HomeMy WebLinkAbout300 Airport Boulevard - Approval Letter�` CITY OF BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
June 19, 2012
Sean Jeffries
Millennium Partners
735 Market Street, Second Floor
San Francisco, CA 94103
Re: 300 Airport Boulevard
Dear Mr. Jeffries,
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696-3790
At its meeting of June 18, 2012, the Burlingame City Council conducted a public hearing to
consider the Final Environmental Impact Report and your application for amendments to the
Bayfront Specific Plan, Rezoning from APS to APN, amendments to the zoning and sign codes,
vesting tentative parcel map, development agreement, Commercial Design Review, Conditional
Use Permits for day care use for development of a new office/life science campus at 300 Airport
Boulevard.
Following conclusion of the public hearing, and after consideration of all public testimony, the
information contained in the staff report, and the record of the Planning Commission's
proceedings regarding your requests; the City Council, on a vote of 5-0, voted to approve the
project. In its action, the City Council revised the conditions of approval to amend Condition No.
17.
The Council also voted to approve an ordinance approving a Development Agreement between
the City of Burlingame and 350 Beach Road, LLC which establishes certain development rights
and obligations for the development of the property. Enclosed please find two copies of the
Development Agreement and Easement Agreement signed by the Mayor and the City Attorney.
Please have both copies signed and recorded, and have one copy return to the Community
Development Department.
The following are the revised conditions of project approval as contained in the resolution of
approval:
that the project shall be built as shown on the plans submitted to the Planning Division
and date stamped May 8, 2012, Sheets: Cover Sheet; 1 Project Notes, Vicinity Maps
and Sheet Index; 2 Building Code Analysis; 3 Preliminary Landscape Plan, 4 Building
Perspectives — Building B1 — South face, 5 Building Perspectives — Building 61 — North
Face, 6 Building Perspectives — Building 62 — North Face, 7 Building Perspectives —
Building B3 — South Face, 8 Building Perspective — Building B3 — North Face; 9A North
Campus Gateway; 9B Airport Boulevard and East/West Promenade Intersection; 9C
Retail Promenade; 9D Retail along East-West Promenade; 9E Street Retail along Airport
Boulevard; 9F Overlook to Bay; 9G Building 1 Restaurant with view to the Bay; 9H
Amenities Center with Sidewalk Cafe; 9J Streetscape of the Campus; 9K looking out
from the Office; 9L Amenities at New Bay Trail; 10 Site and Vicinity Plan; 11 a Podium
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
Parking/Site Layout Plan; 11 b Podium Parking/Site Layout Plan (Retail Alternate); 12
Podium Parking/Site Dimension Plan; 13 Basement Parking Plan; 14 Site and Building
Sections (1); 15 Site and Building Sections (2); 16 Building B1/B2 Typical Floor and Roof
Plans; 17 B3/B4 Typical Floor and Roof Plans; 18 Building 61 Elevations; 19 Building B2
Elevations; 20 Building B3 Elevations (1); 21 Building B3 Elevations (2); 22 Building B4
Elevations (1); 23 Building B4 Elevations (2); 24a Parking Structure — Floor Plans; 24b
Parking Structure — Elevations; 25 Amenities Center — Floor Plans; 26 Amenities Center
— Elevations; 27 Site Analysis and Neighborhood Photos; 28a Site Area Diagram; 28b
Landscaped Parking Area Diagram; 28c Landscaped Front Setback Diagram; 29 Site
Circulation Diagram; 30 Site and Building Exit Path Plan; 31 Building Materials/Finishes
Examples; 32 Landscape Section and Images; 33 Landscape Design Details (1); 34
Landscape Design Details (2); 35 Preliminary Grading and Drainage Plan; 36
Preliminary Utility Plan; 37 Preliminary Parcelization Plan; and 38 Site Survey;
2. 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;
3. that any changes to building materials, exterior finishes, windows, architectural features,
roof height or pitch, and amount or type of hardscape materials shall be subject to
Planning Division or Planning Commission review (FYI or amendment to be determined
by Planning staffl;
4. that the project shall include installation and maintenance of the Bay Trail and Sanchez
Channel improvements as shown in the submitted plans and shall obtain approval from
the Bay Conservation and Development Commission (BCDC) for the work within BCDC
jurisdiction;
5. that the project shall include approximately 13,000 square feet of retail use and 13,400
square feet of food service use that may be located in buildings B1, B2 and the
amenities building, and Developer shall use its best commercial efforts to lease this
space for retail or food service, including recreation-related uses such as bike rentals,
and interactive educational space, as the case may be, for two years following issuance
of the final certificate of occupancy for each building. Thereafter, any change to the use
of the space designated for retail, recreation-related or food service use shall be
reviewed and approved by the Planning Commission using the process set out in
Municipal Code Sections 25.16.040 through 25.16.085, using the conditional use permit
findings as the standard of review;
6. that the following items agreed to by the applicant shall be included as a part of the
project:
a. Drinking fountains shall be provided as a part of the Bay Trail improvements, and
shall include ground-level spouts for dogs.
b. The educational nodes provided within the Bay Trail improvements shall include
interactive features such as binocular/telescope stands and pictographic
educational elements regarding local flora, fauna, marine and wind phenomena.
c. The Sanchez Channel open space shall include an area for active use (e.g.
frisbee or catch);
;.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
7. that the conditions of the Chief Building Official's February 7, 2012 memo shall be met,
which includes the following comments:
a. an application for a building permit for this project received after December 31,
2013 must comply with the 2013 California Building Codes and adopted City of
Burlingame Ordinances unless specific land use provisions for the project were
approved by the City of Burlingame prior to 5:00 p.m. on December 31, 2013. If
the Planning Commission has approved the project then the building permit
application for that project may use the provisions found in the 2010 California
Building Codes including all amendments as adopted in Ordinance 1856 2010.
This project must comply with the City of Burlingame Green Building Ordinance
in effect at the time of building permit applications.
1) On the plans specify that this project will comply with the 2010 California
Building Codes (CBC) which will be employed by the City of Burlingame
beginning January 1, 2011.
2) Comply with the City of Burlingame Green Building Ordinance in effect at
the time of Planning Commission approval for this project.
3) Anyone who is doing business in the City must have a current City of
Burlingame business license.
4) Provide fully dimensioned plans.
5) Indicate on the plans that all work shall be conducted within the limits of
the City's Noise Ordinance. See Citv of BurlinQame Ordinance Municipal
Code, Section 13.04.100 for details.
6) Specify on the plans that this project will comply with the 2008 California
Energy Efficiency Standards or standards in effect at the time of building
permit application. Note: All projects for which a building permit
application is received on or after January 1, 2010 must comply with the
2008 California Energy Efficiency Standards. Go to
http://www.enerqy.ca.qov/title24/2008standards/ for publications and
details.
7) Indicate on the plans that all roofing systems will comply with Cool Roof
requirements of the 2008 California Energy Code. 2008 CEC §151 (fl 12.
The 2008 Residential and Non-Residential Compliance Manuals are
available on line at http://www.enerqy.ca.qov/title24/2008standards/.
8) Show the distances from all exterior walls to property lines or to assumed
property lines.
9) Show the dimensions to adjacent structures.
10) Obtain a survey of the property lines.
11) Indicate on the plans that, at the time of Building Permit application, plans
and engineering will be submitted for shoring as required by 2010 CBC,
or applicable Building Code, regarding the protection of adjacent property
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
and as required by OSHA. On the plans, indicate that the following will be
addressed:
a. The walls of the proposed
prior to construction activity.
shoring. A competent
recommendations and dE
excavation. The recomme
approved by the engineer
usage.
basement shall be properly shored,
This excavation may need temporary
contractor shall be consulted for
sign of shoring scheme for the
ided design type of shoring shall be
of record or soils engineer prior to
b. All appropriate guidelines of OSHA shall be incorporated into the
shoring design by the contractor. Where space permits, temporary
construction slopes may be utilized in lieu of shoring. Maximum
allowable vertical cut for the subject project will be five (5) feet.
Beyond that horizontal benches of 5 feet wide will be required.
Temporary shores shall not exceed 1 to 1(horizontal to vertical).
In some areas due to high moisture content / water table, flatter
slopes will be required which will be recommended by the soils
engineer in the field.
c. If shoring is required, specify on the plans whose sole
responsibility it is to design and provide adequate shoring,
bracing, formwork, etc. as required for the protection of life and
property during construction of the building.
d. Shoring and bracing shall remain in place until floors, roof, and
wall sheathing have been entirely constructed.
e. Shoring plans shall be wet-stamped and signed by the engineer-
of-record and submitted to the city for review prior to construction.
If applicable, include surcharge loads from adjacent structures that
are within the zone of influence (45 degree wedge up the slope
from the base of the retaining wall) and / or driveway surcharge
loads.
12) Indicate on the plans that an OSHA permit will be obtained for the
shoring* at the excavation in the basement per CAL / OSHA
requirements. See the Cal / OSHA handbook at: http://www.ca-
osha.com/pdfpubs/osha userquide.pdf. *Construction Safety Orders :
Chapter 4, Subchapter 4, Article 6, Section 1541.1.
13) Indicate on the plans that a Grading Permit, if required, will be obtained
from the Department of Public Works.
14) 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.
15)
16)
Provide handrails at all stairs where there are four or more risers.
Provide lighting at all exterior landings.
� Sean Jeffries
ti RE: 300 Airport Boulevard
. Council Action
June 19, 2012
17) Prior to applying for a Building Permit the applicant must obtain an
address for each structure on the site, acceptable to the Fire Marshal,
from the Engineering Department. Note: The correct address must be
referenced on all pages of the plans.
18) On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
c. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
19) Illustrate compliance with the minimum plumbing fixture requirements
described in the 2010 California Plumbing Code, Chapter 4, Table 4-1
Minimum Plumbing Facilities and Table A- Occupant Load Factor.
20) Show compliance with all accessibility regulations found in the 2010 CBC
for commercial buildings including:
a. Accessible paths of travel
b. A level landing must be provided on each side of the door at all
required entrances and exits.
c. Accessible countertops
d. Accessible bathrooms
e. Accessible parking
21) Per CBC 3003.5, all structures four or more stories in height must have at
least one elevator that can accommodate a stretcher. See the referenced
code section for dimensions (80" x 54") and other details.
22) Provide an exit plan showing the paths of travel
23) In Assembly occupancies specify aisle widths that comply with Section
1025.9.
24) Specify the total number of parking spaces on site
25) All NEW non-residential buildings must comply with the requirements of
AB-2176 Sec. 42911 (c) [2003 — 2004 Montanez] as follows:
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
a. Space for recycling must be a part of the project design in new
buildings.
b. A building permit will not be issued unless details are shown on
the project plans incorporating adequate storage for collecting and
loading recycled materials.
26) Include with your Building Division plan check submittal a complete
underground fire sprinkler plan. Contact the Burlingame Water Division at
650-558-7660 for details regarding the water system or Central County
Fire for sprinkler details.
27) Sewer connection fees must be paid prior to issuing the building permit.
8. that the conditions of the NPDES Coordinator's February 8, 2012 memo shall be met,
which includes the following comments:
a. The project will need to comply with additional and new Low Impact Development
(LID) requirements under the Municipal Regional Permit, C.3 Provisions, which
became effective on December 11, 2011. For details and technical guidance on
these C.3 requirements visit the San Mateo Countywide Water Pollution
Prevention Program (SMCWPPP) at
http://www/flowstobay.orq/bs new development.php.
b. The following C.3 forms/worksheets have been updated and project proponents
will need to use and submit these forms as part of the final construction
documents and associated building permits:
1) NPDES Permit Impervious SurFace Data Collection Worksheet*
2) C.3 and C.6 Development Review Checklist*.
"both forms are available for download at http:/lwww/flowstobay.orq/bs new development.php.
c. When submitting plans for a building permit include a list of construction
stormwater pollution prevention Best Management Practices (BMPs) as project
notes and include them as a separate full size plan sheet, preferably 2' x 3' or
larger. Project proponents may use the attached Construction Best Management
Practices (BMPs) plan sheet to comply with this requirement. Electronic file is
available for download at http://www/flowstobay.orq/bs construction.php (scroll
about half-way down the page and click on Construction BMP Plan Sheet).
9. that the conditions of the Parks Supervisor's February 6, 2012 memo shall be met, which
includes the following comments:
a. Submit a Landscape Project Application to the Parks Division in compliance with
the Water Conservation in Landscape Ordinance.
b. New trees in the Airport Boulevard islands shall be Platanus acerFolia 'Columbia'.
10. that the conditions of the Fire Marshal's April 26, 2010 memo shall be met, which
includes the following comments:
f.
a. All buildings shall be equipped with fire alarms, fire sprinklers and standpipes
where required by the California Fire Code and the Burlingame Municipal Code.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
b. Fire Flow and Fire Hydrants shall conform to Appendix B and C of the
International Fire Code 2006 Edition.
c. Fire apparatus access shall be provided for all buildings in accordance with §503
of the International Fire Code.
d. Fire Control Room as required by the California Building Code shall be placed to
the exterior of the building with exterior access. Rooms shall be positioned
facing fir apparatus access. This requirement may negate exterior remote
annunciators and key boxes intended to house HMIS/HMMP as required for
Burlingame Municipal Code.
e. Please see Burlingame Municipal Code specific to Addressing Requirements and
Key Boxes associated with Hazardous Materials.
f. The fire department shall request HMIS/HMIP in accordance with the California
Fire Code. All inventory lists shall at minimum indicate the hazardous material
class and quantities consistent with Table 2703.1.1(1), Title 24 CFC classes and
units (i.e.: pounds, gallons, cubic feet at NTP, etc.).
g. Space shall be provided within each Highrise for installation of a
repeater/receiver antenna and supporting equipment for City Communications.
An electrical supply source shall be provided at the antenna/equipment location.
Reasonable access shall be provided to City staff contractors for installation of
necessary telephone lines and for purposes of installation, maintenance,
adjustment and repair of the antenna/equipment.
11. that the conditions of the Public Works Department, Engineering Division's May 8, 2012
memo shall be met, which includes the following comments:
a. With City approval, the Developer proposes to construct a new, realigned Airport
Boulevard through the Project and to construct Bay Trail and Bay frontage
improvements in the City's right-of-way easement of the original Airport
Boulevard. Developer understands that the underlying fee of the original Airport
Boulevard ROW, from the existing Sanchez Chanel Bridge East to Fisherman's
Park and South from Fisherman's Park to Beach Road, is owned by the State of
California, State Lands Commission and that the City only holds a ROW
easement over same. Developer shall give the State Lands Commission written
notice of its development plans and specifically, notice of the proposed
improvements to be constructed in the ROW of the original Airport Boulevard
alignment, within ten (10) days of the Planning Commission's recommendation of
the Project to the City Council. At any time, should State Lands have any
concerns over said improvements, object to any aspect of the proposed
improvements or initiate any type of administrative or judicial action in regard to
these proposed improvements, Developer shall hold harmless, defend and
indemnify the City, its officers, agents and employees from any and all fees
(including attorneys' fees), damages, fines or any other costs of any kind related
to such objections, claims or actions.
Additionally, the Developer shall obtain letters of no objection to the proposed
realignment of Airport Boulevard from all utility companies. The Project
Developer shall relocate all existing utilities from within the existing Airport
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
Boulevard roadway to the proposed realigned Airport Boulevard roadway to the
satisfaction of the City Engineer and affected utility companies.
b. The developer shall prepare necessary engineering drawings and construction
documents to construct the Sanchez Channel Bridge widening as identified in the
existing BCDC permit to provide the necessary width for pedestrian, bicyclist and
vehicular access along Airport Boulevard. The developer shall complete
construction of these improvements at his/her expense. These drawings shall be
approved by the City Engineer as part of the Building Permit process.
c. The developer shall be responsible to meet all San Francisco Bay Conservation
and Development Commission (BCDC) requirements for the project and provide
the City with documentation of all approvals by BCDC for all work within 100 feet
of the shoreline band along the San Francisco Bay and Sanchez drainage
channel.
d. The developer shall enter into a Site Maintenance Agreement with the City for
maintenance of all landscape, sidewalk, medians, and stormwater improvements
as well as roadway improvements that do not conform to city standards, such as
the proposed roadway intersections. The Site Maintenance Agreement shall be
executed prior to the issuance of the Building permit.
e. All traffic improvements, including but not limited to traffic signals,
countdown signals, pedestrian audible signals, signal interconnection
street lights, signage, street markings, etc., shall be approved b
Engineer and installed at the property owner's expense. The
streetlights must conform to current standards which require Beta
equivalent. The developer shall submit and obtain approval of th
engineering drawings and specifications for all public improvements
the building permit process.
pedestrian
hardware,
y the City
proposed
LED's or
e required
as part of
f. The project shall reimburse to the City the operation, maintenance and energy
costs of the proposed traffic signals. The City will maintain the newly proposed
traffic signal operations. The operation cost of the traffic signal will be adjusted
annually by the City based on prevailing costs. The electricity costs will be based
on direct billing by PG & E.
g. The developer shall provide at his/her expense shoreline access, adequate
erosion protection and site amenities to the standards established by the City
and BCDC.
h. The Bay and drainage channel shorelines located on this property will require
stabilization improvements to provide flood protection for the public access trail
and bridge. All shoreline and drainage channel slope protection measures, need
to be reviewed and approved by the City Engineer.
The public and facility users shall be safely provided for and protected from the
flooding of the site in the event of a disaster. This includes a storm or an
earthquake which coincides with a maximum high tide and possible breaching of
Sanchez Channel and/or Airport Boulevard levees. The property owner shall
employ a qualified engineer to analyze the seismic stability of the Sanchez
Channel and Airport Boulevard levees and identify protection against possible
�
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
earthquake or storm event. The property owner shall submit the structural and
seismic stability analysis to the City Engineer for review and approval. If the
analysis indicates that improvements are necessary along the project site to
provide stability for an event, such improvements shall be installed as approved
by the City Engineer prior to occupancy of the first building.
The developer shall be required to incorporate the following measures into
project design in order to reduce the potential impacts of flooding:
1) Necessary tide gates shall be installed in the storm drain system on the
project site to prevent high water from back flowing into the site during flood
periods;
2) Adequate drainage and pump facilities, including a sound-baffled backup
power supply, shall be provided in the parking area to prevent water ponding
in excess of ten (10) inches in the event of a 100-year flood;
3) Storm drainage facilities shall be designed to accommodate any future
settlement of the site, levees and other fill along the site perimeter;
4) A flood contingency plan shall be developed to provide guidelines for
management of vehicles in the event of flooding of the parking area; and
5) On-site improvements shall be designed to provide 100-year flood protection.
All emergency equipment, generators, controls, and motors shall be located
above the 100-year flood elevation.
k. The developer shall install a six-inch diameter recycled water main with the
roadway improvements. This six-inch line shall extend from the existing Sanchez
Channel Bridge east to the other end of the new roadway alignment near Beach
Road. Initially the line shall be connected to the City water main and serve as
the service connection for irrigation. This line and the irrigation system shall
convert to a recycled water line once it becomes available. These improvements
shall be done at the property owner's cost and shall be completed in concurrence
with the roadway improvements.
The project developer shall implement and maintain an appropriate
Transportation Demand Management measures in accordance with the San
Mateo County Congestion Plan to reduce the number of trips generated by this
project.
m. Detailed grading and drainage plans shall be submitted by the project developer
for review by the City Engineer at the time of applying for a building permit.
n. The project shall comply with the City's NPDES permit requirement to prevent
storm water pollution during and after the construction. In addition, the project
developer shall provide all documentation relating to compliance with the
Regional Municipal Permit from the State of California Water Resources Board.
o. It is possible that this project may require approvals and permits from the U.S.
Army Corp of Engineers, Department of Fish and Game, and the California
Regional Water Quality Control Board. The applicant must provide written
records of contacting the above agencies demonstrating that a permit has been
obtained or is not required.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
p. All street improvements plans shall be submitted to the City for review and
approval. These improvements include but are not limited to sanitary sewer
mains and laterals; water mains and services; storm drain mains and inlets;
street structural sections, soils report, etc. Hydrologic and hydraulic calculations
are required for all designs associated with the new road alignment. The road
structural section shall be designed to a traffic index of minimum 12.0 and shall
withstand vertical displacement due to natural subsurface settlement. The
structural section shall be designed for a 20-year life based on recommendations
of a professional geotechnical engineer and accompanying soils report.
q. The project developer shall perform necessary engineering studies to determine
the required capacity and improvements to the system to be approved by the City
Engineer. At the City's discretion, the sanitary sewer improvements shall be
routed along Airport Boulevard to an existing pump station, thence along Airport
Boulevard to the Wastewater Treatment Plant. The sanitary sewer system
improvements shall be designed and constructed to accommodate the fully built-
out conditions of the project and adjacent properties.
The project shall abandon the existing potable water main located within existing
alignment of Airport Boulevard from Fisherman's Park to Beach Road. The
project shall evaluate the existing condition of the water main. If necessary and
at the City's discretion, the project shall design and construct a new potable
water main system along the newly proposed Airport Boulevard from Beach
Road to the Sanchez Channel as well as the replace the existing potable water
main segment from Sanchez Channel to Fisherman's Park.
s. The project shall install purple piping in buildings for future reclaimed water use
in building applications.
12. that demolition or removal of any 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;
13. 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;
14. Exterior lighting for the project would be designed to meet the requirements of
Burlingame Municipal Code Section 18.16.030 (pertaining to light spillage off site in
commercial or residential areas), the California Energy Commission, and the Illuminating
Engineering Society of North America for illumination levels. Compliance with these
perFormance standards would minimize the dispersion of light in a manner that reduces
the glow or aurora effect to acceptable and allowable levels. In addition, the project area
already contains numerous sources of exterior lighting, and is not adjacent to uses that
would be sensitive to light spillover.
�
15. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
16. that the overall height of the buildings as measured from the top of curb at Airport
Boulevard (+ 14.5' elevation) shall be no taller than the following heights: Buildings B1
and B2, 97.0', Building B3, 129.0', Building B4, 144.0', Parking Structure, 67.5', and
Amenities Building, 49.0'; building heights shall be surveyed at the framing of each floor
and at the installation of the parapet screen and shall be reported to the Building Division
as each floor is framed and accepted by the City Engineer before framing of the
subsequent floor or roof commences. The entire building height of each structure shall
be surveyed to confirm conformance with the approved plans and conditions of approval
before scheduling the final framing inspection. If the building does not conform at any
point in the construction process, it shall be made to conform before construction
continues and any further city inspections shall be scheduled (Building Division);
17. that the applicant shall pay the required Bayfront Development Fee based on the square
footage of the buildings and the current rate adjusted for inflation, the total fee due is
calculated to be $1,695,070.00. Per the development agreement, one-half of the fee is
due at the time of issuance of the first City Building Permit for construction of a building,
and one-half is due before the final framing inspection is scheduled, for each
Development Phase. The fee due shall be offset by the actual costs incurred by
Developer in designing, preparing, installing and constructing (a) the realignment and
widening of Airport Boulevard but limited to the customary and ordinary costs for such
improvements without special pedestrian treatments, and (b) the Sanchez Channel
bridge widening as outlined in the Development Agreement (Planning Division);
18. that the applicant shall pay the required public facilities impact fees based on the square
footage of the buildings, and that the Parks and Recreation fee ($131,924.00) and the
Storm Drain Fee ($549,939.00) shall be waived, the total remaining fee due shall be
$1,102,179.00. The remaining fees shall be payable by development phase, and shall
be submitted to the Planning Division prior to the issuance of the first building permit for
construction of each building as follows: Building B1: $209,802.00, Building B2:
$209,802.00, Building B3: $293,722.80, Building B4, $335,683.20, and Amenities
Center: $53,169.00 (Planning Division);
19. that the property owner shall be responsible to see that small delivery trucks or vans
making periodic deliveries are on-site only during office hours; no trucks, recreation
vehicles or other vehicles shall be stored or parked on site continuously throughout the
day or overnight, and no parking shall be leased to tenants or any other users for any
purpose;
20. that the property owner shall comply with the Transportation Demand Management
Program prepared by Fehr and Peers for 350 Beach Road, LLC dated April 6, 2011
including the following measures:
a. Secure Bicycle Storage: Secure, indoor bicycle storage for up to 26 bicycles
shall be provided in a lobby or garage level room within each of the four office
buildings. In addition, bicycle racks for up to 50 bicycles will be located outside
of Buildings #1 or #4.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
b. Showers and Changing Rooms: Shower facilities with changing rooms shall
be provided throughout the site, with access available to all employees. Shower
facilities (two men's and two women's) and changing rooms (one men's and one
women's) shall be provided in each of the four office buildings, the amenities
center shall include 12 showers and two changing rooms.
c. Shuttle Service: Coordinate with the Peninsula Commuter Alliance to add two
stops within the project site to the existing commuter shuttle from the Millbrae
Intermodal Station. The shuttle provides 10-minute headways during peak
periods.
d. Carpool Parking: Provide 15 preferential parking spaces for carpools at each of
the four office buildings.
e. Vanpool Parking: Provide two preferential parking spaces for vanpools at each
of the four office buildings.
f. Commute Assistance Center:
1) Provide an on-site one-stop shopping for transit and commute
alternatives information.
2) Provide a part-time on-site TDM coordinator available to assist building
tenants with trip planning.
g. Employees' Surveys: The TDM coordinator shall develop and administer two
surveys per year to examine TDM program participation and best practices.
h. Video Conferencing Centers: One video conferencing center shall be installed
at each office building for use by the tenants of the facility.
i. On-Site Amenities/Accommodations: On-site amenities, including banking,
retail, delivery dry cleaning, exercise facilities, child care center, delivery
pharmacy and food service shall be provided at the project site to encourage
people to stay on site during the work day;
j. On-Site Bicycles for Employee Use: Bicycles shall be provided at each office
building. Employees will have access to bicycles during breaks for personal or
business use.
k. Child Care Services: Child care center service shall be provided on site;
I. Guaranteed Ride Home Program: Employees will have access to the
Guaranteed Ride Home (GRH) program administered by the Peninsula
Congestion Relief Alliance (Alliance) for emergencies. The program provides
vouchers for taxicabs or rental cars for this purpose.
m. Transportation Action Plan: The TDM coordinator shall work with the Alliance
to create a Transportation Action Plan for each tenant.
n. Transportation Management Association: If the office park has multiple
tenants, each tenant shall provide a representative to form a Transportation
Management Association and be a liaison to the TDM Coordinator.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
o. Coordination of Transportation Demand Management Programs: The TDM
coordinator shall coordinate with other TDM programs with existing
developments/employers in the surrounding area.
p. Subsidy for Transit Tickets: Employers shall offer subsidies to employees to
compensate them for the cost of transit tickets.
q. Electric Vehicle Stations: The applicant shall provide plug-in stations for
electric vehicles.
House Car for Employee Use: Each building will provide employees with
access ta a"house car" for use during the day.
THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION
PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION:
21. 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 Department;
22. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the
height of the roof ridge and provide certification of that height to the Building Division;
and
23. that prior to final inspection, Planning Division staff will inspect and note compliance of
the architectural details (trim materials, window type, etc.) to verify that the project has
been built according to the approved Planning and Building plans.
Mitigation Measures from Environmental Impact Report:
Measures Applicable to 300 Airport Boulevard Project as well as future developmenf of
the 350 Airport Bou/evard site:
24. Amphlett Poplar Intersection: The City of San Mateo is considering a range of potential
improvements at the Amphlett Boulevard/Poplar Avenue intersection to provide sufficient
capacity for existing and future traffic volume. However, a specific improvement project
has not been identified at this time. The Project Sponsor, and any future project sponsor
for development of the 350 Airport Boulevard site, shall negotiate an agreement with the
City of San Mateo to make a fair share contribution toward the cost of improvements at
this intersection for each project's respective impacts (Transportation, Planning, Public
Works, City of San Mateo);
25. Implement Recommended Dust Control Measures. To reduce particulate matter
emissions during Project excavation and construction phases, the Project contractor(s)
shall comply with the dust control strategies developed by BAAQMD. The Project
Sponsor shal! include in all construction contracts the following requirements or
measures:
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas,
and unpaved access roads) shall be watered two times per day.
• All haul trucks transporting soil, sand, or other /oose material off-site shall be
covered.
� All visible mud or dirt track-out onto adjacent public roads shall be removed using
wet power vacuum street sweepers at least once per day. The use of dry power
sweeping is prohibited.
• All vehicle speeds on unpaved roads shall be limited to 15 mph.
• 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.
• 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 toxres control measure Title 13, Section 2485 of . California Code of
Regulations (CCR]). Clear signage shall be provided for construction workers at all
access points.
• 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.
• 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 Drstrict's phone number shall also be
visible to ensure compliance with applicable regulations. (Air Quality; (Planning and
Building Divisions);
26. Construction Epuipment Emissions Minimization. To reduce the potential impacts
resulting from Project construction activities, the Project Sponsor shall include in contract
specifications a requirement for the following measures:
Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to two minutes;
The Project shall develop a construction plan demonstrating that the off-road
equipment (more than 50 horsepower) to be used rn the construction Project (i. e.,
owned, /eased, and subcontractor vehicles) would achieve a Project wide fleet-
average 20 percent NOx reduction and 45 percent PM reduction compared to the
most recent CARB fleet average (as specified in California Code of Regulations
Article 4.8, Section 2449 Genera/ Requirements for In-Use Off-Road Diesel-
Fueled Fleets). Acceptable options for reducing emissions include the use of late
model engines, low-emission diesel products, alternative fuels, engine retrofit
technology, after-treatment products, add-on devices such as particulate filters,
and/or other options as such become available;
All construction equipment, diesel trucks, and generators shall be equipped with
Best Available Control Technology for emission reductions of NOx and PM;
Sean Jeffries
• RE: 300 Airport Boulevard
- Council Action
June 19, 2012
• Use of Interim Tier 4, if applicable, or equivalent equipment for all uses where
such equipment is available;
• Use of Tier 3 equipment with Best Available Control Technology (BACT) or
alternative fuel vehicles for applications where Tier 4 Interim engines are not
available;
• Prohibition of diesel generators for construction purposes where feasible
alternative sources of power are available;
• All construction equipment shall be maintained in proper working condition in
accordance with manufacturer's specifications;
• Diesel-powered construction equipment shall comply with BAAQMD
requirements or meet Tier 3 or Tier 4 EPA/CARB standards; and
• To the extent feasible, the existing electricity infrastructure surrounding the
construction sites shall be used rather than electrical generators powered by
internal combustion engines. (Air Quality; Planning and Building Divisrons)
27. �plication of Low-VOC Coatinqs. The Project Sponsor shall use low VOC (i. e., ROG)
coatings beyond the local requirements as per the BAAQMD Guideline (i.e., Regulation
8, Ru/e 3: Architectural Coatings) (Air Quality; Planning and Building Divisions);
28. Implement Best Manaqement Practices to Reduce Construction Noise. The following
BMPs shaU be incorporated into the construction documents to be implemented by the
Project contractor.
a. Maximize the physical separation between noise generators and noise
receptors. Such separation includes, but is not limited to, the following
measures:
i. Use heavy-duty mufflers for stationary equipment and barriers around
particularly noisy areas of the site or around the entire site;
ii. Use shields, impervious fences, or other physical sound barriers to inhibit
transmission of noise to sensitive receptors;
iii. Locate stationary equipment fo minimize noise impacts on the
community; and
iv. Minimize backing movements of equipment.
b. Use quiet construction equipment whenever possible.
c. Impact equipment (e.g., jack hammers and pavement breakers) shall be
hydraulically or electrically powered wherever possible to avoid noise
associated with compressed air exhaust from pneumatically-powered too/s.
Compressed air exhaust si/encers shall be used on other equipment. Other
quieter procedures, such as drilling rather than using impact equipment, shall
be used whenever feasible.
d. Prohibit unnecessary idling of internal combustion engines.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
e. Select routes for movement of construction-related vehicles and equipment in
conjunction with the Burlingame Planning Division so that noise-sensitive
areas, including residences and schools, are avoided as much as possible.
The project sponsor shall designate a"disturbance coordinator" for
construction activities. The coordinator would be responsible for responding
to any local complaints regarding construction norse and vibration. The
coordinator would determine the cause of the noise or vibration complaint
and would implement reasonable measures to correct the problem. (Noise,
Planning and Building Divisions);
29. Notifv Nearbv Businesses of Construction Activities that Could Affect Vibration-Sensitive
Equipment. The Project Sponsor shall provide notification to adjacenf prope►ty owners
and occupants, prior to the start of construction, informing them of the estimated start
date and duration of vibration-generating construction activities during site preparation,
grading, and pile driving, if required. This notification shall include information warning
about the potential for impacts related to vibration-sensitive equipment. The Project
Sponsor shall identify a phone number for the property owners and occupants to call if
fhey have vibration-sensitrve equipment on their site. (Noise, Planning and Building
Divisions);
30. Implement Construction BMPs to Reduce Construction Vrbration. The Project Sponsor
shall implement the following measures during construction of all Project components:
To the extent feasible, construction activities that could generate high vibration levels
at any identified vibration-sensitive locations shall be scheduled during times that
would have the least impact on nearby land uses. This could include restricting
construction activities in the areas of potential impact to the early and late hours of
the work day, such as from 8:00 a.m. to 10:00 a.m. or 4:00 p.m. to 6:00 p.m. Monday
to Friday.
• Stationary sources, such as construction staging areas and temporary generators,
shall be located as far from nearby vibration-sensitive receptors as possible.
• Trucks shall be prohibited from idling along streets serving the construction site
where vibration-sensifive equipment is located.
� Avoid pile driving when possible within 100 feet of an existing structure. (Noise,
Planning and Building Divisions);
31. Implement Alternative Pile Drivinq Methods. The Project Sponsor shall use alternative
pile driving methods (e.g., drilled or steel piles) for piles driven in proximity to existing
vibration receptors such that vibration levels at vibration-sensitive equipment shall not
exceed 65 VdB. (Noise, Planning and Building Divisions);
32. Bird Nest Pre-Construction Survev. The Project Sponsor(s) shall retain a qualified
biologist to conduct preconstruction breeding-season surveys (approximately March 15
fhrough August 30) of the Project Site and immediate vicinity during the same calendar
year that construction is planned to begin, in consultation with the CDFG as discussed
below.
�
Sean Jeffries
• RE: 300 Airport Boulevard
• Council Action
June 19, 2012
If phased construction procedures are planned for the Project, the results of the above
survey shall be valid only for the season when it is conducted. A report shall be
submitted to CDFG, followrng the completion of the bird nesting survey thaf includes, at
a minimum, the following information:
• A description of inethodology including dates of field visits, the names of survey
personnel with resumes, and a list of references cited and persons contacted.
• A map showing the location(s) of any bird nests observed on the Project Site.
If the above survey does not identify any nesting bird species on the Project Site, no
further mitigation would be required. However, should any active bird nests be located
on the Project Site, the following mitigation measure shall be implemented. (Biological
Resources, Planning Divisron);
33. Bird Nest Buffer Zone. The Project Sponsor(s), in consultation with CDFG, shall delay
construction in the vicinity of active bird nest sites located on or adjacenf to the Project
Site during the breeding season (approximately March 15 through August 30) while the
nest is occupied with adults and/or young. !f active nests are identified, construction
activities should not occur within 500 ft of the nest. A qualified biologist shall monitor the
active nest until the young have fledged, until the biologist determines that the nest is no
longer active, or if it is reasonab/e that construction activities are not disturbing nesting
behaviors. The buffer zone shall be delineated by highly visible temporary construction
fencing. (Biological Resources, Planning and Building Divisions);
34. In order to reduce si.qnificant impacts to the City's wastewater conveyance and treatment
system associated with the Prolect, the Prolect Sponsor shall adhere to either of the two
followinq mitiqafion measures:
a. Uaarade Pump Capacity at the Exisfinq 399 Rollins Road Pump Station and
Reduce lnflow and Infiltration within the Wastewater Svstem. The Project
Sponsor(s) shall contribute fair-share funds toward the upgrade of the 399 RRPS
capacity, or equivalent project to increase capacity in the system, to
accommodate the increased PWWF that would result from implementation of the
Project. Additionally, the Project Sponsor(s) shall rehabilitate the existing
wastewater system, where necessary, to reduce inflow and infiltration that
contributes to PWWFs at the WWTP in an amount concomitant with increases in
flows contributed by the 300 Airport Boulevard Project.
b. Upgrade to the Existing Airport Boulevard Conveyance System Vanant to Rollins
Road Pump Station Upgrade. The Project Sponsor(s) shall coordinate with the
City of Burlingame Public Works Department to upgrade the capacity of the City's
wastewater conveyance and treatment system to accommodate the increased
PWWF that would result from implementation of development of the 300 and 350
Airport Boulevard Sites. Such measures could include, as necessary, installation
of a new pump station within public right of way or other area near the Sanchez
Channel Bridge on the Project Site, upgrade the capacity of the existing Airport
Boulevard Pump Station, extension of wastewater lines across Sanchez
Channel, via attachment to the Sanchez Channel Bridge, to tie into existing
wastewater lines under Airport Boulevard west of the Project Site, and
increasing, as required, the capacity of existing gravity /ines between the Project
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
Site and the Airport Boulevard Pump Station and existing force main between the
Airport Boulevard Pump Station and the IM�rP. The Projecf Sponsor shall
construct the necessary improvements to serve the Project Site and additional
properties along Airport Boulevard that would connect to this sewer line.
(Utilities, Public Works Department);
MITIGATION MEASURES APPL/CABLE ONLY TO THE 300 A/RPORT BLVD, PROJECT
35. Reduce Risk of Exposure Durinq Construction. If the childcare center is operational
during the construction of Phase 2 of the Project, one of the following shall be
implemented:
A. A Health Risk Assessment is conducted prior to commencement of construction
of Phase ll that demonstrates, to the satisfaction of the BAAQMD, that impacts
to the children at the childcare center are less than significant during Phase ll
construction or specific subphases of Phase ll construction; or
B. lmplement the following building design and operational restrictions.
1. The childcare center building shall be designed such that the air intake
would be located at the far eastern edge of the building with the air intake
facing east.
2. A MERV 15 or higher rated filter shall be installed and operated for at
least the duration of construction activities. The MERV 15 or higher rated
filters have the potential to remove up to 85 percent of particles of 2.5
microns or greater thereby reducing interior levels of pollutants.
3. All outdoor activities at the childcare center shall be suspended while
consfruction activities are occurring.
If implementation of this Mitigation Measure is rnfeasible, then the childcare center would
be prohibited from operating during Phase ll construction. (Air Quality, Building and
Planning Divisions);
36. Maintenance and Testinp of Generators. As part of the conditions of operation for the
onsite back-up generators, all diesel emissions associated with the maintenance and
testing of the generators should be conducted at such times as the daycare center is not
in operation, particularly nights and weekends. (Air Quality, Building and Planning
Divisions);
37. Implementation of MERV 15 Filters. The Project Sponsor shall consider implementing
MERV 15 or higher rated filters for the amenities building. This would further reduce
exposure of daycare students to emissions from US 101. The MERV 15 or higher rated
filters have the potential to remove up to 85 percent of PM2.5 and would reduce risk
while students were inside the building. (Air Quality, Building and Planning Divisions);
38. Incorporate GHG Reduction Measures for Maintenance Activities. The Project Sponsor
shall provide infrastructure for the use of elecfric landscape equipment during
landscaping activities, where feasible. (Climate Change, Planning Division and Parks
Department);
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
39. Incorporate Trees and Veqetation into Proiect Desiqn. Trees and other shade structures
shall be incorporated into the Site Plan to maximize summer shade and to minimize
winter shade. (Climate Change, Planning Division and Parks Department);
40. Renewable Enerqy System. The 300 Airport Boulevard Project shall offset 10 percent of
project electricity demand through implementation of onsite renewable energy systems
or through investment in offsite alternative energy systems. (Climate Change, Planning
and Building Divisions);
41. Drouqht Toleranf Landscapin.q. The 300 Airport Boulevard Project shall reduce irrigation-
related water demand by a minimum of 10 percent through the implementation of
drought tolerant landscaping. (Climate Change, Planning Division and Parks
Department);
42. Cool Roof Material. The 300 Airport Boulevard Projecf shall incorporate cool-roof
materials into project design to reduce electricity demand associated with building
heating, ventilation, and air conditioning (HVAC) by a minimum of 7 percent. (Climate
Change, Planning and Building Divisions);
43. Water Conservation Measures. The 300 Airport Boulevard Project shall implement
immediate water conservation measures to reduce building water demand by 33
percent. Building water demand shall ultimately be reduced by 50 percent when the
City's recycled water system is implemented. (Climate Change, Planning and Building
Divisions);
44. Enerqy Efficiency bevond Title 24 Standards. The 300 Airport Boulevard Project shall
reduce building energy demand beyond the 2005 Title 24 Standards by 26 percent.
(Climate Change, Planning and Buifding Divisions);
45. Operation Solid Waste Reduction. The 300 Airport Boulevard Project shall implement a
solid waste reduction program to reduce operational solid waste by a minimum of 10
percent. (Climate Change, Planning Division);
46. Utilize Alternative Fueled Vehicles and Local Buildinq Materials. In accordance with
BAAQMD BMPs, the Project Sponsor shall incorporate into the construction fleet a
minimum of 15 percent of construction vehicles and equipment operated by alternative
fuels. Further, the Project Sponsor shall ensure that a minimum of 10 percent of building
materials are locally sourced, where feasible. (Climate Change, Planning and Building
Divisions);
47. Conduct a Wetland Delineation. The Project Sponsor shall retain a qualified biologist to
conduct a wetland delineation of the Project Site. This delineation shall be submitted to
the Corps for verification prior to the issuance of any grading permits for the Project. If
the Corps determines that the features in the Project Site are not jurisdictional, then no
further mitigation would be required. (Biological Resources, Planning and Building
Divisions);
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
48. Obtain Applicable Permits and Certifications. If the Corps determines that these
features are jurisdictional, then fhe Project Sponsor must obtain a CWA Section 404
permit from the Corps, and a CWA Section 401 Water Quality Certification from the
RWQCB prior to issuance of any grading permits for the Project. A requirement of the
permits will be compensation such that there is no net /oss of wetlands. This
compensation requirement can be satisfied through avoidance, onsite and/or offsite
construction and preservation of wetlands or by purchase of mitigation credits at an
approved mitigation bank. At certified mitigation banks, the Corps typically requrres a
minimum 1:1 ratio, but may require higher ratios for certain wetland types. (Biological
Resources, Planning and Building Divisions);
49. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for
Underqround Structures. To protect underground structures from sea level rise flood
risks, prior to approving grading and/or building permits the Crty shall ensure that the
project design incorporates its floodplain development requirements into all applicaBle
project features using a f/ood elevation of at least 7.1 feet. All below-ground structures,
including storm drains, sewers, equipment facilities, and others, shall be flood proofed
and designed to withsPand hydrostatic forces and buoyancy from water surface
elevations up to 7.1 feet in elevation. Certain portions of the shoreline open space may
not be protected at the ultimate level of flooding, given proposed heights. However,
developed areas of the Project would be protected. For the shoreline areas, an adaptive
strategy would be developed to address end-of-century conditions. (Hydrology, Building
Division and Public Works Department);
50. Provide Adeauate Storm Flow Convevance Capacitv for Sea Level Rise Conditions. To
ensure that the storm drain system conveyance capacity is not constricted by sea level
rise at the outlets, the Project Sponsor shall design the storm drain system to adequately
convey stormwater runoff at outlet water surface elevations equivalent to the 100-year
flood event base elevation plus sea level rise of 55 inches (water surface elevatron of
11.6 feet at the outlet). Prior to receiving a grading permit, the City shall review project
designs and studies for adequacy of storm flow conveyance with an outlet surface water
elevation of 11.6 feet and in accordance with City design standards. The City shall
prepare Conditions of Approval, where necessary, to ensure that the design criteria are
met. The Project Sponsor shall incorporate applicable City Conditions of Approval into
project designs, prior to receiving a grading permif. (Hydrology, Public Works
Department);
51. Provide Protection of Shoreline and Flood Protection Features from Hvdrodvnamic
Forces from Sea Level Rise Conditions. Prior to receiving a grading permit, in order to
ensure that the shoreline and flood protection features associated with the proposed
project provide protection under sea level rise hydrodynamic and/or hydrostatic
conditions, the Project Sponsor shall prepare engineering studies to identify expected
hydrodynamic forces for under storm surge conditions (at least 2 percent wave run-up)
and a base flood elevation of at least 11.6 feet and hydrostatic forces from a water
surface elevation of 8.1 feet (mean higher high water plus 55-inch sea level rise). For the
shoreline areas, an adaptive strategy would be implemenfed to address end-of-century
conditions.
�
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
The Project Sponsor shall design shoreline and flood protection features that could
accommodate hydrodynamic forces from sea level rise conditions along wherever flood
protection features are identified under Mitigation Measure HY-7.1 and at shoreline
protection features for stability and integrity under storm surge conditions (at least 2
percent wave run-up) and a base flood elevation of at least 11.6 feet. The Project
Sponsor shall also design flood protection features for protection against hydrostatic
forces from a water surface elevation of 8.1 feet (mean higher high water plus 55-inch
sea level rise). The City shall review designs and associated studies for conforrrtance
with City requirements and adequacy of design measures to withstand hydrodynamic
and hydrostatic forces associated with the design criteria.
The Project Sponsor shall a/so design erosion protection along the shoreline set-back
area for protection under storm surge conditions (at least 2 percent wave run-up) and a
base flood elevation of at least 11.6 feet. The City shall review designs and associated
studies for adequacy in profecting the shoreline set-back area under these conditions.
The City Public Works Department shall prepare Conditions of Approval, where
necessary, to ensure that the design criteria are met. Prior to receiving a grading permit,
fhe Project Sponsor shall incorporate applicable City and BCDC Conditions of Approval
into project designs.
M/TIGATION MEASURES APPLICABLE TO THE FUTURE DEVELOPMENT OF THE
350 A/RPORT BOULEVARD SITE
52. Implement TDM Proqram as part of 350 Airport Boulevard Proiect. These measures
could include: secure bicycle storage, showers and changing rooms, shuttle service,
preferential parking for carpoolers, preferential parking for vanpoolers, commute
assistance center, employees' surveys, video conferencing centers, on-site amenities
accommodations, on-site bicycles for employees, child care services, guaranteed ride
home program, transportation action plan, transportation management association, and
coordination of TDM programs (Air Quality, Planning Division);
53. Implement enerqy efficiency measures with 350 Airport Boulevard Proiect. These
measures could include: LEED certification or to exceed energy efficiency beyond Title
24 requirements which would further aid in reducing stationary source emissions (Air
Quality; Planning and Building Divisions);
54. Incorporate GHG Reduction Measures for Maintenance Activities. The Project Sponsor
shall provide infrastructure for the use of electric landscape equipment during
landscaping activities, where feasible. (Climate Change, Planning Division and Parks
Department);
55. Incorporate Trees and Vegetation into Prolect Desipn. Trees and other shade structures
shall be incorporated into the Site Plan to maximize summer shade and fo minimize
winter shade. (Climate Change, Planning Division and Parks Department);
56. Renewable Enerqv Svstem. The 350 Airport Boulevard Project shall offset 10 percenf of
project electricity demand through implementation of onsite renewable energy systems
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
or through investment in offsite alternative energy systems. (Climate Change, Planning
and Building Divisions);
57. Drouqht Tolerant Landscaping. The 350 Airport Boulevard Project shall reduce irrigation-
related water demand by a minimum of 10 percent through the implementation of
drought tolerant landscaping. (Climate Change, Planning Division and Parks
Department);
58. Cool Roof Material. The 350 Airport Boulevard Project shall incorporate cool-roof
materials into project design to reduce electricity demand associated with building
heating, ventilation, and air conditioning (HVAC) by a minimum of 7 percent. (Climate
Change, Planning and Building Divisions);
59. Water Conservation Measures. The 350 Airport Boulevard Project shall implement
immediate water conservation measures to reduce building water demand by 33
percent. Building water demand shall ultimately be reduced by 50 percent when the
City's recycled water system is implemented. (Climate Change, Planning and Building
Divisions);
60. Enerqy Efficiencv bevond Title 24 Standards. The 350 Airport Boulevard Project shall
reduce building energy demand beyond the 2005 Title 24 Standards by 26 percent.
(Climate Change, Planning and Building Divisions);
69. Operation Solid Waste Reduction. The 350 Airport Boulevard Project shall implement a
solid waste reduction program to reduce operational solid waste by a minimum of 10
percent. (Climate Change, Planning Division);
62. Implement a TDM proqram. The Project Sponsor shall ensure that future development
of the 350 Airport Boulevard Site implement a TDM program similar to that described for
the 300 Airport Boulevard Project, to reduce transportation-related GHG emissions.
(Climate Change, Planning Division and Traffic Engineer);
63. Pursue LEED Certification. Future development of the 350 Airport Boulevard Srte shall
seek LEED Gold certification or equivalent for development per the recommendations of
the City's Green Building Ordinance. The Project Sponsor shaU submit draft LEED (or
equivalent) checklists to the City Sustainability Coordinator for review and consultation.
(Climate Change, Planning and Building Divisions);
64. Placement or Screeninq of HVAC Mechanical Epuipment. All HVAC mechanical
equipment shall be located more than 60 feet from the nearest property line.
Alternafively, HVAC mechanical equipment may be installed in a noise enclosure
sufficient to reduce ground-level noise levels at the nearest property boundary to 70 dBA
CNEL or less. (Noise, Planning and Building Divisions);
65. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rrse for
Underqround Structures. To protect underground structures from sea level rise flood
risks, prior to approving grading and/or building permits the City shall ensure that the
project design incorporates its floodplain development requirements into all applicable
' Sean Jeffries
.. RE: 300 Airport Boulevard
. Council Action
June 19, 2012
project features using a flood elevation of at least 7.1 feet. All below-ground structures,
including storm drains, sewers, equipment facilities, and others, shall be flood proofed
and designed to withstand hydrostatic forces and buoyancy from water surface
elevations up to 7.1 feet in elevation. Certain portions of the shoreline open space may
not be protected at the ultimate level of flooding, given proposed heights. However,
developed areas of the Project would be protected. For the shoreline areas, an adaptive
strategy would be developed to address end-of-century conditions. (Hydrology, Building
Division and Public Works Department);
66. Provide Adepuate Storm Flow Convevance Capacitv for Sea Level Rise Conditions. To
ensure that the storm drain system conveyance capacity is not constricted by sea level
rise at the outlets, the Project Sponsor shall design the storm drain system to adequately
convey stormwater runoff at outlet water surface elevations equivalent to the 100-year
flood event base elevation plus sea level rise of 55 inches (water surface elevation of
11.6 feet at the outlet). Prior to receiving a grading permit, the City shall review project
designs and studies for adequacy of storm flow conveyance with an outlet surface water
elevation of 11.6 feet and in accordance with City design standards. The City shall
prepare Conditions of Approval, where necessary, to ensure that the design criteria are
mef. The Project Sponsor shall incorporate applicable City Conditions of Approval into
project designs, prior to receiving a grading permit. (Hydrology, Public Works
Department);
67. Provide Protection of Shoreline and Flood Protection Features from Hvdrodynamic
Forces from Sea Level Rise Conditions. Prior to receiving a grading permit, in order fo
ensure that the shoreline and flood protection features associated with the proposed
project provide protection under sea level rise hydrodynamic and/or hydrostatic
conditions, the Project Sponsor shall prepare engineering studies to identify expected
hydrodynamic forces for under storm surge conditions (at least 2 percent wave run-up)
and a base flood elevation of at least 11.6 feet and hydrostatic forces from a water
surface elevation of 8.1 feet (mean higher high water plus 55-inch sea level rise). For the
shoreline areas, an adaptive strategy would be implemented to address end-of-century
conditions.
The Project Sponsor shall design shoreline and flood protection features that could
accommodate hydrodynamic forces from sea level rise conditions along wherever flood
profection features are identified under Mitigation Measure HY-7.1 and at shoreline
protection features for stability and integrity under storm surge conditions (at least 2
percent wave run-up) and a base flood elevation of at least 11.6 feet. The Project
Sponsor shall a/so design flood protection features for protection against hydrostafic
forces from a water surface elevation of 8.1 feet (mean higher high water plus 55-inch
sea level rise). The City shall review designs and associated studies for conformance
with City requirements and adequacy of design measures to withstand hydrodynamic
and hydrostatic forces associated with the design criteria.
The Project Sponsor shall also design erosion protection along the shoreline set-back
area for protection under storm surge conditions (at least 2 percent wave run-up) and a
base flood elevation of at least 11.6 feet. The City shall review designs and associated
studies for adequacy in protecting the shoreline set-back area under these conditions.
Sean Jeffries
RE: 300 Airport Boulevard
Council Action
June 19, 2012
The City Public Works DepartmEnt shall prepare Conditions of Approval, where
necessary, to ensure that the design criteria are met. Prior to receiving a grading permit,
the Project Sponsor shall incorporate applicable City and BCDC Conditions of Approval
into project designs. (Hydrology, Public Works Department);
68. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Above-
Ground Structures. To protect structures and people from sea level rise risks at the 350
Airport Boulevard Site, prior to approving grading permits, the City shall ensure project
design incorporates its floodplain development requirements for a flood depth of the
identified 100-year flood hazard water surface elevation plus a 4.6-foot (55-inch) rise in
sea level. At a minimum, the Project Site shall be graded to over 10 feet above msl and
the finished floor elevation of all building finished floors shall be constructed to 14.5 feet
(i.e., 2.9 feet above the 11.6-foot potential flood elevation), or as otherwise determined
as grading plans are developed. (Hydrology, Public Works Department); and
69. Future Wind Tunnel Analvsis. To reduce potential impacts associater� with future
development of the 350 Airport Boulevard Site, a wind tunnel analysis shall be
conducted in order to ensure that future development of the Site is designed in a way to
minimize wind shadow effects at surrounding windsurfing areas. (Wind and Recreation,
Planning Division).
All site improvements and construction work will require separate application to the Building
Department. This approval is valid for three years during which time a building permit must be
issued. One extension of up to two years may be considered by the Planning Commission if
application is made before the end of the initial approval period.
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure
Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you
must do so within 90 days of the date of the decision unless a shorter time is required pursuant
to State or Federal law.
Sincerely,
COMMUNITY DEVELOPMENT DEPARTMENT
/ /?
William Mee er
Community Development Director
c: C. Thomas Gilman, DES Architects + Engineers, 399 Bradford St., Redwood City, CA
94063
Chief Building Official, Community Development Dept./Building Div.
s
Chief Deputy Valuation, Assessor's Office
(16.228 AC MOL PTN OF NE 1/4 OF SEC 18 T4SR4W MDB & M; APN: 029-350-180)
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