HomeMy WebLinkAbout821 Cowan Road - Staff ReportCity of Burlingame
Condominium Conversion Permit, Conditional Use Permit for Existing
Office/Warehouse Building and Tentative Condominium Map
Address: 821 Cowan Road
Item #l0a & lOb
Action Item
Meeting Date: 4/24/06
Request: Condominium conversion permit, conditional use permit and tentative condominium map to convert a
five-unit, 25,377 SF office/warehouse building (currently under construction for a first floor remodel
and second floor addition) to five office/warehouse condominium units.
Property Owner: Konstantinos Dokos
Applicant: One Stop Design, Inc.
Engineer: Dominguez Associates
APN: 024-401-560
Zoning: IB
Lot Area: 42,300 SF (0.97 Acres)
General Plan: Commercial Uses — Office Use
Inner Bayshore Area — Office and Warehouse Uses (Burlingame Bayfront Specific Plan and
Design Guidelines)
CEQA Status: Mitigated Negative Declaration No. ND 536-P and Addendum
Adjacent Development: Office, office/waxehouse and auto rental parking
Current Use: Two-story office/warehouse building addition under construction
Proposed Use: Conversion of existing building to office/warehouse condominium building
Allowable Use: Office/warehouse condominium with condominium conversion permit
History: On February 28, 2005, the Planning Commission approved an application for a mitigated negative
declaration, conditional use permits, parking and side setback variances to allow for a first floor remodel and
second floor addition to an existing office warehouse building at 821 Cowan Road, zoned O-M (since this action
the zoning has been changed to IB — Inner Bayshore) (February 28, 2005, P.C. Minutes). At that time, the project
was also reviewed for compliance with the Design Guidelines of the Bayfront Specific Plan. The following
applications were approved:
� Mitigated negative declaration (required for this project because the proposed addition to the existing
office/warehouse building exceeds 10,000 SF (11,825 SF proposed) and therefore does not qualify for an
exemption);
� Conditional use permits to exceed the Specific Area Plan land use density (0.6 FAR for warehouse where
0.5 is allowed) and to vary from the design guidelines for Bayfront Development (CS 25.43.030, 1);
� Parking variance for the aisle width at the north and south ends of the parking lot (12'-0" and 13'-6"
proposed where 18'-0" is the minimum required for traffic moving in two directions) (CS 25.70.025,1, fl;
and
� Side setback variance along the left side property line (as measured to new architectural coluxnn features
on iirst and second floors) (9'-3 existing, 8'-3" proposed, where 10'-0" is the minimum required) (CS
25.43.055, 3).
The proj ect approved by the Commission in February, 2005, included remodeling the existing first floor (13,552
SF) and adding a new second story (11,825 SF). The approved 25,377 SF office/warehouse building contains
13,552 SF of warehouse space on the first floor and 11,825 SF of office space on the second floor in a total of
five office/warehouse units. The project also included improvements to the exterior of the building, including
stucco walls on the exterior, new vinyl windows throughout the building, and a new pitched s-tile roof. In
addition, uncovered decks with wrought iron railing were approved on the second floor at the front and rear ofthe
building.
Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
A building permit was issued on September 23, 2005, and construction is underway. The proj ect being built will
be in compliance with building code requirements in effect at the time the permit was issued. The property
owner is now applying to convert the five office/warehouse spaces to condominium units.
Project Summary: The property owner has submitted an application for a condominium conversion permit to
convert an existing five-unit, 25,377 SF office/warehouse building to five condominium units. An application for
a condominium conversion permit is allowed for an office/warehouse building if it contains at least 20,000 SF of
building area (existing building contains 25,377 SF) (CS 26.32.025). An application for a condominium
conversion permit is evaluated and processed pursuant to the procedural requirements set forth for conditional
use permits (CS 26.32.020). With this application, there are no changes proposed to the February, 2005 approved
project, with the exception of converting the office/warehouse units to condominiums.
The February, 2005 project was approved when the O-M District Regulations were in effect. At that time, the
Design Guidelines of the Bayfront Specific Plan had been adopted so the project was reviewed for compliance
with those standards. Conditional use permits were granted to exceed the Specific Area Plan land use density
(0.6 FAR for warehouse where 0.5 is allowed) and to vary from the design guidelines for Bayfront Development
(refer to attachment - Compliance with Bayfront Design Guidelines — Inner Bayshore Area). Since the project
was approved, the new IB District Regulations were adopted. Therefore, with this application for a condominium
conversion, the project must comply with the IB District Regulations. The proposed project complies with the
standards in the IB zone with the exception of floor area (see below). The following applications are required for
the proposed condominium conversion:
Condominium conversion permit to convert a five-unit, 25,377 SF office/warehouse building (currently
under construction for a first floor remodel and second floor addition) to five office/warehouse
condominium units (CS 026.32.020); and
� Conditional use permit to exceed the maximum floor area (0.60 FAR (25,377 SF) proposed where 0.50
FAR (21,150 SF) is the maximum allowed) (CS 25.43.030).
In a letter dated February 24, 2006, the property owner notes that initially his intent and cost estimates were based
on leasing the office/warehouse units. However, because of current market rental conditions and cost overruns of
the proj ect (increase in cost of materials and labor), the property owner has decided it would be best to convert
the units to individual office/warehouse condominiums.
Each of the five units will contain warehouse space on the first floor and associated office space on the second
floor. Units range in size from 3,611 SF to 4,593 SF (office and warehouse). Please refer to Table 2 on pages 4
and 5 for a breakdown of office/warehouse space for each unit. Units 1,2,4 and 5 have access to 273 SF
balconies on the second floor. However, there is no requirement to provide private open space or common open
space for an office/warehouse condominium.
Chapter 26.32, Condominium Conversion Permits, which includes application requirements and minimum
requirements, is included in the staff report for reference. Draft declaration of the covenants, conditions and
restrictions (CC&R's), specific information concerning the demographic characteristics of the project and a
physical elements report are required as part of this application submittal. The physical elements report and
demographic chaxacteristics report, submitted by the applicant and date stamped December 27, 2005, is included
in the staff report for reference. Planning staff would note that the City Attorney reviewed the draft CC&R's and
has accepted them with one minor suggestion to change the wording in the Animals section from "guide dogs" to
"service dogs" since it is a protected right under the Americans with Disabilities Act (see attached memo from
Larry Anderson, City Attorney, dated February 3, 2006).
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
Parking: The two-story office/warehouse building currently under construction was approved with 53 on-site
parking spaces (43 standard, 8 compact and 2 disabled-accessible spaces) where 53 are required, including
disabled-accessible parking. The approved parking configuration provides a 24'-0" clear back-up space for all
parking spaces. A parking variance was approved for the aisle width at the north and south ends of the parking
lot (12'-0" and 13'-6" provided where 18'-0" is the minimum required for traffic moving in two directions). The
approved paxking lot layout requires traffic to travel in a counter clockwise direction through the parking area.
The City's traffic engineer reviewed the on-site traffic circulation and accepted the design. A shared access
driveway exists between this property and 837 Cowan Road (property to the south).
Landscaping: There are no on-site landscaping requirements for an office/warehouse condominium conversion.
However, the February, 2005, project was approved with on-site landscaping to comply with the O-M zoning
district regulations in effect at that time. The proj ect will provide 15.9% (6,750 SF) on-site landscaping where
15% (6,345 SF) is the minimum required. Although front setback landscaping was not required, Planning staff
would note that 90% (3,300 SF) of the front setback is landscaped (including walkways). The Landscape Plan
(sheet L.1) provides details on the proposed plantings throughout the site. Two of the three existing sycamore
trees (10 and 12 inches in diameter) at the front of the site will remain. The third existing Sycamore tree (12-inch
diameter) will be removed to accommodate a 7'-0" wide sidewalk. The existing Sycamore tree to be removed
will be replaced with two, new 24-inch box size Sycamore trees at the front of the site. The applicant notes the
vines to grow on the walls of the building will be incorporated in the final landscape design, but this landscape
feature is not shown on the landscape plan.
Staff Comments: See attached. A tentative condominium map has been submitted in order to create the parcel
for the condominiums. The tentative and fmal parcel map is being processed concurrently with the planning
application.
Table 1 below provides a comparison of the proj ect to the IB District development standards. Table 2 on pages 4
and 5 provides a comparison of the proj ect to the condominium conversion requirements for an office/warehouse
building.
Table 1
Lot Area: 42,300 SF Com liance with IB Re ulations
Proposed i Allowed/Required
FZoor Area Ratio: 0.601 �' 0.50
25,377 SF � 21,150 SF
_._:.. ::.....:. .....:::. .:.:::. ..._�::.. ...:::.� W.:.... ......... .:.....� ...�__��: ._.::::._ ..�_.��. � _yW___ .:...:.: �.......: .._ .....: :::....
Setbacks Front. 19'-4" � � 10'-0"
Left Side: 8'-3 "2 � 10'-0"
Right Side: 16'-0" j 10'-0"
Rear: 66'-2" � none
......�_...�............_.__�.�»_�._..___. ._._.___._......__...__ _.�_�.��_ _._.._
Parking: 53 spaces ' S3 spaces
(43 standard) � (8 compact)
(8 compact) f 1:300 SF office
(2 disabled-accessible) � 1:1000 SF warehouse
1 Conditional use permit to exceed the maximum floor area (0.60 FAR (25,377 SF) proposed where 0.50 FAR
(21,150 SF) is the maximum allowed) (CS 25.43.030).
2 Side setback variance approved in February, 2005 (8'-3" proposed where 10'-0" is required).
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
Table 1 (cont'd)
Lot Area: 42,300 SF Com liance with IB Re ulations
Proposed Allowed/Required ,
Aisle Width: 12'-0" and 13'-6"3 18'-0"
Building Height: 32'-4" 35'-0"
Front Setback Landscaping: 90% 60%
(3300 SF) (2200 SF)
3 Parking variance approved in February, 2005, for the aisle width at the north and south ends of the parking lot
(12'-0" and 13'-6" proposed where 18'-0" is the minimum required for traffic moving in two directions).
Table 2
Com liance with Condominium Conversion Re uirements
Proposed Allowed/Required
Unit Size: Unit 1: 2118 SF office �a
2475 SF warehouse
4593 SF total
Unit 2: 1879 SF office �
2637 SF warehouse
4516 SF total
Unit 3: 1717 SF office
1894 SF warehouse
3611 SF total
Unit 4: 1740 SF office
2637 SF warehouse
4377 SF total I
Unit 5: 2121 SF office
2447 SF warehouse
4568 SF total
Parking: 53 spaces 53 spaces
(43 standard, 8 compact, 2 disabled (8 compact)
accessible)
ADA Parking: 2 disabled accessible spaces 2 disabled accessible spaces
Right Side Setback: 16'-0" 10'-0"
Left Side Setback: 8'-3"' 10'-0"
1 Side setback variance approved in February, 2005 (8'-3" proposed where 10'-0" is required).
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map
Table 2 (cont'd)
Comuliance with Condominium Conversion Reauirements
Proposed
Front Setback
Landscaping:
90%
3,300 SF (including walkways)
Private Open Space:
Common Open Space:
273 SF in Units 1,2,4 and 5
outdoor seating area at main
entrance to building
821 Cowan Road
Allowed/Required
none required
none required
none required
Study Meeting: At the March 27, 2006, Planning Commission study meeting, the Commission had several
questions for the applicant (March 27, 2006 P.C. Minutes). The applicant submitted a revised Site Plan and
Landscape Plan (sheets T.1 and L.1) and a response letter, dated April 13, 2006, in response the Commission's
concerns: Listed below are the Commissions' suggestions and responses by the applicant.
1. Sidewalks at the front of the site along the public right-of-way shall be 8 feet wide with improvements
consistent with the Bayfront Design guidelines for the Inner Bayshore area, to be installed by theproperty
owner.
The Planning Commission requested that the sidewalk width at the front of the site be 8 feet wide. This
width was based on information provided at the study meeting that the existing sidewalk width is 8 feet
wide. However, Planning staff verified in the field that the existing sidewalk width is actually 5 feet.
The bayfront design guidelines for the Inner Bayshore Area recommend a sidewalk width of at least 6
feet. Therefore, Planning staff determined that a sidewalk width of 7 feet at this location would be
appropriate. The revised plans, date stamped April 13, 2006, note a new 7 foot wide sidewalk to be
installed.
Two of the three existing sycamore trees (10 and 12 inches in diameter) at the front of the site will
remain. The third existing Sycamore tree (12-inch diameter), located on the front property line, will be
removed to accommodate the new 7 foot wide sidewalk. The existing Sycamore tree to be removed is not
protected size and will be replaced with two, new 24-inch box size Sycamore trees at the front of the site,
as recommended by the City Arborist. A tree removal permit is not required for removal of the existing
Sycamore tree. The City Arborist noted that in this case because of the commercial area it is more
appropriate to remove the existing Sycamore tree rather than curve the sidewalk around the tree, as is
frequently done in residential areas.
2. Provide information on how the on-site parking spaces will be allocated among the ownerships.
In his letter dated April 13, 2006, the applicant notes that on-site parking will be allocated per tenant
requirements as units are purchased. The process of assigning parking spaces to condominium units will
be managed by the Owner's Association, as specified in the CC&R's (Article 2— Property Rights and
Easements, Section 2.10 — Exclusive Use Common Area, Draft CC&R's included in staff report).
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
3. Provide information on how the property and landscaping will be maintained among the ownerships.
• In his letter dated Apri113, 2006, the applicant notes that the property and landscaping will be maintained
by the Owner's Association, as specified in the CC&R's (Article 4— Maintenance and Repair Obligations,
Draft CC&R's included in staff report).
Issues to Address for a Condominium Conversion: For a condominium conversion the code requires the
following issues be addressed at the public hearing (CS 26.32.100):
(a) The opinions of the tenants of the project as to whether the proposed conversion protects their interests;
(b) Whether or not the amount and impact of the displacement of tenants, if the conversion is approved,
would be detrimental to the health, safety or general welfare of the community;
(c) The role that the commercial, industrial, office or apartment structure plays in the existing rental market
for that use and whether this role is substantially altered by the proposed conversion in the light of the
tenant protection provisions in this code. Particular emphasis should be placed on the evaluation of rental
structures to determine if the existing building is serving low and moderate income tenants, or special
groups of tenants such as elderly or handicapped;
(d) If applicable, whether or not lower cost home ownership opportunities will be increased by the
conversion of apartments to condominiums, stock cooperatives or community apartments; and
(e) Whether tenants will have substantial difficulty in obtaining comparably priced facilities.
Findings for a Conditional Use Permit: In order to grant a condominium conversion permit (pursuant to the
procedural requirements set forth for conditional use permits), 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 properiy 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;
(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.
Findings for a Condominium Conversion: Further specific findings must be made for a condominium
conversion which are different from those required for planning permits (CS 26.32.110):
(a) All provisions of this chapter are met;
(b) The proposed conversion is consistent with the city's general plan;
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
(c) The proposed conversion will conform to this code and other applicable code provisions, if any, in effect
at the time of tentative map approval, except as otherwise provided in this chapter or specifically
excepted by the planning commission; and
(d) The overall design and physical condition of the condominium conversion achieves a high degree of
appearance, quality, and safety.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action bn
the following items should be taken separately each by resolution. Findings should be made for the
condominium conversion permit and conditional use permit. Each action should include the conditions from the
staff report and conditions which the Commission may add. The reasons for any action should be clearly stated.
The required actions are:
1. Condominium conversion permit.
2. Conditional use permit to exceed the maximum floor area.
3. Tentative condominium map.
The resolution with conditions shall be recorded with each of the condominium properties and filed with the
building permit to insure implementation of the conditions of approval. Please note that the conditions below
which are in italics reflect the conditions of approval for the mitigated negative declaration, conditional use
permits, parking and side setback variances originally approved for a first floor remodel and second floor addition
to the existing office warehouse building. All of these conditions will be placed on the building permit if the
project is approved:
that the project shall be built as shown on the plans submitted to the Planning Deparhnent date stamped
March 6, 2006, sheets L.2, A.3, A.3A, A.4 through A.7, D.l, E.1, E.2, C.1, AS.1 through AS.3, C-1
through C-5, Lighting Details (8%2" x 11" sheet) and date stamped April 13, 2006, sheets T.1 and L.1,
Vesting Tentative Tract Map, and the Physical Elements Report, Physical Standards Report and
Acoustical Assemblies Report date stamped December 27, 2005;
2. that the reports required by this code, in a form approved by the city, shall be provided to each person
executing any purchase, rental or other agreement to purchase or occupy a unit in the project. Copies of
the full reports shall be made available at all times at the sales office and shall be posted at various
locations, as may be required by the city, at the proj ect site;
3. that a new 7'-0" wide sidewalk shall be installed along the front of this property as shown on the plans
date stamped April 13, 2006, sheets T.1 and L.l; the new 7'-0" wide sidewalk, curb and gutter and
driveway apron shall comply with the Public Works' construction standards and shall be installed prior to
the final inspection; the applicant shall obtain the necessary special encroachment permit to install the
curb, gutter and sidewalk and driveway apron;
4. that the applicant shall plant two 24-inch box Sycamore trees at the front of the property for replacement
of the existing Sycamore tree to removed;
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
5. that the conditions of the City Attorney's February 3, 2006 memo, the City Engineer's January 30, 2006
memo, the Fire Marshal's January 4, 2006 memo, the Chief Building Official's January 3, 2006 memo, the
Recycling Specialist's January 4, 2006, memo, and the NPDES Coordinator's January 6, 2006 memo shall
be met;
6. that the final inspection shall be completed and a certificate of occupancy issued before the close of
escrow on the sale of each unit;
7. 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;
8. that if a security gate system across the driveway is installed in the future, the gate shall be installed a
minimum 20'-0' back from the front property line; the security gate system shall include an intercom
system connected to each unit which allows occupants to communicate with guests and to provide guest
access to the parking area by pushing a button inside their units;
9. that demolition for removal of the existing structures or walls within the condominium units 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;
10. that the proj ect shall comply with the Construction and Demolition Debris Recycling Ordinance which
requires affected demolition, new construction and alteration proj ects 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;
Conditions of approval for the originally approved mitigated negative declaration, conditional use permits,
parking and side setback variances:
11. that the project shall be built as shown on the plans submitted to the Planning Department date stamped
February 4, 2005, sheets T.1, L.1, T.2, A.1 through A. 7 and Plat of Survey;
12. that a seating aYea, to be architectural compatible with the building, shall be designed at the front
entrance to the building;
13. that vines, to gf-ow along the, front wall of the building, shall beplanted and maintained by theproperty
owner;
14. that the windows and window trim shall be installed as shown on the detail, date stamped February 4,
2005;
15. that the parking variance shall only apply to this building and shall become void if the building zs ever
expanded, demolished or destroyed by catastrophe or natural disaster or for intentional replacement;
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
16. that the conditions of the City Engineer's and Fire Marshal's June 1, 2004, memos, the Chief Building
Official's FebYuary 9, 2005, and June 4, 2004, memos, the Recycling Specialist's June 2, 2004, memo
and the NPDES Coordinator's .Ianuary 31, 2005, memo shall be met;
17. that payment of a Bayfront Development fee to the City of Burlingame for traffic impacts in the Inner
Bayshore and Shoreline areas shall be required to mitigate cumulative impacts ofthis and otherprojects
on area circulation, one-half of the fee is due at the time ofplanning application and one-halfdue before
the final framing inspection;
18. that one-way directional signage shall be installed andpainted throughout the parking aYea to cZeaYly
define the vehicular direction for employees and visitors to the site; prior to issuance of a building
pe�mit, the applicant/property owner shall work with the City's traffic engineer to determine the required
signage and markings on the pavement to clearly identify the on-site vehicular direction;
19. that the driveway aisles in front of the roll-up doors at the rear of the building and in theparking area
shall be maintained clear and trucks shall not be stored or parked in the driveway aisles;
20. that the paved area adjacent to parking space #1 S shall be painted "No Parking" to provide a clear,
unobstructed back-up area for the disabled-accessible parking spaces;
21. that the 53 on-siteparking spaces shall be used only for the customers and employees of the businesses at
this site and shall not be leased or rented for stoYage of automobiles either by businesses on this site or
by other businesses for off-site parking;
22. that the landscaping noted on sheet L.1 shall be installed according to plan and shall be irrigated with an
automatic irrigation system; landscaping that does not survive on the site shall be immediately replaced
with an equivalent species;
23. that the property owne� shall provide a complete Irrigation Water Management Conservation Plan
together with landscape and irrigatzon plans at time of permit application;
24. that the office/warehouse building shall be built so that the interior noise level in all areas used as o�ce
does not exceed 45 dBa;
25. that all construction shall abide by the construction hours established in the City of Burlingame
Municipal Code, and shall occur only between the hours of 7: 00 a.m. and 7:OOp.m. on weekdays, 9: 00
a.m. and 6: 00 p.m. on Saturdays, and 10: 00 a.m. and 6: 00 p.m. on Sundays and holidays;
26. that on-site illumination shall be shielded and directed only on to the site in compliance with the City's
exterior illumination ordinance;
27. that all parking areas should be lit for safety at night, such lighting should comply with the requirements
of the City's exterior illumination ordinance;
28. that the remodel/addition shall not be built with a reflective exterior finish;
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
29. that the project shall obtain necessary permits to meet the standards of the required permitting agencies
including: Bay Area Air Quality Management District;
30. that the project design shall conform to all seismic related requirements of the latest edition of the
California Building Code as amended by the City ofBurlingame zn effect at the time a buildingpermit is
issued and any additional seismic requirements established by the State Architect's office;
31. that all construction shall be required to be done in accordance with the California Building Code
requirements, 2001 edition, as amended by the City ofBurlingame, and in addition to the limitations of
hours of construction imposed by the City of Burlingame Municipal Code (CS 18.08.035);
32. 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 diameter; existing sewer laterals shall be checked and
replaced if necessary;
33. that water and sewer lines shall be constructed from flexible material with flexible connections with the
degree of flexibility established by the City Engineer and with his approval and inspection;
34. that in the event that there is subsidence as the result of an earthquake, the site shall be repaired as
approved by the City Engineer;
35. that all site and roof drainage shall be directed to the street frontage;
36. that Zow flow plumbing fixtures shall be installed and City water conservation requirements shall be met
at all times, including special additional emergency requirements;
37. that the grading plan shall be prepared by a licensed Civil Engineer and approved by the City Engineer.
All applicable requirements of the NPDESpermit for the site shall be adhered to in the design and during
construction;
38. that if construction is done during the wet season (October 1 S through April 1 S), that prior to October 1 S
the developer shall implement a winterization program to minimize thepotential 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 orpermanent
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;
39. that all applicable San Mateo County Stormwater Pollution Prevention Program Best Management
Practices shall be adhered to in the design and during construction, including stabilizing areas denuded
due to construction prior to the wet season; erosion shall be controlled during and after const�uction to
protect San Francisco Bay waters;
40. 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 propeYty 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
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Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
sensitive a�eas on-site or immediately downstream of a project; and designated construction access
Youtes, staging areas and washout areas;
41. that the erosion and sedimentation control plans should include notes, specifications, and/or attachments
describing the construction operation and maintenance of erosion and sediment control measures,
including inspection frequency; methods and schedule for grading, excavation, filling clearing of
vegetative cover and mulch, including methods and schedules for planting and fertilization; and
provisions for temporary and permanent irrigation;
42. that all runoff created during constYuction and future dischaYge fi-om the site shall be required to meet
the applicable San Mateo County Stormwater Pollution Prevention Program Best Management Practices
for surface water runoff and Storm Drain maintenance;
43. that all runoff in theparking lot, including runofffrom the Zandscaped areas, shall befiltered to remove
oil and grease prior to discharge by a method approved by the City Engineer and such facilities shall be
installed and maintained by the property owner, failure to maintain such filters and facilities in working
conditions shall cause this conditional use permit to be called up for �eview, all costs for the annual or
more frequent inspection and enforcement of this condition shall be paid for by this project's property
owner;
44. that the phrase "No Dumping-Drains To Bay" shall be labeled on new storm drain inlets by stenciling,
branding, plaguing or casting;
45. that g�ading shall be done so that impacts from erosion and runoff into the storm drain will be minimal;
46. that each storm water inlet on the site shall be equipped with a sand/oil separator; all sand/oil
separators shall be inspected and ser-viced on a regular basis, and immediately following periods of
heavy rainfall, to ascertain the conditions of the chambers; maintenance records shall be kept on-site and
maintenance shall be as directed by the City;
47. that drainage fYom paved surfaces, including parking lots, driveways and roofs shall be routed to storm
water inlets equipped with sand/oil-separators and/or fossil filters, then the water shall be discharged
into the storm drain system; the property owners shall be responsible for inspecting and cleaning
(vacuuming out) sand/oil separators and changing fossil filters on a regular basis as well as immediately
prior to, and once during, the rainy season (October 1 S— April 1) and as directed by the City;
48. that off-site runoffshall be diverted around the construction site and all on-site runoffshall be diverted
aYound exposed construction areas;
49. that trash enclosures and dumpster areas shall be covered andprotected, from roof andsurface drainage
and that if water cannot be diverted from these aYeas, a self-contained drainage system shall be provided
that discharges to an interceptor;
50. that no vehicles or equipment shall be washed, cleaned, fueled o� maintained on-site;
11
Condominium Conversion Permit, Conditional Use Permit and Tentative Condominium Map 821 Cowan Road
51. that methods and procedures such as sediment basins or traps, earthen dikes or berms, silt fences, straw
bale dikes, check dams storm drain inletprotection soil blanket or mats, and covers for soil stockpiles to
stabilize denuded areas shall be installed during constructzon to maintain temporary erosion controls
and sediment control continuously until permanent erosion controls have been established;
52. that the site shall be sprayed with water to control dust during grading and construction. Construction
equipment emissions shall be in compliance with the standards of the Bay Area Air Quality Management
District;
53. that a construction fence, including a impermeable fabric/material, shall be required around the site
during construction to keep all construction debris on site;
54. that if any trenching is proposed on the site, the applicant shall contact the San Mateo County Health
Department; if any contaminated soil is encountered, the applicant shall follow County protocol for its
disposal; and
55. that if anyprehistoric or historic archeological relics are discovered during grading and construction,
all work shall be halted until the finding can be fully investigated andproperprotection measures, as
determined by qualified expet-ts, can be implemented.
Ruben Hurin
Planner
c. One Stop Design, Inc., applicant
Konstantinos Dokos, property owner
12
City ofBurlingame Planning Commission Unapproved Minutes
March 27, 2006
4. 821 COWAN ROAD, ZONED IS (INNER BAYSHORE) — APPLICATION FOR CONDOMINNM
CONVERSION PERMIT FOR AN EXISTING OFFICE/WAREHOUSE BUILDING (ONE STOP
DESIGN, INC., APPLICANT; KONSTANTINOS DOKOS, PROPERTY OWNER; AND DOMINGUEZ
ASSOCIATES, ENGINEER) PROJECT PLANNER: RUBEN HLJRIN
CP Monroe presented a summary of the staff report which requested a commercial condominium conversion
of a remodeled warehouse which is still under construction. Commission asked if this was approved as a
rental. Staff noted that it was, and the project is currently under construction. He also asked if the previous
impact studies still apply to this action. Staff noted that they did. There were no other questions of staff.
Commissioners comment: no change from original approval; usually hold condominium development to a
higher standard than rental, troubled by request may not have granted variances if knew it was to be a
condominium; would the Bayfront Development Fee be different if this had been originally submitted as a
commercial condominium? Staff responded no, the Bayfront and other development fees are the same.
Does the condominium map entitle the city to more improvements? CA noted that could request a wider
sidewalk at the front to comply with design guideline standards in the area, for example. Seems the question
revolves around the existing building, and the variances granted originally were based on the retention of
that building. How would parking be assigned for the condominium use, for the rental it would be
common/shared. How is it insured that the landscaping will be maintained? Owners are aware of zoning but
buyers may not be. Questions for findings seem to imply residential conversions no cornmercial. Sidewalk
width for Bayfront should be 8 feet, same as existing, revised plans show 5 feet. Think need incubator
space, appropriate for consent; not difficult like to see on action to hear answers on how transition from
rental to ownership is being handled. Understand transition, CC and R's handle a lot of those things, they are
recorded with the property, so issues addressed. Do not do many condominium conversions, good for the
commission to look at one closely, hear from applicant.
Request revisions:
■ Sidewalks at the front of the site along the public right-of-way shall be 8 feet wide with improvements
consistent with the Bayfront Design guidelines for the Inner Bayshore area, to be installed by the
property owner;
■ Provide information on how the on-site parking spaces will be allocated among the ownerships; and
■ Provide information on how the property and landscaping will be maintained among the ownerships.
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:45 p.m.
VII. ACTION
C;O ent (:alendar - lte on the consent calendar ar considered to be routine. They acte�l on simultaneously unless
s arate discussion and/ action is requested by the a licant, a member of the public a commissioner prior to the time the
commission votes on t e motion to adopt.
5A. 1416 BAL A AVENUE, ZON R-1 — APPLICATION OR DESIGN REVIEW A SPECIAL
PERMI FOR HEIGHT AND CLINING HEIGHT E LOPE FOR A NEW, TW TORY SINGLE
F Y DWELLING ETACHED GARAGE ATHERINE ANDERSO . APPLICANT ANB'
D IGNER; CLEMEN EVA HUNG PROPER OWNERS) (66 NO'
UREEN BROO (CONTINUED FRO FEBRUARY 27, 2006
3
,� �
��/%,ONESTOPDESIGN
From: OneStopDesign, Inc.
Design and Engineering Services
3566 Beard Road
Fremont, Ca. 94555
510-794-7993 (voice), 510-794-4178 (fax)
www.onestopdesi�n.biz
Date: Apri113, 2006
APR 1 `i 2006
CITY OF BUFiLINGAME
PLAIVNING DEPT.
To: City of Burlingame Planning Department
Address: 501 Primrose Road
City/State: Burlingame, CA
Zip: 94010
Phone: 650-558-7250
FAX: 650-696-3790
Response to Planning Commission Revision Requests
1. Sidewalks have been modified to 7 feet in width, per Planning request.
2. On-site parking will remain as "Common Area". Parking will be allocated per tenant
requirements as units are purchased. Submitted CC&R's will address the process.
3. Landscaping and common areas will be maintained per an Owner's Association, as defined by
Prelim CC&R's submitted.
Thank yo ,
_.-.'
Greg ard, for OSD, Inc. `'�-_ _,
contained in this Declazation and the rules. If an Owner has rented the Condaminium, the Owner
and the Owner's employees and invitees shall not be entitled to use any Common Area
Improvements. Such rights may be enjoy�ed by the tenant or contract purchaser and, as the case
may be, their employees and invitees.
� 2.10 Exclusive Use Common Area.
(i) Certain portions of the Common Area are set aside for the exclusive use of
specific Condominiums and constitute Exclusive Use Common Areas.
(ii) Declarant or Declarant's assignee may assign one or more Exclusive Use
Common Area parking spaces within Exclusive Use Common Area to Condominiums. The
assignment shall be made in the grant deeds to the initial Condominium purchasers or by another
appropriately recorded instrument of assignment.
(iii) The Exclusive Use Common Area parking spaces are appurtenant to the
Condominium to which it is assigned and may not be separated therefrom. Any transfer of the
Condominium automatically transfers the exclusive use rights. appurtenant thereto regardless of
whether the instrument of transfer describes the Exclusive Use Common Area rights. The right
to use any Exclusive Use Comman Area may not be transferred to any Person other than to a.n
occupant of the Condominium for use in connection with the occupancy of the Condominium.
Any authorized use transfer shall be a license only and shall not transfer any other interest in the
Exclusive Use Common Area, which shall remain appurtenant to the Condominium to which it is
assigned.
(iv) Except as described herein, no other portion of the Cornmon Area is
Exclusive Use Common .Area.
2.11 Restrictions on Partition.
(i) Except as authorized in Sections 2.8, 9.7 and 9.9, the Common Area shall
remain undivided, and there shall be no judicial partition thereof except as may be authorized by
Civil Code section 1359 or any successor statute thereto.
(ii) Any proceeds or property resulting from a partition shall be distributed to
and among the respective Owners and their Mortgagees as their interests appear in equal
properties.
2.12 Public Dedication. Nothing in this Declaration shall be deemed to be a gift or
dedication of any portion of the Development to the general public or for the general public or
for any public purposes whatsoever, it being the intention of the Declarant that this Declaration
shall be strictly limited to and for the purposes expressed in this Declaration. The right of the
public or any Person to make any use whatsoever of the Development or any portion thereof
(other than any use expressly allowed by a written or recorded map, agreement, deed or .
dedication) is by permission only, constitutes a license revocable at will, and is subject to control
of Owner. Notwithstanding any other provisions herein to the contrary, the Owners take such
DKPC�4534T648841.2 -6-
3.7 Alterations. Modifications or Additions. There shall be no alterations,
modifications or additions made to any Condominium or any Improvement thereon except in
compliance with the provisions of Article 7.
3.8 Compliance with Law. No Owner shall permit anything to be done or kept in his
or her Condominiuxn that violates any law, ordinance, statute, rule or regulation of any local,
county, state or federal agency. Nothing shall be done or kept in any Condominium that might
increase the rate of or cause the cancellation of any insurance maintained by the Association.
�L ARTICLE 4- Maintenance and Repair Obli ations
����
4.1 Owner's Maintenance and Repair Obli ations.
(i) Each Owner of a Unit shall maintain his or her Unit and all Improvements
therein in good condition and repair at all times, including, but not limited to, interior doors and
walls, floors, cabinets, trade fixtures, appliances, and all electrical, heating, plumbing and other
utility fixtures situated within the Unit or partially within the Unit and partially within the
Common Area and exclusively serving the Unit, such as electrical outlets. Maintenance shall be
in accordance with the Maintenance Standards described in Section 4.4. The washing of all
windows, both exterior and interior, in a Unit shall be the responsibility of the Owner. Each
Owner, at that Owner's cost, shall periodically clean, maintain and repair any'exterior door
hardware that serve the Owner's Unit, including repair or replacement of any exterior door
hardware. An Owner shall obtain the consent of the Association before installing any equipment
which causes roof penetrations; and, upon installation shall be responsible for maintaining the
same. Tf damage is covered by insurance maintained by the Association, the Association, on
request from the Owner, shall submit an appropriate claim if the claim exceeds the deductible
and shall remit any available insurance proceeds to the Owner on receipt of satisfactory evidence
that the proceeds are or will be used for repair. Any deductible amount shall be borne by the
Owner. The Association shall repair any damage to any exterior doors serving a Unit (other than
the hardware thereon), provided that, if the damage is covered by insurance maintained by the
Association, the Owner shall be responsible for paying any deductible amount. Maintenance
shall be in accordance with the Maintenance Standards described in Section 4.4.
(ii) Each Owner shall be responsible for the removal of all the trash and refuse
from that Owner's Unit to the central trash collection points. The Association shall be
responsible for the maintenance of the central trash collection points within the Common Area
and for the periodic removal therefrom. All trash or refuse shall be kept only in sanitary
containers which containers shall be kept in the areas approved by the Board. Each Owner shall
take all appropriate, proper and required precautions to protect Persons and property from any
injuries or damages from the trash or other refuse generated from the Owner's Condominium.
The Rules adopted by the Board may regulate the trash collection areas.
(iii) Any electrical wiring, plumbing pipes, drains, flues, heating ducts or other
utility equipment that exclusively serves one (1) Unit, but is located in the Common .Area, shall
be maintained and repaired by the Association; however, the maintenance, repair and/or
replacement costs shall be paid by the Owner of the Unit. If the Owner fails to pay the cost, the
DKPC145347�648841.2 -9-
Association may levy a reimbursement assessment against the Owner's Condominium. If the
utiliry equipment serves two (2) or more Units, the costs shall be borne by the Association. If the
maintenance, repair and/or replacement involves equipment that exclusively benefits one (1)
Unit and equipment that benefits two (2) or more Units, the Board shall allocate the cost between
the Unit Owner and the Association in a fair and equitable manner.
4.2 Association's Maintenance, Repair and Landscaping Obli ag tions.
(i) The Association shall maintain all of the improvements and landscaping
located in and a part of the Common Area. Maintenance shall be in accordance with the
Maintenance Standards described in Section 4.3.
(ii) Unless otherwise maintained or repaired by governmental entity or public
or private utility company, the Association shall maintain in good condition and repair all
utilities and sanitary sewer and storm drainage facilities situated within the Common Area,
including, but not limited to, meters, distribution lines, catch basins, storage tanks, wires, ducts,
flues, pumps, boilers, pipes, and lighting fixtures.
(iii) The Association shall have the Common Area periodically inspected for
wood-destroying pests and organisms and shall take appropriate corrective measures therefor.
4.3 Maintenance Standards.
(i) All Improvements and landscaping within the Development shall be
maintained in a neat and attractive condition appropriate for a first-class commercial center and
in compliance with all applicable laws and ordinances. It is intended that the Improvements be
maintained in a like-new condition similar to the conditions on the completion of the original
construction, reasonable wear and tear excepted. Maintenance may include periodic inspections
by a Person competent to conduct the inspection to confirm compliance with the inspection and
maintenance guidelines described in Section 4.4 to the extent applicable. Any maintenance,
repair or replacement recommendations resulting from the inspection, shall be performed as soon
as is reasonably practical after the inspection.
(ii) All landscaping shall be maintained in a healthy and weed-free
environment. Maintenance shall include regular fertilization, rnowing, imgation, pruning and
other prudent landscaping practices. Dying or dead vegetation immediately shall be removed
and replaced. Appropriate steps shall be taken to maintain the imgation of the landscaping and
to prevent damage resulting from misdirected and/or excessive watering. All lawns shall be kept
neatly mown and trees neatly trimmed and pruned at all times.
4.4 Inspection and Maintenance Guidelines. The Board may adopt inspection and
maintenance guidelines for the periodic inspection and maintenance of the Common Area,
including, but not limited to, foundation, gutters, down-spouts, siding, trim, roof, window
caulking, utility equipment and sanitary sewer and storm drainage facilities maintained by the
Association, driveways, parking areas, and the irrigation system. The guidelines may require
inspection by a qualified Person of each of the foregoing.
DKPC�4534'7�648841.2 -1 �-
4.5 Cooperation and Access. Each Owner and occupant shall fully cooperate with the
agents of the Association in the performance of the Association's maintenance and repair
obligations described in Section 4.2 above. Such cooperation shall include, but is not limited to,
immediate notification to the Board or its managing agent of any maintenance or repair problems
for which the Association is responsible and access to the Owner or occupant's Condominium
and Exclusive Use Common Area as may be necessary to inspect and, if appropriate, to perform
any necessary maintenance or repairs.
4.6 Hazardous Waste Requirements.
(i) No Owner or occupant of any Condominium shall use, or permit the use
of, nor store, generate, treat, manu£acture or dispose of Hazardous Materials (hereinafter defined)
on, from or under the Condominium (individually and collectively "Hazardous Use") except to
the extent that, and in accordance with all laws, ordinances and regulations of governmental
agencies and such conditions as, the Board may approve in writing in its sole and absolute
discretion. Notwithstanding the foregoing, the Owner or occupant shall be entitled to use and
store only those Hazardous Materials which are (a) set forth in a list approved in writing by the
Board, which shall be deemed given with respect to the Approved Hazardous Materials
(hereinafter defined), (b) necessary for the Owner's business, but then only in the amounts and
for the purposes previously disclosed in writing to and approved in writing by the Board, and
(c} in full compliance with Environmental Laws (hereinafter defined) and all judicial and
administrative decisions pertaining thereto. All Hazardous Materials approved in writing by the
Board as provided in the preceding sentence shall collectively be referred to as the "Approved
Hazardous Materials". Within thirty (30) days after request by the Board, Owner shall deliver to
the Board a list of the Approved Hazardous Materials being used on Ovcmer's Condominium. No
Owner or occupant shall be entitled to install any tanks under, on or about the Condominiurn for
the storage of Hazardous Materials without the express written consent of the Board, which may
be given or withheld in the Board's sole discretion.
(ii) For the purposes herein, the term "Hazardous Use" shall include
Hazardous Use(s) on, from or under the Condominium by any person occupying all or any
portion of the Condominium, (including any tenant of Owner) and any of their directors, officers,
employees, partners, managers, invitees, agents, contractors or Owners (collectively "Owner's
Parties"). The term "Owner's Parties" shall include any person occupying all or any portion of
the Condominium. �
(ui) As used herein, the term "Hazardous Materials" shall rnean any wastes,
materials or substances (whether in the form of liquids, solids or gases and whether or not air-
borne) which are or are deemed to be (a) pollutants or contaminants, or which are or are deemed
to be hazardous, toxic, ignitable, reactive, corrosive, dangerous, harmful or injurious, or which
present a risk to public health or to the environment, or which are or may become regulated by or
under the authority of any applicable local, state or federal laws, judgments, ordinances, orders,
rules, regulations, codes or other governmental restrictions, guidelines or requirements, any
arnendments or successor(s) thereto, or replacernents thereof of publications promulgated
pursuant thereto, including, without limitation, any such items or substances which are or may
become regulated by any of the Environmental Laws; (b) listed as a chemical known to the State
DKPC�45347�648841.2 -11-
of California to cause cancer or reproductive toxicity pursuant to section 25249.8 of the
California Health and Safety Code, Division 20, Chapter 6.6 (Safe Drinking Water and Toxic
Enforcement Act of 1986) or any successor statute thereto; or (c) a pesticide, petroleum,
including crude oil or any fraction thereof, asbestos or any asbestos-containing material, a
polychlorinated biphenyl, radioactive material, or urea formaldehyde. Tn addition to the
foregoing laws, the term "Environmental Law" shall be deemed to include, without limitation, 33
U.S.C. section 1251 et seq., 42 U.S.C. section 6901 et seq., 42 U.S.C. section 7401 et seq., 42
U.S.C. section 9601 et seq., and California Health and Safety Code section 25100 et seq., and
25300 et seq., California Water Code section 13020 et seq., or any successor(s) law(s) thereto, all
applicable local, state and federal laws, judgments, ordinances, orders, rules, regulations,
requirements, any amendments and successors thereto, or replacements thereof of publications
promulgated pursuant thereto which deal with or otherwise in any manner relate to, air or water
quality, air emissions, soil or ground conditions or other environmental matters of any kind.
(iv) If Owner knows or believes that any release of any Hazardous Materials
has come or will come to be located upon, about or beneath the Condorninium, then Owner shall
immediately, either prior to the release or following the discovery thereof by Owner, give verbal
and follow-up written notice of that condition to the Board. At its sole cost and expense, Owner
covenants to investigate, clean up and otherwise remediate any release of Hazardous Materials
which arose from any act or failure to act of Owner or any of Owner's Parties. Such
investigation, cleanup and remediation shall be performed only after Owner has obtained, if
practicable, Board's written consent, which shall not be unreasonably withheld; provided,
however, that Owner shall be entitled to respond immediately to an emergency without first
obtaining Board's written consent. All cleanup and remediation shall be done in compliance
with Environmental Laws and to the reasonable satisfaction of Board.
(v) Notwithstanding the foregoing, the Association shall have the right, but
not the obligation, in Board's sole discretion, exercisable by written notice to Owner, to
undertake within or outside the Condominium all or any portion of any reasonable investigation,
cleanup or remediation with respect to any Hazardous Use of such Hazardous Materials by
Owner or any of Owner's Parties (or, once having undertaken any of such work, to cease same,
in which case Owner shall perform the work), all at Owner's sole cost and expense, which shall
be paid by Owner within ten (10) days after receipt of written request therefor by the Association
(and which Board may require to be paid prior to commencement of any work by Board);
provided, however, that Owner's obligation to pay for such work shall only be applicable if
Owner fails to perform its obligations under this Section 4.6 (including without limitation the
Owner's cleanup obligation.) If Owner fails to pay when due, the Association may levy a
reimbursement assessment as described in Section 6.5 and may enforce the assessment as
described in Seetion 6.10. No such work by Association shall create any liability on the part of
Association to Owner or any other party in connection with such Hazardous Materials by Owner
or any of Owner's Parties or constitute an admission by Association of any responsibility with
respect to such Hazardous Materials.
(vi) Owner shall indemnify, defend, protect and hold hannless the Association,
the other Condominium Owners (including Declarant) and their officers, directors, members,
employees, contractors, property managers, agents and Mortgagees (defined below) whenever
DKPCk{5347�648841.2 -12-
such Losses (hereinafter defined) arise from or related to: (i) any violation or alleged violation
by Owner or any of Owner's Parties or any of the requirements, ordinances, statues, regulations
or other laws referred to in this Section 4.6, including, without limitation, the Environmental
Laws; (ii) any breach of the provisions of this Section 4.6 by Owner or any of Owner's Parties;
or (iii) any Hazardous Use on, about or from the Condominium by Owner or any of Owner's
Parties of any Hazardous Materials (whether or not approved by Association). Any indemnitee
hereunder shall have the right to approve in writing and in advance any attorneys selected by the
Owner and, in lieu thereof, shall have the right to retain his or her own counsel, the reasonable
fees of which shall be paid by the Owner having caused such condition. The term "Losses" shall
mean all claims, demands, expenses, actions, judgments damages (whether consequential, direct
or indirect, known or unknown, foreseen or unforeseen), penalties, fines, liabilities, losses of
every kind and nature (including, without limitation, property damage, d'iminution in value of
Association's interest in the Condominium, darnages for the loss of restriction on use of any
space or amenity within the Condominium, damages arising from any adverse impact on
marketing space in the Condominium, sums paid in settlement of claims, and any costs and
expenses associated with injury, illness or death to or of any person), suits, administrative
proceedings, costs and fees, including, but not limited to, attorneys' and consultants' fees and
expenses, and the cost of cleanup, remediation, removal and restoration that are in any way
related to any matter covered by the foregoing indemnity.
4.7 Reimbursement and Indemnification.
(i) If any Owner, occupant, tenant, invitee or agent damages any Common
Area Improvements maintained by the Association, the Owner, on demand from the Association,
immediately shall reimburse the Association for any costs, including attorneys' fees, resulting
from such damage. The Owner's reimbursement obligation shall be reduced by the actual
amount of insurance proceeds received by the Associarion, if any, to repair or replace the
damaged Improvement. Any deductible amounts shall be paid by the Owner having caused such
condition. Furthermore, the Owner having caused such condition shall defend, indemnify,
protect and hold the Association harmless from any claim, dernand, liability or cost, including
attorneys' fees arising from such damage. If an Owner having caused such condition fails to
reimburse the Association within thirty (30) days of the demand for reimbursement, the
Association rnay levy a reimbursement assessment against the Owner's Condominiuxn and may
enforce the assessment, including the establishment and enforcement of a lien, as described in
Sections 6.5 and 6.10.
(ii) In the event of any water leak or overflow from any Unit that damages any
Common Area or other Unit, the Owner and occupants of the Unit that is the source of the water
leak or overflow (the `.`Responsible Owner") shall cooperate with the Association in the
inspection and correction of the problem. Cooperation shall include access to the Unit to inspect
and to correct the problem and/or repair any damage. The Responsible Owner shall reimburse
the Association for its repair cost to the extent the cost is not paid through insurance maintained
by the Association, and the Association may levy a reimbursement assessment to recover the
cost. Tf the damage is covered by insurance maintained by the Association, the Association shall
submit an appropriate claim. Any deductible amount shall be paid by the Responsible Owner.
DKPCkt5347�648841.2 -13-
City of Burlingame Planning Commission Minutes
February 28, 2005
have the variance ided if the use changes frg�n what is described in thi,sruse permit or if the build�ixPg is
demolished. / / /
C. Boju' moved to approve this con 'tional use permit for aut ales wholly within a war ouse building
by re lution with additional con ' ions to allow single car d iveries to the site using a bed truck only of
a' e which can be backed int he warehouse area for ading on site and that thi ariance shall become
oid if the use as approve s modified or the buildi is demolished, and inclu 'ng the conditions in the
staff report as amended nd follow:
1) that this condit' nal use permit at 1275 R ins Road shall be for aut obile sales only which is who
enclosed withi a warehouse structure w' no outdoor automobile d' play area; the use of this site s 1 be
configured shown on the plans sub 'tted to the Planning Dep ent and date stamped January , 2005,
sheet A- and A-2, site plan and or plan; with no on-site king provided; 2) that auto obile sales
invent at this location shall n exceed three vehicles at a given time; 3) that the hour f operation of
this usiness shall be limite o Monday through Satur 9:00 a.m. to 5:00 p.m., wit a maximum of 5
ople in this tenant space any one time (including er, employees and custom ); 4) that there shall
be no more than three e loyees total including the wner or owners of the busin s working from this site;
5) that inventory ve cles to be sold shall be s red within the building, an are prohibited from being
parked, stored, dis ayed or exhibited on the s eet, on Rollins Road, North arolan Avenue or Whitethorn
Way; 6) that c s may be delivered to this ' e individually on a flat bed ck which can be backed into t
warehouse a the car unloaded inside t e warehouse; no car shall b delivered to this site by a mul '- ar
carrier tru , that the cars delivered b multi-car carrier truck mu be unloaded at a location ap ved by
the Cit and driven to the site durin usiness hours; failure to h e an approved unloading site to use any
adj ent public or private street or loading or unloading c s to be sold, leased or tr ferred by this
b siness shall result in review and possible revocation o 's conditional use permit an parking variance;
7) that the parlcing variance or this auto sales wholly en osed in a warehouse buildi shall become void if
the use of this site is ch ged or if the building is e r demolished; 8) that no anners shall be used to
advertise car sales at 's locations and that the plicant shall apply for all the necessary permits r
signage on this site s per Burlingame Title 22 egulating signs; and 9) that ny improvements or c nges
necessary for thi se in this structure as dete ined by the Chief Buildin fficial or Fire Mars shall be
done in compl' nce with the provisions of e California Building and 're Codes as amende y the City of
Burlingame The motion was seconde y C. Keighran.
Chair�'sterling called for a voic vote on the motion to app�6ve with amende�nditions. The motion
passed 6-0. Appeal procedures ere advised. This item concluded at 10:05 p.
9. 821 COWAN ROAD, ZONED O-M — APPLICATION FOR MITIGATED NEGATIVE DECLARATION,
SIDE SETBACK AND PARKIl�tG VARIANCES, AND CONDITIONAL USE PERMITS FOR A FIRST
FLOOR REMODEL AND SECOND FLOOR ADDITION TO AN EXISTING OFFICE/WAREHOUSE
BUILDING (GREG WARD, ONESTOP DESIGN, INC., APPLICANT AND DESIGNER;
KONSTANTINOS DOKOS, PROPERTY OWNER) (15 NOTICED) PROJECT PLANNER: RUBEN
HURIN
Reference staff report February 28, 2005, with attachments. Plr Hurin presented the report, reviewed criteria
and staff comments. Forty-one conditions were suggested for consideration. Commission asked how the
parking variance changed. Plr noted that parking variances for total number of on-site parking spaces and
number of compact parking space were eliminated, however a parking variance for aisle width at the north
14
City of Burlingame Planning Commission Minutes
February 28, 2005
and south ends of the parking lot is still required. Commission noted that the tables showing how this
project met the Bayfront Design Guidelines were presented well in the staff report.
Chair Osterling opened the public hearing. Greg Ward, designer, One Stop Design, Inc., 3566 Beard Road,
Fremont, and Konstantinos Dokos, property owner, were present to answer questions, intent was to upgrade
the area but not overwhelm the existing buildings, articulated the left side of the building to comply with the
setback requirements, now only the one-foot wide architectural column features extend into the setback,
parking layout was revised to comply with disabled-accessible parking requirements, proj ect now meets the
parking requirements with the exception of the aisle widths, and added landscape fingers to the parking area;
there is a problem with drainage at the rear corner of the lot, will have to re-grade and provide a new
drainage system in the parking lot; building will contain a red, s-tile roof, building will be broken up using
two colors, an arch was incorporated over the entrance to the building; in regards to the window, can do a
raised stucco or wood trim, provided a detail for the window trim, windows will be white vinyl; this will be
a great building for businesses that have an office and also need space for light manufacturing.
Commission noted that at the last meeting there was some discussion about adding a base to the fa�ade on
the front of the building to help articulate the blank wall, feel that other treatment is needed at the front, was
this considered? Designer noted that vines will be incorporated into the landscape design so that they grow
on the exterior walls, window details as provided will also help. Commission noted that there is no area set
aside on the ground floor for employees to use, can this be incorporated somehow? Designer noted that the
front path to the building can be enhanced with benches or seating blocks, can incorporate into the final
design. Commission noted that the narrow landscape fingers in the parking lot will not do much, should they
be eliminated for wider parking aisles? Designer indicated that he tried to meet the parking requirement and
provide landscaping in the parking area, feel that the landscaping fingers as proposed will help to break up
the long rows of parking to make the parking lot look pleasant, eliminating the landscaping fingers would
only pick up a few extra feet, not enough to eliminate the parking variance for aisle width. There were no
further comments and the public hearing was closed.
C. Brownrigg moved to approve the mitigated negative declaration and addendum, by resolution, find it
satisfied the requirements of the California Environmental Quality Act, with the mitigation measures as
outlined in the initial study for the project. This motion was seconded by C. Vistica.
Chair Osterling called for a voice vote on the motion to approve the mitigated negative declaration and
addendum. The motion passed 6-0.
C. Brownrigg moved to approve the application, by resolution, with the following amended conditions: 1)
that the project shall be built as shown on the plans submitted to the Planning Department date stamped
February 4, 2005, sheets T.1, L.1, T.2, A.1 through A.7 and Plat of Survey; 2) that a seating area, to be
architectural compatible with the building, shall be designed at the front entrance to the building; 3) that
vines, to grow along the front wall of the building, shall be planted and maintained by the property owner; 4)
that the windows and window trim shall be installed as shown on the detail, date stamped February 4, 2005;
5) that the parking variance shall only apply to this building and shall become void if the building is ever
expanded, demolished or destroyed by catastrophe or natural disaster or for intentional replacement; 6) that
the conditions of the City Engineer's and Fire Marshal's June 1, 2004, memos, the Chief Building Official's
February 9, 2005, and June 4, 2004, memos, the Recycling Specialist's June 2, 2004, memo and the NPDES
Coordinator's January 31, 2005, memo shall be met; 7) that payment of a Bayfront Development fee to the
City of Burlingame for traffic impacts in the Inner Bayshore and Shoreline areas shall be required to mitigate
cumulative impacts of this and other projects on area circulation, one-half of the fee is due at the time of
15
City of Burlingame Planning Commission Minutes
February 28, 2005
planning application and one-half due before the final framing inspection; 8) that one-way directional
signage shall be installed and painted throughout the parking area to clearly define the vehicular direction for
employees and visitors to the site; prior to issuance of a building permit, the applicant/property owner shall
work with the City's traffic engineer to determine the required signage and markings on the pavement to
clearly identify the on-site vehicular direction; 9) that the driveway aisles in front of the roll-up doors at the
rear of the building and in the parking area shall be maintained clear and trucks shall not be stored or parked
in the driveway aisles; 10) that the paved area adjacent to parking space #15 shall be painted "No Parking"
to provide a clear, unobstructed back-up area for the disabled-accessible parking spaces; 11) that the 53 on-
site parking spaces shall be used only for the customers and employees of the businesses at this site and shall
not be leased or rented for storage of automobiles either by businesses on this site or by other businesses for
off-site parking; 12) that the landscaping noted on sheet L.1 shall be installed according to plan and shall be
irrigated with an automatic irrigation system; landscaping that does not survive on the site shall be
immediately replaced with an equivalent species; 13) that the property owner shall provide a complete
Irrigation Water Management Conservation Plan together with landscape and irrigation plans at time of
permit application; 14) that the office/warehouse building shall be built so that the interior noise level in all
areas used as office does not exceed 45 dBa; 15) that all construction shall abide by the construction hours
established in the City of Burlingame Municipal Code, and shall occur only between the hours of 7:00 a.m.
and 7:00 p.m. on weekdays, 9:00 a.m. and 6:00 p.m. on Saturdays, and 10:00 a.m. and 6:00 p.m. on Sundays
and holidays; 16) that on-site illumination shall be shielded and directed only on to the site in compliance
with the City's exterior illumination ordinance; 17) that all parking areas should be lit for safety at night,
such lighting should comply with the requirements of the City's exterior illumination ordinance; 18) that the
remodeUaddition shall not be built with a reflective exterior finish;l9) that the proj ect shall obtain necessary
permits to meet the standards of the required permitting agencies including: Bay Area Air Quality
Management District; 20) that the project design shall conform to all seismic related requirements of the
latest edition of the California Building Code as amended by the City of Burlingame in effect at the time a
building permit is issued and any additional seismic requirements established by the State Architect's office;
21) that all construction shall be required to be done in accordance with the California Building Code
requirements, 2001 edition, as amended by the City of Burlingame, and in addition to the limitations of
hours of construction imposed by the City of Burlingame Municipal Code (CS 18.08.035); 22) 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 diameter; existing sewer laterals shall be checked and replaced if necessary; 23)
that water and sewer lines shall be constructed from flexible material with flexible connections with the
degree of flexibility established by the City Engineer and with his approval and inspection; 24) that in the
event that there is subsidence as the result of an earthquake, the site shall be repaired as approved by the City
Engineer; 25) that all site and roof drainage shall be directed to the street frontage; 26) that low flow
pluxnbing fixtures shall be installed and City water conservation requirements shall be met at all times,
including special additional emergency requirements; 27) that the grading plan shall be prepared by a
licensed Civil Engineer and approved by the City Engineer. All applicable requirements of the NPDES
permit for the site shall be adhered to in the design and during construction; 28) 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; 29) that all applicable San Mateo County Stormwater
Pollution Prevention Program Best Management Practices shall be adhered to in the design and during
construction, including stabilizing areas denuded due to construction prior to the wet season; erosion shall be
controlled during and after construction to protect San Francisco Bay waters; 30) that the applicant shall
16
City of Burlingame Planning Commission Minutes
February 28, 2005
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 sensitive areas on-site or immediately downstream of a
proj ect; and designated construction access routes, staging areas and washout areas; 31) that the erosion and
sedimentation control plans should include notes, specifications, and/or attachments describing the
construction operation and maintenance of erosion and sediment control measures, including inspection
frequency; methods and schedule for grading, excavation, filling clearing of vegetative cover and mulch,
including methods and schedules for planting and fertilization; and provisions for temporary and permanent
irrigation; 32) that all runoff created during construction and future discharge from the site shall be required
to meet the applicable San Mateo County Stormwater Pollution Prevention Program Best Management
Practices for surface water runoff and Storm Drain maintenance; 33) that all runoff in the parking lot,
including runoff from the landscaped areas, shall be filtered to remove oil and grease prior to discharge by a
method approved by the City Engineer and such facilities shall be installed and maintained by the property
owner, failure to maintain such filters and facilities in working conditions shall cause this conditional use
permit to be called up for review, all costs for the annual or more frequent inspection and enforcement of this
condition shall be paid for by this project's property owner; 34) that the phrase "No Dumping-Drains To
Bay" shall be labeled on new storm drain inlets by stenciling, branding, plaguing or casting; 35) that grading
shall be done so that impacts from erosion and runoff into the storm drain will be minimal; 36) that each
storm water inlet on the site shall be equipped with a sand/oil separator; all sand/oil separators shall be
inspected and serviced on a regular basis, and immediately following periods of heavy rainfall, to ascertain
the conditions of the chambers; maintenance records shall be kept on-site and maintenance shall be as
directed by the City; 37) that drainage from paved surfaces, including parking lots, driveways and roofs
shall be routed to storm water inlets equipped with sand/oil-separators andlor fossil filters, then the water
shall be discharged into the storm drain system; the property owners shall be responsible for inspecting and
cleaning (vacuuming out) sandloil separators and changing fossil filters on a regular basis as well as
immediately prior to, and once during, the rainy season (October 15 — April 1) and as directed by the City;
38) that off-site runoff shall be diverted around the construction site and all on-site runoff shall be diverted
around exposed construction areas; 39) that trash enclosures and dumpster areas shall be covered and
protected from roof and surface drainage and that if water cannot be diverted from these areas, a self-
contained drainage system shall be provided that discharges to an interceptor; 40) that no vehicles or
equipment shall be washed, cleaned, fueled or maintained on-site; 41) that methods and procedures such as
sediment basins or traps, earthen dikes or berms, silt fences, straw bale dikes, check dams storm drain inlet
protection soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed
during construction to maintain temporary erosion controls and sediment control continuously until
permanent erosion controls have been established; 42) that the site shall be sprayed with water to control
dust during grading and construction. Construction equipment emissions shall be in compliance with the
standards of the Bay Area Air Quality Management District; 43) that a construction fence, including a
impermeable fabric/material, shall be required around the site during construction to keep all construction
debris on site; 44) that if any trenching is proposed on the site, the applicant shall contact the San Mateo
County Health Department; if any contaminated soil is encountered, the applicant shall follow County
protocol for its disposal; and 45) that if any prehistoric or historic archeological relics are discovered during
grading and construction, all work shall be halted until the finding can be fully investigated and proper
protection measures, as determined by qualified experts, can be implemented. The motion was seconded by
C. Auran.
17
City of Burlingame Planning Commission Minutes
�N REVIEW, SP]
E FOR A FIRST
TAYLOR, PROF
Comment on the motion: Cannot approve as proposed, feel there is a lot than can be done to enhance the
project further. CA Anderson noted that the parking variance can be tied to the existing building. The
maker of the motion and second agreed to amend the motion with this requirement. The designer eliminated
two parking variances, has been open to the Commissions' ideas throughout the review process, like the way
open decks were incorporated into the second floor, adds to the design and articulation, this project is a good
start for the redevelopment of this area as encouraged by the recently approved Specific Plan.
Chair Osterling called for a voice vote on the motion to approve. The motion passed 5-1 (C. Vistica
dissenting). Appeal procedures were advised. This item concluded at 10:30 p.m.
IX. DESIGN VIEW STUDY ITEMS
10. 11 DRAKE AVENU , ZONED R-1 - APPLICA
RMIT FOR HEIG FOR A FIlZST AND SEC(
APPLICANT AND CHITECT; TOM AND LORi�'
CP Monroe�lriefly presented the proj ect
Chair
(�terling opened the public co ent. Robert Medan chitect, 1936 Los Altos Drive, San ateo,
that the family needs more s ce for large family, ecial permit for height requested to atch the
ig roof pitch, there is a sm retaining wall at the ont which raises the property above e top of curb
Commission noted t t this site can han the height well because there is lot of mature
landscaping. Comm'
lot? Architect noted
$80K. Commission
existing building `
will provide o utu�
was closed.
�io sked if the applicant nsidered moving the detached gara further back on the
its not possible now b cause of budget constraints, would st an additional $60K-
;ked why existing b' ding elevations were not provide . Architect noted that the
ope was dashed i hought this would be enough to c pare existing and proposed,
submittals. Th e were no other comments from t floor and the public comment
C. Kei an noted that the des' blends in with the existing hou and made a motion to place this i on
the nsent calendar as pro osed. This motion was seconde y C. Auran
Comment on motion: ommission expressed a concern rth the second floor cantilever a e rear, left side
of the house; cantil er works well since it will create shadow line over the window stairway, architect
has done a nice j with this project.
Chair Oster ' g called for a vote on the moti to place this item on the con nt calendar as the projec 's
proposed he motion passed on a voice v e 6-0. The Planning Commis 'on's action is advisory a not
appeal le. This item concluded at 11: p.m.
11. 21 CHAPIN LANE, ZONED R-
ATTACHED GARAGE
(ERIKO STAUBER, APPLI 7
= APPLICATION FOR
SIDE SETBACK VAR
AND ARCHITECT; S'
RUBEN HURIN_ _ /
February 28, 2005
�ERMIT FOR
OR ADDITION
TY OWNER) (50
Plr Hurin briefly preserr%d the proj ect description. There were no questions of staff.
'FOR DESIGN
STORY ADDI�
,E, PROPERT�'
��E�W AND SPECIAL
elN (ROBERT MEDAN,
OWNERS) (64 NOTICED)
ption. There were r�,e;questions of staff.
:
.- --_�
' �� � J
'�.
i ,�..✓
City of BurIingame
Chapter 26.32
CONDOMINIUM CONVERSION PERMTTS
y Sections:
2632.010 Purpose.
26.32.020 Condominium conversion permit
required.
26.32.025 Conversion prohibited for twenty
or fewer units or less than 20,000
square feet if commercial, office,
or industrial.
26.32'.030 Application requirements.
2632.040 Physical elements report.
26.32.050 Additional submittais.
26.32.060 Acceptance of reports.
26.32.070 Copy to buyers.
26.32.080 Physical standards for
condominium conversions.
26.32.085 Minimum Requirements.
26.32.090 Hearing.
26.32.100 Hearing considerations.
26.32.110 Fiudings. �
2632.010 Purpose.
Ttie city finds and determines that condominiums dif-
fer from buildings in which all units are in a single own-
ership in numerous respects and for the benefit of public
health, safety-and welfare, condominium projects should
be treated differently. The city therefore states its ex-
press intent to adopt regulations for the conversion of ex-
isting buildings. to candominium or cooperative owner-
ship. Condominium conversion regulations are for the
protection of displaced tenants and the purchasers of
condominiums and cooperatively owned buildings. The
purposes of this cfiapter aze therefore:
(a) To establish criteria for conversion of the existing
multiple family rental housing to condominiums, com-
munity apartments, cooperatively owned property, and
any other subdivision which is a conversion of existing
rental housing, commercial, office or industrial build-
ings; .
(b) To reduce the impact of such conversions on
residents in rental housing and tenants in commercial,
office and industrial buildings who may be required to
relocate due to the conversion to condominium owner-
ship by providing for procedures for notification and
adequate time and assistance for such relocation;
(c) To assure that adequate information as to about
the physical conditions of the structure which is offered
for purchase is made available to purchasers of conveited
housing, commercial, offce or industrial spaces;
(d) To insure that converted properties achieve a�
high degree of appearance, quality and safety and is con-
sistent with the general plan and zoning goals of the city;
(26.32) 1
(e) To provide a reasonable balance of ownership
and rental housing in ihe city and a variety of choices of
tenure, type, price, and location of housing; and
(� To maintain a supply of rental housing for eld-
erly, handicapped, and low and rnoderate income per-
sons. (1707 § 2, Amended, OS/OS/2003; 1206 § 2(part),
Added, OS/04/1981)
26.32.020 Condominium conversion permit
required.
Before final approval and issuance of any building
permit for any condominium conversion project, a de-
veloper, builder or other person seeking to construct such
a project shall first apply for and obtain from the plan-
ning commission a condominium conversion permit.
Such condominiam conversion permit shall be issued
only:
(a) Upon approval of the planning commission, or
city council upon appeal or review, after it detertnines
that the project has adequately met all the disclosure and
upgrade requirements for conversion as required in this
chapter or the planning commission has waive the re-
quirement base@ on findings related to the property; and
(b) Upon approval of the planning commission, or
city council upon appeal or review, af�er it determines
that such the project conforms to all applicable wning
regulations of title 25 of this code; and
•(c) Upon�ihe payment of fees in the amount required
by section 26.24.090 and council resolution.
Applications for condominium new construction
permits shall be evaluated and processed pursuant to the
procedural requirements set forth for conditional use
permits in title 25 of this code.
(1707 § 2, Amended,�5/0512003;t206 § 2 (part),
Added, OS/04/1981)
26.32.025 Conversion pro6ibited for twenty or
fewer units or less than 20,000
square feet if commercial, office, or
industrial.
No application shall be accepted, and.no conversion
shall be allowed, for any residential project which will
produce twenty (20) or fewer condominium units or if rn
a commercial, office or industrial structure, containing
less than 20,000 square feet of building area.
(1707 § 2, Amended, OS/OS/2003; 120b § 2(part),
Added, OS/04/1981)
2632.030 Application requirements.
, No application for a condominium conversion project
shall be accepted for any purpose unless the application
includes the following:
(a) A site plan based on a site survey with at least the
following details shown to scale: .
March 2004
City of BurIingame
(1) The location, height, gross floor area and pro-
posed uses for each existing structure to remain and for
each proposed new structure;
(2) The location, use and type ofsurfacing for ali
open storage areas;
(3) The location and type of surfacing'for all drive-
ways, pedestrian ways, vehicle parking azeas and curb
cuts;
(4) T'he locarion, height and type of materials for
walls or fences;
(5) The location of all iandscaped areas, the type of
landscaping and method of irrigation;
(6) The location and description of all recreational
facilities;
(7) The location, size and number of parking spaces
to be used in conjunction with each condominium unit;
(8) The location, type and size of all drainage pipes
and structures;
(9) The location and type of all on-site and nearest
ofi�site fire hydrants;
(10) A detailed Iighting plan indicating location and
nature of lighting and lighting fixtures on the site and
structure and in the common areas; �-•
(1 }) The tocation, type and size of all on-site and ad-
jacent overhead utility lines; and
(12) A gradingplan�showing existing contours,
building pad elevations and percent slope for all drive-
ways and parking areas.
(b) Fully dimensioned elevation ptans for all struc-
tures on the site, showing the architectural features and
type of material of construction.
(1707 § 2, Amended, OS/OS/2003; 1206 §,2•(part),
Added, OS/04/1981) ,
26.32.040 Physical elements report.
A report on the physical elements of all structures and
facilities shall;also be submitted with the application.
The report shall inciude, but not be limited to, the fol-
lowing:
�(a) A repart detailing the structural condition of al!
elements inciuding structures, paving and fences of the
property�including, but not limited to, foundations, elec-
trical, plumbing, utilities, walis, ceilings, windows, rec-
reational facitities, fire protection sprinklers, alarms, me-
cfianical equipment, roof, parking facilities and appli-
ances, including all appliances installed in each unit.
Such report shall be prepared by a registered civil or
sfructural engineer " � �
Regarding each such element, the report shall state, to
the best knowledge or estimate of the professional pre-
paring the report, when such element was buiit, the con-
dition ofeach element,'when the'element was replaced,
the approximate date upon which the element will re-
quire replacement, the remaining useful life of the ele-
ment, the cost of replacing the element, and any variation
to the physical condition of the element from the current
zoning and from the building code in effect on the date
of the report. The report shall identify any defective or
unsafe elements and set forth the proposed corrective
measures to be employed, including making ail struc-
tures compliant with the California Building and Fire
Codes in effect at the time the report is submitted to the
city;
(b) A report containing acoustical test data which in-
dicates the noise attenuation characteristics of existing
party walls and ceilings. The data for such report shall �
include a representative sampling of anits involved in the
project, but in no case fewer than two dwelling units, and
shall be compiled by a qualified licensed acoustical en-
gineer experienced in the field of acoustical testing and
engineering. The consultant shall be selected by the city
and shall perform the sampting in areas or units as ap-
proved or directed by the city.
(c) A report prepared by a licensed civil engineer
evaluating the prospects for providing separate utilities
for the individual units;
(d) A study of off-street parking, on-site maneuver-
ing and parking stall access provided on site prepared b.y
a licensed civil engineer;
,. (e) A report from.a licensed structural pest control
operator, approved by tfie city, on each structure and
each unit within the structure.
( fl A report prepared by a licensed soils engineer on
any known soil and geological conditions regarding soil
deposits, rock formations, faults, groundwater and land-
slides in the vicinity of the-project, and a stafement re-
garding any known evidence of soils problems relaring to
the structures. Reference shall be made to any previous
soils reports for the site and a copy submitted with the �,
report. . ,
(g) A statement of repairs and improvements to be
made by the subdivider necessary to refurbish and re- .
store the project to achieve a high degree of appearance
and to achieve full compliance with the current, applica-
bie requirements of the Califorriia Buiiding and Fire .
Codes and requirements of the zoning code.
(h) Provisions for the dedication of land or ease-
ments for street widening, public access or other public
purpose, where necessary, and in accordance with estab-
lished planned improvements.
(1707 § 2, Amended, 05/OS/2003; 1206 § 2(part),
Added, OS/04/1981)
26.32.050 Additional submittals.
The following shall also be submitted with the appli-
cation:
��
March 2004 (26.32) 2
. �,
,
; : ;J
City of Burlingame26.32.060
(a) A draft declaration of the covenants, conditions
and restrictions, conforming to Department of Real Es-
tate requirements, which would be applied on behalf of.
any and alZ owners of condominium units within the pro-
ject. The draft declaration shall include, but not necessary
ily be limited to, the conveyance of units, the assignment
of parking; an agreement for common azea maintenance,
including facilities and }andscaping (together with an es-
timate of any initial assessment fees anticipated for such
maintenance), description of a provision far maintenance
of all vehicular access areas within the project; and an
indication of appropriate responsibilities for maintenance
of all utility lines and services for each unit, provide for
on-going maintenance of landscaping and physical facili-
ties on the site including all structures and fencing, and
designation of the responsibility to the condominium as-
sociation to require and enforce that all onsite parking
spaces shall be used only by operating vehicles and not
for storage of boats, camper shelis or other personal pos-
sessions. The ileclaration shall inctude all provisions
required pursuant to tenant retention and relocation re-
quirements of chapter 2633 of this code.
(b) Specific information concerning the demographic
characteristics of the pioject, including but not limited to
the following:
(1) Square footage and number of rooms in each
unit,
(2) Rental rate history for each type of unit for previ-
ous two years,
(3) Monthly vacancy rate for each month during the
preceding two years,
(4) Composition of existing tenant households, in-
cluding household size, length of residence, age of ten-
ants, and whether receiving federal or state rent subsidies
or number of employees by tenant and rents charged for
commercial, industriai, and o�ce uses;
(5) Proposed sales price of units, �
(6) Proposed homeowners association fee,
(7) Proposed financing, and
•(8) Names and addresses of aIl tenants. �
When the developer can conclusively demonstrate
that some of this information is not available;'this re-
quirement may be modified by the planning department;
(c) Signed copies from each tenant of a notice of in-
tent to convert as reqaired by this code, or for tenants
from whom a notice of intent to convert is not submitted
by applicant; proof of notice by certified mait to such
tenants. At the election of the applicant, the copies of the
notice of intent to convert and the proof of notice shall .
be sulimitted aftei the filing of the application, provided
that such copies and proof shall be submitted prior to any
public hearing on the proposed conversion;
(d) Signec� consent to the conversion by. the fenants ..
of at least a rriajority of the units;
(26.32) 3
(e) Any other information which, in the opinion of
the planning department, will assist in determining
whether the proposed project will be consistent with the
purposes of ihis code. c
(1707 § 2, Amended, OS/OS/2003; 1206 § 2(part),
Added, OS/04/1981) '
26.32.060 Acceptsnce of reports.
The fina} form of the site plan, physical elements re-
port and other submitted documents shall be as approved
by the city. The reports in their accepted form shall re-
main on file with Che planning deparhnent for review by
any interested persons. (1707 § 2, Amended,
OS/OS/2003; iaos § 2��>, aaaea, osioaii9s�� .
2632.070 Copy to buyers.
A summary of all reports required by this code,'in a
form approved by the city, shali be provided to each per-
son executing any purchase, rental or other agreement to
purchase or accupy a unit in the project. Copies of ttie ,
full reports shall be made available at all times at the
sales office and shall be posted at various locations, as
may be required by the city, at the project site.
(1707 § 2, Amended, OS/OS/2003; 1206 § 2(part), �
.Added, OS/04/1981� �
2632.080 Physical standards for condominium
• � conVersions.
(a) Adeguate Physical Conditions. To achieve the
purpose of this chapter, the planning commission shal)
require, except as may otherwise be provided in this
code, that all units to be converted to condominium con-
form to the Burlingame Municipal Code in effect at the
time of tentative mapapprova�, irrc9uding all building
and fire codes.
All violations of the city code and all required modi-.
fications of units of the project must be corrected prior to.
the approval of the final map, or, upon approval of the
planning commission, funds shall be adequately es-
crowed, prior to the closing of escrow of a unit, to assure
completion thereaRer of such corrective work.
(ti} Sp'ecific Physical Standards. In addition to any
other reqairements, the following specific standards and
requirements shalt be met:
( I) Fire Prevention -- Smoke Detectors and Sprin-
klers. Each condominiam unit whether residential,
commercial, industrial or of�ice, shall be provided with a
fire sprinkler system and approved detectors of products
of combusfion other than heat conforriung to the latest �'
Califomia Building and Fire Code standards.
(Z) Sound Transmission.
(A) Shock Mounting of Mechanical Equipment. All
permanenf inechanical equipment, such as motors, com- :
pressors, pumps and compactors which are detemuned
March 2004
City of Burlingame
by the chief building of�icial to be a source of structural
vibration or structure-bome noise shall be shock
mounted with inertia biocks or bases and/or vibration
isolators in a manner approved by the chief building of-
ficiaL
(B) Noise Standards. The structure shall conform to
all exterior and interior sound transmission standards of
the California Building Code and the.city's general plan.
In those cases where present standards cannot reasonably
be met, the planning commission may require the appli-
cant to no6fy potential buyers of the noise deficiency
currently existing within these units.
(3) Utility Metering:
(A) The consumption of gas and electricity within
each unit shall be separately metered so that the unit
owner can be separateiy billed for each utility. A water
shut-off :valve shall be provided for each unit or for each
plumbing fixture. The planning commission may find at.
the time of approval that individual metering of gas. and
electricity is impractical and excessively expensive and
waive those requirements. Each unit having individuai
meter(s) or heater(s) shall have access to its own me-
ter(s) and heater(s) which shall not require entry ttirough
another unit. � -
(B) Each unit shall have its own panel, or access
thereto, for all electrical circuits which serve the unit.
(4) Private Storage Space. Each unit shall have at
least two hundred (200) cubic feet of enclosed,
weather-proofed, and lockable private storage space in
addition to guest, linen, pantry and clothes closets cus-
tomarily provided. Such space may be provided in any
location approved by the planning commission, but sha11
not be divided into two (2) or more locafions: In case§
where the developer can demonstrate that this standard
cannot reasonably be met, this standazd may be modified
by the planning commission.
(5)' l;aundry Facilities in Residential Projects. For
residential projects, either a laundry area in each unit or
common laundry areas shall be provided; provided such
facilities shall consist of not less than one automatic
washer and dryer for each common five units or fraction
thereof. Iri such cases where the developer can demon-
strate 4hat this standard cannot reasoriably be met, this
standard may be modified by the planning commission.
(6) Laridscape lvlaintenance. Ali landscaping shall
be restored or replanted as necessary taking into consid-
eration shade and sun patterns on the site and shall be ir-
rigated and maintained to achieve a high degree of ap-; .
pearance and quality; front setback landscaping may be
50% to provide for'an on-site delivery area and,_with a'
special permit, landscaping may be reduced to 45% of
the front setback if a circular driveway is provided; if the
fronf setback is' altered to provide on-site parking for de-
liveryVehicles or to provide a circular driveway, the
front setback shall be relandscaped with the emphasis on
planting large scale and more vertical plant material
which wi11 frame and screen the view of the structure
from the street and turf and ground cover areas in the
front setback shall be minimized.
(7) Condition of Equipment and Appliances. The de-
veloper shall provide written certification to the buyer of
each unit at the close of escFow that any dishwashers,
garbage disposals, stoves, refrigerators,. hot water tanks,
air conditioners and any other major appliances that are
provided are in operable working condition as of the
ciose of escrow. At such time as the homeowners asso-
ciation takes over managemenf of the development, the
developer shall provide written certification to the asso-
ciation that any pool and pool equipment (filter, pumps,
chlorinator) and any appliances and mechanical equip-
ment to be owned in common by the association is in op-
erable working condition.
(8) Refurbishing and.Restoration. All main build-
ings, structures, fences, patio enclosures,. carports, acces-
sory buildings, sidewalks, driveways, laridscaped areas
and additional elements as required by the Planning De-
partment shall be refurbished and restored as necessary
to achieve a high degree of appearance, quality and
safety. (1707 § 2, Amended, AS/OSl2003; 1206 § 2,
Added, OS/04/1981)
26.32.085 Minimum Requirements.
Except as otherwise provided by law, in approving or
conditionally approving any condominium project, the
following shall be required:
(a) Parking.
(1) For multiple family residential condominiums,
there shall be off-street parking as required by chapter
25.70 of this code and at least one parking space shall be
in the ownership of each residential unit. No on-site
parking spaces shall be rented or leased to any on- or of�
site person. Coinpact parking spaces sha11 be ailowed in
residential condominium development in the foltowing
ratio:
Required Parking Spaces . Allowable Compact Spaces
i-10 1
10-20 2
Over 20 . . 3
(2) On-site guest parking spaces shall be provided
for all residential condominium and cooperative devel-
opments. Guest parking spaces shall be held in common
ownership, shalt not be rented or assigned to residents or
non-residents, and shall not be sold or transfened except
with the sale of all units as a single enfity. Guest parking
spaces may be designed to compact standards as defined
in chapter 25.70. Guest parking spaces shall be provided
in residential condominium and cooperative develop-
ment in the following ratio:
March 2004 (26.32) 4
City of Burlingame26.32.085
�-,
,J
Number of Dwelling Units Req. Guest Parking Spaces
� 2 to 4 units 1
5-15 units 2
15 or more 3
•(3) All residentiai condominium developments shall
provide an area for on-site deliveries.
(4) For commercial and industrial condominiums,
there shall be offstreet parking as required by chapter
25.70, which may include compact parking as allowed in
chapter 25J0.
(5) Parking requirements compliant with the Ameri-
can Disabilities Act shall be provided on site as required
by the CaIifornia Building Standards Code as amended
by this code..
(b) Access, vehicular driveways, and parking areas.
(1) All private streets, driveways, and pazldng areas
shall be improved and constructed with a structura} sec- �
tion in accordance with city standards. They shall be de-
signed and maintained to insure access for municipal
services to any dwelling unit therein.
(2) Onty temporary parking for service vehicles shall
be allowed in the driveway between the front property
line and the face of the building. Calculation of private
open space and common open space at ground level shall
not include any vehicular driveways or parking areas.
(c) Side Setback Requirements. Side setbacks shall
be five (5) feet minimum or greater as deter�r►ined by the
zoning requirements for multiple family or commercial
development, as applicable, as provided in title 25.
(d) Conditions, Covenants and Restrictions.4gree-
ments. Conditions, covenants and restrictions agree-
ments shall contain, but not be limited to, adequate pro-
visions for maintenance, repair and upkeep Qf all struc-
tures, site landscaping and other on-site improvements;
provisions that in the event of destruction or abolish-
ment,. reconstruction shall be in accordance with codes in
effect at the time of such reconstruction; and provisions
for dedication of land or establishment of easements for
street widening or other public purpose. Covenants,
conditions and restrictions shall describe: powers, duties,
rights and obligations set forth in Civil Code section
1355; the proposed form of owners' association; and
suggested by-laws, maintenance agreements, use restric-
tions, and special funds to cover emergency repairs; and
require and enforce that on-site parking spaces be owned
or assigned to condominium owners or held in common
ownership by the condominium association shall be used
only by bicycles or currently registered and operable ma
tor vehictes as defined by the Vehicle Code. ' -
(e) Landscaping and Open Space Standards.
(1) Front setback landscaping for residentiat condo-
minium or cooperative development. Landscaping is re-
quired between the front property line and face of the
building equal to and not less than fifty percent (50%) of
the lot area within the required &ont setback. Emphasis
should be placed on minimizing turf and ground cover
areas and on planting larger scale and more vertical plant
material which will frame and screen the view of the
structure from the street. If a circular drive is provided a
special permit may be reyuested to reduce the required
front setback landscaping to forty-five percent (45%) of
the lot area within. the required front setback.
(2) Site landscaping shall be suitabie for the specific
sun/shade environment of the lot. �
(3) Private open space for residential condominium
or cooperative development. Private open space shall be
provided for each unit and shall be contiguous and di-
rectly accessible to each unit. Private open space may
be paved or landscaped and shall be screened or fenced
for the privacy of the residential unit when located
within fouc (4) feet of established grade. Decks and bal-
conies when designated for outdoor use may be used ta
satisfy this requirement. The following minimum stan-
dards for private open space shall apply:
(A) Seventy-five (75) square feet for each ground
floor unit with no dimension of the designated azea less
than ten (]0) feet;
(B) Seventy-five (75) sGuare feet for each unit above
the ground floor with no dimension of a designated area
less than three and one-half (3 1/2 ) feet.
(4) Common open space for residential condomin-
ium and cooperative development. In addition to private
open space, open space accessible to or enjoyed by all
project residents shall be provided at not less than one
hundred (] 00) square feet per dwelling unit, with no di-
mension of any designated common open space area to
be less than fifteen (IS) feet. Such common areas may
be designed for passiVe or active use, and include land-
scaping or paving, provided such paving does not exceed
fifty percent (50%) of the total required area. Ali such
areas shall be at or within six (6) feet of established
grade; roof top areas shali not qualify as common open
space.
(5) Common open space for commercia] and indus-
trial condominium and cooperative developments.
Common open space shall be provided as required by the
zoning district requirements based on t}ie location of the
development.
(� Project Plans and Submittals. Project plans shall
indicate accessibility for owners, guests, employees and
customers to parking, storage, recreation and service ar-
eas; separation between living units and along property .
lines; provisions for security; orientation with respect to `.
surroundingbuildings and land uses; the location and
type of utilities, building services and separate facilities
for individual units and access easements to make repairs
including:. , . .
(26.32) 5
March 2004
City of Burlingame
(1) Separate gas and electric meters and separate wa-
ter shutoff valves; individual residential unit climate con-
trols and any proposed climate zones (based on types of
unit uses) for non-residential condorninium project§;
(2) Shock mounting of inechanical equipment to re-
duce sound transfer;
(3) Ftexible connectors for electrical and plumbing �
connections; ' "
(4) Sound levels shalt satisfy adopted noise element
criteria and all State standards; .
(5) Other reports may be required by the city as a
condition for approving a condominium permit including
an economic report, social impact of relocation proce-
dures; report of structura7 condition; report on'building
compliance with all building, fire and zoning codes for
proposed uses; certificate of occupancy; and sufficient
additional information prepared liy licensed profession-
als to evaluate the soundness of the conversion proposed
project. 1707 § 2, Added, 05/OS/2003)
2632.090 Hearing.
At the time of the hearing on the tentative map, the
planning commission shall also hold a hearing on the
conversion pemut. Notice of the hearing shall be given
to all tenants of the proposed conversion and'posted on
the property. (1707 § 2, Amended, O5I05/20U3; 1206 § 2
(part), Added, OS/04/1981) -�
2632.100 Hearing consideraiions.
Atthe hearing on the application for conversion to
condominiums, the planning comrrrission shall consider
the following:
(a) The opinions of the tenants of the: project as to
whether the proposed conversion protects their interests;
(b) Whether or not the amount and iinpact of the dis-
piacement of tenants, if the conversion is approved, '
would be detrimental to the heahh; safety or general rvel-
fare of the community; '
(c) The role that the commercial, industrial, office or
apartment structure ptays in the existing rental inaiket for
that use and whether this role is substantially altered by �
the proposed conversion in the,light of the tenant protec-
tion provisions in this code. Particular emphasis should
be p}aced on the evaluation of rental structures to deter-
mine if the existing building is serving low and moderate
income tenants, or special groups of tenants such as eld-
eriy or handicapped; (d) If applicable; whether or not
lower cost home ownership opportunities will be in-
creased by the conversion of apartments'to condomini- '
ums, stock cooperatives or community apartments; and
(e) V1!,hether tenants will have substantial di�culty in
obtaining comparably priced facilities: '
(1707 § 2, Amended, OS/OS/2003; 1206 § 2(part),'`
Added, OS/04/1981)
26.32.110 Fiadings.
The planning commission shall not issue a permit for
condorrunium conversion unless the planning commis-
sion finds that:
(a) All provisions of this chapter are met;
(b} The proposed conversion is consistent with the
city's general plari;
(c) The proposed conVersion wiil conform to this
code and other applicable code provisions, if any, in ef-
fect at the time of tentative map approval, except as oth-
erwise provided in this chapter or specifically excepted
by the planning commission; and
(d) The overall design and physical condition of the
condominium conversion achieves a high degree of ap-
pearance, quality, and safety. (1707 § 2, Amended,
OS/OS/2003; 1206 § 2, Added, OS/04/1981)
�.. _
�
" ..�i'
March 2004 (26.32) 6
12/20/2005 08:31 6506963790
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PAGE 21/23
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Sp�ei�] Perrr�it Otl�e.r... t�ar.c�i Number.: �
Project �►ddress.�� f� �c��A-DL/� � ,_ „---- .._.,_
AP�'LTCANT P�4�ERTY l7�VNER
�c Na�nc: � Narne:=��a(�?�S"r e�i''�
Address:. � ,�.c�.dx�ss: f •U, �o�c �S�
Ci�,�/�t�.te%Zip: �..��11// ,� 9�� Ci1,y/State/7ip.: � t�t � f cr� C� y`�0.� C�
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(�: �� �5�=--��L/��.
PXease i�n.dxca.�e vvith a� astieriak'�
�he contact pexso�n fnr, th�s �axoject.
R�C�����
DEC 2 i Z005
CITY OF BURLINGAME
PLANNING DEPT.
r. uo,n��c� ti�;sc���zoN
�2P�'�/�'�AC
11 +. +A.bA,Vi'�/SxGN.A,�URE: I he;re certi der. pena iy �ofpex�uzy that tt�e ix►fonna�ion
give�� hcrein rs tzu� and conect t e m z�owl � c and be�xef
A,pplic�lnt's si�;zza.t�ire: _._ �7ate: �
Z�Ct�t►w a�out the prnposed a.p��xca.ttiol� and hereby a.u�liorize t11e aUov'e �pplicaxz1: to submit ikuis
applicltion to the P1�.1�;�i;�� Cb� ssiqn, ,
Property owner°a aagn.atu.ze: ` T7atc: � ��
rcnrr.rRM
G�.pI�CA Il�on -�p�/ G�
��
� r a,,, �'J^ -�..n i -�-
G�p�'�.�oinn�✓I�vl�v� Gp/1JCV.SIDn �MI�-�'
p-h-t-�' cg/ �J a.re�► o � 5-t. DoJ 1 l c� i � .
V
Konstantinos Dokos
P.O. Box 125
Millbrae, CA 94030
O�ce (650) 873-0789
Fax (650) 952-5480
February 24, 2006.
To: The Planning Commission
City of Burlingame, CA 94010
RECEIVED
MAR - 6 2006
CITY OF BURLINGAME
PIANNING DEPT.
Re: 819-821 Cowan Road,
Burlingame, CA 94010
Honorable Commissioners'
I wanted to take a moment and explain why I have decided to convert my office
warehouse building into 5 individual office/warehouse condominiums. Initially my
intent and cost estimates were predicated in leasing the units to 5 individual tenants.
Unfortunately, current market rental conditions and cost overruns of the project due to
time, price/inflationary escalations in materials and labor have convinced me that it
would be best to offer the 5 units as individual office/warehouse condominiums.
Currently the market has a high demand for owner/user properties especially
office/warehouse spaces. I believe that based on the excellent design, configuration, new
construction, and prestigious Burlingame location that from and owner/user stand point
these units will be able to attract good quality businesses that will overall increase city
revenue and make this a successful project for everyone.
Sincerely
onstantinos okos
Owner/Builder
12/20/2005 08:31 6506963790
�iTY �F �URLtNc;AMF. PLANNfNG DePARTMCNT 501 PRiMROSL Rc7Ar� P(G50) 558�7250 a(fi50) G4G 3790
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PAGE 22/23
��V�O 1�9 ��
DEC 2 7 2005
C�TY OF BURLINGAME
PLANNING DEPT.
Th� �'lannin� Cornmissio:n is ree�uired by la.w to m.ake :�ndingg as dc�ned by the City's Qrdin�nce {Cade Sectzon:
25.52.020). '.Your ayisw�rs to tl�e %1lowing ques�iorrq car� assist the ����uing Corr�ia�.ission in x�.a.lcin� the dccision
as to whether the ��taclin�s can Ue r.�ade �'or yattr requesi. P1e�rtse typc or vaiite �aGa.tly� i.r, zaak. Refer to t��.c Uacic o:f:
thia fo� f'or assista.nce wit1�, tk�ese qucstiar7g.
�eplain wl�y tl�e,�rn,�tos�d use at the,�roposed. lvcatia� wxlJ rzat. lie de�ci��r.�r�tal or i�:jtrrior�s �`o prn��rt.y
or i�zproy�er�ac�r�'s zn the t�icini�y vz� t.o�prahlic r ealt.h.,�safe,ty, ger���al welfa.re� or cor�yi�,xience.
G� I� ll��/� Cj r`.�F�[�!�/�'so �� fC�G� /.'S GYl%� ��ll%.C��-�jrt/�% '�,
� E���'�o
2. .XaTow ��zlX f1'ie pre��s�d reS� ��e located aiad conducted iia accor�la.�ce �vi#/z tl�e �3u,rlr',�,�a.t�r.e Gew�epczi.i�lar�
arxd 7orz��a� Urri�r�qr�ce?
U.�� /-S' C��S'iS�-iU%��l` �c ��d����� ��t/�P�Prf-��L ���
� �`� !� � �`�c�i� �� ��i`Y��/�- � �i� j� '�il��� l�r
l�
�i�jiil�iS�it�� � �
3. .F�(o�� wi�,l, tl:e prop�sed prnject be conx,�atible wi,f.1� the aest.h�t.ics, r�zass, br�lk anai cha,rc�cter oj``t./xe
rxr'str'rt,,g artd. pr�ter�tiaZ uses ort adjoir�ing prn,�verties ir� the gea�eral uicinity?
�/� ��,,,.� ��� �l� r C`3�'J��� j�filC�G�/
��� � i� ���� o .
��� �� �
c�rn.r•Rn�
M E M O R A N D U M
CITY OF BURLINGAME
, CITY ATTORNEY
DATE: February 3, 2006 RECEIVED
TO: Planning Staff
FEB� - 4 2006
� CITY OF BURLINQAHIE
FROM: Larry E. Anderson, City Attorney PLANNINQ DEPT.
RE : Draft CC&R's for 819 Cowan Road Commercial Condominiums
I have reviewed the draft CC&R's printed on 010304. There is one change that should be made.
These draft CC&R's do an excellent job of covering the issues of concern to this office. I have one
suggestion for the applicant and the applicant's attorney regarding section 3.5, page 8: we have found
that the use of "service dogs" is now a protected right under ADA, so consideration might be given
to changing this section from guide dogs to service dogs.
This memorandum should not be interpreted as making any determination as to whether the CC&R's
conform to State or Federal law or are adequate in any particular.
As I understand it, the project is still undergoing review at this time. If there are any conditions
placed on the development by the City that require recordation or disclosure to purchasers, I assume
that revised CC&R's will be submitted to the City and this office. This is particularly important for
any maintenance obligations.
Project Comments
Date:
To:
From:
12/28/2005
af City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Planning Staff
Subject: Request for condominium conversion permit for a five-unit
office/warehouse building at 819 Cowan Road, zoned IB (Inner
Bayshore), APN: 024-401-560
Staff Review: 1 /03/2006
1. Proposed condominium map does not currently show the second level.
Submit map with second level shown in plan.
2. Stairways at the four corners of the building appear to be used exclusively by
the individual units. Provide explanation for the designation of the stairways
as common areas.
3. In addition to the map, a plan showing the proposed utilities for the building is
required. Only one sewer lateral and one water meter are allowed for the
development.
4. The sidewalk, driveway, curb and gutter shall be replaced entirely with new.
An encroachment permit from the Public works Department — Engineering
Division is required for this work.
5. Provide basis of bearing for the map.
6. The conditions, covenants and restrictions for this map must be approved by
the City Attorney and conform to all approval conditions and City codes.
Reviewed by: V V
Date: 1/30/2006
Date:
Project Comments
12/28/2005
To: ❑ City Engineer
❑ Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Recycling Specialist
d Fire Marshal
❑ NPDES Coordinator
Subject: Request for condominium conversion permit for a five-unit
office/warehouse building at 819 Cowan Road, zoned IB (Inner
Bayshore), APN: 024-401-560
Staff Review: 1 /03/2006
*A deed restriction is required for coordination of infrastructure items specific to fire
and life safety such as:
1. Fire Extinguishers Maintenance and Service
2. Fire Sprinkler System Maintenance, Service, and Repair.
3. Fire Alarm Maintenance, Service, and Repair.
*A conditional use restricting occupancy types to Group B and Group S-2
occupancies.
Reviewed by: ���/�����
Date: y/�-��
9`
Project Comments
12/28/2005
Date:
To:
❑ City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
Planning Staff
From:
Subject: Request for condominium
office/warehouse building at
Bayshore), APN: 024-40'I-560
Staff Review: 1/03/2006
d Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
conversion permit for a five-unit
819 Cowan Road, zoned IB (Inner
Page 1 of 2
1) All construction must comply with the 2001 California Building Codes (CBC),
the Burlingame Municipal and Zoning Codes, and all other State and Federal
requirements.
2) Provide fully dimensioned plans.
3} Provide a title block on the plans that includes the name of the owner(s) and
the name, address, and phone number of the project designer.
4) Comply with the new, 2005 California Energy Efficiency Standards for non-
residential buildings. Go to http://www.enerqy.ca.qovltitle24 for publications
and details.
5) Exterior bearing and/or non-bearing walts must be one hour if less than 20
feet firom the property line. Openings are not allowed within 5 feet and must be
protected within 10 feet of the property line. (See CBC Table 5-A.)
6) Provide guardrails at all landings. NOTE: All landings more than 3Q" in heighfi
at any point are considered in calculating the allowable floor area. Consult the
Planning Department for details if your project entails landings more than 30"
in height.
7) Provide handrails at all stairs where there are more than four risers.
8) Provide lighting at all exterior landings.
9) On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Allowable area increases taken
h. Exterior wall and openina protection
�
A�
Project Comments
Staff Review: 1/03/2006
Page 2 of 2
i. Allowable
ii. Proposed
b. Indicate sprinklered or non-sprinklered
10)Show the dimensions to adjacent structures
11)Show the distances to property lines or to assumed property lines
12)Provide an exit plan showing the paths of travel
13)Specify the total number of parking spaces on site
� 4)Show compliance with all accessibility regulations found in the 2001 CBC,
Chapter 11, for existing buildings including:
a. Accessible paths of travel
b. Accessible countertops
c. Accessible bathrooms
d. Accessible parking
15)Ilustrate compliance with the minimum plumbing fixture requirements
described in the 2001 CBC Appendix Chapter 29, Table A-29-A.
Date:
To:
From:
12/28/2005
� City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
CI Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Planning Staff
Subject: Request for condominium conversian permit for a five-unit
office/warehouse building at 819 Cowan Road, zoned IB (Inner
Bayshore), APN: 024-401-560
Reviewed by:
Date: (/�/o
Project Comments
Date:
To:
From:
12/28/2005
❑ City Engineer
❑ Chief Building Official
d City Arborist
❑ City Attorney
Planning Staff
X Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
Subject: Request for condominium conversion permit for a five-unit
office/warehouse building at 819 Cowan Road, zoned IB (Inner
Bayshore), APN: 024-401-560
Staff Review: 1/03/2006
Applicant shall submit a Recycling and Waste Reduction Plan for
approval, and pay a recycling deposit for this and all covered projects
prior to construction or permitting.
Reviewed by:
Date: � � � � v �
Project Comments
Date:
12/28/2005
To: � City Engineer
� Chief Building Official
� City Arborist
� City Attorney
From: Planning Staff
� Recycling Specialist
� Fire Marshal
� NPDES Coordinator
� �.
Subject: Request for condominium conversion permit for a five-unit
office/warehouse building at 819 Cowan Road, zoned IB (Inner
Bayshore), APN: 024-401-560
Staff Review: 1/03/2006
Please ensure all contractors and subcontractors comply with the City's stormwater
NPDES permit and implement the conditions of approval relating to stormwater
pollution prevention program as listed on Plan Sheet C.1, submitted to the Planning
Department on 12/27/05.
Reviewed by: �,�
Date: �l ���5
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/�/�ONESTOPD_ESIGN
From: OneStopDesign, Inc.
Design and Engineering Services
3566 Beard Road
Fremont, CA 94555
510-794-7993 (voice), 510-794-4178 (fax)
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DEC 2 7 2005
CITY OF BURLINGAME
PLANNING DEPT.
26.32.40 Phvsical Elements Report for 819 Cowan Road Condominium Conversion
The entire Project is being built per current California Building; and Fire Codes.
As of the date of this Submission, the building is currently under construction, with the following
components being included:
�a�
1. The building is being constructed with one-hour construction throughout.
2. Resilient channel and foaming of penetrations will be installed per USG specifications
included.
3.
4.
6.
7.
8.
(b)
(c)
(d)
(e)
��
�g)
(h)
Each unit will be separately sprinklered for fire.
Each unit will be separately wired and metered for electricity, phone, IT, cable, etc.
Each unit will be separately plumbed and metered for water.
Each unit will be independently heated, and where applicable, cooled, per Title-24.
All interior walls and floors will be insulated for energy efficiency and sound.
All new glazing will be energy compliant with Title-24.
As there are no existing party walls etc., the building is being constructed with 1-hour
construction and methods of acoustical engineering per USG standards included.
No report on utilities is necessary, as the current building permit has included separate
utilities for each unit. '
Current Planning Commission approved parking plan will remain unchanged.
Structural Calculations are included in the current Building Department approved plans/:
There is a current Soils Report on file for this Project.
No repairs are necessary as the Project is all new construction.
All easements, utilities, and off-site requirements are currently on file, and reflected in
these documents being submitted.
�
26.32.50 Additional Submittals
(a)
(b)
The Project's current Owner will submit Draft CC&R's at a later date.
Demographics:
1. Unit Breakdowns: Each unit has a lower warehouse area with two bathrooms,
that are ADA accessible. The upper floor of each unit contains open office space
with access to common ADA restrooms and a common elevator sized per City of
Burlingame Fire Department specs. The individual unit breakdowns are as
follows:
a. Unit 1:
Upper floor = 2118 sq. ft.
Lower floor = 2475 sa. ft.
Total = 4593 sq. ft.
b. Unit 2:
Upper floor = 1879 sq. ft.
Lower floor = 2637 sq. ft.
Total = 4516 sq. ft.
c. Unit 3:
Upper floor = 1717 sq. ft.
Lower floor = 1894 sq. ft.
Total = 3611 sq. ft.
d. Unit 4:
Upper floor = 1740 sq. ft.
Lower floor = 2637 sq. ft.
Total = 4377 sq. ft.
e. Unit 5:
Upper floor = 2121 sq. ft.
Lower floor = 2447 sq. ft.
Total = 4568 sq. ft.
f. Common areas: (Building only, NIC decks)
Upper floor = 1580 sq. ft.
Lower floor = 1478 sq. ft.
Total = 2058 sq. ft.
(c)
(d)
(e)
2. There is no rental rate history for this Project, as the use and construction are new.
3. There is no vacancy rate for this Project. The prior use of the building showed it
to be leased full-time for the last 10 years+.
4. N/A
5. Sales prices for the Units is unknown at this time.
6. Common Fees will be fixed at the time of filing of the Draft CC&R's.
7. Owner is financing his own Project.
8. No tenants currently occupy this Project, as it is under construction.
There axe no current tenants.
There are no current tenants.
This section is for Planning Staff to detertnine.
A
26.32.060 Acceptance of reports. Owner agrees to this requirement.
26.32.070 Couy to Buyers. Owner agrees to this requirement.
26.32.080 Phvsical Standards for condominium conversion.
(a) Adequate Physical Conditions. Owner agrees to finish the Project according to the
Burlingame Municipal Code, including all building and fire codes. No corrective work
is necessary, as this is all new construction.
(b) Speczfic Physical Standards.
(1) Fire Prevention — Smoke Detectors and Sprinklers. Each Unit will be provided
with a separate fire sprinkler system designed by a licensed C-16 subcontractor,
and approved detectors.
(2) Sound Transmission.
(A) Shock Mounting of Mechanical Equipment. All permanent
mechanical equipment, such as motors, compressors, pumps, etc.
which are determined to be a source of structural vibration or
structure-borne noise shall be shock mounted with inertia blocks or
bases and/or vibration isolators in a manner approved by the chief
building official.
(B) Noise Standards. The current Project will conform to all exterior and
interior sound transmission standards of the CBC and the City's
General Plan. Additionally, the USG construction methods attached
to this submission will apply where possible.
(3) Utility Metering.
(A) Each Unit shall be separately metered for Gas, Electricity, and water.
Additionally each Unit will be provided with separate runs for phone,
cable, and IT wiring.
(B) Each Unit will be provided with separate interior subpanels per
electrical plan submitted.
(4) Private Storage Space. As these are commercial units, with large warehouse
areas, there should not be a storage space issue.
(5) Laundry Facilities. N/A
(6) Landscape Maintenance. A monthly landscape fee shall be attached to each
Unit's Common area fee. See landscape plan submitted.
(7) Condition of Equipment and Appliances. All mechanical equipment will be
new and specified when units are sold.
(8) Refurbishing and Restoration. Building shall be finished according to approval
by Planning Commission, and conditions applied.
26.32.85 Minimum Requirements.
(a) Parking. See Parking Plan approved by Planning Commission.
(b) Access, vehicular driveways, and parking areas. See site plan approved by
Planning Commission. See Parking Plan approved by Planning Commission.
(c) Side setback requirements. See approved Site Plan.
(d) Conditions, Covenants and Restrictions Agreements. See Draft CC&R's submitted
by Owner.
(e) Landscaping and Open Space Requirements. See Sheet L.2 (Landscape plan)
submitted with this application.
L�
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26.32.100
(a)
(b)
(c)
(d)
(e)
26.32.110
(a)
�)
(c)
(d)
Project Plans and Submittals. Within the plans submitted, the following are
included.
(1) Separate gas and electric meters and separate water shutoff valves; individual
climatic controls, zoned per final Purchaser requirements.
(2) All mechanical equipment will be shock mounted to reduce sound transfer.
(3) Flexible connectors for electrical and plumbing connections will be included.
(4) Sound levels shall satisfy all State standards and the USG Acoustical
Assemblies data supplied.
(5) We will provide any additional reports required by the City.
Hearing Considerations.
There are no current tenants.
As this is a commercial conversion, there are no issues that would be detrimental to
the health, safety, or general welfare of the community.
This section should not apply, again, due to the commercial nature of this application,
and the fact that it a commercial conversion.
This section should not apply, again, due to the commercial nature of this application,
and the fact that it a commercial conversion.
This section should not apply, again, due to the commercial nature of this application,
and the fact that it a commercial conversion.
Findings.
To the best of our knowledge, all provisions for conversion and the filing of the
subdivision map have been met.
As this Project has a recent prior approval of the Planning Commission, and after
conversion, the use will remain unchanged, we feel the conversion is consistent with
the City's General Plan.
The proposed conversion will conform to all Codes and Conditions required by the
City.
The prior submitted and approved design, along with Conditions put forth by the City
will remain unchanged.
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DEC 2 7 2005
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Def initions
Lilce most specialized fields, the science of acoustics has a language
all its own. Some of the most important terms and concepts to be familiar
with include:
Ahsorption
Percentage of sountl waves that a material transforms into heat energy antl thereby tloes not reflect back into the space.
Articulation index (Af) A measurement of how well speech can be untlerstootl in a space. High AI is desirable in spaces such as autlitoriums
and theaters and can be achieved with a combination of materials antl tlesign details that strategically reflect antl
absorb sound. Reducetl AI is desirable for spaces such as open offices, where many people must work intlependently,
antl in financial and healthcare facilities, which are subject to fetleral privacy rules; sountl masking can be used to
retluce AI (see the next page for more information).
Ceiling Attenuatian A measurement of the ability of a ceiling panel to block the travel of sountl from an enclosed room up into the plenum
Ciass (CAC) and down to adjacent spaces. High-CAC ceiling panels can provide this type of sountl control, increasing speech
privacy in private spaces and reducing distractions to those outside.
Conductivity
The ability of a material to transmit sountl waves. In addition to moving through air, sountl waves can travel even more
easily through many solitl objects. For example, sountl waves move through air (70 °� at just 1,128 feet per secontl
but travel about 10 times faster (11,700 feet per seconc� through wood, and faster still (18,000 feet per second) through
steel. Therefore, designers must consider not only airborne sound, such as voices and ringing telephones, but aiso
structure-borne sound created by footfall, doors opening and closing, and builtling systems such as elevator machinery
and HVAC equipment.
Diffractinn The bentling of sound waves around objects or through smail spaces antl openings with little energy loss. Spaces
arountl doors, floor tracks, electrical boxes, antl conduit and HVAC tlucting are typical channels for sound diffraction.
These spaces should be filletl with acoustical sealant to prevent unwantetl sountl from intrutling into atljacent spaces.
Flanking Paihs Small gaps antl openings around doors, floor tracks, electrical boxes, and contluit antl HVAC tlucting that allow sound
to pass through if not filletl with acoustical sealant. Also called "leaking paths."
Impact isolatinn Measurement of the ability of a floor/ceiling assembly to isolate sountl from footfall and other impact sources,
Ciass {IIG} reducing the intrusion of noise into rooms tlirectiy below.
Ptoise Reduction Measurement of the ability of a material such as an acoustical ceiling panel to absorb sountl energy in the frequency
Goefficient (NRCj range of 250 Hz to 2,000 Hz (see "pitch" for more information). High-NRC ceiling panels provide this type of sound
control, which is important for large spaces such as open-plan offices.
5 USG Acoustical Assemblies
4'
Def initions
Pitch The oscillation rate of a sountl wave, which travels as a small pressure change alternating above and below the static
(at rest) state of the contlucting material. Each cycle of compression antl re-expansion is a wave. The number of
waves occurring per secontl is the frequency, which is measured as hertr (Hz); one Hz equals one cycle per secontl.
A sound's pitch rises as its frequency increases. The human ear can discern sounds ranging from approximately
20 Hz to 20,000 Hz. Human speech ranges between 125 Hz antl 4,000 Hz.
Reflect9an
The bouncing of sountl waves off any hard, smooth wall, ceiling or floor surface, making them autlible beyond the
immetliate area of the source. The shape of surfaces also affects where sound may travel. Concave surfaces
concentrate or focus sound, while convex surfaces can disperse sound in multiple directions.
Reverberatian Sound that persists in an enclosed space by reflecting off surtaces in the room.
5ound Masking
A carefully engineered sound spectrum similar to that of softly blowing air, which is amplifietl through speakers to raise
the ambient sountl level, "masking" conversations antl background noise. In enclosetl rooms, sountl masking increases
speech privacy by lowering the articulation index, preventing conversations from being overheartl.
S�und Transmission Measurement of the ability of a wall or floor assembly to isolate airborne sound antl prevent it from passing from one
Elass (STC) side to the other.
Transmissinn The passage of sountl waves from its source, through a vibrating medium, and to a listener. "Airborne sountl" passes
through a space by vibrating the air. "Structure-bome sountl" travels through wali partitions, ceilings antl floor/ceiling
assemblies.
idolume The loudness of a sound—how much the amplitude of a sound wave exceetls the static pressure of the conducting
medium—as measuretl in decibels (tl6). The higher the tlecibel level, the greater the volume. Noise from a jet plane
has an amplitude of 140 tl6, while a human whisper is approximately 20 dB. Sound in a typical office environment
reaches 40 d6 to 60 tlB. Volume doubles with each 10 d6 increase in sound energy.
6 USG Acousticai Assemblies
v
ti
Components
Acoustically-rated systems have been comprehensively tested for sound
control. Substitution of any components is not recommended or
supported by USG. Refer to the material safety data sheet for each
product for complete health and safety information.
Cei#ings
USG Acoustical Ceiling Panels
—Available with high NRC, CAC, antl combination NRC/CAC ratings
—Provide stylish antl effective sountl control in a full range of commercial applications including retail, healthcare,
hospitality, etlucational antl office settings
—Combine top-rated acoustical performance with durability, high light reflectance and a range of textures to
complement any decor
—Many feature the ClimaPlus Non-Sag Warranty
—Cast ceiling panels provitle unparalieled strength antl integral color to mask nicks and scratches for long service life
antl low lifecycle costs
—Select panels provide antimicrobial treatment for true protection against moltl
For more information see the following brochures:
Ceiling Systems Binder Ceiling Systems Desktop Reference
SC2392 SC2000
Lexcoae� SaecrRa� Sound Masking
—Covers ambient noise in large spaces so potential distractions are less intrusive
—Enhances speech privacy in private offices by preventing conversations from being overheard outsitle
—Adds acoustical balance to exceptionally quiet environments
—Each unit is powered by 16/18 volts AC and inclutles a self-containetl noise generator, audio amplifier, loudspeaker,
antl power supply unit in an aluminum enclosure
—Supports an optional paging system ,
—Allows paging antl masking volume to be adjusted intlepentlently, and additional central control capabilities
are available
For more information see the following brochures:
The Acoustics Solution
SC2411
Will You Achieve H/PAA Compliance?
SC2412
7 U&G Acaus�ica8 Assemblies
,�
Components
Watis and Partitions SHeerRoc� Brand Gypsum Panels
—Available in thicknesses of 1/4" to 3/4" for assembling interior partitions with one or more layers per side for effective
sountl control in any application
—Steel-framed resilient partition systems with sound attenuation fire blanket (SAFB) in the partition cavity can achieve up
to 65 STC with multi-layer designs, up to 63 STC with double-layer tlesigns, and up to 56 STC with single-layer tlesigns
—Wootl-frametl resilient partition systems with SAFB can achieve up to 59 STC with double-layer designs antl up to
50 STC with single-layer tlesigns
—Have achieved up to 4-hr. fire-resistance ratings with 3/4" U�TRacoo� Core panels in steel-framed partition assembiies
For more fnformation see the following brochures:
Moisture-ResisfantAssemblies AestheticAssemblies
SA932 SA933
SHE�rRocK Gypsum Panels Submittal Sheet
WB1473
USG Area Separation Walls
—Achieve up to 60 STC
—Offer 2-hr. and 3-hr. fire-resistance ratings; comply with fire-resistance requirements under evaluation reports of UL U336
—Weigh at least 50% less than masonry walls, allowing faster, easier installation
For more information see the following brochures:
Area Separation Wal/ Systems Area Separation Wall Submittal Sheet
SA925 WB2129
SHe�rRacK Shaft Wall Systems
—Tested systems achieve up to 58 STC
—Have achievetl up to 4-hr. fire-resistance ratings with multi-layer designs (UL U415)
—Oscillation testetl to 1 million cycles to ensure structural performance
—Feature panels with water-resistant facings antl/or moltl-resistant paper antl a water-resistant core to help minimize the
risk of moisture damage
For more information see the following brochures:
Shaft Wall Systems SHe�rRocK Gypsum Liner Paneis Submittal Sheet
SA926 W62278
8 O5G Acaustical Assembiies
C omp onents
Flonr/Csiling AssembEies Leve�RocK� Floor Underlayment
—Low-profile leveling gypsum concrete system increases IIC ratings by as much as 13 points when usetl with
LEVELROCK'" SRB"' sound reduction board or SRM-25'" sound retluction mat
—Improves sound control in nominal wootl-joist, engineered I-joist, open-web truss, and concrete floor systems
—Provitles 1- antl 2-hr. fire-resistance ratings for wood-framed floor/ceiling assemblies, and 4-hr. ratings for precast
concrete assemblies
—Available in an unmatched range of compressive strengths from 2,500 to 8,000 psi
For more information see the following brochures
F/oor Underlayment Sysfems High-Strength F/ooring Solutions
SA305 IG1503
SRM-25 Sound Reduction Mat
—Low 1/4" profile allows use of the fuli range of flooring finish materials inclutling hardwootl, ceramic tile, and marble
with smooth transitions between surtaces
—Elevated on small nodes so less than 5% of surface area makes direct contact with the subfloor
—Increases STC rating by 4-7 points antl IIC rating by 8-13 points
For more information see the following brochure:
Leve�nocK SRM-25 Sound Reduction Mat Submittal Sheet
IG1619
SRB Sound Reduction Board
—Smooth, coatetl finish resists abrasion antl maintains tight tolerance
—Just 3/8" thick; allows flexibility in choosing flooring materials
—Increases STC rating by 2-3 points and IIC rating by 5-8 points
For more information see the following brochure:
Leve�RocK SRB Sound Reduction Board Submittal Sheet
IG1523
10 USG Acoustica3 Assemblies
♦ •
♦
Performance Testing
Testing provides a measurement of maximum performance potential
achieved under controlled laboratory conditions. The actual ability
of partitions and assemblies to control sound in real-life applications,
however, depends on their design and the methods used to install
them. Deviations from the detailing shown in this publication, substitution
of components, or damage and improper repair or maintenance could
severely reduce the acoustical performance of these installations.
Testing Ntethods All USG protlucts antl systems untlergo exhaustive testing to ensure that they meet exacting stantlards. USG's protlucts
are Classified as to fire resistance antl fire-hazartl properties. As part of this protocol, Underwriters Laboratories (UL)
periotlically autlits protluction of these materiais to ensure compliance with necessary properties. UL is an intlependent,
not-for-profit organization that has tested protlucts for public safety for over a century.
Products are manufacturetl antl tested in accordance with recognizetl standards. ASTM International is one of the
largest voluntary standartls development organizations in the worltl, antl is a trustetl source for technical standards
for materials, protlucts, systems, antl services.
%sting Resuits ASTM C423
Sountl Absorption antl Sountl Absorption Coefficients by the Reverberation Room Method measures Noise Reduction
Coefficient (NRC). This rating represents the average of a given materiai's sound absorption coefficients at four
frequencies from 250 Hz to 2000 Hz.
ASTM E1414
Determination of Sountl Transmission Class by the Two-Room Methotl measures Ceiling Attenuation Class (CAC), the
sound reduction in decibels provided between rooms with a sharetl ceiling and common plenum. This rating represents
the average of the sound attenuation at four frequencies from 250 Hz to 2000 Hz.
Acnu&tica( CBilings Panels
ECLIPSE�" CL/MAPLUS
FROSTM CLIMAPLUS
...........................
HALCYONTM CLIMAPLUS
...........................
M�wsW CunnaP�us
NRC I CAC
.70 35
......................................................
.70 40
......................................................
.90 30
......................................................
.70 35
�AC Wiffl �ENCORE
Sound Masking°
45
........ . ........................
50
........ . ........................
40
........ . ........................
45
11 USG Acoustica9 Assembiies
..............................
..............................
..............................
................................................... ................................... .................................. ...............
Double-Layer U419, U454 63
................................................... ................................... .................................. ...............
Single-Layer U419, U451 56
................................................... ...................................................................... ...............
Double-Layer U334 Wootl/Resilient Channel 59
................................................... ................................... .................................. ...............
Single-Layer U311 50
USG Area Separation Walls
UL D�
U415
STC (
39-58
Wall Type
Solid
SxeemocK Shaft Wall Sy:
Nail Type
Cavity
Veneer Plaster Systems
Framing
Non-loadbearing Steel
....................................
Non-loadbearing
Steel/Resilient
....................................
Wood
....................................
Wood/Resilient
Mineral Fiber Board
UL Designs STC (Tested Assemblies)
U411, U412, U419, 40-59
U435, U448, U455
.........................................................................
U419,U423,U440, 50-63
U451, U452, U453,
U454
.........................................................................
U305,U314 34-46
.................................. ......................................
U311 49-52
MiconE 300 Board Micoee 160 Board
Thickness STC NRC STG NRC
3/8" 24 .25 22 —
................................................... ................................... .................................. .................................. ............
7/16" 24 .25-.30 — —
................................................... ................................... .................................. .................................. ............
1/2" 25 .30-.35 24 .30-.40
................................................... ...................................................................... .................................. ............
5/8" 26 .30-.35 26 .30-.40
................................................... ...................................................................... .................................. ............
3/4" 28 .30-.35 26 .55-.60
Notes
(a) L�Ncoae sound masking adtls the equivalent of 10 points of CAC by increasing ambient background sound by 10 d6.
(b) Includes SAFB in the partition cavity.
(c) Performance shown for perforatetl products.
Performance Testing
..........................................................................................................................................
ASTM E90
Stantlartl Test Method for Laboratory Measurement of Airborne Sountl Transmission Loss of Builtling Partitions antl
Elements measures Sound Transmission Class (STC), the acoustical isolation provided by a barrier material or partition
assembly. This rating represents the average of the sound attenuation between iwo spaces at four frequencies from
250 Hz to 2000 Hz.
WaCis �nd P�rtitiEEns Sxe�eocK Brand Gypsum Panels
Partition Type UL Designs Framing" Max. STC
Multi-Layer U419, U455 Steel/Resilient Channel 65
UL D�
U336
STC (Te:
46 to 60
12 U3G Acoustical Rssemblies
.'
Ffoor/Ceiiing Assembfies
ASTM E492
Stantlard Test Method for Laboratory Measurement of Impact Sound Transmission Through Floor-Ceiling Assemblies
Using the Tapping Machine tletermines Impact Isolation Class (IIC), the ability of a floor/ceiling assembly to isolate noise
from footsteps antl other impact sources. This pertormance is testetl using a tapping machine that impacts the floor of
a"source" room and measuring the amount of sound that comes through the ceiling of a"receiving" room locatetl
directiy below,
LeveuiocK Floor UnderlaymeM
Sound Isolation System
Framing Sound Barrier
I-Joist SRM-25 Sound
Retluction Mat
I-Joist
Vuss
................ ..............................
SRB Sound
Reduction Board
................ . ............................
SRM-25 Sound
Reduction Mat
Truss
Floor Finish
Carpet
.....................
Sheet Vinyl
.....................
Ceramic Tile
.....................
Wood Laminate
.....................
Wood Laminate
.....................
Ceramic Tile
.....................
Sheet Vinvl
Ceramic Tile
Sheet Vinyl......,
Sheet
IIC
77
.... ......................
55-58
.... ......................
54-56
.... ......................
52-54
.... ......................
61
.... ......................
51
.... ......................
54
.... . ....................
73
.... .5fi •' ...............
.. . ..
55
.... . ....................
76
.... . ....................
48
STC
65
....... ...............
60-64
....... ...............
60-66
....... ...............
60-64
....... ...............
65
....... ...............
65
....... ...............
65
....... . .............
61
....... .�i "........
.. . ...
61
....... . .............
58
....... . .............
58
13 USG Acoustice! Assemhlies
0
Legend
Architectural Elements Architectural Elements
� �� � � • � � �� �
This legend contains the symbols C-H studs � Polystyrene
used throughout the Architectural insulation
Reference Library to represent
various architectural elements. ...................... ....................... ............................................... ...................... ............
Profile and cross-section views are Z-furring —L Blanket
shown where appropriate, along insulation
with architectural matcrial symbols.
...................... ....................... ............................................... ...................... ............
Engineered R Solid wall
joist Qfl
� . .................... ............
Plywood
Decking.......... ....................... ...............................................
. .................... ............
Cement board
Decking
. .................... ....................... ...............................................
Poured gypsum
...................... ....................... ...............................................
Lath
...................... ....................... ...............................................
Gypsum boartl :>...:;:.<.. :;.;, ..... .:.:..... .:.:.: ,,::.:.....
...................... ....................... ...............................................
or plaster
Waod truss
--
. .................... ....................... ...............................................
Veneer finish
. .................... ....................... ...............................................
`= Tile
...................... ....................... ...............................................
Wood j0ist
or stud �
.................. ....................... ..........................................
Concrete or
...................... ....................... ...............................................
precast concrete
Steel joist
. .................... ....................... ...............................................
or stud Ceiling panel
..................... ....................... ............................................... ...................... ....................... ...............................................
Steel truss �
� \\ //
.................... ....................... ...............................................
RC-1 channel ..�-
..................... ....................... ...............................................
Furring channel L/-
14 USG Acoustisal Assamblies
0
A Partitions
........................................................
��i<oc�cl. F�•a�rlec�
�
Loadbearing
wt. 7 • 5/8" Sr+�ocK Brand Ra�cooe Core 34 USG-30-FT-G&H
.
•• �� Gypsum Panels or Fie�RocK Brand Panels Based on 16" stud spacing and
_.,. :..::>,.:,:...:•...:.. _..>:.. �.,.: :..�.,.::
4,�� , - 2r4 wood stud 16" or 24" o.c. screws 6" o.c.
- loints finished ........ ..........................................
�:_�"''-'"<:_��: . ::•�-' ::�-:=>.: �-,-.:-<:._< : - • optional veneer plaster 37 USG-860807
Based on 24" stud spacing
........ ..........................................
46 BBN-700725
Basetl on 24" stud spacing
and 3" mineral wool batt
4Vt. 7 • 5/8" SHEETROCK BfBfICJ FIRECODE C COf@ 5� BBrI-7�({�
��.;;�:.��...,...w,�::�., Gypsum Panels
��� �}��y�7� - 2x4 wood stud 16" ar 24" o.c.
5'/, (riii�i��ilii Iitfiijltiiri -3"TH�ananFis�SAFB
� t�� �� �� ��'� �.�: - RC-1 channel or equivalent one side
- joints finished
Fire Pertormance Reference
�•
1 hour UL Des U305, SA920 A-25
U314
1 hour � UL Des U327 � � A-26
wt.12 • 5/8" Srie�Rock Brand Rr�cooe Core 52 USG-810218 2 hour UL Des U301 SA920 A-27
Gypsum Panels or SH�ocK Brand Based on same assembly (non-fire
� �' �y� � � � `� � �� � � � � '' � � � � Water-Resistant Fa�coo� Core Gypsum rate� without mineral wool batt
6" Panels or F�aoac Brand Panels
........ ...................................................
- 2x4 wood studs 16" o.c. 58 USG-810219
- joints finished
• optional veneer plaster
Chase Walls
�'
�'
• 1/2" Sr{�rnocK Brand Fu�cooe C Core 57 RAL-TL-73-224 1 hour GA-WP-3810 A-28
Gypsum Panels, both outsitle both walls 3-1/2" glass fiber
double layer and inside single layer
• 5/8" Sr�moac Brand Fr�caoe Core 51 RAL-TL-69-214
, °• - �•• � � ��•- � Gypsum Panels, or Fie�RocK Brand Panels
T� : :� :.:::.:::::..:.. .: . . .: _.. ...................................................
- 2 rows 2x4 wood studs 16" o.c. on 56 US6-710120
separate plates 1" apart Based on 3-1/2" thick insulation
10Yz" -joints finished in one cavity
........ ...........................................
58 GA-NGC-3056
• 5/8" SHEETROCK Bf2fld FIRECODE C COfO 4T RAL-TL-69-211
_ Gypsum Panels or Fis�Rocic Brand Panels ........ ......................
- 2x4 wood studs 16" o.c. on 2x6 common 51 GA-NGC-2377
$„ plate
� -jointsfinished
�;:::.`.:::' `.:';::::;` ::::`::;::::`.:;;:;::;:':',":':';;:`.::;;`.;;:�:
20 USG Acoustica9 Assemblies
2 hour I GA-WP-3820 I I A-Z9
2 hour I GA-WP-3910 I I A-30
.
................................................
Sh���:t:1�'all Systerr.�s
�
Non-toadbearing
Fire Performance � Reference
wt. 9 • 1/2" Sr+e�rao�c Brand RRecooe C Core 38 USG-040917
G sum Panels, face la er oints finished
T::::-�.::;.:::::::;:::::::.::::. _:::�:: :::.::.::..::: va v i ...........................................................
3%z" • 2-1/2" USG C-H Studs 25 gauge 24" o.c. 43 USG-040912
�;�-'%.T:::::'':%�::::�.�� :�� -.:::�:'� �>' • 1" SHe�rRocK Brand Gypsum Liner Panels Based on 4" C-H studs 25 gauge
........ ...................................................
48 RAL-OT-04-022
Based on 1" sountl batts in cavity
........ ...................................................
50 RAL-OT-04-019
Based on 4" GH studs 25 gauge with
3" mineral fiber insulation
wt. 9 • 1/2" Sr{E�rRocK Brand RRecooe C Core 44 USG-040911
- � -• •- �-� Gypsum Panels Based on 4" C-H stutls 25 gauge
--�—,� .:.. ...:......:.. : ..
3%i' ... ..:..:.. :. -..; . • 2-1/2" USG C-H Studs 25 gauge 24" o.c.
.;.......:.. ;:...
�`.;".`.`.`.":'`..::'.'.�:;:"'.`.: '.:;'�:`..'-'��,��:��'.�;"-- ;� • 1" SHe�reocK Brantl Gypsum Liner Panels
— joints finished both sides
2 hour , UL Des U415,
System B
or U438
2 hour UL Des U415,
System E
or U467
SA926 IA-33
SA926 I A-34
wt.10 • 1/2" SHE�rRocK Brand Fa�cooe C Core 53 USG-040909 2 hour UL Des U415, SA926 A-35
� � �� Gypsum Panels applied vertically, Based on 4" C-H stutls 25 gauge System F
q `�'`� face layerjoints finished with 3" mineral fiber insulation
� •�� ��• — RC-1 resilient channel or equivalent
; ,
�: , . .. ........ ...................................................
24" o.c. 58 USG-040910
• 2-1/2" USG C-H Stutls 25 gauge 24" o.c. Based on 4" C-H studs 25 gauge
• 1" Sri�rAocK Brand Gypsum Liner Panels with additional layer on liner panel
side and 3" mineral fiber insulation
23 USG Acousticai Assemkt€es
e
��''o o Cl. I' �'a rrt e d.
�
Dimensional Lumber
clg. wt. 3 • 5/8" SHEETROCK Bf3lICI FRECODE COfO
Gypsum Panels, ceiling
—1" nominal wood sub and finished floor
— 2x10 wootl joist 16" o.c.
— joints finished
• optional LEvewocK Brand Floor
Underlayment
• optional SRM-25 or SRB sound mat
• optional veneer plaster
clg. wt. 3
+ 1/2" or 5/8" SHe�rRoac Brantl
RREcooe C Core Gypsum Paneis
—1-1/4" nominal wood sub and finished
floor
— 44 oz carpet and 40 oz pad atop floor
— 2x10 waod joist 16" o.c.
— RC-1 channel or equivalent
—joints finished
Pire Performance I Reference
38 32 CK-6412-7 1 hour UL Des L501 SA305 B-5
Based on 1-1/4" nominal wood SA920
floor
....... ....... ...........................................
39 56 CK-6412-8
Based on 1-1/4" nominal wood
floor, 44 oz carpet and 40 oz
pad atop flooring
47 67 GK-6512-7 1 hour
Based on 1/2" SHEETROCK
Brand R�cooe C Core
Gypsum Panels
....... ...................................................
48 66 CK-6412-9
Based on 5/8" SHEETROCK
Brand Ra�cooe Core
Gypsum Panels
B-6
cig. wt. 3 • 5/8" SHe�rRocK Brand Rr�cooe C Core 59 USG 740704 1 hour UL Des L516 SA920 B-7
. . .
Gypsum Panels Based 3" mineral wool batt,
—1-5/8" perlite-sand concrete 3/4" gypsum concrete and 1/2"
125�8, — plywaod subfloor SHEETfiOCK Bf8f1fl FIRECODE C
— 2x10 wootl joists 16" o.c. Core Gypsum Panels
— RC-1 channel or equivalent ........ ...................................................
- •-::»�:.,,-:<:;. —joints finished 47 USG 740703
..:.::.:::.::::::. �.:�_..::.-:...
• optional veneer plaster Based on 3" mineral wool
clg. wt. 3
bat, vinyl tile atop flooring
........ ...................................................
65 USG 740705
Basetl on 3" mineral wool
batt, 44 oz. carpet and
40 oz. pad atop flooring
• 5/8" SHe�ocK Brand Fr�cooe C Core 59 54 RAL-IN04-0�lfL04-033 1 hour
Gypsum Panels Cushion vinyl Sloor
— 2x10" wood joist 16" o.C. ........ ....... ...........................................
— RC-1 channel or equivalent 16" o.c. 58 55 RAL-IN04-007/'f1.04-034
— Insulation held up untler subfloor by Engineeretl wood-laminate floor
lightning clips
........ ...................................................
— 19/32"T&G wood subfloor 59 77 RAL-IN04-005/TL04-032
• 3/4" L��ocK Brand Floor Underlayment Carpet with SRM-25
........ ....... ...........................................
59 52 RAL-IN04-009/TL04-067
Ceramic tile with crack-isolation
membrane
........ ...................................................
58 50 RAL-IN04-013/TL04-100
Cushion vinyl floar
........ ........................:..........................
58 51 RAL-IN04-012/TL04-099
Engineered wood-laminate floor
........ ....... ...........................................
58 73 RAL-IN04-010/TL04-097
Carpet with SRB
25 USG AcoustiCal Assemblies
SA305 I B-8
�
n
�
Flo or/C eilings
...........................................
�!v�od I i•amed
�
Dimensional Lumber
• 2 layers 5/8" Sr+e�reocK Brand 52 RAL-IN-89-5
T``.. _:"._ - -�^— FiRecooe C Core Gypsum Panels
........ ....... ...........................................
`� ` �— 8" x 8" ceramic tile 58 RAL-TL-89-145
• 1/2" DuRoac Brand Exterior Cement Board Basetl on vinyl tile over oriented
,�?�� ��n� • 1"Sr{�raocK Brand Gypsum Liner Panels strantl board in place of ceramic
7si;� j�j�k�riiiir(i�� iriii�tniii=
i�i ,i �i �i � u�� —1/2" plywood tile and cement board
— 2x10 wood joist 16" o.c. ........ ....... ...........................................
...... ....... . .... _.._. ...._. ........
— 3" mineral wool batt 51 RAL-IN-89-7
. .:..::: :...:..::: :.,:..::,:..::..,:.:. ,:..::.::.:. •:
— — RC-1 channel or equivalent ........ ....... ...........................................
59 RAL-TL-89-746
Based on carpeVpad over
orieMed strand board in place of
ceramic tile and cement board
........ ...................................................
60 RAL-TL-89-141
........ ....... ...........................................
62 RAL-IN-89-8
• 2 layers 5/8" Sf+e�rRocK Brand 59 RAL-TL-90-40
w.i:r. i � i i,ry!:!!n i � i..�!!rm!r i r�v�..!,,,� FiRecooe C Core Gypsum Panels
- - - - - — 2x10 wood joists 16" o.c. .. . .69 .. RAL-IN-90-5 ....... . .. . .. . ...
. . . - . ..,,:.:::.,,:.::... ..
— 3" mineral wool batt ........ ....... ...........................................
13 ��� ��n� — RC-1 channel or equivalent 59 RAL-TL-90-40
t17'ltItllUld itti�l�l1t4i1 Basedonvinyltilein
���� ���� place of carpeUpad
���: �:�:.�:.:�::,.::;. �..:<:::��: �:.:,.;�;..; ........ ....... . .........................................
37 RAL-IN-90-6
Engineered Joist
clg. wt. 3 • 1/2" or 5/8" SHEETROCK Bf811d FIRECADE C 47 40 RAL-TL-81-87
Core Gypsum Panels, ceiling RAL-IN-81-16
— 3/4" T&G plywootl
........ .................................................
� — I-shaped wood joist 24" o.c. 54 RAL-IN-81-17
— metal furring channei 24" o.c. Based on carpet and patl
125je � —1-1/4" 8 pcf THeR�ie�a insulation atop flooring
(UL Des 531) ........ ....... .........................................
—jointsfinished 43 RAL-IN-Si-79
�• optional 3/4" Levelrock Brand Floor Based on cushionetl vinyl atop
._ ..:..:: .: ..: ...: : .:.. ...: :.: . ....:: .: ..: ...:: .: .... ::
Underlayment flooring
• optional SRM-25 or SRB sound mat
� 2 layers 1/2" Sr{�moc� Brand
Ra�cooe C Core Uypsum Panels
• optional SRM-25 or SRB sound mat
i1lU1111))��_ �tlll'Iili�� —19/32°woodsubfloor
123�8� i.Ll1lJSJ�2l.! ��.iSLUSJtJ.� — 9-1/2"deep "I" shaped wood joist 24" o.c
� ps�fi � ������� —14" parallel chortl wood truss 32" o.c.
— RC-1 or equivalent
• 3/4" LEve�aock Brantl floor Underlayment
64 58 RAl-OT03-05/06
1" LevEu�oc�, vinyl, SRM-25,
.-.--•.- ----... .3 .1/2" insulation ...............
64 62 RAL-OT03-07/08
1" LEve�ocic, engineered
wootl-laminate floor, SRM-25,
3-1/2" insulation
........ .................................................
66 54 RAL-OT03-09/10
1" L�v��aocK, r,eramic tile,
SRM-25, 3-1/2" insulation
........ .................................................
65 54 RAL-OT03-01/02
3/4" LEvewocic, vinyl, SRB,
3-1/2" insulation
........ ....... .........................................
66 51 RAL-OT03-03/04
3/4" LEVELROCK, ceramic tile,
SRB, 3-1/2" insulation
Fire Pertormance I Reference
2 hour I UL Des L541 I SA934 I B-9
2 hour I UL Des L541 I I B-10
1 hour UL Des L530 SA305 B-11
basetl on 9-1/2"
deep TJI� joists
UL Des L531
9" deep
WSI� joist
1 hour I UL Des L570 I SA305 I 8-12
26 U&G Acoustical Assemb0ies
Design Details
...................:.................. .....................
l�%oc�d. I�ram.ed.
Sound
:� �. � � �� �.
:�:I: � :I:��:I:
Va" SHEETROCK
�`� � Brand gypsum ��
.' panel
:� .' �:�
Vz" SHE�ocK Brand • i� •� �. � i
FlRecooe core � � •
gypsum panels ;1'. . ' •1'.
SHe�rRocK Brand
acoustical sealar
Ceiling/floor attachment — SxeernocK Brand gypsum panel
�
�. f�:
SHEErnopc Brand
jointtape --
�� -
sound insulation , - ----- _ - '
. J. _ _.-- -
Floor attachment : .I' - — -
.}�� —_=
SHe�rRoctc Brand �• J - --- "
gypsumpanel ----
:':) _�_
�� _-- - -
' �--�_
SHeeraocK Brand
acoustical sealant
Sound isolating partition — chase wall
__ _ _ _
.� 5/a" SHe�rRocK Brantl FiAECooE core gypsum panels �
� ____- �1
.l �___ :i
t� �__= �:,
sound insu!ation �
•'•: -_._-- :'.i
��� �_-_ ��
�� �-_- �:
�,•� t2 x 4 wood studs1 � _ � _ �. �
Brantl acoustical sealant
Ceiling/floor attachmenVSxeerxocK Brand
;'. - • �'�'. � '—� ' /.':"�' : 't�
�SHEETROCK Bf211d SHEEfAOCK Bfefld
acoustical sealant joint tape —� � • .• .� ,
Finecone C Core panel
•.1�: �� •,:
�� SHEETROCK Bf3fld'
./�I� acoustical sealant
:I�::I::� '--- :�:I:�:I:
— RC-1 resilient soundinsulation f �•�• RC-1 resilient
channel or ' —' - t• E channel or
equivalent --- •\• \ equivalent
:�� ���. ___ - - �.:1��.:�
Floor attachment ' � • � � - -- - �
—2x4 Wood StUd 1" ��:' --- �l� : l`
5/e' SHEETROCK �" - r �/2 �
��2� �. �• --'�" �6' �.'.
Brand gypsum • • � •
panels � -� �• - -- -
___ �� ��:
— RC-1 resilient � _ _ - • • ; RC-1 resilient
channelor •;�•; :j•; --_ ;I; .';: channelor
equivalent (may ' _ � - - equivalent (may
be inverted to � � -� �('�� be inverted to
ease attachment �. \. ease attachment
ofbase) �.1.; �.y j.l �.�. ofbase)
SHE�rRocK Brand
acoustical sealant
27 USG Acoustical AssemBlies
Design Details
.....:.............................................................................
Z�'oo��. I+i�ariied.
Single-layer panels with RC-1 Channel
�
�' '.�• .',--,%: ,!
2x4 wootl stud
SriE�raocK Brand
gypsum panel
RC-1 resilient
channel or equivalent —
RC-1 resilient
channel or ea�
r � r
•.'-�%: ✓ _ ��;�,, .��, .�, ,
�, ' '� ..•�=�
SHEETROCK ' • "-� � ��T'� • �"
1•„• Brand
� • � acoustical 2x4 wood stud —
h. � _ sealant
- �C; RC-1 resilient
� - sound channel or equivalent
- __.__ _ insulation SHeEraocK Brand
.� _ =- .';: gypsum panels �
� - ,
Ceiling and floor assemblies
'/x" plywood subfloor
25/sz" oak finish floor
2 x 10 joist
rosin paper � 6" o.c.
RC-1 resilient channel or
} equivalent-screw applied
L'/z" SriEETRocK Brantl
with RC-1 Channel
:�
RC-1 resilient
channel or eqi
;• �'^ I Brand
_ � - r \ acoustical
--_ _ ��•� • (.' sealant
i
---- :�' i.•�
_ � - sountl
----_ �:':;: insulation
' -- ,�,. �.:�
FiREcooe C core gypsum panels FIREcooE C core gypsum panels
Ceramic tile Ynyl tile or carpeUpad
UL Design L541
8" x 8" ceramic tile '/z" DURocK Brand DuRocK Brand vinyl tile or 1 Vz" pumped, self-leveling gypsum
exterior cement board ceramic tile adhesive carpet with pad cement flbor underlayment (type F�
_ . _ ,. �, ; � ,� , � �•� :,. � � ,� � ,� ��� , �, � � �� � � �
,�...: ,.•....., .,.� .....: .. ...... ,.
�. •�. :� '�
R-SHEEfflOCK BfBfld 1�� SHEEfROCK Bfdfld �SHEETROCK Bf211d
acoustical sealant gypsum liner panel '�2" Plywootl acoustical sealant 'h" Plywood
insulation pinned 2x10 wood 2x10 wood
between jaists joists 16" o.c.
jaists 16" o.c.
���r� „ .n�nn�n�rsn n�rsr �n�r� r�n�r�rsn�n�rsn n�r�r
i�tiiiiii iiiiiiiiiiiiiiiiiiiiiiiiiii iiiiiiiii iiiiiiiii iiiiiiiiiiiiiiiiiiiiiiiiiiii iiiiiiiii
„„, .,
l ll )�.Zu t lt ), ,,���� u s.�..�u� .�iui� '�uu'�+'iu'u�i.�uuu.�' 's�iv�
� �� 1 ��
- - - - - - - - - - - -- • ,-,. . - --
_ _ .i _ �
2 layers of 5/a" SHEEraoCK RC-1 resilient channel 3" soundattenuation 2 layers of 5/e" SHeeraoCK RC-1 resilient channel 3" sound attenuation
Brand FiAEcooe C core or equivalent 16" o.c. blankets 1" above Brand FiaEcooe C core or equivalent 16" o.c. blankets 1" above
gypsum panels bottom of joists gypsum panels bottom of joists
28 USG Acoustica! Assemblies
Flanl�.ing Path Details
.............................................................................................................................................................................................
T;���ica! l.alar.il.rir�g l'at�rs
Doorway Placement — Avoid
���
,:,�,
��
�.
F���
HVAC Design — Avoid
� .,��,� � '�� �� �f�,,... ���� ��� � �._.,�..,�
�,...�;.,�,,� �..��,� 3;� ,,a, :�.q �:
� I I I
HVAC Design — Avoid
HVAC Design — Better
32 USG Rcoqstica! Assemblies
Uoorway Placement — Better
HYAC Design — Recommended
I:�lter:�•�rptirig I'lat�.ii:ir.i� Pat��s
Resilient Channel Wall Framing — Avoid
:�
l�
stud J
;�, � short circuit
�`
��
� ��
Electrical Boxes — Avoid
Resilient Channet Wall Framina — Recommended
/ ).r
stud ((,J
�`• correct
\`
�.l
� �;
Electrical Boxes — Better
Electrical Boxes - Recommended
minimum separation
Cabinet Cutout
33 USG Acoustical Assembiies
,
Flanking Path Details
....................................... ................................ ....................................................... ........................ ......................................
f.�ltez�•��ptin� I�:Ianl.:an�, I'at}ls—l��Iultif:a�zailsr Gor�st:r�.�ci�ior.i
Joists
SHEernocK Brantl
acoustical sealant
.-i� —
SHEETROCK
Brand
acoustical
sealant
SHEETROCK BfBfld
acousGcal sealant
Adjacent Bathrooms
- - caulking
_ = tub
_ = extend water
= = resistant substrate
_ — behind tub
Attic
Adjacent Kitchens
Note
See pg. 29 for high-performance partition.
34 USG Acoustieaf Assemblies
�
0
�
- � � .............................�-----........................
I.z�te7rtxF�t:in.� I� larticir:�� I'at}as—.�1.co��stical Ce:rl.i:ri�,s
Acoustical Panel — Exposed Grid
hanger wire —
exposed spline
compressible
Acoustical Tile — Adhesive Attachment
Acoustical Panel — Concealed Grid
spline �metal spline
compressible
sheet metal ;
1 Vz col d rolled channel
channel FI" anchor
gypsum pane
compressible
35 USG Acousticei Assembiies
Good Design Practices
In most building design, the No. 1 acoustical goal is to specify wall
partitions, ceiling systems and floor/ceiling assemblies that will minimize
transmission of airborne and impact sound beyond their areas of origin.
This performance can be achieved with a combination of materials,
assembly designs and construction methods tested for acoustical
performance on a variety of parameters. Here is an overview of design
strategies for key components that can malce spaces more pleasant,
comfortable and productive.
Ceilings Absorb Sound in Open Spaces
Select high-NRC ceiling panels for open areas to absorb a significant amount of the sountl generatetl within these
spaces. Acoustics are further improved with partitions having high STC values to help block sound and prevent
transmission across large spaces.
Block Sound in Enclosed Spaces
Choose high-CAC ceiling panels for private offices, meeting rooms and other enclosed areas to block sountl from traveling
up into the plenum and out to atljacent spaces. This approach wiil reduce distractions for those outside and improve
speech privacy for those within.
Cover Sound in Ali Areas
Sound masking covers noise that is not absorbed or blocketl by introducing uniform, ambient, background sountl into
the space. Sound masking produces an electronic sountl spectrum similar to that of softly blowing air; it is amplified
through speakers above the suspendetl ceiling to unobtrusively raise the backgrountl sountl level. Sound masking makes
noise in open spaces less distracting, increases speech privacy in enclosed spaces and provitles greater acoustical
balance throughout.
Wafls
Increase mass
As partition mass increases, sountl waves lose more energy passing through the medium, reducing their ability to
vibrate air on the other sitle. Relying on mass alone, however, poses limitations. Doubling the mass of a partition can
reduce sound transmission by up to 5 tlB. Thus, achieving a 60 dB reduction would require total mass of 320 pountls
per square foot, the equivalent of approximately 3' of solitl concrete, not a feasible solution for most builtling tlesigns.
Enlarge air spaces
Isolating air space within a partition can increase STC performance. But like increasing mass, pertormance increases
are limited. Doubling partition air space can retluce sountl transmission by up to 5 d6, so achieving a 60 d6 reduction
would require an isolated air space 4' wide, hartlly practical for most applications.
36 USG Acoustical Assembiies
Add sound insulation
Atlding a layer of fibrous sountl-absorbing insulation material such as mineral wool into the partition cavity will tlissipate
sountl by creating friction, which transforms a portion of sountl wave energy into heat. However, sound attenuation
blankets cannot completely counter the conductivity of the wood or steel studs in the framing assembiy, v�hich provitle
a path of least resistance for sountl energy.
Decouple wali paneis
Attaching the wall surface tliaphragm (e.g. drywall panels) tlirectly to framing members provitles an uninterrupted path
for sound travel. This route.can be interrupted by mounting the surface diaphragm to resilient channels attachetl to
the wall studs and placing sound insulation inside the partition cavity.
Seal flanking paths
Closing off gaps or penetrations in the wall assembly is critical to controlling noise. One of the most effective methotls is
to apply acoustical sealant at the intersection of the gypsum panel, floor system (wood or concrete), and the leg of the
steel runner or wootl sole plate; sealant shoultl be applied at this location on both sitles of the partition. A properly
sealed wall assembly with one 5/8" gypsum panel on each sitle and a 1-1/2" thick sound attenuation blanket instalied
in the air cavity achieves an STC of 53. Without acoustical sealant, this assembly woultl produce an STC of only 29—a
dramatic 45 percent retluction.
Increase isolatian with steel studs
A single-layer partition with 5/8" gypsum panels antl 3-5/8" stutl achieves 40 STC with 25-ga. steel antl 38 STC with
20-ga. steel. STC falis to 35 with a tratlitional 2' x 4' stud due to the greater stiffness of wootl.
Fioor/Geiling Assemhlies Isolate sound
Whether constructed with joists, trusses or concrete slabs, floor systems can develop gaps or cracks, providing a flanking
path for sound to travel between levels of a building, Even properly sealed assemblies can transmit noise from footsteps,
faliing objects, closing doors antl other impacts. These acoustical problems can be significantly reduced with a fiooring
system that inclutles a layer of sound absorbing material toppetl with a pouretl cementitious underlayment. The poured
underlayment finds antl seals cracks antl other sountl channels, then hardens to form a solitl barrier isolated from
the structure below by the sountl mat or boartl. This system can provide STC ratings as high as 66 and increase IIC
by as much as 13 points, a significant improvement.
37 USG Acousticai Assemblies
Q
<'
Bui3ding Type
STC Guidelines
Room
Residen#ial, Bedroom
it�cluding moYels, hospitals,
and dormitories
Living Room
Kitchen or Bathroom
Business
Office
Conference Room
General Area
Schoot
Classroom
Music Room
ST�
Adjacent Room Minimum° Medium High
Room
Bedroom 45 50 55
. ................................ .................................. ..... ..............................
Living roam 50 55 60
.................................. .................................. ................................... ..................................
Kitchen 50 55 60
.................................. .................................. ................................... ...................................
Bathroom 50 55 60
.................................. .................................. ................................... ...................................
Corritlor 45 50 55
.................................. .................................. ................................... ...................................
Lobby 50 55 60
.................................. .................................. ................................... ..................................
Mech. room 55 60 60+
Living room 40 45 55
.................................. .................................. ................................... ...................................
Kitchen 45 50 60
.................................. .................................. ................................... ..................................
Bathroom 45 50 60
. ................................ .................................. ..... ...............................
Corridor ' 45 45 55
.................................. .................................. ................................... ...................................
Lobby 50 55 60
.................................. .................................. ................................... ...................................
Mech. room 50 60 60+
Kitchen 40 45 50
.................................. .................................. ................................... ...................................
Bathroom 40 45 50
.................................. .................................. ................................... ...................................
Carridor 40 40 50
.................................. .................................. ................................... ...................................
Lobby 45 50 60
.................................. .................................. ................................... ...................................
Mech. room 45 55 60+
Office 45 50 55
.................................. .................................. ................................... ...................................
General area 40 45 50
.................................. .................................. ......................:............ ...................................
Corridor 40 45 50
.................................. .................................. ................................... ...................................
Washroom 45 50 55
.................................. .................................. ................................... ...................................
Kitchen 45 50 55
.................................. .................................. ................................... ...................................
Conference room 45 50 55
General area 40 45 50
.................................. .................................. ................................... ...................................
Corridor 40 40 45
.................................. .................................. ................................... ...................................
Washroom 40 45 50
.................................. .................................. ................................... ...................................
Kitchen 45 50 55
.................................. .................................. ................................... ...................................
Conference room 40 45 50
Corridor 40 40 45
.................................. .................................. ................................... ...................................
Washroom 40 45 50
.................................. .................................. ................................... ...................................
Kitchen 45 50 55
Classroom 45 50 55
.................................. .................................. ................................... ...................................
Laboratory 45 50 55
.................................. .................................. ................................... ...................................
Carridor 40 40 45
.................................. .................................. ................................... ...................................
Kitchen 50 55 55
.................................. .................................. ................................... ...................................
Shop 55 60 60
.................................. .................................. ................................... ...................................
Recreation area 45 50 55
.................................. .................................. ................................... ...................................
Music room 60 60 60
.................................. .................................. ................................... ...................................
Mech. room 50 55 60
.................................. .................................. ................................... ...................................
Washroom 45 50 55
Laboratory 45 50 55
.................................. .................................. ................................... ...................................
Corridor 45 50 55
.................................. .................................. ................................... ...................................
Shop 50 55 60
.................................. .................................. ................................... ...................................
Recreation area 50 55 60
.................................. .................................. ................................... ...................................
Music room 55 60 60
.................................. .................................. ................................... ...................................
Mech. room 50 55 60
Note
(� Current model building codes require a minimum STC (antl IIC) separation of dwelling units. The 2003 International Building Code requires a minimum separation
of 50 STC antl 50 IIC for apartments, condominiums antl townhouses. Local Jurisdictions using the 2003 International Residential Code may require a minimum
separation of 45 STC for townhouses.
38 U&G Acoustical Assemblies
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION ND 536-P,
CONDOMINIUM CONVERSION PERMIT AND CONDITIONAL USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, an application has been made for mitigated ne�ative declaration ND 536-P,
condominium conversion permit and conditional use permit for floor area to convert a five-unit
office/warehouse building to five office/warehouse condominium units at 821 Cowan Road,
zoned_IB Konstantinos Dokos, property owner, P.O. Box 953, Millbrae, CA, 94030, APN:
024-401-560;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
April 24, 2006, 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 a mitigated negative declaration, per Mitigated Negative Declaration
ND-536-P, is hereby approved.
2. Said condominium conversion permit and conditional use permit are approved, subject to
the conditions set forth in Exhibit "A" attached hereto. Findings for the condominium
conversion permit and conditional use permit are as set forth in the minutes and recording
of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame,
do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting
of the Planning Commission held on the 24th day of A��ril by the following vote:
Secretary
EXHIBIT "A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
1. that the project shall be built as shown on the plans submitted to the Plaruiing Department
date stamped March 6, 2006, sheets L.2, A.3, A.3A, A.4 through A.7, D.1, E.1, E.2, C.l,
AS.1 through AS.3, C-1 through G-S, Lighting Details (81/Z" x 11" sheet) and date
stamped April 13, 2006, sheets T.1 and L.1, Vesting Tentative Tract Map, and the
Physical Elements Report, Physical Standards Report and Acoustical Assemblies Report
date stamped December 27, 2005;
2. that the reports required by this code, in a form approved by the city, shall be provided to
each person executing any purchase, rental or other agreement to purchase or occupy a
unit in the project. Copies of the full reports shall be made available at all times at the
sales office and shall be posted at various locations, as may be required by the city, at the
proj ect site;
3. that a new 7'-0" wide sidewalk shall be installed along the front of this property as shown
on the plans date stamped April 13, 2006, sheets T.1 and L.1; the new 7'-0" wide
sidewalk, curb and gutter and driveway apron shall comply with the Public Works'
construction standards and shall be installed prior to the final inspection; the applicant
shall obtain the necessary special encroachment permit to install the curb, gutter and
sidewalk and driveway apron;
4. that the applicant shall plant two 24-inch box Sycamore trees at the front of the property
for replacement of the existing Sycamore tree to removed;
5. that the conditions of the City Attorney's February 3, 2006 memo, the City Engineer's
January 30, 2006 memo, the Fire Marshal's January 4, 2006 memo, the Chief Building
Official's January 3, 2006 memo, the Recycling Specialist's January 4, 2006, memo, and
the NPDES Coordinator's January 6, 2006 memo shall be met;
6. that the final inspection shall be completed and a certificate of occupancy issued before
the close of escrow on the sale of each unit;
7. 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;
8. that if a security gate system across the driveway is installed in the future, the gate shall
be installed a minimum 20'-0' back from the front property line; the security gate system
shall include an intercom system connected to each unit which allows occupants to
communicate with guests and to provide guest access to the parking area by pushing a
button inside their units;
-2-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
9. that demolition for removal of the existing structures or walls within the condominium
units 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;
10. 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;
11. that the project shall be built as shown on the plans submitted to the Planning Department
date stamped February 4, 2005, sheets T.l, L.1, T.2, A.1 through A.7 and Plat of Survey;
12. that a seating area, to be architectural compatible with the building, shall be designed at
the front entrance to the building;
13. that vines, to grow along the front wall of the building, shall be planted and maintained
by the property owner;
14. that the windows and window trim shall be installed as shown on the detail, date stamped
February 4, 2005;
15. that the parking variance shall only apply to this building and shall become void if the
building is ever expanded, demolished or destroyed by catastrophe or natural disaster or
for intentional replacement;
16. that the conditions of the City Engineer's and Fire Marshal's June 1, 2004, memos, the
Chief Building Official's February 9, 2005, and June 4, 2004, memos, the Recycling
Specialist's June 2, 2004, memo and the NPDES Coordinator's January 31, 2005, memo
shall be met;
17. that payment of a Bayfront Development fee to the City of Burlingame for traffic impacts
in the Inner Bayshore and Shoreline areas shall be required to mitigate cumulative
impacts of this and other projects on area circulation, one-half of the fee is due at the time
of planning application and one-half due before the final framing inspection;
18. that one-way directional signage shall be installed and painted throughout the parking
area to clearly define the vehicular direction for employees and visitors to the site; prior
to issuance of a building permit, the applicant/property owner shall work with the City's
traffic engineer to determine the required signage and markings on the pavement to
clearly identify the on-site vehicular direction;
-3-
EXHIBIT "A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
19. that the driveway aisles in front of the roll-up doors at the rear of the building and in the
parking area shall be maintained clear and trucks shall not be stored or parked in the
driveway aisles;
20. that the paved area adjacent to parking space #15 shall be painted "No Parking" to
provide a clear, unobstructed back-up area for the disabled-accessible parking spaces;
21. that the 53 on-site parking spaces shall be used only for the customers and employees of
the businesses at this site and shall not be leased or rented for storage of automobiles
either by businesses on this site or by other businesses for off-site parking;
22. that the landscaping noted on sheet L.1 shall be installed according to plan and shall be
irrigated with an automatic irrigation system; landscaping that does not survive on the
site shall be immediately replaced with an equivalent species;
23. that the property owner shall provide a complete Irrigation Water Management
Conservation Plan together with landscape and irrigation plans at time of permit
application;
24. that the office/warehouse building shall be built so that the interior noise level in all areas
used as office does not exceed 45 dBa;
25. that all construction shall abide by the construction hours established in the City of
Burlingame Municipal Code, and shall occur only between the hours of 7:00 a.m. and
7:00 p.m. on weekdays, 9:00 a.m. and 6:00 p.m. on Saturdays, and 10:00 a.m. and 6:00
p.m. on Sundays and holidays;
26. that on-site illumination shall be shielded and directed only on to the site in compliance
with the City's exterior illumination ordinance;
27. that all parking areas should be lit for safety at night, such lighting should comply with
the requirements of the City's exterior illumination ordinance;
28. that the remodel/addition shall not be built with a reflective exterior finish;
29. that the project shall obtain necessary permits to meet the standards of the required
permitting agencies including: Bay Area Air Quality Management District;
30. that the project design shall conform to all seismic related requirements of the latest
edition of the California Building Code as amended by the City of Burlingame in effect at
the time a building permit is issued and any additional seismic requirements established
by the State Architect's office;
�
EXHIBIT "A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
31. that all construction shall be required to be done in accordance with the California
Building Code requirements, 2001 edition, as amended by the City of Burlingame, and in
addition to the limitations of hours of construction imposed by the City of Burlingame
Municipal Code (CS 18.08.035);
32. 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 diameter; existing
sewer laterals shall be checked and replaced if necessary;
33. that water and sewer lines shall be constructed from flexible material with flexible
connections with the degree of flexibility established by the City Engineer and with his
approval and inspection;
34. that in the event that there is subsidence as the result of an earthquake, the site shall be
repaired as approved by the City Engineer;
35. that all site and roof drainage shall be directed to the street frontage;
36. that low flow plumbing fixtures shall be installed and City water conservation
requirements shall be met at all times, including special additional emergency
requirements;
37. that the grading plan shall be prepared by a licensed Civil Engineer and approved by the
City Engineer. All applicable requirements of the NPDES permit for the site shall be
adhered to in the design and during construction;
38. 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;
39. that all applicable San Mateo County Stormwater Pollution Prevention Program Best
Management Practices shall be adhered to in the design and during construction,
including stabilizing areas denuded due to construction prior to the wet season; erosion
shall be controlled during and after construction to protect San Francisco Bay waters;
-5-
EXHIBIT ��A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
40. 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 sensitive areas on-
site or immediately downstream of a project; and designated construction access routes,
staging areas and washout areas;
41. that the erosion and sedimentation control plans should include notes, specifications,
andlor attachments describing the construction operation and maintenance of erosion and
sediment control measures, including inspection frequency; methods and schedule for
grading, excavation, filling clearing of vegetative cover and mulch, including methods
and schedules for planting and fertilization; and provisions for temporary and permanent
irrigation;
42. that all runoff created during construction and future discharge from the site shall be
required to meet the applicable San Mateo County Stormwater Pollution Prevention
Program Best Management Practices for surface water runoff and Storm Drain
maintenance;
43. that all runoff in the parking lot, including runoff from the landscaped areas, shall be
filtered to remove oil and grease prior to discharge by a method approved by the City
Engineer and such facilities shall be installed and maintained by the property owner,
failure to maintain such filters and facilities in working conditions shall cause this
conditional use permit to be called up for review, all costs for the annual or more frequent
inspection and enforcement of this condition shall be paid for by this project's property
owner;
44. that the phrase "No Dumping-Drains To Bay" shall be labeled on new storm drain inlets
by stenciling, branding, plaguing or casting;
45. that grading shall be done so that impacts from erosion and runoff into the storm drain
will be minimal;
46. that each storm water inlet on the site shall be equipped with a sand/oil separator; all
sand/oil separators shall be inspected and serviced on a regular basis, and immediately
following periods of heavy rainfall, to ascertain the conditions of the chambers;
maintenance records shall be kept on-site and maintenance shall be as directed by the
City;
�
EXHIBIT "A"
Conditions of approval for mitigated negative declaration ND 536-P, condominium conversion
permit and conditional use permit.
821 Cowan Road
Effective May 4, 2006
47. that drainage from paved surfaces, including parking lots, driveways and roofs shall be
routed to storm water inlets equipped with sand/oil-separators andlor fossil filters, then
the water shall be discharged into the storm drain system; the property owners shall be
responsible for inspecting and cleaning (vacuuming out) sand/oil separators and changing
fossil filters on a regular basis as well as immediately prior to, and once during, the rainy
season (October 15 — April 1) and as directed by the City;
48. that off-site runoff shall be diverted around the construction site and all on-site runoff
shall be diverted around exposed construction areas;
49. that trash enclosures and dumpster areas shall be covered and protected from roof and
surface drainage and that if water cannot be diverted from these areas, a self-contained
drainage system shall be provided that discharges to an interceptor;
50. that no vehicles or equipment shall be washed, cleaned, fueled or maintained on-site;
51. that methods and procedures such as sediment basins or traps, earthen dikes or berms, silt
fences, straw bale dikes, check dams storm drain inlet protection soil blanket or mats,
and covers for soil stock piles to stabilize denuded areas shall be installed during
construction to maintain temporary erosion controls and sediment control continuously
until permanent erosion controls have been established;
52. that the site shall be sprayed with water to control dust during grading and construction.
Construction equipment emissions shall be in compliance with the standards of the Bay
Area Air Quality Management District;
53. that a construction fence, including a impermeable fabric/material, shall be required
around the site during construction to keep all construction debris on site;
54. that if any trenching is proposed on the site, the applicant shall contact the San Mateo
County Health Department; if any contaminated soil is encountered, the applicant shall
follow County protocol for its disposal; and
55. that if any prehistoric or historic archeological relics are discovered during grading and
construction, all work shall be halted until the finding can be fully investigated and
proper protection measttres, as determined by qualified experts, can be implemented.
-7-
.
. . .. i _ .. ._ . , . . .
+ �� CITY o,� . CITY OF BURLINGAME
• ' I '� - PLANNING DEPARTMENT
-' -— i BURIJNOAME 501 PRIMROSE ROAD
' �_• � BURLINGAME,CA94010 '�,"''� 0151�1650432�
' ! ' ; ,m :TEL: (650)'558-7250 • FAX: (650) 696-379
a .
.,.�.�6• www.burlingame.org � ������ .
� Ao,� , � _
. i Site: 821 COWAN ROAD ��'' �`�
. ' i � R9aeled From �4�'�
. , �JS �QSTAGE
Application for condominium conversion
i permit for an existing office/warehouse PUBLIC- HEARING :;`
I building at: 821 COWAN ROAD, zoned IB. NOTICE
. � (APN: 024-401-560). , .
. . � � . . �.� .
� The City of Burlingame Planning Commission �ti � ��` � Y� ���`'�`�
announces the following public hearing on r''� '� �'�'�� � �"�
. .. . . . . . . ...� � .� � W � * � i Et �3.t i ra- .. , .
Monday, April 24, 2006 at 7:00 P.M. in the City "' ���`� �� ��'� �� r 4� ��
'„' , ,� : �. i u � c -aaw�-` ''L � � e'i
-:< Sr � � � .,,, 3 . z � ;r�K'_ ``3�, �a -�£, .'°'p; a'�� '.
. . Hall Council Chambers located at 501 Primrose z � � r �.� � -� � � �-� .
. � F . : � z. * -� .���q„ u� -�
, . Road, �urlingame, California. � r � �f � � r;.� � � �, ° {
. - � �r �z,,E �
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. . Mailed: April 14, 2006 � . �r° � �'�` �
, � ; � � r� �� ���� ���x�
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� � � (Please refer to other side)
:... . .. . � _.��
A copy of the a�
to the meeting
Burlingame, C��
If you challe "ri" e
raising only t���
described in »h�
at ar prior to thE
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Property ow ��r,
their tenanfs�ab�
(650) 558-7�-'0
CITY OF B URLINGAME
�,�. ���,_��..���,�r.�:� � .
��� � � � � � �;,-�"� ��
plica�,inn and�p�an� far this project�ay be reviewed prior
����
� Margaret Moru�c� ��
City Planner �
�
PUB�LI�
` (Please refer to other side)
t����t� �f�S41 Primrose Road, .
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O.TICE
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A-i'-i�ac�w,�,,,-�-
821 Cowan Road
Compliance with Bayfront Design Guidelines — Inner Bayshore Area
(based on project approved by PC on February 28, 2005)
Design Guidelines Compliance
Floor Area Ratio:
0.9 FAR for Office office: complies (0.6 FAR for office)
0.5 FAR for Warehouse warelaouse: does not comply (0.6 FAR for warehoaise)
Builcling/Street Relationships:
Building entries should face the street, and should be complies
easily identiiiable.
Businesses at important intersections should locate their not applicable
entrances at the building corner.
Curb cuts should be limited to ease pedestrian/vehicular complies
conflict.
Businesses fronting on Bayshore Highway should have not applicable
an attractive 15' landscaped front setback and a 8'-10'
wide sidewalk.
Businesses fronting on all other streets should have an landscaping: complies (15' landscaped front setback)
attractive 10' landscaped front setback and at least a 6' sidewalk: does not comply, no chan�es proposed,
sidewalk. existing sidewalk width on this block is 5�- o",
Seating areas should be encouraged within the front does not comply, no seating area proposed
setback.
(cont'd) Com liance with Ba front Desi n Guidelines — Inner Ba shore Area
Design Guidelines Compliance
Parking:
Parking is not allowed in front setback. complies
Parking should be screened with landscaping and/or low partially complies
screen walls.
Truck loading areas should be located to the rear of complies
buildings, and screened from view.
Parking entry drives should be encouraged to be shared complies, share access easement existing with adjacent
with adjacent businesses to minimize multiple curbcuts. property
Parking areas should be broken up with landscape �ngers complies
with no more than 6-7 spaces between the fingers.
Encourage pervious surfaces in all site paving, information not provided
particularly pedestrian traffic areas such as entry
courtyards etc.
Landscaping:
Landscaping should protect and enhance view corridors. complies
Landscaping can be used as a visual buffer to shield complies
parking and loading areas.
Landscape features should not just be visually appealing, does not comply
but also should function as open space amenities to be
used and enjoyed.
Landscaping should enhance the site, but not obscure complies
building signage and entrance areas.
Building signage should be incorporated into the not applicable
landscaping.
15% of the site area shall be landscaped, with 5% of the site area: complies, 15.9% of site
parking area and 60% of the front setback devoted to parking area: complies, 11% of parking area
landscaping (front setback landscaping may include front setback: complies, 90% of front setback
hardscape features such as walkways and seating areas).
Parking isn't allowed in front setbacks, only driveways complies
and accent paving.
(cont'd) Com liance with Ba front Desi n Guidelines — Inner Ba shore Area
Design Guidelines Compliance
View Corridors:
Views may be framed by buildings. complies
View corridors may terminate with a landmark building. not applicable
Pedestrian plazas should be incorporated in the design of does not comply, site is adjacent to Cowan Road view
view corridors. corridor
Any new development should respect existing view complies
corridors.
View corridors at the ends of streets shall tie into visual complies
openings to the bay across Bayshore Highway.
Street Design:
Streets should be designed for both the automobile and no changes to street
the pedestrian / bicyclist.
A variety of lighting features should be used to no changes to street lighting
accommodate both the driver and pedestrian. Lighting
should also help increase visibility of businesses, but not
flood their facades.
The design of the sidewalk and setback area should does not comply
create an urban character and should feature amenities
such as street trees with tree grates, planters, benches and
removable cafe furniture.
Bayshore Highway should receive priority in any not applicable
streetscape program. The street should be designed as a
"Grand Boulevard" with landscaping, lighting and
sidewalk standards the same on both sides.
(cont'd) Com liance with Ba front Desi n Guidelines — Inner Ba shore Area
Design Guidelines Compliance
Building Design:
Buildings should have entries directly accessible and complies
visible from the street.
Entries should be marked by architectural features such complies
as projecting overhangs, special lighting, awnings and
signage that emphasize their importance.
Building facades should be designed to have a rhythm complies
and pattern and should be articulated as an expression of
the building use.
The use of reflective or dark-tinted glass should be complies
discouraged, especially at ground level, because it
creates an effect which lacks the visual interest of clear
window openings.
Building facades should be articulated with a building complies
base, body and roof or parapet edge.
All visible sides of buildings should be designed with the complies
same level of detail.
Exterior building materials and finishes should convey a complies
sense of integrity, permanence and durability, rather than
applique.
Building should be no more than two stories, 35 feet in complies (32'-4") ,
height.