HomeMy WebLinkAbout85 California Drive - Staff ReportItem No. 8a
Regular Action Item
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PROJECT LOCATION
85 California Drive
City of Burlingame
Mitigated Negative Declaration, General Plan Amendment, Rezoning,
Design Review, and Vesting Tentative Subdivision Map
Address: 85 California Drive
Item No. 8a
Regular Action Item
Meeting Date: December 12, 2016
Request: Application for Mitigated Negative Declaration, General Plan Amendment, Rezoning, Design Review,
and Vesting Tentative Subdivision Map for a new automobile service facility at an existing automobile
dealership.
Applicant: Kent Putnam APN: 029-242-020,-030,-040,-050 & portion of -230
Designer: Alan Cross, Proto Inc. Lot Area: 24,925 SF (0.57 acres) combined
Property Owner: Kent Putnam
General Plan: Commercial Uses: Service & Special Sales Zoning: CAR and R-4
Burlingame Downtown Specific Plan: California Drive Mixed Use District & R-4 Incentive District
Adjacent Development: Automobile sales and service and multifamily residential.
Project Summary: The project site is located at the southwest corner of California Drive and Bayswater Avenue.
The project site consists of six separate parcels; four parcels and portions of a fifth and sixth parcel would be
combined into one parcel for the proposed project (see Vesting Tentative Subdivision Map and attached
diagram). Staff would note that the remaining fifth and sixth parcels at the corner of Bayswater Avenue and
Highland Avenue would be combined into one parcel as a part of this process, and would continue to be used for
storing new vehicle inventory. The proposed lot combination requires applications for a General Plan
Amendment to change the land use designation of a portion of the site from R-4 Incentive District to California
Drive Mixed Use District and Rezoning a portion of a parcel from R-4 (high density multifamily residential) to
CAR (California Drive Auto Row).
The site is surrounded by automobile sales and service facilities; there is an existing two-story multifamily
residential building to the south. The project site currently contains a one-story Subaru showroom building, a
one-story Subaru automobile service facility, a Hertz automobile rental office located in the service facility
building and automobile storage for Subaru and Hertz on a paved parking area.
The proposal includes demolishing a small office at the rear of the existing showroom building (115 SF), the
existing service facility and Hertz rental office (2,620 SF) and building a new automobile service facility for
Subaru. The proposed 15,866 SF building consists of 10,352 SF of enclosed building area and 5,514 SF of
covered drive aisle area. The existing showroom building would remain. The new service facility would consist
of 16 service bays, parts and tool rooms, a service writer office and customer lounge. The front of the lot would
contain an outdoor vehicle display area and customer/employee parking. The following applications are being
requested for the proposed project:
■ Mitigated Negative Declaration, a determination that with mitigation measures there will be no significant
environmental effects as a result of this project;
■ General Plan Amendment to change the land use designation of a portion of the site from R-4 Incentive
District to California Drive Mixed Use District;
■ Rezoning of a portion of a site from R-4 (high density multifamily residential) to CAR (California Drive
Auto Row);
■ Design Review for a new automobile service facility at an existing automobile dealership; and
■ Vesting Tentative Subdivision Map to combine four existing parcels and portions of a fifth and sixth
parcel into one parcel.
Mitigated Negative Declaration, General P/an Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Summary of Changes: Since the February 22, 2016 environmental scoping and design review study meeting,
the following changes have been made to the project:
1. Adjusted Property Line to Increase LotArea of Remaining R-4 Lot: The remaining R-4 lot (currently
comprised of two 50' x 100' lots) at the corner of Bayswater and Highland Avenues currently measures
10,000 SF in area (100' x 100'). With the initially proposed project, the remaining R-4 lot was being
reduced to 7,200 SF in area (72' along Bayswater Avenue x 100' along Highland Avenue).
The project has been revised to increase the remaining R-4 lot from 7,200 SF to 9,000 SF in area (90'
along Bayswater Avenue x 100' along Highland Avenue). This was achieved by shifting the property line
19'-0" closer to the rear of the proposed building (previously located 20'-0" away from the rear of the
building). However, given that the proposed building is now located 1'-0" away from the property line, the
previously proposed windows along the rear of the building were eliminated to comply with Building and
Fire Codes. Please refer to revised sheets A.101, A.201, and A.301.
2. Extended the Covering above the Service Drive Aisle: Previously, only the portion of the service
drive aisle closest to Bayswater Avenue contained a covering. The project has been revised to extend
the covering above the entire service drive aisle leading to the service area (additional 5,514 SF of
covering) (see revised Roof Plan, sheet A.202).
3. Added a Parts Storage Meuanine: In order to provide the service facility an additional area for parts
storage without increasing the footprint of the building, the project was revised to include a 1,627 SF
parts storage mezzanine (see revised sheet A.201). As a result, the overall height of the building
increased by 1'-0" (from 24'-1'/z" to 25'-1'/z") (see revised building elevations, sheet A.301). Based on
the parking ratios for the showroom, service, and storage uses proposed on the site, the off-street
parking requirement increased from 14 to 15 parking spaces; a total of 15 parking spaces are proposed
on-site (see revised Site Plan, sheet A.101).
Environmental Review: The February 22, 2016 Planning Commission meeting included environmental scoping
and design review for the proposed project. An Initial Study was prepared by Circlepoint, dated November 2016.
Based on the Initial Study, a Mitigated Negative Declaration has been prepared for review by the Planning
Commission. As presented the Mitigated Negative Declaration identified issues that were "less than significant
with mitigation incorporation" in the areas of aesthetics, air quality, biological resources, cultural resources,
geology/soils, hazards/hazardous materials, noise, and transportation and traffic.
Based upon the mitigation measures identified in the Initial Study, it has been determined that the proposed
project can be addressed by a Mitigated Negative Declaration since the Initial Study did not identify any adverse
impacts which could not be reduced to acceptable levels by mitigation (please refer to the attached Mitigated
Negative Declaration/Initial Study No. 595-P). The mitigation measures in the Initial Study have been
incorporated into the recommended conditions of approval (in italics). The Mitigated Negative Declaration was
circulated for public review on November 23, 2016. The 20-day review period ends on December 12, 2016; as
of the printing date of this staff report, no comments have been submitted on the Mitigated Negative Declaration.
Design Review: Design Review is required for new automobile service facility pursuant to Code Section
25.57.010 (c) (1). Design Review was instituted for commercial projects in 2001 with the adoption of the
Commercial Design Guidebook.
On May 11, 2009 the Planning Commission approved an application for Design Review for fa�ade changes to
the existing Subaru showroom; the project was completed in December, 2010. The existing Subaru showroom
building to be retained contains stucco walls, a slate tile clad pilaster, an aluminum anodized storefront system,
aluminum composite paneling and painted steel and aluminum trim across the upper portion of the building.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
The proposed new automobile service facility requires an application for Design Review and is subject to Section
5.0 - Design & Character of the Downtown Specific Plan (see attached). The proposed service facility building
contains prefinished horizontal metal and aluminum composite panel siding, painted steel and aluminum trim
and an aluminum anodized storefront system. Please refer to the proposed building elevations (sheet A.301)
provided by the designer.
As measured from the average top of curb level along California Drive, the proposed building measures 25'-1'/z"
in height and therefore is in compliance with building height regulations (55'-0" maximum allowed; Conditional
Use Permit required for any building exceeding 35'-0"). The proposed ground floor ceiling height is 19'-10"
where 15'-0" is the minimum required.
General Plan and Zoning: This application includes combining four parcels and portions of a fifth and sixth
parcel into one parcel for the proposed project. The remaining fifth and sixth parcels at the corner of Bayswater
Avenue and Highland Avenue would be combined into one parcel as a part of this process, and would continue
to be used for storing new vehicle inventory.
The proposed project requires applications for a General Plan Amendment to change the land use designation
of a portion of the site from R-4 Incentive District to California Drive Mixed Use District and Rezoning a portion of
a parcel from R-4 (high density multifamily residential) to CAR (California Drive Auto Row).
The Burlingame General Plan designates this site for Service and Special Sales. In 2010 the City Council
adopted the Burlingame Downtown Specific Plan, which serves as an element of the General Plan. Within the
Downtown Specific Plan, the majority of the site is located in the California Drive Mixed Use District; the
remaining portion of the site is located in the R-4 Incentive District. The California Drive Mixed Use District is
described as follows:
The Auto Row area is the area along California Drive between Burlingame and Peninsula Avenues.
Automobile-related uses dominate in this area. Auto showrooms, hotel or retail uses are permitted on
the ground floor, and housing, offices or hotel uses can be allowed on upper floors. Non-auto uses
should be carefully considered to ensure compatibility with the area's fraditional focus on automobile
businesses; retail, personal and business services, and hotels require a conditional use permit, as do
commercial uses greater than 5, 000 square feet.
The project site is predominantly located in the CAR zoning district designated primarily for automobile-related
uses, with the remaining portion of the site located in the R-4 District designated primarily for high-density
multifamily residential land uses.
Off-Street Parking and Trip Generation: Off-street parking is required for the existing automobile sales
showroom and the proposed automobile service facility. Based on the existing automobile showroom (1,539 SF
@ 1:600 SF parking ratio) and proposed automobile service facility (8,725 SF @ 1:800 SF parking ratio) and
parts storage mezzanine (1,627 SF @ 1:1,000 SF parking ratio), a total of 15 off-street parking spaces are
required. The proposal complies with the off-street parking requirement by providing a total of 15 parking spaces
at the front of the site. The front of the site would also contain a vehicle display area.
Customers will enter the facility off Bayswater Avenue and drive into one of two service drive lanes until greeted
by a service writer. The vehicles would then be driven to the service facility for servicing. Two new curb cuts will
be installed along Bayswater Avenue for the new service facility. The existing curb cut along BayswaterAvenue
near the corner will be reduced in width; the existing curb cut further west along Bayswater Avenue will be
eliminated.
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Mitigated Negative Declaration, General Plan Amendmen% Rezoning, 85 Ca/ifornia Drive
Design Review, and Vesting Tentative Subdivision Map
The following is an excerpt from Section 16, Transportation and Traffic, of the Initial Study, which provides a
summary of the proposed project's expected trip generation compared with the existing on-site use:
"The project site currently occupies two separate parcels that are fully developed with a showroom
building, an automobile service facility, an automobile rental office, and automobile storage on a paved
parking area. The existing service facility generates an estimated 75 daily vehicle trips-6 during the
AM peak hour and 8 during the PM peak hour. The anticipated trip generation for the proposed project
was estimated using standard rates published by the Institute of Transportation Engineers (ITE) in Trip
Generation Manual, 9th Edition, 2012 for "Automobile Care Center". The proposed project is expected to
generate an average of 125 daily trips, with 26 trips during the AM peak hour and 36 during the PM
peak hour. San Mateo County generally requires a traffic report if a project generates over 500 trips per
day or 100 trips during the peak hour or where other possible adverse effects are identified. Because
the project's expected trip generation would be below these thresholds, operational impacts to traffic
and level-of-service (LOS) standards would be less than significant."
With respect to the proposed modifications to the curb cuts along Bayswater Avenue, the Initial Study notes
the following:
"Sight distance along Bayswater Avenue at the project driveways was evaluated based on sight
distance criteria contained in the Highway Design Manual published by Caltrans. Both California Drive
and Bayswater Avenue within the project vicinity are relatively flat and straight, and sight lines for the
proposed driveways would be satisfactory, so long as parked vehicles along the project frontages do not
obstruct sight lines. Mitiqation Measure TRA-2 would avoid potential safety impacts at these access
points.
Mitiqation Measure TRA-2: 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."
Landscaping/Street Trees: No landscaping or vegetation exists on the site. Two new areas of landscaping,
totaling 879 SF, are proposed to be planted in the areas designated for bioretention (see sheet A.101).
There are seven street trees, six evergreen pear trees (Pyrus kawakami�) and one maidenhair tree (Ginkgo
biloba), along Bayswater Avenue in front of the project property. All seven street trees would be removed and
replaced with four new street trees along Bayswater Avenue. Two evergreen pear trees and one maidenhair
tree would be removed to accommodate new curb cuts for the new service facility. The remaining four
evergreen pear trees would also be removed and replaced with four maidenhair trees. The applicant would
obtain the required tree removal permits from the Parks and Recreation Director pursuant to the Burlingame
Municipal Code Chapter 11.04, Street Trees.
There are no street trees currently existing along California Drive in front of the project property. As part of the
project, two new 24-inch box'Redspire' Callery pear (Pyrus calleryana'Redspire') street trees would be planted
along California Drive to satisfy the Burlingame Parks Division. Additionally, two new areas of landscaping,
totaling 879 square feet, would be planted in the areas designated for bioretention.
This space intentionally left blank.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Table 1- Compliance with CAR Regulations
Lot Area: 24,925 SF Plans date stam ed: December 5, 2016
Proposed Allowed/Required
Use: automobile service facility automobile service facility
allowed as a permitted use in
the CAR District
Setbacks and Build-to-line:
Front (California Drive): g0'-0" no minimum required
(18% of the of existing building ''; (at least 60% of building must be
is located at front property line) ' located at front property line)
_ _ _. ... _._._.. _. __ . _ _......
Interior Side Setback: 0'-0" no minimum required
_ ....... _ __ _.....__ _....... _ _ _ . . _ _ _ _ _ _
Exferior Side Setback 0'-0" no minimum required
(Bayswater Ave):
_. __ ... _ ... _ __..... _........ _......_ _ _
Rear Setback: 1'-0" no minimum required
_ __ ___ _ __; _ _ ___ _. _.........._..
Building Height: 25'-1'/z" 55'-0" maximum
>35'-0" with CUP
__ _ _ _ _ _ _ . ... ... _. _ __ .._.
Ground F/oor Ceiling Height: 19'-10" 15'-0" minimum
Off-Street Parking: 15 spaces 15 spaces
' The proposed project is not required to comply with the build-to-line requirement since the project consists of
an addition and not a new development.
February 22, 2016 Environmental Scoping and Design Review Study Meeting: At the February 22, 2016,
Planning Commission environmental scoping and design review study meeting, the Commission provided the
comments and questions listed below (see attached February 22, 2016 Planning Commission Minutes). There
were no changes to the design of the building. Please refer to the applicanYs written response, dated December
5, 2016, for responses to the questions and comments listed below, as well as a summary of the changes made
to the project since the design review meeting. Responses provided by staff are found on the following page.
Comments addressed by applicant (see applicant's written response dated December 5, 2016 for answers to
these comments/questions):
• Will both vehicle storage lots on Bayswater be affected?
■ Would it be possible to get rendered elevations or 3-D rendering from corner of California and Bayswater
to get a better idea of building massing?
■ Is there a plan to add street trees elsewhere, or alternates that would not remove as many?
■ Have you spoken to the residents of the apartment building next door?
This space intentionally left blank.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Comments addressed by city staff.�
1. Wou/d like fo eva/uate the remaining R-4 parcel for viability. The General Plan emphasizes making
room for housing.
As previously noted in the staff report, the project has been revised to increase the remaining R-4 lot
from 7,200 SF to 9,000 SF in area (90' along Bayswater Avenue x 100' along Highland Avenue). There
are several multifamily residential buildings on Highland Avenue, south of Bayswater Avenue, most of
which are located on narrower 50' wide lots measuring 10,000 SF in area. Planning records show that
these multifamily buildings range in size from 9 to 14 units, or 39 to 60 dwelling units/acre. Based on the
General Plan designation of 51 plus dwelling units/acre for high density multifamily residential, the
remaining R-4 lot (9,000 SF proposed) could accommodate at least 10 units.
In order to provide an incentive to encourage high density residential uses, buildings or structures up to
55'-0" in height are allowed by right within the R-4 Incentive District. Based on the proposed 9,000 SF lot
size, a four-story building above at-grade parking containing 3-4 units per floor would yield 12-16 units.
Lastly, the remaining R-4 parcel currently consists of two 50' x 100' lots. Combining these two lots into
one large lot would encourage development of a more viable multifamily residential project.
2. Concerned to have the R-4 /ot remain as carsforage when the Downtown Specific P/an encourages
residentia/ deve/opment.
• The automobile storage use is considered to be an existing nonconforming use. Since there is no
change proposed to the use of this lot with this application, the use may remain until it is redeveloped in
the future.
3. Consider traffic issues.
• Please refer to the `Off-Street Parking and Trip Generation' section on pages 3 through 4 of the staff
report, as well as the'Transportation and Traffic' section on pages 61 through 66 of the Initial Study. In
summary, the Transportation and Traffic analysis in the Initial Study concludes that operational impacts
to traffic and level-of-service standards from the proposed project would be less than significant.
The existing service facility generates an estimated 75 daily vehicle trips - 6 during the AM peak hour and
8 during the PM peak hour. The proposed project is expected to generate an average of 125 daily trips -
26 trips during the AM peak hour and 36 during the PM peak hour. San Mateo County generally requires
a traffic report if a project generates over 500 trips per day or 100 trips during the peak hour or where
other possible adverse effects are identified. Because the project's expected trip generation would be
below these thresholds, operational impacts to traffic and level-of-service (LOS) standards would be less
than significant.
4. Concern with noise with service building up against adjacent apartment building. Eva/uate currenf
noise levels compared fo anficipated noise levels after construction.
• The following are excerpts from Section 12, Noise, of the Initial Study, which analyzes the potential noise
impacts from operation of the proposed automobile service facility. Illingworth and Rodkin, Inc., prepared
a Noise and Vibration Assessment for the project in August 2016. In summary, the Noise analysis in the
Initial Study concludes that operational impacts to noise standards from the proposed project would be
less than significant.
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Mitigated Negative Declaration, General Plan Amendmenf, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
"The nearest noise sensitive receptors are an apartment building that adjoins the site to the
southeast and single family residences located across Highland Avenue, about 150 feet from
the site. Based on the results of the noise monitoring survey, existing daytime traffic noise levels
at the single and multi-family residences were measured to be in the range of 53 to 57 dBA L�y
with maximum ambient levels in the range of 67 to 76 dBA Lmax•
The Noise Element of the General Plan sets forth noise and land use compatibility standards to
guide development, and noise goals and policies to protect citizens from the harmful and
annoying effects of excessive noise. Suggested outdoor noise levels suitable for single- and
multi-family residential land uses would range up to 60 dBA CNEL, according to the General
Plan. The General Plan also establishes 45 dBA CNEL as the indoor noise level planning
criterion. Once operational, service activities would generate CNEL levels of 44 to 47 dBA at the
north facing fa�ade of the apartment building, about 35 dBA in the apartment courtyard area,
and 37 to 44 dBA at the closest residences across Highland Avenue. These levels would be well
below the 60 dBA CNEL criteria.
The primary sources of noise anticipated at the existing residences are service center activities,
oil deliveries, and vehicle circulation. According to the project plans, both the service center
entrance and exit would face away from noise sensitive areas. The service center entrance
would be located approximately 25 feet and facing away from the adjoining apartment building;
therefore, partial acoustical shielding would be provided from the service building itself. The
residences across Highland Avenue would have partial line-of-sight to the service center exit
and are located about 190 to 250 feet from the proposed roll-up door location. Assuming a
worst-case scenario noise level of 65 dBA �eq during full service operations at a distance of 50
feet from, and in direct line-of-sight of an open bay, operational noise levels are calculated to be
47 to 50 dBA Leq at the north-facing fa�ade of the apartment building, about 38 dBA Leq in the
apartment courtyard area, and 40 to 47 dBA Leq at the closest residences across Highland
Avenue. These levels would be well below the 60 dBA CNEL threshold. Given this, any
permanent increases in noise levels would not be perceptible, and this impact would be less
than significant."
Vesting Tentative Subdivision Map for Lot Combination: The Vesting Tentative Subdivision Map application
and project application are reviewed together by the Planning Commission. Please refer to the attached
memorandum prepared by the Department of Public Works — Engineering Division, dated December 8, 2016.
The Planning Commission's action on the map application should be in the form of a recommendation to the City
Council.
The Vesting Tentative Subdivision Map shows how the existing six lots would be combined into two lots; the
proposed project site (Parcel B) and the remaining R-4 parcel (Parcel A).
Parcel B would have 107 feet of street frontage along California Drive and 211.17 feet of street frontage along
Bayswater Avenue, and would measure 24,925 SF in area. In the CAR District, the minimum requirement is a
5,000 SF lot with 50 feet of street frontage. Parcel B as proposed is in compliance with lot size and street
frontage requirements.
Parcel A would have 100 feet of street frontage along Highland Avenue and 90 feet of street frontage along
Bayswater Avenue, and would measure 9,000 SF in area. In the R-4 District, the minimum requirement is a
5,000 SF lot with 55 feet of street frontage from lots measuring 7,000 SF to 9,999 SF in area. Parcel A as
proposed is in compliance with lot size and street frontage requirements.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Public Facilities Impact Fees: The purpose of public facilities impact fees is to provide funding for necessary
maintenance and improvements created by development projects. Public facilities impact fees are based on the
uses, the number of dwelling units, and the amount of square footage to be located on the property after
completion of the development project. New development that, through demolition or conversion, will eliminate
existing development is entitled to a fee credit offset if the existing development is a lawful use under this title,
including a nonconforming use.
Based on proposed service facility (10,352 SF of enclosed building area) and providing a credit for the existing
service facility (2,620 SF) and showroom office (115 SF) to be demolished, the required Public Facilities Impact
Fee for this development project is: $17,498.58 (see table below). One-half of the public facilities impact fees
payment will be required prior to issuance of a building permit issuance; the second half of the payment will be
required before the final framing inspection.
Service Area Auto Service Facility Existing Auto Service Existing Showroom Office
10,352 SF' (industrial) ; 2,620 SF (industrial) 115 SF (commercial)
(fee based on per 1,000 SF) :(fee based on per 1,000 SF) ;(fee based on per 1,000 SF)
General Facilities $305 x 10.4 = $3,172.00 , $305 x 2.62 = $799.10 'i $640 x 0.12 = $76.80
& Equipment
_ _.. __ ___. _ __. �.... _ _ _ _
Libraries not applicable ; not applicable not applicable
_ _.......__ _... . _ ; _.. _.. ;..... _ ....._. _ ............. ....
Police $48 x 10.4 = $499.20 ; $48 x 2.62 = $125.76 ; $102 x .012 = $12.24
Parks & $56 x 10.4 = $582.40 $56 x 2.62 = $146.72 $118 x 0.12 = $14.16
Recreation
__.. _ . , _. ; . _ . .. .. _........ _
Streets & Traffic $1,146 x 10.4 =$11,918.40 ;$1,146 x 2.62 = 3,002.52 ;$1,810 x 0.12 = 217.20
_.._ __ _ _........ _ ....... __.......
Fire $118 x 10.4 = $1,227.20 $118 x 2.62 = $309.16 $248 x 0.12 = $29.76
_ ___ _ _ _ _ . _ _.. __.._ __ __ _...... ._......
Storm Drainage $628 x 10.4 =$6,531.20 i$628 x 2.62 =$1,645.36 :$442 x 0.12 =$53.04
Subtotal $23,930.40 :, $6,028.62 $403.20
__ _ _...... .. __.. _ _ . __ _... . __ _ _ _ _ :_ __ _ _ __
$23,930.40
- $6,028.62 (credit for existing service building)
- $403.20 (credit for existing showroom officel
Total $17,498.58
' Based on enclosed building area.
Staff Comments: See attached comments from the Building, Parks, Engineering, Fire, and Stormwater
Divisions.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentaiive Subdivision Map
Findings for a Mitigated Negative Declaration: For CEQA requirements the Planning Commission must
review and approve the Mitigated Negative Declaration, finding that on the basis of the Initial Study and any
comments received in writing or at the public hearing that there is no substantial evidence that the project will
have a significant (negative) effect on the environment.
Suggested Findings for Mitigated Negative Declaration: In accordance with CEQA Guidelines
Section 15183, the environmental analysis in the Initial Study was conducted to determine if there were any
project-specific effects that are peculiar to the project or its site. Based on the environmental analysis, it was
determined that the proposed project would have no adverse environmental impacts on the environmental in
the areas of agriculture and forestry services, greenhouse gas emissions, hydrology and water quality, land
use and planning, mineral resources, population/housing, public services, recreation, and utilities and service
systems. Although the environmental analysis did find that the project could have a significant effect in the
areas of aesthetics, air quality, biological resources, cultural resources, geology/soils, hazards and
hazardous materials, noise, transportation and traffic, and mandatory findings of significance, mitigations
measures were identified to reduce adverse impacts to acceptable levels. Therefore, based on the Initial
Study there will be no significant environmental effects as a result of this project.
Findings for a General Plan Amendment: In acting on the request for a General Plan Amendment to change
the land use designation of a portion of the site from R-4 Incentive District to California Drive Mixed Use District,
the Planning Commission should state the reasons why they feel such action is appropriate. The Commission
must state why the changes are consistent with the policies of the General Plan and in particular the Land Use
Element of the General Plan.
Suggested Findings for a General Plan Amendment: That the proposal includes changing the land use
designation of a portion of the property which currently contains no structures and is currently being used to
store vehicles associated with the automobile dealership (Assessor's Parcel 029-242-020 and a portion of
029-242-230) from the R-4 Incentive District to the California Drive Mixed Use District within the Downtown
Specific Plan, which will bring the entire combined site into one designation and would be consistent with the
adjacent California Drive Mixed Use District general plan designation; that the change in land use
designation will not alter the land use patterns in the area since the area is currently being used to store
vehicles and is an extension of the existing California Drive Mixed Use District; that the City of Burlingame
General Plan indicates that this designation consists of the Auto Row area along California Drive between
Burlingame and Peninsula Avenues dominated by automobile-related uses, and that auto showrooms, hotel
or retail uses are permitted on the ground floor, that automobile dealerships and services facilities are an
important part of the City's economy, and that the proposed service facility will continue to provide a needed
service for the community, and therefore the proposed automobile service facility would be consistent with
the California Drive Mixed Use District general plan designation; therefore the general plan amendment may
be found to be consistent with the policies of the Land Use Element of the General Plan.
Findings for a Rezoning: In acting on the request to rezone a portion of a parcel from R-4 (high density
multifamily residential) to CAR (California Drive Auto Row), the Planning Commission should state the reasons
why they feel such action is appropriate and consistent with the intent of the General Plan and Zoning
Ordinance.
Code Section 25.04.010 states that the zoning plan is established for the following purposes: to promote public
health, safety and welfare; preserve a wholesome serviceable and attractive community which increases the
safety and security of home life; promote harmonious character and economy among property, building
construction and civic services; establish regulations to limit the location, uses, height, bulk, lot coverage, street
setback, yard sizes and occupancy of building structures and land; encourage remodeling of existing residential
structures; preserve residential neighborhood character of single family structures and accessory structures and
provide for the best general civic use to protect the common rights and interests of all.
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Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Suggested Findings for a Rezoning: That the project includes rezoning of a portion of the property which
currently contains no structures (Assessor's Parcel 029-242-020 and a portion of 029-242-230) from the R-4
(high density multifamily residential) to the CAR (California DriveAuto Row) zone, which will bring the entire
combined site into one zoning designation and would be consistent with the proposed California Drive Mixed
Use District general plan designation; that the City of Burlingame Zoning code indicates that retail sales and
service of automobiles is a permitted use within the CAR Zoning District and that the proposed project
conforms to all development regulations for the CAR Zoning District; therefore the rezoning may be found to
be consistent with the intent of the General Plan and Zoning Ordinance.
Design Review Criteria: The criteria for Commercial Design Review as established in Ordinance No. 1652
adopted by the Council on April 16, 2001 are outlined as follows:
1. Support of the pattern of diverse architectural styles that characterize the city's commercial areas;
2. Respect and promotion of pedestrian activity by placement of buildings to maximize commercial use of the
street frontage, off-street public spaces, and by locating parking so that it does not dominate street
frontages;
3. On visually prominent and gateway sites, whether the design fits the site and is compatible with the
surrounding development;
4. Compatibility of the architecture with the mass, bulk, scale, and existing materials of existing development
and compatibility with transitions where changes in land use occur nearby;
5. Architectural design consistency by using a single architectural style on the site that is consistent among
primary elements of the structure, restores or retains existing or significant original architectural features, and
is compatible in mass and bulk with other structure in the immediate area; and
6. Provision of site features such as fencing, landscaping, and pedestrian circulation that enriches the existing
opportunities of the commercial neighborhood.
Suggested Findings for Design Review: That the proposal consisting of prefinished horizontal metal and
aluminum composite panel siding, painted steel and aluminum trim and an aluminum anodized storefront
system is consistent with the pattern of diverse architectural styles that characterize the city's commercial
areas and is consistent with the architectural style and mass and bulk with the existing showroom building to
remain and with other automobile sales and service buildings in the area; that the proposal is consistent with
the design guidelines established in Chapter 5 of the Downtown Specific Plan (Design & Character); and that
879 SF of new landscaping in the ground and six new street trees along California Drive and Bayswater
Avenue will be planted to enrich the existing commercial neighborhood; therefore the project may be found to
be compatible with the requirements of the City's design review criteria.
Findings for Vesting Tentative Subdivision Map: In order to approve a Vesting Tentative Subdivision Map,
the Commission and Council must find that the proposed Vesting Tentative Subdivision Map, together with the
provisions for its design and improvement, is consistent with the Burlingame General Plan and consistent with
the provisions of the Subdivision Map Act, and that the site is physically suited for the proposed type and density
of development.
Suggested Findings for Vesting Tentative Subdivision Map: That the proposed Vesting Tentative
Subdivision Map, together with the provisions for its design and improvement, is consistent with the
Burlingame General Plan and consistent with the provisions of the Subdivision Map Act; that the site is
physically suited for the proposed type of development in that it provides an automobile service facility use in
an area identified as suitable for such use in the Burlingame General Plan; that the project provides ample
10
Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
vehicular and pedestrian circulation to serve the project, and is consistent with required development
standards including setbacks, lot coverage and building height; therefore the project may be found to be
compatible with the criteria listed above.
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action to
recommend the following items should be taken separately by resolution including the conditions representing
mitigation for the Mitigated Negative Declaration (in italics below) and any conditions from the staff report and/or
that the commissioners may add. The reasons for any action should be clearly stated.
1. Mitigated Negative Declaration
2. General Plan Amendment
3. Rezone
4. Design Review
5. Vesting Tentative Subdivision Map
Since the City Council is the final decision-making body regarding the request for General Plan Amendment and
Rezoning of a portion of the subject site, the Planning Commission's action should be in the form of a
recommendation to the City Council, since the entire application will be forwarded to the City Council for
consideration.
Please note that the conditions below include mitigation measures taken from the Mitigated Negative
Declaration/Initial Study (shown in italics). If the Commission determines that these conditions do not adequately
address any potential significant impacts on the environment, then an Environmental Impact Report would need
to be prepared for this project. The mitigations will be placed on the building permit as well as recorded with the
property and constitute the mitigation monitoring plan for this project. At the public hearing the following
mitigation measures and conditions should be considered:
that the project shall be built as shown on the plans submitted to the Planning Division date stamped
December 5, 2016, sheets A.001 through A.611 and C1.0 through C3.0;
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 staf�;
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 sha�l 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;
11
Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
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 materials 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 Control 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 five (5) 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;
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;
`�a
Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
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;
Mifigafion Measures from /nitial Study
Aesthetics
20. The project developer shall install low-profile, low-intensity lighting directed downward to minimize light
and glare. Exteriorlighting shall be low mounted, downward casting, and shielded. in general, fhe light
footprint shall not extend beyond the periphery of each property. lmplementation of exterior lighting
fixtures on all buildings shall a/so 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 exteriorlighting forcommercial
developments be designed and located so that the cone of light and/or glare from the lighf element is
kept entirely on the property or below the fop 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 wafered two times per day.
2) All haul trucks transporting soil, sand, or ofher loose material off-site shall be covered.
3) All visible mud or dirt tracked onfo 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
Tifle 13, Section 2485 of California Code of Regulations (CCR)). Clear signage shall be provided
for construction workers at all access points.
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 District's phone number shall also be visible to ensure compliance with applicable
regulafions.
13
Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 Ca/ifornia Drive
Design Review, and Vesting Tentative Subdivision Map
23. All diesel-powered off-road equipment largerthan 25 horsepowerand operating on the site formore than
two continuous days shall, at a minimum, meet U. S. EPA particulafe matter emissions standards for Tier
4 engines or equivalent.
24. 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 bufferzone 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 bufferzones 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 fime of the survey and the noise
and disturbance expected during fhe construction acfivity;
■ 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.
Bio/ogical Resources
25. Prior to the removal of any trees, the project applicant shall evaluate if fhe on-site trees meet the
requirement to be considered a"protecfed" tree. A permit shall be obtained from the Parks and
Recreation Department prior to the removal of a protecfed tree.
Cultural Resources
26. 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 priorto orduring site construcfion. The
archaeologist shall also prepare a written report of the finding, file it with fhe appropriate agency, and
arrange for curation of recovered materials.
27. A discovery of a paleontological specimen during any phase of the project shall result in a work stoppage
in the vicinity of the find until it can be evaluated by a professional paleontologist. Should loss ordamage
be defected, additional protective measures orfurtheraction (e.g., resource removal), as determined by
a professiona/ paleontologist, shall be implemented to mitigate the impact.
14
Mitigated Negative Declaration, Genera/ Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
28. 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.
Geo/ogy and Soils
29. 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.
30. Project design and consfruction, including excavation activities, shall comply with Chapter33 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.
31. 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 adjacenf sfructures, and
nearby streets, sidewalks, utilifies, and other improvements. As necessary, inclinometers or other
instrumentation shall be installed as part of the shoring system to closely monitorlateral movement. The
program shall include a pre-condition survey including photographs and installation of moniforing points
for existing site improvements.
Hazards and Hazardous Materials
32. The contractor shall comply with Title 8, California Code of Regulations/Occupational Safety and Health
Administration (OSHA) requirements that coverconstruction 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.
33. The applicant shall contract a Certified Asbestos Consultant to conduct an asbestos survey prior to
disturbing potenfial asbestos containing building materials and following the Consultant's
recommendations for proper handling and disposal.
34. Workers handling demolition and renovafion activities at the project site will be trained in the safe
handling and disposal of any containments with which fhey are handling or disposing of on the project
site.
Noise
35. 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-fhan-significant level:
For all construction proposed to be /ocated within 20 feet of adjacent structures, a construction
vibration-monitoring plan would need to be implemented to document condifions prior to, during and
after vibration generating construcfion 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 indusfry accepted standard methods. The construction vibration monitoring plan
should be implemented to include the following tasks:
15
Mitigated Negative Dec/aration, General P/an Amendment, Rezoning, 85 Ca/ifornia Drive
Design Review, and Vesting Tentative Subdivision Map
- 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 sha/1 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 a// vibration monitoring shall be summarized and submitted in a report shortly after
substantial complefion 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.
Transporfation and Traffic
36. 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 nof limited to, the following.� truck drivers would be notified
of and required fo use the most direct route between the site and U. S. 101, as determined by the City
Engineering Department; alI site ingress and egress would occur only at the main driveways to the
project site; specifically designated travel routes forlarge 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 program.
37. 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.
Ruben Hurin
Senior Planner
c. Alan Cross, Proto, Inc., applicant and designer
Kent Putnam, property owner
�
Mitigated Negative Declaration, General Plan Amendment, Rezoning, 85 California Drive
Design Review, and Vesting Tentative Subdivision Map
Attachments:
Applicant's Response Letter - dated December 5, 2016
February 22, 2016 Planning Commission Minutes
Application to the Planning Commission
Parcel Map and Zoning Diagram
Downtown Specific Plan Diagram
Design & Character of the Downtown Specific Plan — Section 5.0
Staff Comments
Proposed Resolutions
Notice of Public Hearing — Mailed December 12, 2016
Aerial Photo
Separate Attachments:
Mitigated Negative Declaration/Initial Study and Appendices, dated November 2016
17
I�ROTOinc
3367 Mission Street
San Francisco CA 941 10
T 415.992.6899
December 5, 2016
Ruben Hurin
Senior Planner
City of Burlingame Planning Department
501 Primrose Road, 2�d Floor
Burlingame, CA 94010
Dear Ruben,
��.��� Vc��
���EC -5 2016
+:,ITY OF BURLCNGAME
C,f`�-F'1..:',,�!f�!I�dC; f�IV.
This letter outlines our responses to the various comments and questions identified by the City of Burlingame
Planning Commission in their review of the project on February 22, 2016. At the conclusion, we also provide a
summary of changes to the Project since the Planning Commission last reviewed the project.
Minutes
• Will both vehicle storage /ots on Bayswater be effected?
o Yes, the scale of the proposed improvements affect both lots. However, we've tried to maximize
the area of the remaining lot at the corner of Bayswater and Highland. This involved some
concessions to the project as due to the proximity to the property line we had to eliminate the
expanse of windows from the West elevation and also provide a fire rated wall.
• Wou/d it be possible to get rendered elevations or 3-D rendering from corner of California and Bayswater to
get a better idea of building massing?
o Yes — we include a rendering from the corner of California and Bayswater in this current package.
• Is there a plan to add street trees elsewhere, or a/ternates that wou/d not remove as many?
o There has been no change to the direction on this and we currently envision only adding (2) Street
trees on California given the limited frontage. We are happy to entertain additional street trees on
Bayswater if the Planning Commission feels they wouid be a significant benefit to the project.
• Have you spoken to the residents of the apartment building next door?
o We are in the process of setting up a meeting with the owner of the adjacent apartment building
and hope to have more information to report on the progress of those discussions at next Monday's
Planning Commission meeting.
Proiect Revisions
• Western Property Line
o Previously the property line to the West of the new building was set 20' off the face of the new
building to allow for a healthy expanse of windows along the West elevation. We heard the
comments and concerns from the Planning Commission about whether this would leave a viable lot
at the corner of Highland and Bayswater. To address these concerns we're now locating the
property line only 1'-0" to the West of the building. Unfortunately, this close proximity precludes the
location of windows, but we hope it will be appreciated that it provides a more sizable and viable lot
for potential residential use at the corner of Highland and Baywater.
• Extent of Roofing
o Previously only 1 bay of roofing was provided at the Service Drive. We now propose to roof the
extent of the service drive as well as the intersection with the existing buildings to the South and
East. This will provide an important, weatherproof amenity to customers and architecturally will
also provide a more integrated experience with a consistent roof and ceiling treatment.
, 2"d Floor Parts Storage
o We have provided an approximately 1600 sf Parts Storage Mezzanine and associated stair for
access. This will provide the Owner with critical storage space without resulting in additional
building footprint on what is already a very tight, and somewhat constrained site. This additional
program and area resulted in two additional changes
■ We made the building 1' taller (from 24'-1 '/z" to 25'-1 '/�") to accommodate the added
storage mezzanine
■ The additional area required 1 additional parking space which we've provided in the
covered area immediately to the North of the existing Mazda Service building and to the
South of the existing Subaru showroom.
We trust this provides you with the information you require at this time, but please review and let us know if you
have any questions.
Sincerely,
Alan Cross
Principal, PROTO Architecture, LLP
C � of B u rl i n am e BURLINGAME CITY HALL
��� � g 501 PRIMROSE ROAD
aURLlNGAME BURLINGAME, CA94010
��� '� Meeting Minutes
�- �
Planning Commission
Monday, February 22, 2016 7:00 PM Council Chambers
c. 85 California Drive, zoned CAR and R-4 - Application for Environmental Scoping,
Rezoning, General Plan Amendment, Lot Merger and Commercial Design Review for
a new automobile service facility at an existing automobile dealership (Alan Cross,
Proto Inc., applicant and architect; Kent Putnam, property owner) (103 noticed) Staff
Contact: Ruben Hurin
All Commissioners had visited the property.
Planning Manager Gardiner provided an overview of the staff report. There were no questions of staff.
Chair DeMartini opened the public hearrng.
Alan Cross represented the applicant.
Commission questions/comments:
> �ll both vehicle storage lots on Bayswater be effected? (Cross: Yes. Remaining lot may be used for
overflow inventory.)
> Would it be possible to get rendered elevations or 3-D rendering from corner of California and
Bayswater to get a better idea of building massing? (Cross: Yes.)
> Is there a plan to add street trees elsewhere, or alternates that would not remove as many? (Cross:
Adding two new street trees on California. Nature of providing curb cuts that work with the internal
circulation of the building and the site. Could consider adding additional trees on Bayswater.)
> Have you spoken to the residents of the apartment building next door? (Cross: No.)
Public comments: None.
Chair DeMartini closed the public hearing.
Commission discussion:
Environmental Scoping:
> Would like to evaluate the remaining R-4 parcel fo� viability.
> Concerned to have the R-4 lot remain as car storage when the Downtown Specific Plan encourages
residential development.
> Site plan should extend to Highland Avenue.
> Hard to understand the plans. Would be helpful to have a rendering.
> Consider traffic issues.
> The General Plan emphasizes making room for housing.
> Concern with noise with service building up against adjacent apartment building. Evaluafe current
noise levels compared to anticipated noise levels after construction.
Design Review:
> Likes materials, they are cohesive with an automobile dealership. Historic elemenfs from other areas
City of Burlingame Page 1 Printed on 10/24/2018
Planning Commission Meeting Minutes February 22, 2016
of downtown may not be applicable here.
> Design looks handsome.
> Rendering will be helpful.
> If this is the operation that will occur on the property it makes sense to c/ean
modify the specific plan.
> Concern with what will remain of the R-4 portion, if it will be deep enough to
building. Should continue residential pattern on Highland Avenue, have something
neighborhood rather than suddenly having a vacant lot with parked cars.
> Surface lot takes somefhing away from the block. Concern wifh losing R-4 to commercial.
> Concern with service backing up to apa�tments.
> See if there was a way to lessen the impact on the residents.
up the zoning and
support a residential
consistent to create
There was no motion, as the environmental review requires the application to return on the Regular
Action Calendar upon completion of the study.
City of Burlingame Page 2 Printed on 10/24/2018
BVNLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT • 5O1 PRIMROSE ROAD � BURLINGAME, CA 94010
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
m Design Review ❑ Variance
❑ Conditional Use Permit ❑ Special Permit
PROJECT ADDRESS: 85 California Drive
APPLICANT project contact person 6a
OK to send electronic copies of documents fj�
Name: Alan Cross
Address: 566 Folsom Street
City/State/Zip: San Francisco, CA 94105
Phone: (415)992-6899
Fax:
E-mail: alan@proto-inc.com
ARCHITECT/DESIGNER pro�ect contact person �
OK to send electronic copies of documents �
Name: Alan Cross
Address: 566 Folsom Street
Clty/State/Zlp: San Francisco, CA 94105
Phone: (415)992-6899
Fax
� Parcel #: 029-242-050
❑ Other:
PROPERTY OWNER project contact person ❑
OK to send electronic copies of documents O
Name: Kent Putnam
Address: 85 California Drive
City/State/Zip: Burlingame, CA 94010
Phone: (650)558-5628
Fax:
E-mail:
E-mail: alan@proto-inc.com
* Burlingame Business License
� V
' s.�.. � 3ra `�.
ZQi5
�Ir , �nn�
PROJECT DESCRIPTION: Demolition of (e) 2620 GSF Automobile Service Facility and construction of new 8110 GSF
service facility with additional 55841 GSF covered service drive and associated site improvements. Signage is excluded
and under a separate permit.
AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief. __
ApplicanYs signature: Date: `� % ���
�
I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature:_�_ Date: `� -`� � 07.� I.�
Date submitted: 4'• � • 15
yt Verification that the project architect/designer has a valid Burlingame business license will be required by the
Finance Department at the time application fees are paid.
5: �HANDOUTS�PC Application.doc
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S.0 Design & Character
Thi.r cha�iter contain�� de.rign guideline.r and development .rtandard.r that aa�ill �guide and de ftne the character of nezv development
in the Dalvntoivn Spe�zfic Plan area. The de.rign guideline.r are intended to implement tl�e vz.rian and goal.r of the S�ieczfic Plan,
a.r pre.rented in the other cbapter.r. The de.rigst guideline� are not directive, but are tntended to e,rtablie•h the guiding prin�iple� for
en.ruringgood de.rign that effectively implement the &aal.r ancl palicze.r, a., tvell a.r land u.re deci.rion�; of tbe Dozvnto�arn Speczfic Plan.
The Design Guidelines are crafted to:
• Provide properry owners and developers with a clear vision of the rype and quality of development the city
desires and expects in Downtown.
Serve as a set of guiding design principles for public officials, developers, designers and the community to
use, which are sensitive to the conditions of each subarea of the planning area.
Give the Ciry of Burlingame tools to evaluate and guide project design.
Supplement the Commexcial Design Guidebook with guidelines and standards specific to Downtown.
The guidelines and standards that have been developed for the Downtown Specific Plan area are based on
the land uses and character of each Downtown subarea. The Subareas are described in the Land Use Chapter
(Chapter 3) of this plan.
Within the Specific Plan axea, any acuons pxoposing substantial physical changes to any parcel of land or
e�sting structure, or the proposed construction of new structures, shall be subject to Design Review as out-
lined in Section 25.57 of the Burlingame Municipal Code. Applications shall be xeviewed for consistency
with all applicable Downtown SpeciFic Plan and General Plan provisions, and applicable City ordinances
and standards. Design guidelines and standards in both the Dozvntotvn Sj�ecific Plan and the Commerczal De.rign
Guidebook apply to all downtown projects and provide the basis fox design review
5.1 DOWNTOWN ARCHITECTURAL SETTING
Downtown B�lingame was the focal point of the City during its early development, and over the
years it has continued to be the symbolic center of the community. It continues to be a defined,
identifiable place with distinct boundaries and a unique urban scale. A range of architectural sryles
and periods are represented within Downtown and serve to create a distinctive character for the area,
one that is highly valued by the City's residents and that leaves a lasting, positive unpression upon
visitors. New buildings and rehabilitation projects should dxaw fxom and build upon this character.
5-1
S.0 Design & Character
� ,�� H..,��,�,�:::,,,�
Corrnr,ercial Design Guidebook
FIGURE 5-2: Commercial and mixed use development
projects in the Downtown Specific Plan area are subject to
the City of Burlingame's Commercial Design Guidebook.
5.2
In the commercial areas, there is a consistency and cohesion of archi-
tectural styles. Many buildings utilize classical proportions, and are
enriched with detailing such as pilasters, wood detailing, and embossed
relief. There are also some fine modern buildings, which ovexall are
compatible in scale and detail with more historical examples. The
"core" area centered axound Burlingame and Howard Avenues func-
tions as a defined retail centex.
In the residential neighborhoods, styles are more varied. Cohesion
is achieved by compatibility in building scale and massing, along with
consistently lush landscaping.
All builclings within each area of Downtown should contribute to the
area's identiry as a part of Downtown Burlingame. The core commer-
cial areas centered on Burlingame and Howaxd Avenues should have
a lively mix of buildings at different heights and styles. Ground floor
retail should relate to Downtown's traditional stoxefronts by using large
display windows, kickplates, and clerestory and transom windows. In
the California Drive commercial areas, development may be lower in
intensity but should continue to build on the Downtown core's classic,
restrained styling. In the residential areas, ne�v projects should rein-
force the fine-grained scale and quiet amenity that exists.
The variety of architectural styles is an asset to Downtown, and both
historically inspired and modexn sryles should be accommodated.
Regardless of architectural style and approach, new buildings should
exhibit fine-grained, pedestrian-friendly scale and details.
DESIGN STANDARDS FOR COMMERCIAL AND MIXED
USE AREAS
The commercial areas of Downtown Burlingame have historically been
the most active, public places in the community. New commercial and
mixed use buildings should contribute to the existing "Main Street"
character. They should enhance the pedestrian nature of Downtown,
defining the street as a public place, with active storeExonts, windows,
FIGURE 5-1: The core commercial areas centered on Burlingame and
Howard Avenues features a range of architectural styles and periods.
and doors at ground level. Architecture should include the type of
well-crafted architectural details that axe common to Burlingame, and
convey that architectural heritage in terms of material, color, propor-
tion, window type, and overall composition.
Commercial and xnixed use development pxojects in the Downtown
Specific Plan axea are subject to the Ciry of Burlingame's Commercial
De.rign Guidebook. In addition, the following recommendations apply
specifically to Downtown development:
5.2.1 PEDESTRIAN USE AND CHARACTER
5.2.1.1 Entrances
Commercial entrances should be recessed from the fa�ade, creating
a small alcove. This establishes a more definitive sense of entry and
affords an altexnative view of inerchandise in the display windows.
E�usting recessed entries should be retained.
The doors of a comxnercial storefront typically contain large glass
panels with vertical proportions that present a visual connection to
the streetscape. Storefxonts should continue to exhibit this pattern,
whether a new project or the re-use of an e�sting space.
5.2.1.2 Ground-Level Corner Uses
High activiry-generating uses axe especially encouraged at the
Burlingame Avenue and Howard Avenue intersections with side
streets. Store fa�ades along side streets should be designed to help
entice pedestrians onto the side streets. To achieve this, the Ea�ades
should include windows and continuation of the architectuxal details
fxom the main storefront extending across the sidestreet fa�ade.
Entries to elevatox lobbies should not be located at these intersections
where they would sexve to diininish pedestrian activity at these highly
visible locations.
S-3
FIGURE 5-3: Commercial entrances should be recessed from
the facade, crearing a small alcove.
FIGURE 5-4: Corner parcels are encouraged to incorporate special features such
as rounded or cut corners, special corner entrances, display windows, corner roof
features, etc. but should avoid monumentally-scaled elements such as towers.
S.0 Design & Character
5.2.1.3 Ground Level Treatment
FIGURE 5-5: Particular attention should be given to craftsmanship
and detailing within the pedestrian's range of touch and view.
The unique communiry character created by the miYture of building
ages and architectural styles should be maintained. All stxeet-fxontage
establishments should provide primary access clirectly to the street.
Particular attention should be given to craftsmanship and detailing
within the pedestrian's range of touch and view For instance, the use
of special storefront detailing and fa�,ade ornamentation such as plant-
ers, flower boxes, and special materials can reinforce the pedestrian
nature of the street.
To ensure ease in caring for landscaping, major xemodels and new
pzojects should provide outdoor water spigots and electric sockets.
When businesses have access to water, they can mare easily care for
their plants and trees, and keep the streets cleaned as well.
5.2.1.4 Site Access
Cuxb cuts are prohibited on Burlingame Avenue and should be avoided
to the extent feasible on Howard Avenue and California Drive. Any
on-site paxking garage should be accessed in a safe, attractive manner
and should not significantly detract from pedestrian flow, nox interfere
with the orderly flow of traffic on public streets and within parking
lots. Where possible, parking gaxage access should be from the side
stxeets or alleys. In some cases, access to on-site parking could be
provided fxom ciry-owned paxking lots.
�-ti
FIGURE 5-6: Downtown Burlingame is characterized by relatively
narrow building increments, predominantly 15 to 50 feet in width.
5.2.2 ARCHITECTURAI. COMPATIBILITY
5.2.2.1 Building Scale
Table 3-2 in Chapter 3 specifies basic builciing standaxds such as
setbacks and height. Beyond confoxming to the Uasic building
mass, new development should preserve the rhythm and fine-
grained pedestrian scale of e�sting buildings within the commercial
distxicts by respecting the relatively narrow building increments,
which typically range from 15 feet to no more than 50 feet in
width. To be consistent with the e�sting chaxacter of Downtown
Burlingame, to provide a welcoming xetail environment, and to
accommodate a range of potential uses over the lifetime of the
building, first floors should have a floor to finished ceiling height of
at least 15 feet.
New development should also be sensitive to the human scale of
Downtown with sensitivity to building height. Buildings should
not overwhelm the pedestrian experience on the stxeet and should
account for the relationship between building height and street
width. Where building mass and height might overwhelm the
pedestrian experience on the street, design strategies such as upper
floor setbacks and articulated building mass should be considered to
ensure comfortable human scale.
FIGURE 5-7: Buildings
should not overwhelm the
pedestrian experience on the
street and should account
for the relationship between
building height and street
width.
Upper floors may have
wider bays as part of an
overall composition
,1.
,ti;>,�
d
Miniinum 15'
floor-to-ceiling
height on
ground floor
Widcz
� 15 50
„.so
�5.50
Ground floor bays
with narrow,
pedestrian-scaled
increments
FIGURE 5-8: Building scale should preserve he rhythm and fine-grained
pedestrian character of downtown, parricularly at the pedestrian level.
� �
� Narrow i
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_ Intcresting Roofline or Profilc
�
'�: � Comice and Ornamentation
�. �- Rncessed \�'indu�cs Create Shade and Shadow
„i � . � ; �� Building Omamcn[
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4 '. / � � � / Trxnsom Windows
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Awnings Within Budding I3ays
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Mas�mum, 15-35 Pee[ Prefcrmd
.
r�
Sip,nagc ro bc Integcal with 13uilding Dcsign
Ornamental Basc, I R° to 30" i-Icight
Composinonal Change in I�acadc Evcry
IS to 50 Fect
FIGURE 5-12: Facades on both new and rehabilitated buildings should include
the elements that make up a complete storefront including doors, display
windows, bulkheads, signage areas and awnings.
Large
Space
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r1 g6
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Large
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5.2.3 ARCHITECTURAL DESIGN CONSISTENCY
5.2.3.1 Facade Design
To maintain the present scale and charactex of buildings in
Downtown, large uninterrupted espanses of horizontal and vertical
wall surface should be avoided. Building fa�ades should xespond to
the xelatively narxow increments of development (15 to 50 feet) with
variation in fenestration, building materials and/or building planes.
Facades should have generous reveals such as inset doorways and
windows. Dooxs, windows, and details should be in keeping with
pedestrian scale, as opposed to a monumental scale that is out of
proportion to the s�rounding context. Design details should be
authentic and have purpose, rather than being applied or strictly
decorative. Facades should have a variation of both positive space
(missing) and negative space (plazas, inset doorway�s and windows).
Facades on both new and rehabilitated buildings should include the
elements that make up a complete storefront including doors, display
windows, bulkheads, signage areas and awnings. New buildings need
not nvmic an "historic" architectural style (and in fact should avoid
unitation that xesults in caxicatures) but should include a level of archi-
tectural detailing and qualiry of materials that complements e�sting
buildings. Where older exiting buildings are renovated, preservation of
e�cisting architectuxal details and materials is encouxaged.
Even if separate businesses function within the same building, the
overall design of the fa�ade should be consistent. Individual businesses
should not break the basic lines, material and concept of the far�ade.
Storefronts can be demarcated from each other within the same build-
ing by subtle variations in the color or pattern of surfaces of doors,
tiling, signage ox entries. Coxner parcels are encouraged to incorporate
features such as rounded or cut corners, cornex entrances, display win-
dows, corner roof features, wrap-around awnings/ovexhangs, blade
FIGURE 5-13: Even if separate businesses funcrion within the same building, signs, etc.
the overall design of the fa�ade should be consistent. Individual businesses
should not break the basic lines, material and concept of the facade.
5.2.3.2 Windows
General
Windows are important for providing "eyes on the street" and enliven-
ing streetscapes. Building walls should be punctuated by well-pxopor-
tioned openings that pxovide relief, detail and variauon on the fa�ade.
��lindows should be inset from the building wall to create shade and
shadow detail. The use of high-quality window products that contrib-
ute to the richness and detail of the fa�ade is encouraged. Reflective
glass is considered an undesirable material because of its tendency to
create uncomfortable glare conditions and a foxbidding appearance.
The use of materials that are reflected in the historic architecture pres-
ent in the Downtown area is encouraged.
Di.rplay Windozv.r
Display windows should be designed to enliven the street and provide
pedestrian views into the interior of the storefront. Size, division and
shape of display windows should maintain the established rhythm of
the streetscape. Glass used in the display windows should be clear so it
is possible to see inside, and display cases that block views into stores
are strongly discouraged. Noticably tinted glazing is discouraged and
rnixrored/reflective glass is not permitted.
5.2.3.3 Awnings
Awnings should be designed to be decorative, complimentary to the
overall facade design, and provide effective weather and sun protec-
tion. The placement of awnings should relate to the major architec-
tural elements of the facade, avoiding covering any transom windows
ox architectural elements such as belt courses, decorative trim and simi-
lar featuxes. The position of awnings should also relate to the pedes-
trian and pxovide a sense of shelter, with awnings situated to corre-
spond to the tops of doorways and scale of pedestrians rather than
high up on the facade with a monumental scale. Separate awnings
should be used over individual storefront bays as defined by the col-
umns or pilasters xather than placing a continuous awning across the
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FIGURE 5-14: Size, division and shape of
display windows should maintain the established
rhythm of the streetscape
FIGURE 5-15: Awnings should be designed
to be decorative, complimentary to the
overall facade design, and provide effecrive
weather and sun protection.
S.0 Design & Character
builcling frontage. Backlit awnings that visually appear as large light
souxces will not be permitted.
5.2.3.3 Materials
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FIGURE 5-17: Service faciliries such as trash enclosures and mechanical
equipment should be screened with enclosures and devices consistent with the
building architecture in form, material and detail.
Building materials should be richly detailed to provide visual interest;
reference should be made to materials used in notable examples of his-
toric Downtown architecture. Metal siding and large expanses of stuc-
co or wood siding are also to be avoided, except in the Myrtle Mixed
Use area. Roofing materials and accenting features such as canopies,
cornices, and tile accents should also offex color variation.
Character and xichness in Downtown can be enhanced from the incox-
poration of details and ornamentation into the design of the buildings.
These elements can include elements that have been traditionally used
such as cornices, bxackets or moldings.
5.2.3.4 Rear and Side Facades
Because the side streets and alleys in Downtown are highly visible and
axe used for both pedestrian access and vehicular access, rear and side
fa�ades that are visible from the public xealm should exhibit sophisti-
cated levels of design and materials. Rear and side far�ades of e�sting
buildings should be improved with design featuxes and qualiry materi-
als where possible. Buildings should have windows and doors oriented
to the alleys and side streets. Entry doors, garage dooxs and windows
should be attractive and d�able. Where buildings abut public parking
lots, they are strongly enco�aged to have rear entrances in addition to
their principal street entrances. Rear facades may look like the back of
a building, but still be pleasant and inviting.
Service facilities such as trash enclosures and mechanical equipment
should be screened with enclosures and devices consistent with the
building architectuxe in form, material and detail. Roofs and trellises
axe recommended for screerung views from above. Whenever possible,
trash and recycling enclosures should be consolidated and designed to
serve several adjacent businesses provided they do not become over-
�� 5-ll�
FIGURE 5-16: Rear and side facades that are visible from the public realm
should exhibit sophisticated levels of design and materials of a quality similar
to front facades. Buildings facing public parldng lots are strongly encouraged to
have rear entrances in addition to theu principal street entrances.
sized ox too ungainly. Care should be taken to ensure refuse areas do
not become no�cious ox smelly.
Where secuxity devices are desired or warranted, designs should be art-
ful with decorative grillwoxk that enhances the overall Uuilding design.
Alley areas should be u%ell lit but should be designed so they are attrac-
tive and do not adversely impact adjacent propexties and detract from
the ambiance of Downtown.
5.2.4 SITE DESIGN AND AMENITIES
5.2.4.1 Building Coverage
In order to create well-defined street spaces consistent with the scale
of Downtown Burlingame, side yards are genexally� discouraged in
favor of contiguous building fa�ades along the street. However,
narxow mid-block pedestrian passages that encourage through-
block pedesttian cixculation and/ox arcaded spaces that create widez
sidewalk areas for cafes, etc. are encouraged.
5.2.4.2 Open Space
Private open space within Downtown is not intended to provide
recreational or large landscaped areas, since this is a more urban
environment. However, open space is an important element and
should be used to articulate building foxms, promote access to light
and fresh aix, and maintain privacy for powntown residents.
In residential mixed-use developments, most open space should be
used to provide attractive amenities for xesidents, including interiox
courtyards and perimetex landscaping. Balcorues and rooftop terraces
are encouraged. Commercial development should typically have less
open space in arder to maintain a direct pedestrian relationship and
continuous storefront streetscape. Entry alcoves, courtyards, and
employee open space are examples. Open space for nonresidential
projects should provide a visual amenity fox the development and an
attractive buffer to adjacent residential uses where applicable.
FIGURE 5-18: Open spaces such as retail plazas and outdoor seating
areas should be located at building entries, or along or near well-
traveled pedestrian routes to encourage frequent and spontaneous use.
FIGURE 5-19: In residential mixed-use developments, most open
space should be used to provide attractive amenities for residents,
including interior courtyards and perimeter landscaping.
S.0 Design & Character
Open spaces such as retail plazas and outdoox seating areas
should be located at building entries, or along ox near well-traveled
pedestrian routes to encourage fxequent and spontaneous use.
Amenities should be functional as well as visually appealing, with
seating, tables, canopies and covering trellises. Plazas and open
spaces should be generously landscaped with trees, planters and
vines. Permeable paving and/ox creative site planning elements such
as rain gardens are encouraged to alleviate the impacts of paved
areas on drainage.
Low walls may be used to screen sexvice and mechanical areas,
create spatial definition and to provide seating. Low walls should
be designed of qualiry materials that are complementary to the
architecture of the primary structure(s) on the pxopexty.
5.2.5 RESIDENTIAL MIXED-USE DEVELOPMENTS
WITHIN COMMERCIAL AREAS
5.2.5.1 Setbacks
To reinforce the Downtown commercial chaxacter of Downtown
Burlingame, mixed-use buildings with a residential component shall
conform to the setback standaxds for commercial projects (outlined
in Table 3-1 in Chapter 3). The Community Development Director
may allow increased side and reax setbacks to enhance the residential
portion of a mixed-use pxoject provided the setbacks do not detract
from the commercial storefront character of the Downtown district.
Setbacks and overall building form should maintain the human scale
of Downtown and be in keeping with the character of the suxround-
ings, with emphasis on mainintauung an active street edge and sidewalk
boundary.
5.2.5.2 Noise and Ground Vibrations
Projects with a residential component on California Drive should be
designed to minimi�e noise impacts on residents from the Caltrain
5-12
FIGURE 5-20: To reinforce the Downtown commercial
character of Downtown Burlingame, mixed-use buildings
with a residential component shall conform to the setback
standards for commercial projects.
5.0 Design & Character
5.4 ADDITIONAL DESIGN STANDARDS FOR ALL AREAS OF
DOWNTOWN
5.4.1 LAND USE TRANSITIONS
Where appropriate, when new projects are built adjacent to e�sting
lower-scale xesidential development, care shall be taken to respect
the scale and privacy of adjacent properties.
5.4.1.1 Massing and Scale Transitions
Transitions of development intensiry from higher density
development building types to lower can be done through different
building sizes ox massing treatments that axe compatible with the
lowex intensiry suxrounding uses. Massing and orientation of new
buildings should respect the massing of neighboring structures by
varying the massing within a project, stepping back upper stories,
reducing mass by composition of solids and voids, and varying sizes
of elements to transition to smaller scale builclings.
5.4.1.2 Privacy
Privacy of neighboring structures should be maintained with
windows and upper floox balconies positioned so they minimi�e
views into neighboring properties, minimi7ing sight lines into and
from neighboring properties, and limiting sun and shade impacts on
abutting properties.
5.4.1.3 Boundaries
Where appropriate, when different land uses ox building scales are
adjacent, boundaries should be established by providing pedestrian
paseos and mews to create separation, rather than walls ox fences.
S-?2
FIGURE 5-3G: Transirions of development intensity from higher density
development building types to lower can be done though building types or
treatments that are comparible with the lower intensity surrounding uses.
Boundaries can be established by providing pedestrian paseos and mews to
create separarion, rather than walls or fences.
FIGURE 5-37: Transitions can also be made by stepping massing down within a
project, with lower building elements providing a buffer between taller elements
and adjacent lower-density development.
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Plaza/pathwa}' �'�sually unites buildings
FIGURE 5-38: Following a cooperarive, rather than defensive design approach for the spaces between buildings results in a
more coherent downtown feel, as opposed to a collection of unrelated projects.
common paseo pathway.
FIGURE 5-39: Example of two different land use intensiries joined with a
S.0 Design & Chacacter
9am
March 21 st
June 21 st
September 21 st
12 noon
March 21 st
\�
Proposed �`
Pfojett � �
\\� / T
/
June 21 st
I proposed`�\ ,
Projecc
21st
3pm
�� Proposed '
Project
,/'
March 21 st
June 21 st
��.
, P posed
��, Project
September 21st
December 21 st
FIGURE 5-40: Sample shadow analysis shows the range of shading conditions
through the year.
5.4.2 SHADOW IMPACTS
Every building invaxiably casts some shadows on adjoining parcels,
public streets, and/or open spaces. However, as the design of a
project is developed, consideration should be given to the potential
shading impacts on surroundings. Site plans, massing, and building
design should respond to potenual shading issues, minimizing
shading impacts where they would be undesixable, or conversely
maximizing shading where it is desired.
As part of the design review process, development in the Specific
Plan Area that is proposed to be taller than e�cisting surrounding
structures should be evaluated for potential to create new shadows/
shade on public and/or quasi-public open spaces and major
pedestrian routes. At a minimum, shadow diagrams should be
prepared for 9 AM, 12 noon, and 3 PM on March 21 st, June 21 st,
September 21 st, and December 21 st (approxirriately coxresponding
to the solstices and equinoxes) to identify extreme conditions and
trends. If warranted, diagrams could also be prepared for key dates
ox times of day — for example, whether a sidewalk or public space
would be shaded at lunchtime during warmer months.
S-�-I
December 21st December 21st
5.4.3 SUSTAINABILITY AND GREEN BUILDING DESIGN
Project design and materials to achieve sustainabiliry and green building
design should be incarporated into projects. Green building design
considers the environment during design and construcuon and aims
for compatibility with the local environment: to protect, respect and
benefit from it. In general, sustainable buildings are energy efficient,
water conserving, durable and nonto�c, with high-quality spaces and
high recycled content matetials. The following considerations should be
included in site and building design:
• Resilient, durable, sustainable matexials and finishes.
• Flexibility over time, to allow for re-use and adaptation.
• OpYimize building orientation for heat gain, shading, daylighting,
and natural ventilation.
• Design landscaping to create comfortable micxo-climates and
reduce heat island effects.
• Design for easy pedestrian, bicycle, and transit access, and provide
on-site bicycle parking.
• Maxiinize on-site stormwater management tl�ough landscaping
and permeable pavement.
• On flat roofs, utilize cool/white roofs to miniinize heat gain.
• Design lighting, plumbing, and equipment for efficient energy use.
• Create healthy indoor environments.
• Pursue adaptive xe-use of an existing building or porrion of a
building as an alternative to demolition and rebuilding.
• Use creativity and innovation to build more sustainable
environments. One example is establishing gaxdens with edible
fruits, vegetables or other plants as part of project open space, or
pxoviding garden plots to residents for urban agriculture.
To reduce carbon footprint, new projects are encouraged to follow
the standards and guidelines of the Leadership in Energy and
Environmental Design (LEED) Gxeen Building Rating System,
developed by the U.S. Green Building Council (USGBC), and pursue
LEED certification if appropriate.
Summer
Sun
t:#:
4
South facing windows with shading
devices to control overheating in
Summcr
(
Winter Sun - -
,.: \ ,
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- � llireetsunlightthrough
�� south facing windows would
improve passive heating in
� � W in[er
�.
FIGURE 5-41: Use of shading devices to control solar loads in
summer and gain passive heat in winter.
FIGURE 5-42: Miuimize stormwater runoff to
impermeable areas with landscaping, green roofs, and
rain gardens when possible.
S.0 Design & Character
5.4.4 LANDSCAPE TREES
The City of Burlingame has a long history of proactive tree planting
and proper tree care. From the late 1800's when trees were planted
along El Camino Real and Easton Drive to the current day, Burlingame
has enjoyed the many benefits trees provide to an urban area.
Burlingame's longtime commitment to trees is evidenced by xecogni-
tion as a"Txee City USA" for 30 consecuuve years. This is the longest
streak in the County, �th longest in the State and one of the longest in
the Countxy fox receiving this award.
In Downtown Burlingame, trees include street trees linuig sidewalks
and xoadways (rypically within the public right-of-way), as well as trees
on private property in settings such as landscaped setback axeas, court-
yards, and roof gardens.
Chapter 4: Streetscapes & Open Space) provides guidance for street
trees within the public right-of-way. Landscape trees on private prop-
erty have equal importance as part of the "uxban foxest," in contrib-
uting envixonmental and aesthetic benefits to downtown. Txees axe
open space plans. important for their beaury, shade and coolness, economic benefits, and
role in reducing energy use, pollution, and noise.
The Ciry of Burlingame has an Uxban Forest Management Plan that
includes policies and management practices for both ciry and private
trees. Maintaining existing trees is a priority, and large txees on private
property axe protected by Ciry Ordinance. Any tree with a circumfer-
ence of 48 inches or inore when measured 54 inches above the ground
is a"Protected Tree." A permit is required to remove or heavily prune
a protected txee.
Consistent with Burlingame's status as "Tree Ciry USA," new projects
are required to incorporate trees into landscape and private open space
plans. Properry owners should consult the Buxlingame Urban Forest
Management Plan for design considerations, planting techniques, and
maintenance guidance.
�-_'G
FIGURE 5-43: Consistent with Burlingame's status as "Tree City USA,"
new projects are requued to incorporate trees into landscape and private
Project Comments
Date:
To:
From:
Subject:
January 20, 2016
� Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
0 Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
Staff Review: All previous comments have been addressed
% .1lL
Reviewed by: ;.f�'L� 1��� Date: January 20, 2016
Rick Caro III, CI30 650-558-7270
Project Comments
Date:
To:
From:
Subject:
Staff Review:
December 29, 2015
� Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
1) Plans submitted for any commercial project must be designed, wet-stamped, and signed
by a licensed architect. 1997 Uniform Administrative Code §302.2 and §302.3.
27) Specify the accessible path of travel from the public right of way, througll the main entrance, to
the area of alteration.
28 Specify an accessible path of travel from all required exits to the public right of way.
38 Provide an exit plan showing the paths of travel
NOTE: A written response to the items noted here and plans that specifically address items 1,
27, 28 & 38 must be re-submitted before this project can move forward for Planning
Commission action. The written resnonse must include clear direction re�arding where
the requested information can be found on the plans.
//
Reviewed by:
Rick Caro III, CBO 650-558-7270
Project Comments
Date:
To:
From:
Subject:
Staff Review:
April 10, 2015
� Engineering Division
(650) 558-7230
i� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
April 13, 2015
�1 Plans submitted for any commercial project must be designed, wet-stamped, and
signed by a licensed architect. 1997 Uniform Administrative Code §302.2 and
§302.3.
� On the plans specify that this project will comply with the 2013 California Building
Code, 2013 California Residential Code (where applicable), 2013 California
Mechanical Code, 2013 California Electrical Code, and 2013 California Plumbing
Code, including all amendments as adopted in Ordinance 1889. Note: If the
Planning Commission has not approved the project prior to 5:00 p.m. on
December 31, 2013 then this project must comply with the 2013 California
Building Codes.
�As of January 1, 2014, SB 407 (2009) requires non-compliant plumbing fixtures
to be replaced by water-conserving plumbing fixtures when a property is
undergoing alterations or improvements. This law applies to all residential and
commercial property built prior to January 1, 1994. Details can be found at
http://www.le�info.ca.gov/pub/09-10�bill�senJsb 04�1-
0450/sb 407 bill 20091011 chaptered.html. Revise the plans to show
compliance with this requirement.
1VOTE: This includes plumbing fixtures in other buildings on the same
�arcel.
pecify on the plans that this project will comply with the 2013 California Energy
Efficiency Standards.
Go to http://www.enerqv.ca.qov/title24/2013standards/ for publications and
details.
5) Provide two completed copies of the attached Mandatory Measures with the
submittal of your plans for Building Code compliance plan check. In addition,
replicate this completed document on the plans. Note: On the Checklist you must
provide a reference that indicates the page of the plans on which each Measure
can be found.
� Place the following information on the first page of the plans:
"Construction Hours"
Weekdays: 7:00 a.m. — 7:00 p.m.
Saturdays: 9:00 a.m. — 6:00 p.m.
Sundays and Holidays: 10:00 a.m. — 6:00 p.m.
(See City of Burlingame Municipal Code, Section 13.04.100 for details.)
Construction hours in the City Public right-of-way are limited to
weekdays and non-City Holidays befinreen 8:00 a.m, and 5:00 p.m.
Note: Construction hours for work in the public right of way must now be
included on the plans.
� On the first page of the plans specify the following: "Any hidden conditions that
require work to be performed beyond the scope of the building permit issued for
these plans may require further City approvals including review by the Planning
Commission." The building owner, project designer, and/or contractor must
submit a Revision to the City for any work not graphically illustrated on the Job
Copy of the plans prior to performing the work.
8) Anyone who is doing business in the City must have a current City of Burlingame
business license.
9) Provide a fully dimensioned site plan which shows the true property boundaries,
the location of all structures on the property, existing driveways, and on-site
parking.
10)Provide existing and proposed elevations.
11)Due to the extensive nature of this construction project the Certificate of
Occupancy will be rescinded once construction begins. A new Certificate
of Occupancy will be issued after the project has been �naled. No
occupancy of the building is to occur until a new Certificate of Occupancy
has been issued.
12)Provide a complete demolition plan that includes a leqend and indicates existing
walls and features to remain, existing walls and features to be demolished, and
new walls and features.
NOTE: A condition of this project approval is that the Demolition Permit will
not be issued and, and no work can begin (including the removal of a�
building components), until a Building Permit has been issued for the
project. The property owner is responsible for assuring that no work is
authorized or performed.
13)When you submit your plans to the Building Division for plan review provide a
completed Supplemental Demolition Permit Application. NOTE: The Demolition
Permit will not be issued until a Building Permit is issued for the project.
14)Show the distances from all exterior walls to property lines or to assumed
property lines
15)Show the dimensions to adjacent structures.
16)Obtain a survey of the property lines.
�1"�.d�dicate on the plans that exterior bearing walls less than ten feet from the
property line will be built of one-hour fire-rated construction. (2013 CBC, Table
602)
'�8 Indicate on the plans that a Grading Permit, if required, will be obtained from the
Department of Public Works.
19)Provide guardrails at all landings. NOTE: All landings more than 30" in height at
any point are considered in calculating the allowable lot coverage. Consult the
Planning Department for details if your project entails landings more than 30" in
height.
20)Provide handrails at all stairs where there are four or more risers. 2013 CBC
§ 1009.
21 Provide lighting at all exterior landings.
n your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
23)Provide a complete furniture / movable fixture plan for the tenant space.
24 Acknowledge that, when plans are submitted for building code plan check, they
will include a complete underground plumbing plan including complete details for
the location of all required grease traps and city-required backwater prevention
�evices.
�?�111ustrate compliance with the minimum plumbing fixture requirements described
in the 2013 California Plumbing Code, Chapter 4, Table 422.1 Minimum
�Plumbing Facilities and Table A- Occupant Load Factor.
��'Specify on the plans the location of all required accessible signage. Include
references to separate sheets on the plans which provide details and graphically
illustrates the accessible signage requirements.
27 � pecify the accessible path of travel from the public right of way, through the
main entrance, to the area of alteration.
�Specify an accessible path of travel from all required exits to the public right of
way.
�Specify the path of travel from on-site parking, through the main entrance, to the
. area of alteration
�)Specify a level landing, slope, and cross slope on each side of the door at all
required entrances and exits.
(�Specify accessible countertops where service counters are provided. Include the
,�J Parts counter as well as the Service Writer counter.
Gt�jProvide complete dimensioned details for accessible bathrooms
33 pecify the total number of parking spaces on site.
,�rovide complete, dimensioned details for accessible parking.
35 �Provide an exit plan showing the paths of travel.
36)Please Note: Architects are advised to specify construction dimensions for
accessible features that are below the maximum and above the minimum
dimension required as construction tolerances generally do not apply to
accessible features. See the California Access Compliance Manual —
Interpretive Regulation 118-8.
37)Sewer connection fees must be paid prior to issuing the building permit.
NOTE: A written response to the items noted here and plans that specifically
address items 1, 2, 3, 4, 6, 7, 17, 18, 22, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34,
and 35 must be re-submitted before this project can move forward for
Planning Commission action. The written response must include clear
direction reqardinq where the requested information can be found on the
Ip ans•
-,
_._ ,
-_ �
Reviewed by: �—~� -- - Date: 4-14-2015
�
Project Comments
Date:
To:
From
Subject:
Staff Review:
December 29, 2U15
� Engineering Division
(650) 558-7230
� Building Division
(sso� sss-72so
X Parks Division
(s5o) sss-�s34
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning StafF
Request for Commercial Design Review for new service facility at
$5 California Drive, zoned R-1, APN: 029-242-050
'1: Contact Park Division for tree removal permits.
2, Two new 24"box Pyrus calleryana "`Red Spire" approved for Calif Dr.
Reviewed by: BD
Date: 1/5/16
Project Comments
Date:
To:
From:
Subject:
Staff Review:
Apnl 10, 2015
� Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
X Parks Division
(650) 55�7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
April 13, 2015
1. Permit required for removal of City owned street trees on Bayswater.
O2. Remove existing Pyrus kawakamii (Evergreen Pear) street trees on Bayswater
and replace with Gingko biloba.
O3. Include 3 additional irrigated trees with grate in City sidewalk on California Dr..
� Trees will be 24in box size Pyrus calleryana `Red Spire'.
O5. Grates and Irrigation/planting details attached.
Reviewed by: BD
Date: 4/17/15
Project Comments
Date:
To:
From:
Subject:
Staff Review
December 28, 2015
X Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
0 Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
0 Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
January 8, 2016
�
r-
��
�
Sheet A.003 existing site plan shows the proposed. Please correct.
Please provide a preliminary title report for all the parcels (appears to be 5)
that will be merged. Please explain why the proposed property will be angled
on the California Drive frontage.
Please show the removal and replacement of the entire sidewalk surrounding
the property (California and Bayswater). Where a curb cut exist and is no
longer necessary, replace with vertical curb.
Please show all existing and proposed utility connections (PG&E, water,
sewer, etc).
� The proposal will reduce the number of street parking with the addition of a
curb cut. How will the project mitigate the loss of street parking?
�On sheet D.101, the proposed outline of new building appears to encroach
beyond the property line. Please explain.
Reviewed by: M. Quan
Date: 1 /8/16
Project Comments
Date:
To:
From:
Subject:
Staff Review:
April 10, 2015
X Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
� City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
April 13, 2015
� The survey and demolition plan does not match the property limits. Please
dimension all parcel(s). Please show Highland Avenue and surrounding
sidewalk on the demolition plan.
� 2� Please show the vehicle circulation for the new service area.
�
3.� Will the existing carport for the Mazda area in the rear connect to the Subaru
� area? This is not clear on the drawings.
r4. �jhe total removal and replace area is over 10,000 sf. The project must
�/omply and meet stormwater treatment measures, also known as c3
requirements. More information can be found at:
http://www.flowstobay. orq/newdevelopment
5. Please be aware that because this is demo and new construction, the
applicant may not be able to use the existing fire service connection. A new
fire service connection with a double check backflow preventer (DCBP) will be
required. All sheets showing a new fire service connection to the water main
needs to be removed from the plans and submitted separately for an
Underground Fire Service Building Permit.
Reviewed by: M. Quan
Date: 4/14/15
Project Comments
Date:
To:
From:
Subject:
Staff Review:
April 10, 2015
0 Engineering Division
(650) 558-7230
� Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
♦ Fire Division
(650) 558-7600
� Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
April 13, 2015
1. Extend the fire sprinkler system to new construction area.
2. Verify sprinkler system Backflow Prevention Device is aboveground or move
to aboveground.
3. The applicant shall ensure proper drainage in accordance with the City of
Burlingame Engineering Standards is available for the fire sprinkler main drain
and inspector test on the building plumbing drawings. These items may drain
directly to landscape or in the sewer with an air gap.
4. Verify the sprinkler system is monitored by the fire alarm system and a Central
Receiving company.
Reviewed by: ��"'/ �
Date: � 3 ���--
Project Comments
Date:
February 5, 2016
To: City Engineer
(650) 558-7230
Chief Building Official
(650) 558-7260
City Arborist
(650) 558-7254
From:
Subject:
Staff Review:
Planning Staff
Recycling Specialist
(650) 558-7273
Fire Marshal
(650 558-7600
NPDES Coordinator
(650) 342-3727 �
�-
City Attorney
Request for Commercial Design Review for a new service facility at
85 California Drive, zoned CAR, APN: 029-242-050
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by: �
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�� �Z��t � ���-
Date: � /�5/,� �'l �
Project Comments
Date:
To:
From:
Subject:
Staff Review
April 10, 2015
� Engineering Division
(650) 558-7230
0 Building Division
(650) 558-7260
� Parks Division
(650) 558-7334
� Fire Division
(650) 558-7600
X Stormwater Division
(650) 342-3727
0 City Attorney
(650) 558-7204
Planning Staff
Request for Commercial Design Review for new service facility at
85 California Drive, zoned R-1, APN: 029-242-050
April 13, 2015
�Stormwater requirements are required to be implemented at stand-alone single
family home projects that create and/or replace 2,500 square feet or more of
impervious surFace. These requirements are in addition to any other city
requirements. In order to determine if the noted project is subject to the above
requirements, please complete, sign, date and return the attached "Stormwater
Checklist for Small Projects." For additional information regarding these
requirements, please refer to the attached flyer "New Stormwater Control
Requirements Effective 12/01/12. For Projects that Create and/or Replace 2,500 to
10,000 sq.ft. of Impervious SurFace." Also visit the San Mateo Countywide
Stormwater Pollution Prevention Program (SMCWPPP) website at:
http://flowstobay.orq/files/newdevelopment/flyersfactsheets/newreqsmallprojSep2012
�
2. Any construction project in the City, regardless of size, shall comply with the city's
stormwater NPDES permit to prevent construction activity stormwater pollution.
Project proponents shall ensure that all contractors implement appropriate and
effective Best Management Practices (BMPs) during all phases of construction,
including demolition. When submitting plans for a building permit, please include a
list of construction BMPs as project notes, preferably, on a separate full size (2'x 3' or
larger), plan sheet. A downloadable electronic file is available at:
http://www.flowstobay.org/Construction
Please contact Kiley Kinnon, NPDES Stormwater Coordinator, for assistance at
(650) 342-3727.
Reviewed by: KJK
Date: 04/22/15
1�
�.
SAN MkTEO COU�aTYWiDE
Water Pollution
Prevention Program
Stormwater Checklist for Small Projects
Municipal Regional Stormwater Permit (MRP)
Order No. R2-2009-0074 ; Order No. R2-2011-0083
NPDES No. CAS612008
City of Burlingame
Office of Environmental Compliance
1103 Airport Blvd
Burlingame, CA 94010
(650) 342-3727
Complete this form for individual single family home projects of any size, other projects fhat create and/or replace less than 10, 000
square feet of impervious surface, and projects in the following categories that create and/or replace less than 5,000 square feet of
impervious surface: restaurants, retail gasoline outlets, auto service facilities', and paricing lots (stand-a/one or part of another
use).
A. Project Information
A.1 Project Name:
q.2 Project Address:
A.3 Project APN:
B. Select Appropriate Site Design Measures
6.1 Does the project create and/or replace 2,500 square feet or more of impervious surface2? ❑ Yes ❑ No
➢ If yes, and the project will receive final discretionary approval on or after December 1, 2012, the project must include one
of Site Design Measures a through f.' Fact sheets regarding site design measures a through f may be downloaded at
http.//www.flowstobay.org/bs new development.php#flyers.
➢ If no, or the project will receive final discretionary approval before December 1, 2012, the project is encouraged to
implement site design measures4, which may be required at municipality discretion. Consult with municipa/ staff about
requirements for your project.
B.2 Is the site design measure included in the project plans?
c. Direct runoff from sidewalks, walkways, and/or patios onto vegetated areas.
Plan
Yes No Sheet No.
❑ ❑
❑ ❑
❑ ❑
❑ ❑
d. Direct runoff from driveways and/or uncovered parking lots onto vegetated areas.
a. Direct roof runoff into cisterns or rain barrels and use rainwater for irrigation or
other non-potable use.
b. Direct roof runoff onto vegetated areas.
e. Construct sidewalks, walkways, and/or patios with permeable surfaces.
f. Construct bike lanes, driveways, and/or uncovered parking lots with permeable
surfaces.
g. Minimize land disturbance and impervious surface (especially parking lots).
❑ ❑
❑ ❑
❑ ❑
❑ ❑
h. Maximize permeability by clustering development and preserving open space.
i. Use micro-detention, including distributed landscape-based detention.
j. Protect sensitive areas, including wetland and riparian areas, and minimize
changes to the natural topography.
k. Self-treating area (see Section 4.2 of the C.3 Technical Guidance)
❑ ❑
❑ ❑
❑ ❑
❑ ❑
I. Self-retaining area (see Section 4.3 of the C.3 Technical Guidance)
❑ ❑ m. Plant or preserve interceptor trees (Section 4.1, C.3 Technical Guidance)
� See Standard Industrial Classification (SIC) codes here.
Z Complete the C.3/C.6 Development Review Checklist if the project is not an individual single family home, and it creates and/or replaces
10,000 square feet or more of impervious surtace; or if it is a restaurant, retail gasoline outlet, auto service facility, or parking lot project that
creates and/or replaces 5,000 square feet or more of impervious surface.
3 See MRP Provision C.3.i.
4 See MRP Provision C.3.a.i.(6).
1
Approved December 4, 2012
Stormwater Checklist for Small Projects
C. Select appropriate source controls (Encouraged for all projects; may be required at municipal discretion. Consult municipal staff.5)
Are these Features that
features in require source
project? control
measures
��
��
��
��
��'
u■�
■��■
Storm Drain
Floor Drains
Parking garage
Landscaping
'ool/Spa/Fountain
Food Service
Equipment
(non-
residential)
❑ ❑ Refuse Areas
� ❑ Outdoor Process
Activities
❑ ❑ Outdoor
EquipmenU
Materials
Storage
❑ ❑ Vehicle/
Equipment
❑ ❑ Vehicle/
Equipment
Repair and
Maintenance
❑ ❑ Fuel
Dispensing
Areas
❑ � ❑ � Loading Docks
❑ � ❑ � Fire Sprinklers
Source control measures
(Refer to Local Source Control List for detailed requirements)
■ Mark on-site inlets with the words "No Dumping! Flows to Bay" or equivalent.
■ Plumb interior floor drains to sanitary sewer [or prohibit].
■ Plumb interior parking garage floor drains to sanitary sewer.6
• Retain existing vegetation as practicable.
■ Select diverse species appropriate to the site. Include plants that are pest-
and/or disease-resistant, drought-tolerant, and/or attract beneficial insects.
• Minimize use of pesticides and quick-release fertilizers.
■ Use efficient irrigation system� design to minimize runoff.
■ Provide connection to the sanitary sewer to facilitate draining.s
Provide sink or other area for equipment cleaning, which is:
• Connected to a grease interceptor prior to sanitary sewer discharge.s
■ Large enough for the largest mat or piece of equipment to be cleaned.
■ Indoors or in an outdoor roofed area designed to prevent stormwater run-on
and run-off and signed to require equipment washing in this area.
■ Provide a roofed and enclosed area for dumpsters, recycling containers, etc.,
designed to prevent stormwater run-on and runoff.
■ Connect any drains in or beneath dumpsters, compactors� and tallow bin
areas serving food service facilities to the sanitary sewer.
• Perform process activities either indoors or in roofed outdoor area, designed
to prevent stormwater run-on and runoff and to drain to the sanitary sewer.s
■ Cover the area or design to avoid pollutant contact with stormwater runoff.
■ Locate area only on paved and contained areas.
■ Roof storage areas that will contain non-hazardous liquids, drain to sanitary
sewers and contain by berms or similar.
■ Roofed, pave and berm wash area to prevent stormwater run-on and runoff,
plumb to the sanitary sewer6, and sign as a designated wash area.
■ Commercial car wash facilities shall discharge to the sanitary sewer.s
■ Designate repair/maintenance area indoors, or an outdoors area designed to
prevent stormwater run-on and runoff and provide secondary containment. Do
not install drains in the secondary containment areas.
■ No floor drains unless pretreated prior to discharge to the sanitary sewer. 6
■ Connect containers or sinks used for parts cleaning to the sanitary sewer. 6
■ Fueling areas shall have impermeable surface that is a) minimally graded to
prevent ponding and b) separated from the rest of the site by a grade break.
■ Canopy shall extend at least 10 ft in each direction from each pump and drain
away from fuelinq area.
■ Cover and/or grade to minimize run-on to and runoff from the loading area.
■ Position downspouts to direct stormwater away from the loading area.
■ Drain water from loading dock areas to the sanitary sewer.s
• Install door skirts between the trailers and the building.
■ Design for discharge of fire sprinkler test water to landscape or sanitary sewers
Is source control
measure included
in project plans?
Plan
Yes No Sheet No.
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑
❑ ❑ Miscellaneous • Drain condensate of air conditioning units to landscaping. Large air
Drain or Wash conditioning units may connect to the sanitary sewer.s
Water ■ Roof drains shall drain to unpaved area where practicable.
■ Drain boiler drain lines, roof top equipment, all washwater to sanitary sewers.
❑ ❑ Architectural • Drain rinse water to landscaping, discharge to sanitary sewers, or collect and
Copper dispose properly offsite. See flyer "Requirements for Architectural Copper."
5 See MRP Provision C.3.a.i(7).
� Any connection to the sanitary sewer system is subject to sanitary district approval.
� Businesses that may have outdoor process activities/equipment include machine shops, auto repair, industries with pretreatment facilities.
2
Approved December 4, 2012
Stormwater Checklist for Small Projects
D. Implement construction Best Management Practices (BMPs) (Required for all projects.)
D.1 Is the site a"High Priority Site"? (Municipal staff will make this dete�nination; if the answer is yes, Yes ❑ No ❑
the project will be referred to construction site inspection staff for monthly stormwater inspections
du►ing fhe wet season, October 1 fhrough April 30.)
■"High Priority Sites" are sites that require a grading permit, are adjacent to a creek, or are
otherwise high priority for stormwater protection during construction per MRP Provision C.6.e.ii(2).
D.2 All projects require appropriate stormwater BMPs during construction, indicate which BMPs are included in the project, below.
Yes No Best Management Practice (BMP)
❑ ❑ Attach the San Mateo Countywide Water Pollution Prevention Program's construction BMP plan sheet to
project plans and require contractor to implement the applicable BMPs on the plan sheet.
❑ ❑ Temporary erosion controls to stabilize all denuded areas until permanent erosion controls are established.
❑ ❑ Delineate with field markers clearing limits, easements, setbacks, sensitive or critical areas, buffer zones,
trees, and drainage courses.
❑ ❑ Provide notes, specifications, or attachments describing the following:
■ Construction, operation and maintenance of erosion and sediment controls, include inspection frequency;
■ Methods and schedule for grading, excavation, filling, clearing of vegetation, and storage and disposal of
excavated or cleared material;
• Specifications for vegetative cover & mulch, include methods and schedules for planting and fertilization;
• Provisions for temporary and/or permanent irrigation.
❑ ❑ Perform clearing and earth moving activities only during dry weather.
❑ ❑ Use sediment controls or filtration to remove sediment when dewatering and obtain all necessary permits.
❑ ❑ Protect all storm drain inlets in vicinity of site using sediment controls such as berms, fiber rolls, or filters.
� � Trap sediment on-site, using BMPs such as sediment basins or traps, earthen dikes or berms, silt fences,
check dams, soil blankets or mats, covers for soil stock piles, etc.
❑ ❑ Divert on-site runoff around exposed areas; divert off-site runoff around the site (e.g., swales and dikes).
❑ ❑ Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips,
sediment barriers or filters, dikes, mulching, or other measures as appropriate.
❑ ❑ Limit construction access routes and stabilize designated access points.
❑ ❑ No cleaning, fueling, or maintaining vehicles on-site, except in a designated area where washwater is
contained and treated.
❑ ❑ Store, handle, and dispose of construction materials/wastes properly to prevent contact with stormwater.
❑ ❑ Contractor shall train and provide instruction to all employees/subcontractors re: construction BMPs.
� � Control and prevent the discharge of all potential pollutants, including pavement cutting wastes, paints,
concrete, petroleum products, chemicals, washwater or sediments, rinse water from architectural copper, and
non-stormwater discharges to storm drains and watercourses.
Name of applicant completing the form:
Signature: Date:
E. Comments (for municipal staff use only):
F. NOTES (for municipal staff use only):
Section A Notes:
Section B
Section C
Section D Notes:
3
Approved December 4, 2012
/'�r�./
SkFl tAAiE7 �6UhiT'fYl16E
Water Pollution
Prevention Program
Gean Watec Hca�thy ':u�rimur,ih�,
v:wvcFlowstobay.urg
New Stormwater Control Requirements Effective 12/1/12
For Projects that Create and/or Replace 2,500 to 10,000 sq.ft. of Impervious Surface
New stormwater requirements go into effect on December 1, 2012, for the
following categories of development projects:
■ Projects that create and/or replace at least 2,500 square feet, but less than
10,000 square feet, of impervious surface;
■ Stand-alone single family home projects that create and/or replace 2,500
square feet or more of impervious surface.
These requirements are in the San Francisco Bay Region Municipal Regional
Stormwater Permit (MRP)' and are described below.
What Is an Impervious Surface?
�`,S,y,���;�-,, .
;�
��
�
Rtrf�q�/�is dircrtecl lo lunc%sc•uping.
An impervious surface is a surface covering or pavement of a developed parcel of land that prevents the
land's natural ability to absorb and infiltrate rainfall. Impervious surfaces include, but are not limited to:
rooftops, walkways, patios, driveways, parking lots, storage areas, impervious concrete and asphalt, and any
other continuous watertight pavement or covering.
Does Pervious Paving Count as Impervious Surface?
Pervious paving, including pavers with permeable openings and seams, is not considered impervious if it is
underlain with pervious soil or pervious storage material, such as a gravel layer that is sized to hold 80
percent of the average annual runoff. (This is the volume of stormwater runoff specified in Provision C3.d
of the MRP.) Guidance for calculating this amount of runoff is provided in Section 5.1 of the C.3 Technical
Guidance. See "For More Information", below, for information on downloading.
What Are the New Requirements?
Beginning December 1, 2012, applicable projects must incorporate one of the following site design measures:
■ Direct roof runoff into cisterns or rain barrcls for use.
■ Direct roof runoff onto vegetated areas.
■ Direct runoff frotn sidewalks, walkways, and/or patios onto vegetated areas.
■ Direct runoff fro►n driveways/uncovered parking lots onto vegetated areas.
■ Construct sidewalks, walkways, and/or patios with permeable surfaces.Z
■ Construct bike lanes, driveways, and/or uncovered parking lots with
permeable surfaces.z
For More Information
Pern�eable joln! pavers nre one
option for permeable surfaces.
The following resources are available on the Countywide Program's website, �vw���.tlo�vstobay.or<_. Click on
"Business", then scroll down and click on "New Development".
■ Site design fact sheets listed below (go to the section "Flyers and Fact Sheets"):
o Managing Stormwater in Landscaping
o Pervious Paving
o Rain Barrels and Cisterns
o Rain Gardens
■ Sections of the C.3 Technical Guidance (go to "Table of Contents of the C.3 Technical Guidance"):
o Pervious paving (Section 6.7)
o Rainwater harvesting and use (Section 6.10)
■ For a list of municipal contacts who can provide information on stormwater compliance for development
projects, click on the "local permitting agency" link near the top of the New Development webpage.
� The MRP may be downloaded at �ti�c�a flo�„toha ore (click on "Municipalities"). These requirements are in Provision C.3.i of the MRP.
Z Penneable surfaces include pervious concrete, porous asphalt, penneable joint unit pavers, and granular materials.
San Mateo Countvwrde {1%ater Polhdion Pi�evention Program Las� upda�ed Septe»rber /4. 2012
��� �
SAN MhTE' 0 C-� IOE
Water Pollution
Prevention Program
Clean Watec Healthy Communicy.
Construction Best Management Practices (BMPs)
Construction projects are required to implement the stoi�nwater best managetnent practices (BMP) on this page,
as they apply to your project, all year ]ong.
Nlaterials & VVaste Ntanagement
,�i�ri ��;-
� , r
.�
t,� ��� � � v:
:y '•'� �w ' � � '
~ �'� �
Nnn•Ri¢cnlous My�crials
0 Berx� md <aver sloekples of und, di� or ahcr conswcuon �oa[arixl
�vitli tups w�hen min is Fpcuul w ifro� aclivch• hcing useA w�i�hin
i4 da\'S.
❑ v,c (ba� aoa�� o.iN.,�� 2wim�a ,vom� r a�n �omro�.
Fluardou[ MaferiWs
❑ I.�bol dl hanrdaus mntcriob md humdous wesma (sid� as
pettieides, poin�s. U�innen, sokxncs, f 1. oil, wM aniifrcczc) in
awwdance �eith clty. counn. m�e and fodunl rcgWariom.
❑ S�ore haallous metcrids nnd wages w naoer light conhircrs, sbfe
iu �pp.vpruie secwdary contunment, arid co�ror �mn� n lhe end of
n�cr� .�urk dny or d�eing rca wu�ha or wl�cn nin is ! ecut.
� FoIMr nan� clwa i npplicmion inawuions for hra�dous
wweria4 and bc caretlJ �wt �o uee oiort rhm neeessm�. Do no[
apph� ehemicolc ouWoors �rhen nin is fofecaa[ »•iA�in 211wurs.
❑ Mu„c For appopriarc di�poaal oCnll h�r.vdo�o w�alrs.
Wute Mauasemco�
❑ Covv w�ate disposol coMai�rs sccurcly w•i�h u,pa al Ihe cM o!
even• wwl d�y nM durinp mei w•ea�her.
❑ Chak x�aste disposnl con�niners frcqucntW (or Iwl¢ and ro make
s�ue iAq- me �wt orafillei Ncra !rou do�vn a dumpner on IAc
cauvuction si�e.
❑ Cken or rcplaee pona6le �aikLc a�d i�upec� Wem 6equmtlp for
kalcs md spills.
O Di:yosc o( alf was�es aod debris qoperlv. Rm•ck uw«iols ond
n'++tes dmt cm bc mnrokd (s Ji as asplwll, coocrcic. asgogatc huc
mYvi�ls, maod. 6�P �. P�V�, acJ
O Dispose o( liquid residues 5nm pnin�s, thinons. solveun. 61ues, �d
ckamng �nida as huerdous �ras�e.
Con�lruction Entrmm anU Pcrlmnv
❑ Ennbluh aM mninuin cReetive perimeler commis and subiliu all
cnnsbnetian rnlnrcea e'd e�ia w sufieieotly conwl emiion ond
acd'aueot duclurges Gom sim �ud tncking oR site.
❑ Sweep w raeumn nnp streel vacking immediotelp and secwe
sedimeqt samcc ro prcven[ Curther vackin�. Ne��er hosc down ytrem
w clw� up Incking.
Equipment Manegement &
Spill Control
�
-�, �
Maintcnanct �nd Puking
❑ Desiyule m�uea, itted wiW eppfopriate BMPs, fa
SrJucle and cquiprocnt parY.iue end alorage.
❑ Perfpm majoc wiMrnence, rep�irjoM, md �ehick
�a ���<<�w�e ��m.
❑ If mfmGng or eehick mau�teurice mnse be done
a�silq �ead: in a benoed ama anay fivm smim dmim
end o�rr a drip pen big rnovgh m colleet Iluids.
Regck or dispou oELn7dz as 6saNwi n^usle.
❑ If v�ick m equip�oent.ck.min� musi 6e Eom onshe,
cWn xi�h wamronh• in a bumed in:a Mq �rill �KK
alba� rinu n�ater ro mu inm gnttps. sheets, �tonu
a�,. a.,�r,a..,r�.
❑ Do ooi ckm vd�ick w cq�iip�xrnt onsik nvnQ sops,
soh'mu. deertuen. slcun ckauin� equipmenL ele.
Spill Pmetntion end Can�ml �
❑ Kmp apill ebanup mn�eri�ls (nps, �Mo�6ents, e1c,)
nailabk at �hc rnnslneoon AIe n all Hmez.
❑ fnapoct �d�icics md M�� ��9�UY f« �M
¢Puir Ie�lz pmmptl��. Uw drip p�ps ro ewc6 kak�
UNiI rtp�irs �a �Mde.
O Ckm up spills w leaks immediolely wd Ciepose of
clunup uwaiols propetly.
❑ Do �wt Iwse donn aurfece� v6ae Buid� hars �pilled.
Uu dry �Imnup mclhade (ab�onc�nl m�rorials, cel
littcr. snd/a ngr).
O Snccp up �pilkd dn• mueri�ls inuuedineh�. Do uot
vy ro rvu6 � mroy wiW ws2r, or Map Wem.
❑ Clem up epiLLs w din ams br d1t6��6 �➢ �
pmperly dicpoei� oCeonWmmNed wi1,
❑ Repartaigoifiant spiLLs immedimely. Yon w requ'ved
b�• Im Io iepart e➢ cip�ificaril �ebesrs of Mmrdmu
matcri�k i�ludin� oi�.1b �epon ■ apill: q D'ul 711
or your Iocil emergency �espome m�myv, 2) GII fhe
Ga�romar's Olfice of Eme'ga�n� Smvku Wanting
Crnlec (8(10) 832-75jp (Zy pqu�).
Earthwork &
Contaminated
soils
� J^� - _.,';3 -
Y; � r ;}
"�"'^e„�„�r �'
�r�
- �.,.',��,�.�.: g?. .
E�osion Contml
❑ �dO�t g(1d41� yld t[G�Y�h011 Il'M�i (M
dry wulhc oul��,
❑ Subilize �I duioded areu, insull wd
.inmm icmponn� nosion wnw's (xich
n aosia� cootral fabric w booAed fibet
maois) unrii �xgelp�ipi is esnblished,
❑ Seed w planl �egmrtirn f wsiw
control on slopes w niw�e mnsw�tia� is
tru t
'wt immcdi�Ocly plamr:d.
SeAlmmt Contml
O Pro¢a ewrm droin ink�s. Guuers, di�cLu,
and dnin�e camses n�i1F �ppmpriak
BMPs. sxch n bnewl�bep, fibcr mUs.
bams, e1c.
❑ heveut sedimeut 6om migraling oBaile
by ivatalling W main�inine xAiNmc
cano-df. sueM1 u Lber �olls. vlt fercrs. or
sedimrnt 6�ams.
O Kap e<crvmd soil on thc circ n�hoe i�
reill oot colkU inlo tlie meeL
❑ TrauFuc.ccavNcdmalcrie4todump
trucks on t6e sile, not in tLe xheet.
❑ Coe�mnninaledSoils
❑ lf my dlhc follaning condi�iw�s �m
observed, �m forwnumimton.ed
comacl �dc Regional Wabr Qu+1in'
Conmol BqN:
■ U�saal mil cwditbm. discoloratioq
m odor.
■ Abandoned mdcryowd t�nks.
■ AbuMoned wdle
■ Buried banela, debris. ur unsh
Paving/Asphalt R'ork
,:�i - .
����r.F..�i
❑ n.�a��a�a,wwums�wn
�'eathc, or w�hm niu is fuec�st 6eforc
fra6 W�v�i� will hore time ro cme.
❑ Cmrr slom� dnin ink�s �nd nuohoks
�vhou applying snl co�L tack cont, slum-
seel. fo� a� ea.
❑ Collect nnd rocycie or oppropdUely
a�mor orG.�..n�..�.•� F..ti o�,v,a.
t70 i':QT Spcep aI \�'tfb jt Inb NIIGt
O Do nd me wo�v ro yzh doi� n heah
sspholt mncrcle peranenC
Sx.rM[in� & AsphalVCanctetc Rcmoral
❑ Cwupluely corer or hrticade nom�
dfBill �IIIO[S t�'11C116Tc till[Ip�. U4C �IIC(
fetric. nld� becin ink� fil�erz. or gra��cl
bugs ro keep slum oul nf U¢ s�omi droin
i}•et�n.
❑ Sho•el, �osorb. Or �acumn zm�-eu�
shmy and dispose of �II waste ss soon
u yw nre knlshed in me location a N
d�e end of each wak da�� (rfiichecu is
soonal).
❑ ICfsasut slurq� wlers � wich basia cknn
it ap immcdiNcly.
Concrete, Grout & Mortar
Application
❑ Smrc coiicre�c grcui;vid manar under
wcer, an pellcis end oaar froni draii�Pge
ueas_ These mamrinls mua ueecr mach a
rtOrm dliin,
❑ Wuh ouc cmuctc eqnipmcm/uucks
oHsi�e or ia a conmiued �area. so �here
m dixharge inm the YnderirinE wil
or oma zunwudin� ams. Lec concrcm
hWcn nnd d'rspou of as gubagc.
❑ Cdku Ihc �vash n�ata fmm u•oshin`
c�posed agereyi[e wnue�e and'emoce ii
fw appropriaie disposol oRsite.
Dewatering
- f
V
.'+`y.s..,.,,�nF � -
. . ' �'�i�+l.. ._.,
h "
❑ Elfttli��ely nwuge all NnoM1 all
NooQaiNin 1he 6flt. md iII nnORthn
diuhuges frum lhc si�c. Di�cn `wron
wxler fmm oRsile aw�v Rom olI ditlurbed
orcss pr olb[rnisc cnsure wmpliuncc.
❑ When dewalcring not'J'y ond obuin
appm•.I hom ihe loul mimicipuliq.
bef dis�4,rsing �r��cr io a s� n gwtc
w xiocm dnin. Flvauon or di.ersion
IL�ou(11 a b6tin, �yd:, Of Hdimenl trap
mn- 6e mquired
❑ �n orcas of Imoxn coniunin�6on, �estiug
is mquimd pnor la mnse or disclu'pe of
g�omd�vvlcr. Co�uu11 wiM We En�ircc Io
Ael�minc ivheNa feftinB is feqvi1ed and
6o�v �a inte(prcl �esul¢. Cmtamiiu�ed
gmwd�va�cr mnsi hc vu�ed w Mule4
off-siK fw proper dispossl,
Storm drain polluters may be liable for fines of up to $10,000
Paintlng & Paint Removal
,,.� - !':
_� .1�.
I � ��t
r,�o�i�G ann�p
❑ Neru ckm brusl�cc or rinsc pulm
wmni�n imo o socct. Buner. siarm
dfnin. ar sudrcc.�mcrs.
O For rv�Icr-baud pcints. painl oW bn�shcs
lo Uic cemnl pouibic. Rin:c io nc�
sanibr7� x�rer once vou lu x pined
pumission Gom �m Ioeni �eumwolv
m:a�mem oudariry. N<�v ppir pain�
AO\\T 0 J�YN.
❑ For oil-b�sod peints. pninl wl Mushcs lo
We exicm possibk md clenn ��i0� Ihinnv
or sohwi in a proper ronaincc Fihcr x�d
�c�¢c �hinncrs und whcnls. Dispow of
msldoc end unusabk Wiimcr,4oi�enrs os
harvdous nane.
Painl rtmu��al
o cn�m�w �r m;���� R,�a� ,�a
chiys ond dus� frmn mui� pain�s or
painlz wiuoinin5lcnd w trihuq�l�n n�us�
bc dizposeA oCac harnrdous ���stc.
❑ P.iM d�ips a� ��yy fmm iron-lur�nbns
dn� stripping end sand blu�iinp ma�� be
n��ep� np w<allec�ed in plas�ic dmp
dadu u�d disposed of as vash.
Landscape Materials
�A..�ye
i�,�Fa
:: �,}
❑ Contain srockplled lantlsc�pine mo�en�ls
Ly siorine Jum w�dcr mry �rhrn �hn� uc
na �nnrolp bcing umd.
❑ Smek aodi6le lundaupe maierial on
pa��ns. Co�cr or zbrc Ihesc ma¢rials
whrn �hep are na xrieely bcing nsed ar
•pplied.
❑ DismM'vive npptication of �ny crodible
londseape m�lcrial ���iihin 2 dm•s before a
fo�eca�t rein c�xn� m during �rc�.vcaUcr.
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME
RECOMMENDING A FINDING THAT THERE IS NO SUBSTANTIAL EVIDENCE THAT THE
APPROVAL OF A REQUEST FOR GENERAL PLAN AMENDMENT, REZONING,
COMMERCIAL DESIGN REVIEW, AND VESTING TENTATIVE SUBDIVISION MAP FOR A
NEW AUTOMOBILE SERVICE FACILITY LOCATED AT 85 CALIFORNIA DRIVE WILL HAVE
A SIGNIFICANT EFFECT ON THE ENVIRONMENT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO ARTICLE 6 OF THE CEQA
GUIDELINES
THE PLANNING COMMISSION OF THE CITY OF BURLINGAME hereby finds as
follows:
Section 1. On the basis of the Initial Study and the documents submitted and
reviewed, and comments received and addressed by this commission, it is hereby found that
there is no substantial evidence that the project set forth above will have a significant effect on
the environment, and a Mitigated Negative Declaration, per Mitigated Negative Declaration ND-
595-P, is hereby approved.
Section 2. It is further directed that a certified copy of this resolution be recorded in
the official records of the County of San Mateo.
Chairman
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 12`h day of December,
2016 by the following vote:
Secretary
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME
RECOMMENDING APPROVAL OF APPLICATIONS FOR A GENERAL PLAN
AMENDMENT, REZONING, COMMERCIAL DESIGN REVIEW, AND VESTING
TENTATIVE SUBDIVISION MAP FOR LOT COMBINATION, FOR A NEW
AUTOMOBILE SERVICE FACILITY ON PROPERTY LOCATED AT 85 CALIFORNIA
DRIVE (ASSESSOR PARCEL NOS: 029-242-020, 029-242-030, 029-242-040, 029-
242-050, AND PORTION OF 029-242-230)
WHEREAS, on April 9, 2015, Kent Putnam, representing 1063 Bayswater LLC, filed an
application with the City of Burlingame Community Development Department — Planning
Division requesting approval of the following requests:
• General Plan Amendment to change the land use designation of a portion of the site
from R-4 Incentive District to California Drive Mixed Use District;
■ Rezoning of a portion of a site from R-4 (high density multifamily residential) to CAR
(California Drive Auto Row);
■ Commercial Design Review for a new automobile service facility at an existing
automobile dealership;
■ Vesting Tentative Subdivision Map to combine four existing parcels and portions of a
fifth and sixth parcel into one parcel; and
WHEREAS, on February 22, 2016 the Planning Commission conducted a duly noticed
public hearing (environmental scoping session and design review study meeting) to review
development of a new automobile service facility at an existing automobile dealership and to
identify subjects to be analyzed in the project Mitigated Negative Declaration/Initial Study
(MND/IS). At that time direction was provided to the applicant regarding issues to be addressed
in the project MND/IS; and
WHEREAS, an MND/IS was prepared to analyze project impacts; said MND/IS was
circulated for public review and comment commencing on November 23, 2016 and concluding
on December 12, 2016; and
Following consideration of all information contained in the December 12, 2016 staff
report to the Planning Commission regarding the project, all written correspondence, and all
public comments received at the public hearing, the Commission recommends approval of the
new automobile service facility based on the following findings regarding the project
entitlements:
General Plan Amendment Findinqs:
The change is consistent with the policies of the General Plan and in particu/ar the Land
Use Element of the General Plan in that the proposal includes changing the land use
designation of a portion of the property which currently contains no structures and is
currently being used to store vehicles associated with the automobile dealership
(Assessor's Parcel 029-242-020 and a portion of 029-242-230) from the R-4 Incentive
District to the California Drive Mixed Use District within the Downtown Specific Plan,
RESOLUTION NO.
which will bring the entire combined site into one designation and would be consistent
with the adjacent California Drive Mixed Use District general plan designation; that the
change in land use designation will not alter the land use patterns in the area since the
area is currently being used to store vehicles and is an extension of the existing
California Drive Mixed Use District; that the City of Burlingame General Plan indicates
that this designation consists of the Auto Row area along California Drive between
Burlingame and Peninsula Avenues dominated by automobile-related uses, and that
auto showrooms, hotel or retail uses are permitted on the ground floor, that automobile
dealerships and services facilities are an important part of the City's economy, and that
the proposed service facility will continue to provide a needed service for the community,
and therefore the proposed automobile service facility would be consistent with the
California Drive Mixed Use District general plan designation.
Rezoninq Findings:
The rezoning is appropriate and consistent with the intent of the General Plan and
Zoning Ordinance in that the project includes rezoning of a portion of the property which
currently contains no structures (Assessor's Parcel 029-242-020 and a portion of 029-
242-230) from the R-4 (high density multifamily residential) to the CAR (California Drive
Auto Row) zone, which will bring the entire combined site into one zoning designation
and would be consistent with the proposed California Drive Mixed Use District general
plan designation; that the City of Burlingame Zoning code indicates that retail sales and
service of automobiles is a permitted use within the CAR Zoning District and that the
proposed project conforms to all development regulations for the CAR Zoning District.
Commercial Desiqn Review Findinqs:
The proposed project is compatible with the requirements of the City's design review
criteria in that the proposal consisting of prefinished horizontal metal and aluminum
composite panel siding, painted steel and aluminum trim and an aluminum anodized
storefront system is consistent with the pattern of diverse architectural styles that
characterize the city's commercial areas and is consistent with the architectural style and
mass and bulk with the existing showroom building to remain and with other automobile
sales and service buildings in the area; that the proposal is consistent with the design
guidelines established in Chapter 5 of the Downtown Specific Plan (Design &
Character); and that 879 SF of new landscaping in the ground and six new street trees
along California Drive and Bayswater Avenue will be planted to enrich the existing
commercial neighborhood.
Vestinq Tentative Subdivision Map Findinqs:
The proposed vesting tentative subdivision map, together with the provisions for its
design and improvement, is consistent with the Burlingame Genera/ Plan and consistent
with the provisions of the Subdivision Map Act; thaf the site is physically suited for the
proposed type and density of development in that the proposed Vesting Tentative
Subdivision Map, together with the provisions for its design and improvement, is
consistent with the Burlingame General Plan and consistent with the provisions of the
Subdivision Map Act; that the site is physically suited for the proposed type of
development in that it provides an automobile service facility use in an area identified as
suitable for such use in the Burlingame General Plan; that the project provides ample
vehicular and pedestrian circulation to serve the project, and is consistent with required
development standards including setbacks, lot coverage and building height.
2
RESOLUTION NO.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Burlingame, that the applications for General Plan Amendment, Rezoning, Commercial Design
Review, and Vesting Tentative Subdivision Map are hereby granted, subject to the following
conditions:
1. 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 C3.0;
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;
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 materiais shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staf�;
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;
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;
RESOLUTION NO.
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 materials 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 Control 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 five (5) 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;
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;
�
RESOLUTION NO.
Mitigation Measures from initial Study
Aesthefics
20. The project developer shall install low-profile, low-intensity lighting directed downward to
minimize light and g/are. 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
wifh the standard California Building Code (Tit/e 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 fhe cone of light and/or
glare from the light element is kept entire/y on the property or below the top of any fence,
edge or wall.
Air Quality
21. The contractor shall implement the fo/lowing BMPs:
1) A/l 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 materia/ off-site shall be
covered.
3) AI! visible mud or dirt tracked onto adjacent public roads shall be removed using
wet power vacuum street sweepers at leasf 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 comp/eted as soon as
possib/e. Building pads shall be laid as soon as possible after grading un/ess
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 sha/l be provided for construction workers at all
access points.
7) All construction equipment sha!/ be maintained and properly tuned in accordance
with manufacturer's specifications. Al/ 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 District's phone number shall a/so be
visible to ensure compliance with applicable regulations.
5
RESOLUTION NO.
23. 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.
24. 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 nesfing 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 f/edged. 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
• Sensifivity of individual nesting species and behaviors of the nesting birds.
Biological Resources
25. 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
26. In the event archaeologica/ resources are encountered during construction, work shall
be halted within 100 feet of the discovered materia/s and workers shall avoid altering the
materia/s 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 consu/ted 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 site construction. The archaeologisf shall a/so
prepare a written report of the finding, file it with the appropriate agency, and arrange for
curation of recovered materials.
27. A discovery of a paleontological specimen during any phase of the project shall result 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.
0
RESOLUTION NO.
28. 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 wifh the Native American Heritage
Commission and the applicant to develop an agreement for treating or disposing of the
human remains.
Geology and Soils
29. Project design and construction shalf adhere to Title 18, Chapter 18.28 of the
Burlingame Municipal Code, and demonstrate compliance with a/l design standards
applicable to the California Building Code Zone 4 would ensure maximum practicab/e
protection available to users of the buildings and associated infrastructure.
30. Project design and construction, including excavation activities, shall comp/y with
Chapter 33 of the CBC, which specifies fhe safety requirement to be fulfilled for site
work. This would include prevention of subsidence and pavement or foundations caused
by dewatering.
31. The applicant sha/l 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, sidewa/ks, utilities, and other
improvements. As necessary, inclinometers or other instrumentation shall be installed as
part of the shoring system to closely monitor latera/ movement. The program shall
include a pre-condition survey including photographs and installation of monitoring
poinfs for existing site improvements.
Hazards and Hazardous Materia/s
32. 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 /ead. 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 materia/s.
33. The applicant shall contract a Certified Asbestos Consu/tant to conduct an asbestos
survey prior to disturbing potential asbestos containing building materia/s and following
the Consultant's recommendations for proper handling and disposal.
34. 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.
RESOLUTION NO.
Noise
35. The following measures,
implemented to reduce
significant level:
in addition to the best practices specified in /mpact 3, shal/ be
vibration impacts from construction activities to a/ess-than-
For all construction proposed to be located within 20 feet of adjacent
construction vibration-monitoring plan wou/d need to be implemented
conditions prior to, during and after vibration generating construction
plan tasks shall be undertaken under the direction of a licensed
Structural Engineer in the State of California and be in accordance
accepted standard methods. The construction vibration monitoring pl
implemented to include the following tasks:
structures, a
to document
activities. All
Professional
with industry
�n shou/d be
Perform a photo survey, elevation survey, and crack monitoring survey for each
identified structure. Surveys shall be performed prior fo any construction activity
and after project completion and shal/ include internal and external crack
moniforing 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 responsib/e for registering and investigating c/aims 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 resu/ts of all vibration monitoring shall be summarized and submitted in a
report shortly after substantial comp/etion 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-moniforing locafions. An explanation of a// events that exceeded
vibration limits will be included together with proper documentation supporting
any such claims.
Transportation and Tratfic
36. Prior to issuance of grading and building permits, the project applicant shall submit a
Traffic Control Plan. The Traffic Control Plan wou/d indicafe how parking for construction
workers would be provided during construction and ensure a safe f/ow 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; all site ingress and egress would occur only at the
main driveways to the project site; specifically designated trave/ 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 program.
�
RESOLUTION NO.
37. 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.
Will Loftis, Chair
I, Peter Gum, Secretary of the Burlingame Planning Commission, do hereby certify that the
foregoing resolution was adopted at a regular meeting of the Planning Commission held on the
12�h dav of December, 2016 by the following vote:
AYES:
NOES:
ABSENT:
Peter Gum, Secretary
E
. CITY OF BURLINGAME
' COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
=r�� , BURLINGAME, CA 94010
' :. �+-� . PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 85 CALIFORNIA DRIVE
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, DECEMBER 12, 2016 PUBLIC HEARING
at 7:00 P.M. in the City Hall Council Chambers, SOl Primrose NOTICE
Road, Burlingame, CA:
Application for Mitigated Negative Declaration, Rezoning,
General Plqn Amendment, Commercial Design Review and
Vesting Tentative Map for Lot Merger for a new outomobile
service facility at an existing automobile dealership at 85
CALIFORNIA DRIVE zaned CAR and R-4. APNs 029-142-020,
-030, -040 and -050 and -230
Maited: December 2, 2016
(Please refer to other side)
100-198 CALIFORNIA DRIVE LLC
3 CALIPORNIA DR
BURLINGAME, CA 94010•4410
Citv of Burlinaame
A copy of the application and plans for this project may be reviewed prior to
the meeting at the Community Development Department at 501 Primrose
Road, Burlingame, California.
�f you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice or in written correspondence delivered to the city at or
prior to the public hearing.
Property owners who receive this notice are responsible for informing their
tenants about this notice,
For additional infarmation, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to ofher side)
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85 California Drive (CAR)