initial inspection of the completed treatmenUHM measure(s) conducted?
(Date of inspection: )
VI1.3 Was maintenance plan submitted?
(Date executed: )
VI1.4 Was project information provided to staff responsible for 0&M verification inspections?
(Date provided to inspection staff: )
10
Yes No NA
❑ ❑
❑ ❑ ❑
❑ ❑ ❑
❑ ❑ ❑
Update approved December 4, 2012
C.3 Regulated Project Checklist
VII. Project Close-Out (Continued -- for municipal staff use only):
Name of staff confirming project is closed o
Name of 0&M staff receiving
Signature: Date:
Appendices
Appendix A: O&M Agreement
Appendix B: O&M Annual RepoR Form
11 Update approved December 4, 2012
Page H-3
,
I Project Comments
�
Date:
To:
From:
August 28, 2014
0 Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Subject: Request for Conditional Use Permit & Parking Variance for a self-
storage use in an existing commercial building at 1800 Adrian Road,
zoned RR, APN: 025-169-050
Staff Review: September 2, 2014
1) Determine if proposed construction is subject to additional stormwater requirements
under the Municipal Regional Permit (MRP). A project may be subject to additional
requirements under the MRP if:
-! 2,500 sq. ft. but less than 10,000 sq. ft. of impervious surface is created or
replaced OR
� 10,000 sq. ft or more of impervious surface is created or replace, OR
- 5,000 sq. ft. or more impervious surface is created or replace at stand-alone
parking.
Complete, sign and return the appropriate checklist based on the triggered threshold.
Forms, checklist, flyers and factsheets and additional resources are available for
download at h?tp:l/www.flawstobay.org/newdevefopment .
2) Any constr�action project in the City, regardless of size, shall comply with the City's
NPDES (stormwater) permit to prevent stormwater pollution from construction activities.
Project proponent shall ensure all contractors implement appropriate and effective Best
Management Practices (BMPs) during all phases of construction, including demolition.
When submitting plans for a building permit include a list of construction BMPs as
project notes on a separate full size plan sheet, preferably 2' x 3' or larger. Electronic
file of a BMF Plan Sheet is available for download at http:!/flowstobay.org/construction .
3) Best f�anagement Practices (BMPs) requirements apply on any projects using
architectural c�pper. To learn what these requirements are, see attached flyer
"Requirements for Architectural Copper." Electronic file is available for download at
http:lifiov�+stcabay.orq;newdevefopment .
Page 1 of 2
.
4) II surfaces must be labeled as to whether it is pervious or impervious. Details must
e provided for impervious surfaces such as driveways, patios, sidewalks. etc.
For �ssi�tance please contact Eva J. at 650-342-3727.
Reviewed by: EJ
�
Date: 9/4/2014
Page 2 of 2
rea�c� E�uf�uir+����. �
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Stormwater Controls
Stormwater runoff from urbanized areas is a major source of pollution to local creeks and San Francisco Bay. To
comply with the Municipal Regional Stormwater Permit (MRP), issued by the Regional Water Quality Control
Board in 2009, local agencies in San Mateo County require development projects to incorporate appropriate
stormwater controls. These may indude the following:
1. Site Desien Measures are permanent features that reduce water
quality impacts by:
• Reducing impervious surfaces
• Directing runoff from impervious surfaces to vegetated areas
2. Source Controls prevent potential pollutant sources from contacting
rainfall and stormwater. Examples indude:
• Roofed trash enclosures
• Pest-resistant landscaping
• Sanitary sewer drains for vehicle wash areas
3. Stormwater Treatment Measures are engineered systems
that remove pollutants from stormwater before it reaches a
storm drain, creek, or the Bay. The treatment measures
selected must be Low Impact Development (LID) techniques
(see box at right) except for certain types of projects.
4. HVdromodification Mana�ement (HM) reduces eeoslve
flows in creeks that can occur when amounts of impervious
surface on a project site are increased.
Projects distw bing one acre or more must comply with the State Construction General Permit For more informatiun on
the Construction General Permit, visit � � _.. _�.L_ __-- ___ =_____ _ -
�.- _ � . _. _ _ _ _ ,_ :� - .
� �' . �� �� �;
Yerriotrs Yureri i�i .Soulh .Sun Hrnnriccn
Construction Site Controls required duriog the construction "
phase of project fndude:
• Control of erosion on slopes and/or areas of exposed soil.
• Keeping sediment on site using perimeter barriers and storm drain iniet protection.
• Proper management of construction materials, chemicals, and wastes on site.
Determining Project Requirements
To determine if Stormwater Control Requirements apply to your project and identify appropriate controls,
municipality staYf will ask you to fill out either:
• The Stormwater Checkiist for Small Projects for single family homes, projects that create and/or
New replace between 2,500 and 10,000 sq. ft. of impervious surface, and "special land use projects" (see
page 2) that create and/or replace between 2,500 and 5,000 sq. ft. of impervious surface.
• The C.3 Regulated Projects Checklist for projects that create and/or replace 10,000 sq. ft. or more of
impervious surface, and "special land use projects" (see page 2) that create and/or replace 5,000 sq. ft.
or more of impervious surface.
Low Impact Development (LID} techniques
reduce stormwater runoff and mimic a
site's predevelopment hydrology. LID
treatment options include infiltration,
evapotranspiration, and rainwater
harvesting and use, and where these are
infeasible, biotreatment may 6e used.
.. �
If the stormwater treatment requirements apply, you will need to fill out the
feasibility screening portion of the C.3 Regulated Projects Checklist to
determine whether it is feasible to treat the water quality volume of runoff
with infiltration, evapotranspiration, or rainwater harvesting and use.
• LID Requirements/Stormwater Treatment Measures apply to:
• Projects that create and/or replace 10,000 square feet or
more of impervious surface, and
•"Special Land Use Category" projects that create and/or
replate 5,000 square feet or more of impervious surface.
��._.�� ��.� : �
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_ 3_
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Bioretenlion ayslem in Dali� City
Current Stormwater Quality Control Requirements
Speciai Land Use Categories are
• Uncovered parking areas (sta
alone or part of another use)
• Restaurants
• Auto servite facilities'
• Retail gasoline outlets
Where infiltration, evapotranspiration, and rainwater harvesting and use are
infeasible, stormwater may be directed to an on-sfte biotreatment system, such
as a bioretention area or flow-through planter. Biotreatment systems contain a
specified biotreatment soil and have a surface area that is approximately 4% of
the contributing impervious area. Biotreatment systems should be designed to
maximize infiltration into native soil wherever possible. Vault-based treatment
systems may not be used as stand-alone treatment, except for limited use of
media filters in certain high density and transit-oriented projects.
• Hydromodification Management (HM) requirements apply if a project creates and/or replaces 1 acre or
more of impervious surface, increases impervious surface over pre-project conditions AND is located in a
s�sceptible area.
New Requirements for Small and Single Family Home Projects {Effective December 1, 2012) apply to:
■ Projects that create and/or replace at least 2,500 square feet, but iess than 10,00� square feet, of
impervious surface
■ Stand-alone single family home projects that create and/or replace 2,500 square feet or more of
impervious surface
These projects must incorporate one of the following site design measures:
l. Direct roof runoff into cisterns or rain barrels.
2. Direct roof runoff into vegetated areas.
3. Direct runoff from (sidewalks, walkways, and/or patios onto vegetated areas.
4. Direct runoff from driveways/uncovered parking lots onto vegetated areas.
5. Construct sidewalks, walkways, andJor patios with permeable surfaces.
6. Construct bike lanes, driveways, and/or uncovered parking lots with permeable surfaces
No treatment measures are required for these projects.
For More Information:
• Contact the San Mateo Countywide Water Pollution Prevention Program at
�v�vv%.flowstobay.org (For the New Development webpage, click on
"Businesses", then "New Development". For a list of local contacts for new
development, click "local permitting agency".j
• The Stormwater Checklist for Small Projects, the C.3 Checklist for Regulated
Projects, the C3 Technical Guidance Manual, and other guidance
documents are provided on the New Development webpage.
�� �
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y � �. F �21 i� �. ..- .
. ,,, _
, _ � ;� :
Biorefention s��strm in Burlingame
lAuto service facilities incfude those described by the following Standard Industrial Classification (SIC) codes:
Water �csliuti� r
�t�>�;a�nti�t_+ r"'."�i�y';..,,;,�
Requirements for Architectural Copper
Protect water quality during installation, cleaning, treating, and washing!
Copper from Buildings May Harm Aquatic Life
Copper can harm aquatic life in San Francisco Bay. Water that comes
into contact with architectural copper may contribute to impacts,
especially during installation, cleaning, treating, or washing. Patination
solutions that are used to obtain the desired shade of green or brown
typically contain acids. After treatment, when the copper is rinsed to
remove these acids, the rinse water is a source of pollutants.
Municipalities prohibit discharges to the storm drain of water used in the
installation, cleaning, treating and washing of architectural copper.
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Building with copper flashing,
gutter and drainpipe.
Use Best Management Practices (BMPs)
The following Best Management Practices (BMPs) must be implemented to prevent prohibited
discharges to storm drains.
During /nsta//ation
• If possible, purchase copper materials that have been pre-patinated at the factory.
• If patination is done on-site, implement one or more of the following BMPs:
o Discharge the rinse water to landscaping. Ensure that the
rinse water does not flow to the street or storm drain. ,
Block off storm drain inlet if needed. �� .
o Collect rinse water in a tank and pump to the sanitary ��:,;,,� =�
sewer. Contact your local sanitary sewer agency before �`� — =--.f - r�
discharging to the sanitary sewer.
.�.�-
o Collect the rinse water in a tank and haul off-site for ,
proper disposal. � .
• Consider coating the copper materials with an impervious _�� - ��-
coating that prevents further corrosion and runoff. This will �rorn, drain iniet is biociced to prevent
also maintain the desired color for a longer time, requiring Prohi6ited discharge. The water must be
less maintenance. pumped and disposed of properly.
During Maintenance
Implement the following BMPs during routine maintenance activities, such as power washing the roof,
re-patination or re-application of impervious coating:
• Block storm drain inlets as needed to prevent runoff from entering storm drains.
• Discharge the wash water to landscaping or to the sanitary sewer (with permission from the local
sanitary sewer agency). If this is not an option, haul the wash water off-site for proper disposal.
Protect the Bay/Ocean and yourself!
If you are responsible for a discharge to the storm drain of non
stormwater generated by installing, cleaning, treating or washing ------ "'�'y-� "� '
copper architectural features, you are in violation of the municipal
stormwater ordinance and may be subject to a fine.
Pnoto r,�edit O:�n Edvi.aris Nafi��nal �Idlife SanGuary
Contact Information
The San Mateo Countywide Water Pollution Prevention Prograrn lists municipal stormwater contacts at
www.flowstobay.orq (click on "Business", then "New DevelopmenY', then "local permitting agency").
FINAL February 29, 2012
.--•..:%
Water Pollution
Prevention Program
Clean Wa�er. -� .. . �
Construction Best Management Practices (BMPs)
Construction pmjects �trc required to implement tl�c stornlwater best management practices (LiMYj mi t�his pagc, �s
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RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME FINDING
THAT THERE IS NO SUBSTANTIAL EVIDENCE THAT THE APPROVAL OF A REQUEST
FOR CONDITIONAL USE PERMITS FOR USE AND FLOOR AREA RATIO AND PARKING
VARIANCE FOR AN ADDITION TO AN EXISTING COMMERCIAL BUILDING FOR A SELF-
SERVICE STORAGE USE LOCATED AT 1811 ADRIAN ROAD WILL HAVE A SIGNIFICANT
EFFECT ON THE ENVIRONMENT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA) PURSUANT TO ARTICLE 6 OF THE CEQA GUIDELINES
THE PLANNING COMMISSION OF THE CITY OF BURLINGAME hereby finds as
follows:
Section 1. On the basis of the Initial Study and the documents submitted and
reviewed, and comments received and addressed by this commission, it is hereby found that
there is no substantial evidence that the project set forth above will have a significant effect on
the environment, and a Mitigated Negative Declaration, per Mitigated Negative Declaration ND-
583-P, is hereby approved.
Section 2. It is further directed that a certified copy of this resolution be recorded in
the official records of the County of San Mateo.
Chairman
�, , 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 dav of June. 2015 by
the following vote:
Secretary
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME, APPROVING A
REQUEST FOR CONDITIONAL USE PERMITS FOR USE AND FLOOR AREA RATIO AND
PARKING VARIANCE FOR AN ADDITION TO AN EXISTING COMMERCIAL BUILDING FOR A
SELF-SERVICE STORAGE USE LOCATED AT 1811 ADRIAN ROAD, ON PROPERTY SITUATED
WITHIN THE RR ZONE
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, an application has been made for Conditional Use Permits for use and floor area ratio and
Parkinq Variance for an addition to an existinq commercial buildinq for a self-service storaqe use at
1811 Adrian Road, Zoned RR Public Storaqe Inc. P.O. Box 25025 Glendale CA 91221 propertv
owner, APN: 025-169-050;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on June 8,
2015, at which time it reviewed and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
1. Said Conditional Use Permits and Parking Variance are approved subject to the conditions set
forth in Exhibit "A" attached hereto. Findings for such Conditional Use Permits and Parking
Variance are set forth in the staff report, minutes, and recording of said meeting.
2. It is further directed that a certified copy of this resolution be recorded in the official records of
the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular
meeting of the Planning Commission held on the 8th dav of June, 2015 by the following vote:
Secretary
EXHIBIT "A"
Conditions of Approval for Conditional Use Permits and Parking Variance.
1811 Adrian Road
Effective June 18, 2015
Page 1
that the project shall be built as shown on the plans submitted to the Planning Division
date stamped April 15, 2015, sheets 1 through 8;
2. that the conditions of the Building Division's December 23, 2014, November 17, 2014
and September 8, 2014 memos, the Parks Division's September 4, 2014 memo, the
Fire Division's September 4, 2014 memo, the Engineering Division's September 10,
2014 memo, and the Stormwater Division's November 21, 2014 memo shall be met;
3. that if the structure is demolished or the envelope changed at a later date the conditional
use permits and parking variance as well as any other exceptions to the code granted
here will become void;
4. that demolition or removal of the existing structures and any grading or earth moving on
the site shall not occur until a building permit has been issued and such site work shall
be required to comply with all the regulations of the Bay Area Air Quality Management
District;
5. that storage of construction materials and equipment on the street or in the public right-
of-way shall be prohibited;
6. that exterior lighting for the project would be designed to meet the requirements of
Burlingame Municipal Code Section 18.16.030 (pertaining to light spillage off site in
commercial or residential areas);
7. that the project shall comply with the Construction and Demolition Debris Recycling
Ordinance which requires affected demolition, new construction and alteration projects
to submit a Waste Reduction plan and meet recycling requirements; any partial or full
demolition of a structure, interior or exterior, shall require a demolition permit;
8. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
9. that the project shall meet all the requirements of the California Building and Uniform
Fire Codes, 2013 Edition, as amended by the City of Burlingame;
10. that prior to issuance of a building permit for the project, the applicant shall pay the
public facilities impact fee in the amount of $95,325.00, made payable to the City of
Burlingame and submitted to the Planning Division;
1�. that prior to issuance of a building permit for the project, the applicant shall pay the North
Burlingame/Rollins Road Development fee in the amount of $31,977.40, made payable
to the City of Burlingame and submitted to the Planning Division; and
EXHIBIT "A"
Conditions of Approval for Conditional Use Permits and Parking Variance.
1811 Adrian Road
Effective June 18, 2015
Page 2
Mitigation Measures from Initial Study
Noise
12. that the project sponsor shall retain a qualified acoustical engineer familiar with
aviation noise impacts to prepare an acoustical study, in accordance with State
Title 24 requirements. The acoustical study shall identify methods of design and
construction to comply with the applicable portions of the Uniform Building Code
Title 24, Appendix 36, Sound Transmission Controls and with the Federal
Aviation Administration (FAA) Part 150 Noise Compatibility Program so that
construction will achieve an indoor noise level or 45 dBA, or less, as measured
for aircraft noise events.
`� CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
��BURLWGAME, CA 94010
� PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 1811 ADRIAN ROAD
The City of Burlingame Planning (ommission announces the
following pu6lic hearing on MONDAY, JUNE 8, 2015 at
7:00 P.M. in the City Nall Council Chambers, SOl Primrose
Road, Burlingame, [A:
Applicatio��. for Mitigated Negative Declaration,
Conditional Use Permits for use and floor aren rotio and
Parking Variance for a self-storoge use within on existing
commercial building at 1811 ADRiAN ROAD zaned RR.
AFN 025-169-050
Mniled: May 29, 2015
(Please refer to other side)
PUBLIC HEARING
NOTICE
Cit of Burlinaame
lication and plans for this project may be reviewed prior to
A copy of the app ment Department at 501 Primrose
the meeting at the CCoamf f naY �evelop
Road, Burlingame,
in court, you may be limited to
If you challenge the subject application(s) � ublic hearing,
raising only those issues you or someone eondence deliveeed to the city at or
described in the notice or in written corresp
prior to the public hearing.
Property
owners who receive this notice are responsible for informing their
tenants about this notice.
For additional information, please call (650) 558-7250. Thank you.
Wiiliam Meeker
Community Development Director
pUgLIC HEARING NOTICE
(Please reier to other siae)
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