HomeMy WebLinkAbout85 California Drive - Approval LetterCITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
January 27, 2017
Kent Putnam
85 California Drive
Burlingame, CA 94010
Re: 85 California Drive
Dear Mr. Putnam,
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696-3790
At its meeting of January 17, 2017, the Burlingame City Council conducted a public hearing to
consider the Mitigated Negative Declaration and your application for Rezoning, General Plan
Amendment, Design Review, and Vesting Tentative Subdivision Map for a new automobile service
facility at an existing automobile dealership at 85 California Drive, located within the CAR District.
Following conclusion of the public hearing, and after consideration of all public testimony, the
information contained in the staff report, and the record of the Planning Commission's proceedings
regarding your requests, the City Council voted to approve the application with the following
conditions:
that the project shall be built as shown on the plans submitted to the Planning Division date
stamped December 5, 2016, sheets A.001 through A.611 and C1.0 through C3.G;
2. that prior to issuance of a building permit for construction of the project, the project construction
plans shall be modified to include a cover sheet listing all conditions of approval adopted by the
Planning Commission, or City Council on appeal; which shall remain a part of all sets of
approved plans throughout the construction process. Compliance with all conditions of
approval is required; the conditions of approval shall not be modified or changed without the
approval of the Planning Commission, or City Council on appeal;
3. that any changes to the size or envelope of building, which would include changing or adding
exterior walls or parapet walls, shall require an amendment to this permit;
4. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staffl;
5. that the maximum elevation at the top of the roof parapet shall not exceed elevation 55.70' for
a maximum height of 25'-1'/z", and that the top of each floor and final roof ridge shall be
surveyed and approved by the City Engineer as the framing proceeds and prior to final framing
and roofing inspections. Should any framing exceed the stated elevation at any point it shall be
removed or adjusted so that the final height of the structure with roof shall not exceed the
maximum height shown on the approved plans;
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85 California Drive
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6. that the conditions of the Building Division's December 29, 2015 and April 14, 2015 memos,
the Park's Division's January 5, 2016 and April 17, 2015 memos, the Engineering Division's
January 8, 2016 and April 14, 2015 memos, the Fire Division's April 13, 2015 memo, and the
Stormwater Division's February 15, 2016 and April 22, 2015 memos shall be met;
7. that the on-site parking spaces shall be used only by the visitors and employees of the
automobile showroom and service facility on this site and shall not be leased or rented for
storage of automobiles or goods either by individuals or businesses not on this site or by other
businesses for off-site parking;
8. that prior to issuance of a building permit for the project, the applicant shall pay the first half of
the public facilities impact fee in the amount of $8,749.29, made payable to the City of
Burlingame and submitted to the Planning Division;
9. that prior to scheduling the final framing inspection, the applicant shall pay the second half of
the public facilities impact fee in the amount of $8,749.29, made payable to the City of
Burlingame and submitted to the Planning Division;
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 demolition or removal of the existing structures and any grading or earth moving on the
site shall not occur until a building permit has been issued and such site work shall be required
to comply with all the regulations of the Bay Area Air Quality Management District;
12. that during construction, the applicant shall provide fencing (with a fabric screen or mesh)
around the project site to ensure that all construction equipment, materials and debris is kept
on site;
13. that storage of construction materia►s and equipment on the street or in the public right-of-way
shall be prohibited;
14. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Contro� Ordinance;
15. that the project shall meet all the requirements of the California Building and Uniform Fire
Codes, in effect at the time of submittal, as amended by the City of Burlingame;
The following four (4) conditions shall be met during the Building Inspection process prior to
the inspections noted in each condition:
16. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property
corners, set the building footprint and certify the first floor elevation of the new structure(s)
based on the elevation at the top of the form boards per the approved plans; this survey shall
be accepted by the City Engineer;
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17. that prior to scheduling the framing inspection, the project architect, engineer or other licensed
professional shall provide architectural certification that the architectural details such as
window locations and bays are built as shown on the approved plans; if there is no licensed
professional involved in the project, the property owner or contractor shall provide the
certification under penalty of perjury. Certifications shall be submitted to the Building Division;
18. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of
the roof parapet and provide certification of that height to the Building Division;
19. that prior to final inspection, Planning Division staff will inspect and note compliance of the
architectural details (trim materials, window type, etc.) to verify that the project has been built
according to the approved Planning and Building plans;
Mitigation Measures from /nitial Study
Aesthetics
20. The project developer shall install low-profile, low-intensity lighting directed downward to
minimize light and glare. Exterior lighting shall be low mounted, downward casting, and
shielded. In general, the light footprint shall not extend beyond the periphery of each property.
Implementation of exterior lighting fixtures on all buildings shall also comply with the standard
California Building Code (Title 24, Building Energy Efficiency Standards) to reduce the lateral
spreading of light to surrounding uses, consistent with Burlingame Municipal Code Section
18.16.030 that requires that all new exterior lighting for commercial developments be designed
and located so that the cone of light and/or glare from the light element is kept entirely on the
property or below the top of any fence, edge or wall.
Air Quality
21. The contractor shall implement the following BMPs:
1) All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and
unpaved access roads) shall be watered two times per day.
2) All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
3) All visible mud or dirt tracked onto adjacent public roads shall be removed using wet
power vacuum street sweepers at least once per day. The use of dry power sweeping is
prohibited.
4) All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph).
5) All roadways, driveways, and sidewalks to be paved shall be completed as soon as
possible. Building pads shall be laid as soon as possible after grading unless seeding or
soil binders are used.
6) Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to 5 minutes (as required by the California airborne
toxics control measure Title 13, Section 2485 of California Code of Regulations (CCR)).
Clear signage shall be provided for construction workers at all access points.
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7) All construction equipment shall be maintained and properly tuned in accordance with
manufacturer's specifications. All equipment shall be checked by a certified mechanic
and determined to be running in proper condition prior to operation.
8) Post a publicly visible sign with the telephone number and person to contact at the Lead
Agency regarding dust complaints. This person shall respond and take corrective action
within 48 hours. The Air DistricYs phone number shall also be visible to ensure
compliance with applicable regulations.
22. All diesel-powered off-road equipment larger than 25 horsepower and operating on the site for
more than two continuous days shall, at a minimum, meet U.S. EPA particulate matter
emissions standards for Tier 4 engines or equivalent.
23. If construction activities would commence anytime during the nesting/breeding season of native
bird species potentially nesting near the site (typically February through August in the project
region), a pre-construction survey for nesting birds shall be conducted by a qualified biologist
within two weeks of the commencement of construction activities.
If active nests are found in areas that could be directly affected or are within 150 feet of
construction and would be subject to prolonged construction-related noise, a no-disturbance
buffer zone shall be created around active nests during the breeding season or until a qualified
biologist determines that all young have fledged. The size of the buffer zones and types of
construction activities restricted within them will be determined by taking into account factors
such as the following:
Noise and human disturbance levels at the construction site at the time of the survey and
the noise and disturbance expected during the construction activity;
■ Distance and amount of vegetation or other screening between the construction site and
the nest; and
■ Sensitivity of individual nesting species and behaviors of the nesting birds.
Biological Resources
24. Prior to the removal of any trees, the project applicant shall evaluate if the on-site trees meet
the requirement to be considered a"protected" tree. A permit shall be obtained from the Parks
and Recreation Department prior to the removal of a protected tree.
Cultural Resources
25. In the event archaeological resources are encountered during construction, work shall be
halted within 100 feet of the discovered materials and workers shall avoid altering the materials
and their context until a qualified professional archaeologist has evaluated the situation and
provided appropriate recommendations.
If an archaeological site is encountered in any stage of development, a qualified archeologist
will be consulted to determine whether the resource qualifies as an historical resource or a
unique archaeological resource. In the event that it does qualify, the archaeologist will prepare
a research design and archaeological data recovery plan to be implemented prior to or during
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site construction. The archaeologist shall also prepare a written report of the finding, file it with
the appropriate agency, and arrange for curation of recovered materials.
26. A discovery of a paleontological specimen during any phase of the project shall resuit in a work
stoppage in the vicinity of the find until it can be evaluated by a professional paleontologist.
Should loss or damage be detected, additional protective measures or further action (e.g.,
resource removal), as determined by a professional paleontologist, shall be implemented to
mitigate the impact.
27. In the event that human remains are discovered during project construction, there shall be no
further excavation or disturbance of the site or any nearby area reasonably suspected to
overlie adjacent human remains. The county coroner shall be informed to evaluate the nature
of the remains. If the remains are determined to be of Native American origin, the Lead Agency
shall work with the Native American Heritage Commission and the applicant to develop an
agreement for treating or disposing of the human remains.
Geology and Soils
28. Project design and construction shall adhere to Title 18, Chapter 18.28 of the Burlingame
Municipal Code, and demonstrate compliance with all design standards applicable to the
California Building Code Zone 4 would ensure maximum practicable protection available to
users of the buildings and associated infrastructure.
29. Project design and construction, including excavation activities, shall comply with Chapter 33 of
the CBC, which specifies the safety requirement to be fulfilled for site work. This would include
prevention of subsidence and pavement or foundations caused by dewatering.
30. The applicant shall prepare a monitoring program to determine the effects of construction on
nearby improvements, including the monitoring of cracking and vertical movement of adjacent
structures, and nearby streets, sidewalks, utilities, and other improvements. As necessary,
inclinometers or other instrumentation shall be installed as part of the shoring system to closely
monitor lateral movement. The program shall include a pre-condition survey including
photographs and installation of monitoring points for existing site improvements.
Hazards and Hazardous Materials
31. The contractor shall comply with Title 8, California Code of Regulations/Occupational Safety
and Health Administration (OSHA) requirements that cover construction work where an
employee may be exposed to lead. This includes the proper removal and disposal of peeling
paint, and appropriate sampling of painted building surfaces for lead prior to disturbance of the
paint and disposal of the paint or painted materials.
32. The applicant shall contract a Certified Asbestos Consultant to conduct an asbestos survey
prior to disturbing potential asbestos containing building materials and following the
Consultant's recommendations for proper handling and disposal.
33. Workers handling demolition and renovation activities at the project site will be trained in the
safe handling and disposal of any containments with which they are handling or disposing of on
the project site.
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Noise
34. The following measures, in addition to the best practices specified in Impact 3, shall be
implemented to reduce vibration impacts from construction activities to a less-than-significant
level:
For all construction proposed to be located within 20 feet of adjacent structures, a
construction vibration-monitoring plan would need to be implemented to document
conditions prior to, during and after vibration generating construction activities. All plan
tasks shall be undertaken under the direction of a licensed Professional Structural Engineer
in the State of California and be in accordance with industry accepted standard methods.
The construction vibration monitoring plan should be implemented to include the following
tasks:
- Perform a photo survey, elevation survey, and crack monitoring survey for each
identified structure. Surveys shall be performed prior to any construction activity and
after project completion and shall include internal and external crack monitoring in
structures, settlement, and distress and shall document the condition of foundations,
walls and other structural elements in the interior and exterior of said structures.
- Designate a person responsible for registering and investigating claims of excessive
vibration. The contact information of such person shall be clearly posted on the
construction site.
- Make appropriate repairs or compensation where damage has occurred as a result of
construction activities.
- The results of all vibration monitoring shall be summarized and submitted in a report
shortly after substantial completion of each phase identified in the project schedule. The
report will include a description of ineasurement methods, equipment used, calibration
certificates, and graphics as required to clearly identify vibration-monitoring locations.
An explanation of all events that exceeded vibration limits will be included together with
proper documentation supporting any such claims.
Transportation and Traffic
35. Prior to issuance of grading and building permits, the project applicant shall submit a Traffic
Control Plan. The Traffic Control Plan would indicate how parking for construction workers
would be provided during construction and ensure a safe flow of traffic in the project area
during construction. The requirements within the Traffic Control Plan include, but are not limited
to, the following: truck drivers would be notified of and required to use the most direct route
between the site and U.S. 101, as determined by the City Engineering Department; atl site
ingress and egress would occur only at the main driveways to the project site; specifically
designated travel routes for large vehicles would be monitored and controlled by flaggers for
large construction vehicle ingress and egress; warning signs indicating frequent truck entry and
exit would be posted on adjacent roadways if requested; and any debris and mud on nearby
streets caused by trucks would be monitored daily and may require instituting a street cleaning
prog ra m .
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36. On-street parking to the east and west of the outbound driveways on Bayswater Avenue shall
be prohibited by painting red curb for a distance of approximately 20 feet on either side.
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure
Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must
do so within 90 days of the date of the decision unless a shorter time is required pursuant to state or
federal law.
Sincerely,
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William Meeker
Community Development Director
c. Alan Cross, PROTO Inc., architect
Chief Building Official, Community Development Dept./Building Div.
Chief Deputy Valuation, Assessor's Office
File
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