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HomeMy WebLinkAbout535 Almer Road - ResolutionRECORDING REQUESTED BY: r t' Planning Department City of Burlingame WHEN RECORDED MAIL TO: PLANNING DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 DOC SI 2002-270—f16 12/19/2002 11:57A R1 Fee:NC Page 1 of 10 Recorded in Official Records County of San Mateo Warren Slocum Assessor -County Clerk -Recorder Recorded By Resolution No. 113-2002 535 Almer Road ; APN: 029-111-060 TITLE OF DOCUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. Date: 12.06.02 t� JJ Marg'�ret Monroe, City Planner u 111 i i for RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDOMINIUM PERMIT RESOLUTION 113-2002 RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a condominium permit for construction of a new, three-story, four -unit residential condominium at 535 Almer Road, zoned R-3, Manoochehr Javaherian, property owner, 1029 Vista Grande, Millbrae, CA, 94030, APN: 029-111-060; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on November 25, 2002, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: 1. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, Section 15303 - New Construction or conversion of small structures, Class 3(b), construction and location of limited numbers of new, small facilities or structures including (b) a duplex or similar multi -family residential structure totaling no more than four dwelling units. In urbanized areas, this exemption applies to apartment, duplexes and similar structures designed for not more than six dwelling units, is hereby approved. 2. Said condominium permit is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such condominium permit are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. I, Ralph Osterling , 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 25th day of November, 2002 , by the following vote: AYES: COMMISSIONERS: ( Auran, Brownrigg, Keele, and Osterling NOES: COMMISSIONERS: a NONE ABSENT: COMMISSIONERS: 3 Bojues, Keighran, Vistica SECRETARY u III lull u milli 2002-2707 1 6 12/19/2002 11'57P R1 Page: 2 of 10 EXHIBIT "A" Conditions of approval for categorical exemption and condominium permit. 535 Almer Road effective December 2, 2002 1. that the project shall be built as shown on the plans submitted to the Planning Department date stamped October 15, 2002, sheets A.1, A.5 through A.7 and C-1 (Boundary and Topographic Survey), date stamped November 1, 2002, sheet L-1, and date stamped November 18, 2002, sheets A2, A2a, A.3, A.4, and A8; with 1,595 SF of common open space and a 16'-1" front setback; and that the landscaping, including trees, shrubs, ground cover and vines shall be planted as shown on the revised Landscape Plans (sheet L-1), date stamped November 1, 2002; 2. that a wooden fence, with a maximum height of 7'-0" above highest adjacent grade (6' solid with 1' of lattice), shall be installed along the south property line (rear property line between 535 and 525 Almer Road); 3. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 4. that the conditions of the City Engineer's November 6 and October 23, 2002 memos, the Chief Building Official's September 9, 2002 memo, the Fire Marshal's September 9, 2002 memo, the City Arborist's October 2, 2002 memo, and the Recycling Specialist's September 9, 2002 memo shall be met; 5. that the maximum elevation at the top of the roof ridge shall not exceed elevation 67.66' as measured from the average elevation at the top of the curb along Almer Road (32.66') for a maximum height of 35'-0", and that the rotunda at the front of the building which rooftop access shall have a maximum elevation of 72.33', or 39'-8" from average top of curb, and that the rotunda shall not exceed 5% of the rooftop area; 6. that the finished grading of the garage floor, the finished slab of the garage floor, the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the construction and framing proceeds and prior to final framing and roofing inspections. The garage finish grade shall be 25.25', the garage floor finished floor shall be elevation 26.41'; first floor finished floor shall be elevation 35.24'; second floor finished floor shall be elevation 45.24'; third floor finished floor shall be elevation 55.24; and the top of ridge elevation shall be 67.66'. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that incursion into the side setback for the basement vent grate and the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 7. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property comers, set the building envelope; 8. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 9. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height; lIli1IIIIIIIIIIIGIIIIIIIVIIIIIIIII11IVIIINIiGllll 'Ba':;=aO,.F Conditions of approval for categorical exemption and condominium permit. 535 Almer Road effective December 2, 2002 page 2 10. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 11. that the applicant shall remove the 32-inch Black Acacia tree at the rear of the lot and that a Tree Removal Permit will be required from the City before its removal; 12. that the amount of impervious surfaced area within the dripline of the existing oak tree in the adjacent common and private open space shall be determined by an arborist's report and approved by the City's Senior Landscape Inspector prior to issuance of a building permit and the root zone of the tree shall be protected during construction based on an arborist's report as approved by the City's Senior Landscape Inspector; and the paving of impervious surface in the rear common and adjacent private open space shall be not expanded without an -amendment to this condominium permit; and that the arborist's report shall also address initial pruning and enhancement of the oak tree and that the owner shall comply with the recommended measures; and that the arborist's report shall recommend future maintenance measures for the oak tree; 13. that this proposal shall comply with all the requirements of the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application and the street trees will be protected during construction as required by the City Arborist; 14. that an irrigation plan consistent with the City's water conservation guidelines shall be submitted and approved by the City prior to issuance of a building permit; 15. that the underground parking garage shall be designed to city standards and shall be managed and maintained by the condominium association to provide parking at no additional fee, solely for the condominium owners, and that no portion of any parking area and/or egress aisles shall be converted to any other use or any support activity such as storage or utilities, there shall be no storage of automobiles, boats or recreational vehicles within assigned or guest parking stalls; and that the none of the parking spaces shall be rented, leased or sold; 16. that the guest parking shall not be assigned to any unit and shall be owned and maintained by the homeowners association for the use of all visitors to the site; and that `guest parking stall' shall be marked on the guest parking space and shall be located in a code compliant parking stall; 17. that parking assignments to each dwelling unit shall be left to the developer and tenant association; 18. that the Covenants Conditions and Restrictions (CC&Rs) for the condominium project shall require that the guest parking stall shall be reserved for guests only and shall not be used by condominium residents; 19. that the final inspection shall be completed and a certificate of occupancy issued before the close of escrow on the sale of each unit; 11111111 i IIlI1LI 111111 11111111 Il Illl 1111 IIl 2002-2707 1 C3 12/19/2002 1 1 : 5 A R1 Page 4 of 10 Conditions of approval for categorical exemption and condominium permit. 535 Almer Road effective December 2, 2002 page 3 20. that the developer shall provide to the initial purchaser of each unit and to the board of directors of the condominium association, an owner purchaser manual which shall contain the name and address of all contractors who performed work on the project, copies of all warranties or guarantees of appliances and fixtures and the estimated life expectancy of all depreciable component parts of the property, including but not limited to the roof, painting, common area carpets, drapes and furniture; 21. that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 22. that the security gate system shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the parking area by ►wing a button inside their units; 23. that the design of the new building shall incorporate the seismic standards of the California Building Code, 1998 Edition; 24. that the project shall be required to comply with all the standards of the California Building and Fire Codes, 1998 edition, as amended by the City of Burlingame for structural stability; 25. that all runoff created during construction and future discharge from the site shall be required to meet National Pollution Discharge Elimination System (NPDES) standards; 26. that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or ,4ensitive areas on -site or immediately downstream of a project; and designated construction access routes, staging areas and washout areas; 27. that off -site runoff shall be diverted around the construction site and all on -site runoff shall be diverted around exposed construction areas; 28. that methods and procedures such as sediment basins or traps, silt fences, straw bale dikes, storm drain inlet protection such as soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed to maintain temporary erosion controls and sediment control continuously until permanent erosion controls have been established; 29. that construction access routes shall be limited in order to prevent the tracking of dirt onto the public right-of-way, clean off -site paved areas and sidewalks using dry sweeping methods; 1111 I I iu 1111 !II 2002-270716 12+ 1912002 1 1 57R R1 Page. 5 of 10 Conditions of approval for categorical exemption and condominium permit. 535 Almer Road effective December 2, 2002 page 4 30. that if construction is done during the wet season (October 15 through April 15), that prior to October 15 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; 31. that common landscape areas shall be designed to reduce excess irrigation run-off, promote surface filtration and minimize the use of fertilizers, herbicides and pesticides; 32. that trash enclosures and dumpster areas shall be covered and protected from roof and surface drainage and that if water cannot be diverted from these areas, a self -co ined drainage system shall be provided that discharges to an interceptor; 33. that drainage from paved surfaces, including parking lots, driveways and roofs, shall be routed through buffer strips where possible and shall be filtered through fossil filters or other petroleum absorbent system inserted into stormwater inlets prior to discharge into the storm drain system; the property owners shall be responsible for inspecting and maintaining all filters on at least a biannual basis as well as immediately prior to and once during the rainy season (October 15 — April 1) or as required by the City upon inspection; 34. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 35. that demolition of the existing structures and any grading or earth moving on the site shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 36. that the applicant shall install fire sprinklers and a fire alarm system monitored by an approved central station prior to the final inspection for building permit; 37. that all construction shall abide by the construction hours established in the Municipal Code; 38. that the method of construction and materials used in construction shall insure that the interior noise level within the building and inside each unit does not exceed 45 dBA; 39. that all new utility connections to serve the site, and which are affected by the development, shall be installed to meet current code standards and local capacities of the collection and distribution systems shall be increased at the developer's expense if necessary; 40. that all utilities to this site shall be installed underground. Any transformers needed for this site shall be installed underground or behind the front setback on this site; 41. that sewer laterals from the site to the public sewer main shall be checked and shall be replaced to city standards as required by the development; 42. that abandoned utilities and hookups shall be removed; IID IIID II IOI I 110 II I 1111111 I I 1111 2002-270716 12/19/2002 11:57R R1 Page: 6 of 10 Conditions of approval for categorical exemption and condominium permit. 535 Almer Road effective December 2, 2002 page 5 43. that all drainage (including water from the below grade parking garage) on site shall be required to be collected and pumped to Almer Road; 44. that project approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise requirement; 45. that the applicant shall comply with Ordinance 1645, the City of Burlingame Recycling and Waste Reduction Ordinance, and shall submit a waste reduction plan and recycling deposit for demolition and new construction, before receiving a demolition permit; and 46. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance. 111 Hill Ifl 111 111 I I III III II 111 2002-2707 1 E3 12/19/2002 11:57P R1 Page: 7 of 10 DATE: September 6, 2002 TO: City Engineer Chief Building Official Fire Marshal Recycling Specialist _City Arborist _City Attorney FROM: : Planning Staff SUBJECT: Request for condominium permit and tentative map foi a new four -unit condominium -building at 535 Almer Road, zoned R-3, APN: 029-111-060. STAFF REVIEW: Monday, September 9, 2002 All uyris .iv i 6e. bk cps--- 4 ,4IcJ arc 111111111111 IIIIII1 u II 111 IIII IJIi 2002-27071 6 12/19/2002 11 57P R1 Page: 8 of 10 Reviewed By - Date of Comments: �/7,r9----t ROUTING FORM DATE: September 6, 2002 TO: City Engineer Chief Building Official 'Fire Marshal Recycling Specialist City. Arborist City Attorney FROM: Planning Staff SUBJECT: Request for condominium permit and tentative map for anew tour -unit condominium building at 535 Almer Road, zoned R-3, APN: 029-111-060. STAFF REVIEW: Monday, September 9, 2002 Reviewed By: .sA m ijl 1 iu 2002-27071 E5 12/1912002 11:57R R1 Page 9 of 10 Date of Comments: ♦cti AAA ROUTING FORM DATE: September 6, 2002 TO: _City Engineer _Chief Building Official Fire Marshal _Recycling Specialist ✓City Arborist City Attorney FROM: Planning Staff III 11 u 11 002-2707 1 F3 2'19!2002 11 57A R? Page 10 of 10 RECEIVED OCT - 3 200Z CITY OF BURLINGAME PLANNING DEPT. SUBJECT: Request for condominium permit and tentative map for a new four -unit condominium building at 535 Almer Road, zoned R-3, APN: 029-111-060. STAFF REVIEW: Monday, September 9, 2002 ;�—c:',,F2 h41 y, (O (z/ 0') 120'd2 c -cGv41r lam/ ' m k_ a<•e-- /Z otvvr dc7Ec..ccc 402.E a-t%r.".. 0. FU 2 2 4' Th LL S % 6C-T 4- / S /22 QV L 24A IZ6z-0I 0:44§ , 2 ,k4,1) L) ,` /Z% caws -P' arc u, eirrt, ?nu) arm , Reviewed By: Aft ,f72,1,4xa►.t if,-.wccico-G Date of Comments: A a,/,