HomeMy WebLinkAbout300 Airport Boulevard - Staff Report08.08.16 PC Meeting
COMMUNICATION RECEIVED
Item # 8b
AFTER PREPARATION
300 Airport Blvd.
OF STAFF REPORT
Page 1 of 1
RECEIVED
AUG 05 2016
CITY OF BURLINGAME
CDD — PLANNING DIV.
From: Jennifer Pfaff [mailto Jjpf a)pacbell.net]
Sent: Friday, August 05, 2016 12:21 PM
To: GRP-Planning Commissioners; CD/PLG-Kevin Gardiner
Subject: 300 Airport Blvd.
RE: Landscaping Revisions - lack of trees in new plan, as per the EIR Addendum.
Honorable Chair Loftis and fellow Planning Commissioners:
Page 31 (Figure 4) in the Burlingame Point Project EIR Addendum shows a side -by -side comparison of the
previously approved project by Millennium, to the revised proposal, by Burlingame Point. The lack of trees in
the new landscape plans is startling to me. Though the original Millenium project proposal included dozens of
trees, a comparison with the new project landscaping shows significant areas devoted to hardscape, ground
cover and shrubs, but very, very few trees. Please remember that 43 existing trees will be removed from this
site, so it is essentially a blank slate. I appreciate the improved bicycle and pedestrian bay trail areas, but the
project is going to look very sterile, I think, and be very windy, without more significant tree plantings. Please
encourage the project designers to reassess this aspect of their landscape plans.
Sincerely,
Jennifer Pfaff
615 Bayswater Ave.
9uRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 22, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM
Item No: 8(a)
PROPERTY ADDRESS: 300 Airport Boulevard
APN: 026-350-130
APPLICANT/ARCHITECT/DESIGNER: Arent Fox (Applicant), Gensler (Architect)
PROPERTY OWNER: Burlingame Point LLC
GENERAL PLAN/ZONING: Commercial Uses: Office Use; Bayfront
Specific Plan Anza Point Area; Anza Point North (APN) Zoning
LOT AREA: 18.13 AC
This application has been continued from the August 8, 2016 Planning Commission meeting. The staff
report prepared for the August 8th meeting is attached unchanged, except for a correction to the
numbering of the Conditions of Approval and an update of the dates in the proposed resolutions. The
corrected numbering is indicated in tracked changes in the staff report, and the proposed resolutions
have been updated to reflect the August 22nd meeting date.
As the item was continued prior to the start of the August 8th meeting, the Planning Commission did not
hear or discuss the item. No members of the public requested to speak on the item. One member of the
public submitted correspondence to the Planning Commission after preparation of the staff report, and
the correspondence was distributed to the commission as a "received after" communication. The
correspondence, submitted by Jennifer Pfaff on August 5, 2016 is included at the end of the staff report
attachments.
1
�uRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
PROPERTY ADDRESS: 300 Airport Boulevard
APN: 026-350-130
APPLICANT/ARCHITECT/DESIGNER: Arent Fox (Applicant), Gensler (Architect)
PROPERTY OWNER: Burlingame Point LLC
GENERAL PLAN/ZONING: Commercial Uses: Office Use; Bayfront
Specific Plan Anza Point Area; Anza Point North (APN) Zoning
LOT AREA: 18.13 AC
PROJECT DESCRIPTION
On June 18, 2012 the City Council approved an application for development of a new office/life science
campus at 300 Airport Boulevard (also known as 350 Beach Road), zoned APN (Anza Point North). The
proposed project consists of two 5-story buildings, one 7-story building and one 8-story building
dedicated to office/life science uses with retail and food services on the first floor; these buildings total
730,000 square feet. In addition, there would be a two-story amenities building (37,000 SF), which would
include a child care facility (available to employees and the general public), an indoor and outdoor
exercise facility and cafeteria. Parking would be provided in a 5-story parking structure, in a podium level
parking area below the four office/life science buildings, and in smaller parking lots scattered throughout
the site. This site is currently vacant, but was formerly developed with a drive-in movie theater.
The project site is bounded by the existing Airport Boulevard to the north, Airport Boulevard and San
Francisco Bay to the east, existing light -industrial buildings along Beach Road to the south, and Sanchez
Channel to the west. The 18.13-acre project site consists of the subject property and adjacent State of
California leased lands.
Airport Boulevard would be realigned through the project site. The project also includes public access
shoreline improvements where the project adjoins the San Francisco Bay frontage and along Sanchez
Channel.
Request for Design Review Amendment. The property and project were acquired by Burlingame Point
LLC and its parent company, Genzon Group, in early 2015. The current applicant is proposing design
refinements to the previously approved project. The revised project will retain the overall development
program with four office/life science buildings, an amenities building with fitness/childcare, and a 5-story
parking structure, as well as subsurface and surface parking. Total building area would remain
approximately 767,000 square feet (0.97 FAR).
eR�,N�aME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
The following applications are being requested for the Design Review Amendment:
• Environmental Impact Report (EIR) Addendum to the certified Final EIR and Mitigation Monitoring
and Reporting Program (MMRP); and
• Commercial Design Review Amendment
The intent of the applicant has been to minimize changes between the previously approved project and
the revised project. The revised project retains the basic entitled positions of the buildings, stays within
the entitled parking counts, and retains the entitled traffic -calming measures. In addition, the office
building massing would retain the same floor plate areas, building heights, and overall bulk as the
previously approved project.
Design refinements pertain mainly to the configuration of the amenities and open space as well as
building architecture. In summary the proposed design revisions would consist of the following:
• Changes in the allocation of floor area for the proposed land uses, including the addition of a
conference space in Building 2.
• Slight reduction in total building area (approximately 250 gsf).
• Slight shifts in building footprints to accommodate additional open space adjacent to the Bay and
the Bay Trail.
• Shift in the location of Airport Boulevard by a maximum of 15 feet to the east to accommodate
building footprint relocations.
• Separation of vehicle and pedestrian zones and inclusion of a pedestrian promenade, bisecting
the Project Site in an east -west orientation.
• Reduced use of asphalt and increased green space.
• New parking entrances and truck access points.
• Increased basement area for parking.
• Third drive aisle on the top floor of the above -grade parking garage, within the entitled height
(with the exception of the overall elevator height due to manufacturer requirements).
• Construction occurring over one phase rather than two phases. (It is important to note that
although two phases were anticipated for the Previously Proposed Project, the EIR analyzed the
potential for a one -phase construction period as well.)
The revised project would reduce overall square footage at the Project Site by approximately 250 gsf.
The change in square footages is due to changes in the distribution of office, retail, food service, and
amenity uses. Table 1, below, shows the differences in uses between the previously approved project
2
BURLINGpN1E Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
and the revised project. As shown, office, office conference, and food service space would increase
compared with the Previously Proposed Project, while retail and amenity use (childcare and fitness
center) would decrease. Regardless, the number of employees would be approximately the same under
both the Previously Proposed Project and the Revised Project.
Table 1: Comparison of Previously Approved Project and Revised Project Uses (gsf)
Building
Office
Office/Life Conference
Science Space
Retail
Food
Service
Amenities
(Childcare
and Other)
Subtotal
Building 1
-11,325 —
-1,845
15,916
—
2,746
Building 2
2,264 8,538
-2,082
-5,560
—
3,160
Building 3
11,122 —
-3,570
-5,500
—
2,052
Building 4
11,299 —
-3,900
-5,700
—
1,699
Amenities Center
— —
-1,200
11,850
-20,750
-10,100
Total
13, 560a 8,538
-12, 597
11,006
-20, 750
-243
Source: Gensler, 2016.
Note:
a. The total for office/life science for the Revised Project includes 200 gsf for elevators in the promenade between
the basement -level parking
and the ground floor.
Planning Commission Study Sessions. The Planning Commission received presentations on the
revised design concepts as study items at its January 25, 2016 and February 22, 2016 meetings
(minutes attached). In the January 25th meeting the applicant presented the design concept for initial
Commission input and direction. In the February 22nd meeting the commission reviewed detailed
building elevations and design elements, including revisions made in response to comments from the
commission and public at the earlier study meeting.
The applicant has provided a response letter dated July 29, 2016 to address issues raised by
commissioners in the study meetings (attached). The applicant has also submitted a package of
diagrams to illustrate the design refinements. These include:
• Enhanced plazas at the east end of Buildings 1 and 2, including pedestrian -scaled outdoor
spaces;
• Additional plaza dining space north of Building 1 to support food and beverage programs;
• Public plaza at the west end of the pedestrian promenade, alongside the Sanchez Channel;
• Outdoor seating rooms next to Building 4;
• Provision of daylight into the west edge of the podium parking;
• Removal of pavers across Airport Boulevard from the signalized intersections to focus attention
on at the pedestrian crossing at the promenade;
3
BIRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
• PG&E service connection points on both the east and west parcels;
• Elimination of the underground vehicle tunnel connecting the podium garages, in response to
direction from City staff;
• Linear Bay Trail configuration for ease of navigation, particularly by bicyclists;
• Service facilities all accommodated within the buildings, and loading zones designated for each
building; and
• Roof terrace on the Amenity building to serve restaurant.
DISCUSSION
As noted, the revised project design would retain the overall position of the buildings on the site, the
approved uses, the overall height and square footages of the buildings, and parking counts of the
previously approved project. Design revisions are focused on the architectural design of the building
masses, and the design of the site amenities and open spaces. The land use entitlements from the
previous approval would remain in place.
Environmental Review: The City Council approval of the project in 2012 included certification of an
Environmental Impact Report (EIR) in accordance with the California Environmental Quality Act (CEQA).
As part of the Design Review Amendment application, an addendum to the EIR has been prepared (EIR
Addendum and Appendices attached). The Addendum was released for public review and comment on
July 19, 2016. The Addendum evaluates potential impacts specific to the revised design as they may
relate to the findings and conclusions of the certified EIR.
The Addendum has concluded that the revisions to the design of the project would not result in any
significant new environmental effects or a significant increase in the severity of significant impacts. All but
one impact conclusion in the certified Final EIR would remain the same for the revised project. Although
some impacts would be slightly less or slightly greater than those of the previously approved project, the
changes would be minor and would not affect the significance conclusions in the EIR.
The one mitigation measure proposed in the certified Final EIR for the previously approved project that
would change would be the elimination of a potential Air Quality Impact. As explained in Section 3.8 of
this EIR Addendum, Air Quality, because construction under the revised proposal would occur during
only one phase, sensitive receptors at the childcare center would not be present on the Project Site
during the construction period. Mitigation Measure AQ-5.1, as required for the previously approved
project, would not be required for the revised project.
The Planning Commission will review the EIR Addendum in conjunction with its action on the Design
Review Amendment application.
4
BitRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
Mitigation Monitorinq and Reporting Program (MMRP): CEQA requires the adoption of feasible mitigation
measures to reduce the severity and magnitude of significant environmental impacts associated with
project development. The previously certified Final EIR includes mitigation measures to reduce the
potential environmental effects of the Project. CEQA also requires reporting on and monitoring of
mitigation measures adopted as part of the environmental review process. A Mitigation Monitoring and
Reporting Program (MMRP) is designed to aid the City in its implementation and monitoring of measures
adopted from the certified EIR.
The EIR Addendum has determined that the revisions associated with the Design Review Amendment
would not cause any new significant impacts or any substantial increases in the severity of previously
identified significant effects. Therefore, the mitigation measures presented in the previously certified Final
EIR would also apply to the revised project. The MMRP (attached) assigns the same numbers to each
mitigation measure that they had in the previously certified Final EIR. The MMRP is presented in table
format for ease of reference and describes the actions that must take place to implement each mitigation
measure, the timing of those actions, the entities responsible for implementing and monitoring the
actions, and verification of compliance. Furthermore, the mitigation measures are fully incorporated into
the Conditions of Approval.
Staff notes that mitigations for Cultural Resources identified in the original project Initial Study attached to
the project's FEIR as an addendum were inadvertently omitted from the prior mitigation conditions.
These mitigations are included within the current MMRP and as conditions #35-37 in the Conditions of
Approval.
350 Airport Boulevard Mitigation Measures: The 2012 EIR included an analysis of changes to the
Bayfront Specific Plan and APN zoning district regulations, which would apply to the entirety of the APN
subarea and zoning district. This includes the 300 Airport Boulevard site and an adjacent undeveloped
8.58-acre area at 350 Airport Boulevard to the east of the project site. The certified Final EIR analyzed
the potential effects of proposed planning and zoning changes on the 350 Airport Boulevard site at a
programmatic level. However, the Burlingame Point Project encompasses only development at 300
Airport Boulevard. Therefore, the EIR Addendum does not consider the analysis for the 350 Airport
Boulevard site, except for the wind analysis.
There has not been a development application submitted for the 350 Airport Boulevard property.
However, the 2012 EIR included mitigation measures applicable to the 350 Airport Boulevard site that
were incorporated into the 300 Airport Boulevard Conditions of Approval. While the 350 Airport
Boulevard mitigation measures are not applicable to the Burlingame Point Project at 300 Airport
Boulevard, the mitigation measures have been retained in the Conditions of Approval without changes, in
the same manner as the original project approval.
5
euRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
Conditions of Approval: The approved project included detailed conditions of approval, which
incorporated all conditions applicable to the project as well as mitigation measures identified in the
environmental review.
Per the scope of the Design Review Amendment, any changes to the approved Conditions of Approval
would be specific to the revised building and site design. As such, the applicant proposes amendments
to the following conditions of approval:
• Condition of Approval #1 identified the approved project plans by date and specific page
numbers. The condition would need to be edited to reflect the revised plans.
• Condition of Approval #5 reflects an adjustment to the proportion of food -related retail and non-
food retail. The combined retail floor area would remain the same as the approved project.
• Condition of Approval #12 would be revised to be more specific to the scope of early demolition
activities that would be allowed in preparing the site for development, and the phasing of building
permits.
• Condition of Approval #16 would clarify height limit measurements to account for specific elevator
overruns to provide for roof access.
• Condition of Approval #20a would clarify minimum number of bicycle spaces (replacing "up to"
with "at least") to ensure that anticipated parking is provided and that there would be no upper
limit on bicycle parking spaces for each building should it be desired.
• Condition of Approval #20h would be modified to reflect advances in video conferencing,
specifying one single conference facility rather than separate facilities in each building.
Included in the attachments is a tracked -changes version of the Conditions of Approval, indicating the
proposed edits to the conditions. All other Conditions of Approval, including environmental mitigation
measures, would remain unchanged from the prior project approval.
The approved project also included a Development Agreement which established the development rights
and obligations which will apply to the development of the property for the life of the project. In exchange
for granting the developer assurance regarding these rights and obligations, the agreement provides for
a number of public benefits beyond what would normally be required by existing regulations. The
Burlingame Point Development Agreement provides for the realignment of Airport Boulevard, widening of
the Airport Boulevard bridge over Sanchez Channel, funding towards the reconstruction of the Broadway
interchange, and contribution to the Bayfront shuttle program. No changes are proposed to be made to
the Development Agreement.
N.
BttRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
Commercial Design Review: Commercial Design Review is required for the proposed Design Review
Amendment. The criteria for Design Review shall be based on the Design Guidelines for the Anza Point
Subarea in the Bayfront Specific Plan (attached), and the Burlingame Commercial Design Guidebook.
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.
PLANNING COMMISSION ACTION
The Planning Commission should hold a public hearing. Affirmative action should be by resolution and
include findings for accepting the environmental document (EIR Addendum), and Design Review
Amendment. The reasons for any action should be clearly stated for the record.
Please note that the conditions below include mitigation measures taken from the EIR (shown in italics).
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:
1. that the project shall be built as shown on the plans submitted to the Planning Division and date
stamped July 29, 2016, Sheets: COVER SHEET; 1 GENERAL PROJECT INFORMATION; 2 SITE
N
BURLCommunity Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
PLAN; 3 B1 CONSTRUCTION PLAN; 4 LANDSCAPE SITE SECTIONS - EAST CAMPUS; 5
LANDSCAPE SITE SECTIONS - WEST CAMPUS; 6 L1 CONSTRUCTION PLAN - BUILDING 01; 7
L3 CONSTRUCTION PLAN - BUILDING 01; 8 ROOF CONSTRUCTION PLAN - BUILDING 01; 9 L1
CONSTRUCTION PLAN - BUILDING 02; 10 L3 CONSTRUCTION PLAN - BUILDING 02; 11 ROOF
CONSTRUCTION PLAN - BUILDING 02; 12 L1 CONSTRUCTION PLAN - BUILDING 03; 13 L3
CONSTRUCTION PLAN - BUILDING 03; 14 L5 CONSTRUCTION PLAN - BUILDING 03; 15 ROOF
CONSTRUCTION PLAN - BUILDING 03; 16 L1 CONSTRUCTION PLAN - BUILDING 04; 17 L3
CONSTRUCTION PLAN - BUILDING 04; 18 L5 CONSTRUCTION PLAN - BUILDING 04; 19 ROOF
CONSTRUCTION PLAN - BUILDING 04; 20 EXTERIOR ELEVATIONS - BUILDING 01; 21
EXTERIOR ELEVATIONS - BUILDING 01; 22 EXTERIOR ELEVATIONS - BUILDING 02; 23
EXTERIOR ELEVATIONS - BUILDING 02; 24 EXTERIOR ELEVATIONS - BUILDING 03; 25
EXTERIOR ELEVATIONS - BUILDING 03; 26 EXTERIOR ELEVATIONS - BUILDING 03; 27
EXTERIOR ELEVATIONS - BUILDING 03; 28 EXTERIOR ELEVATIONS - BUILDING 04; 29
EXTERIOR ELEVATIONS - BUILDING 04; 30 EXTERIOR ELEVATIONS - BUILDING 04; 31
EXTERIOR ELEVATIONS - BUILDING 04; 32 BUILDING SECTIONS - BUILDING 01 & 02; 33
BUILDING SECTIONS - BUILDING 03; 34 BUILDING SECTIONS - BUILDING 03; 35 BUILDING
SECTIONS - BUILDING 04; 36 BUILDING SECTIONS - BUILDING 04; 37 L1 CONSTRUCTION
PLAN — GARAGE; 38 EXTERIOR ELEVATIONS - BUILDING 05 GARAGE; 39 EXTERIOR
ELEVATIONS - BUILDING 05 GARAGE; 40 BUILDING SECTION — GARAGE; 41 L1
CONSTRUCTION PLAN - AMENITY BUILDING; 42 L2 CONSTRUCTION PLAN - AMENITY
BUILDING; 43 ROOF CONSTRUCTION PLAN - AMENITY BUILDING; 44 EXTERIOR ELEVATIONS
- AMENITY BUILDING; 45 OVERALL GRADING PLAN; 46 OVERALL UTILITY PLAN
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 staff);
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 6,655 square feet of retail use and 19,750 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
BttRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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);
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 ail work shall be conducted within the limits of the City's
Noise Ordinance. See City of Burlingame 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://wvvw.enerov.ca.gov/fitle24/2008standards/ 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 (f) 12. The 2008 Residential and
Non -Residential Compliance Manuals are available on line at
hftp://www.enerciy.camovititle24/2008standardst.
8) Show the distances from all exterior walls to property lines or to assumed property
lines.
9) Show the dimensions to adjacent structures.
�9
011 Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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 CRC, or applicable
Building Code, regarding the protection of adjacent property and as required by OSHA.
On the plans, indicate that the following will be addressed:
a. The walls of the proposed basement shall be properly shored, prior to
construction activity. This excavation may need temporary shoring. A
competent contractor shall be consulted for recommendations and design of
shoring scheme for the excavation. The recommended design type of shoring
shall be approved by the engineer of record or soils engineer prior to usage.
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 userguide.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) Provide handrails at all stairs where there are four or more risers.
16) Provide lighting at all exterior landings.
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.
10
B6IRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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 CEO 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:
11
sureLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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.
that the conditions of the NPDES Coordinators February 8, 2012 memo shall be met,
which includes the following comments:
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.orianas new development.php.
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:/hvww/flowstobay.orcebs new development.php.
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.org/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:
12
BURLINCAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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.
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
13
eu,RLINGRME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
relocate all existing utilities from within the existing Airport 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, pedestrian countdown
signals, pedestrian audible signals, signal interconnection hardware, street lights, signage,
street markings, etc., shall be approved by the City Engineer and installed at the property
owner's expense. The proposed streetlights must conform to current standards which
require Beta LED's or equivalent. The developer shall submit and obtain approval of the
required engineering drawings and specifications for all public improvements as part of the
building permit process.
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.
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
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
14
euRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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.
I. 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.
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
15
R�rN�aM� Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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.
r. 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 early demolition, mass excavation, grading, shoring and foundation permits, including permits for
installation of indicator/production piles, may be issued in advance of a building permit provided that
prior to issuance of such permits, the applicant has submitted construction plans for the project to the
Building Division, or has provided evidence that it is having such plans prepared for the project for
which the demolition or grading work is intended. Further, building construction permits shall be
submitted and received in accordance with the progress of the work which will occur in phases.
Permits that may be submitted individually for application may include, but are not limited to,
indicator/production piles, mass excavation, shoring, grading, foundations, superstructure, architecture
MEP, fire protection, fire alarm, curtain wall, and so forth, subject to the consent of the City's Building
Official and the Fire Marshal. Building Permit phasing and scheduling shall be arranged with the
Project Applicant and the Community Development Department — Building Division, such that the work
can proceed in an orderly fashion as one continuous phase of construction;
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,
16
BURLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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;
16. that the overall height of the buildings as measured from the top of curb at Airport Boulevard (+ 14.5'
elevation) to the top of the mechanical screens shall be no taller than the following heights: Buildings
B1 and B2, 97.0', Building 83, 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 mechanical 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
elevator overruns and associated structures shall be permitted to exceed the stated height limits to
the degree that such exceedance is necessitated by the Uniform Building Code in order for elevators
to serve their intended purpose of providing access by persons to the rooftop terraces on the
buildings. 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 61:
$209,802.00, Building 62: $209,802.00, Building BI $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:
17
BURLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
a. Secure Bicycle Storage: Secure, indoor bicycle storage for at least 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.
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 Center: One video conferencing center of approximately 8500 sf shall
be installed 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.
18
R Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
Coordination of Transportation Demand Management Programs: The TDM coordinator
shall coordinate with other TDM programs with existing developments/employers in the
surrounding area.
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.
r. House Car for Employee Use: Each building will provide employees with access to 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 development of the 350
Airport Boulevard 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 projects 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 shall include in all construction
contracts the following requirements or measures:
19
BURLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
• 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 loose 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 toxics control measure
Title 13, Section 2485 of California Code of Regulations (CCR]). Clear signage shall be
provided for construction workers at all access points.
• 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 District's phone number shall also be visible to ensure compliance with applicable
regulations. (Air Quality; (Planning and Building Divisions),
26. Construction Equipment 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 in the construction Project (i.e., owned, leased, 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 General 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;
Use of Interim Tier 4, if applicable, or equivalent equipment for a// uses where such equipment
is available,
20
WRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
• 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 Divisions)
27. Application of Low-VOC Coatings. The Project Sponsor shall use low VOC (i.e., ROG) coatings
beyond the local requirements as per the BAAQMD Guideline (i.e., Regulation a Rule 3: Architectural
Coatings) (Air Quality; Planning and Building Divisions),
28. Implement Best Management Practices to Reduce Construction Noise. The following BMPs shall 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 bafflers to inhibit transmission
of noise to sensitive receptors;
iii. Locate stationary equipment to 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 tools. Compressed air exhaust silencers 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.
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.
21
a`R"N�aM� Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
f. The project sponsor shall designate a "disturbance coordinator for construction
activities. The coordinator would be responsible for responding to any local complaints
regarding construction noise 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. Notify Nearby Businesses of Construction Activities that Could Affect Vibration -Sensitive Equipment
The Project Sponsor shall provide notification to adjacent property 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 they have vibration -sensitive equipment on their site. (Noise, Planning and
Building Divisions);
30. Implement Construction BMPs to Reduce Construction Vibration. 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 am.
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 -
sensitive equipment is located.
• Avoid pile driving when possible within 100 feet of an existing structure. (Noise, Planning and
Building Divisions);
31. Implement Alternative Pile Driving 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 Survey. The Project Sponsor(s) shall retain a qualified biologist to
conduct preconstruction breeding -season surveys (approximately March 15 through 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.
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, following the
completion of the bird nesting survey that includes, at a minimum, the following information:
22
BilRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
• A description of methodology 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 Division),
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 adjacent to the Project Site during the breeding
season (approximately March 15 through August 30) while the nest is occupied with adults and/or
young. If 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 reasonable 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 significant impacts to the City's wastewater conveyance and treatment system
associated with the Project the Proiect Sponsor shall adhere to either of the two followinq mitigation
measures..
a. Upgrade Pump Capacity at the Existinq 399 Rollins Road Pump Station and Reduce Inflow and
Infiltration within the Wastewater System. 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 Variant 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 lines between the Project.
Site and the Airport Boulevard Pump Station and existing force main between the Airport
Boulevard Pump Station and the WWrp. The Project 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);
23
6tPR�INGAM6 Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
35, Undiscovered Cultural Resources. If evidence of an archaeological site or other suspected cultural
resource as defined by CEQA Guideline Section 15064.5, including darkened soil representing past
human activity ("midden'), that could conceal material remains (e.g., worked stone, worked bone, fired
clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction -related
earth -moving activities, all ground -disturbing activity within 100 feet of the resources shall be halted
and the City of Burlingame shall be notified. The Project Sponsor shall hire a qualified archaeologist to
conduct a field investigation. The City of Burlingame shall consult with the archeologist to assess the
significance of the find. Impacts to any significant resources shall be mitigated to a less -than -
significant level through data recovery or other methods determined adequate by a qualified
archaeologist and that are consistent with the Secretary of the Interior's Standards for Archaeological
Documentation.
36. Unique Paleontological/Geological Features. Should a unique paleontological resource or site or
unique geological feature be identified at the project construction site during any phase of
construction, the Project manager shall cease all construction activities at the site of the discovery and
immediately notify the City of Burlingame. The Project Sponsor shall retain a qualified paleontologist
to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less -
than -significant level. Work may proceed on other parts of the project site while mitigation for
paleontological resources or geologic features is carried out. The Project Sponsor shall be responsible
for implementing any additional mitigation measures prescribed by the paleontologist and approved by
the City.
37. Human Remains. If human remains are discovered at any Project construction site during any phase
of construction, all ground -disturbing activity 100 feet of the resources shall be halted and the City of
Burlingame and the San Mateo County coroner shall be notified immediately, according to Section
5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety
Code. If the remains are determined by the County coroner to be Native American, the Native
American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the
NAHC shall be adhered to in the treatment and disposition of the remains. The Project Sponsor shall
also retain a professional archaeologist with Native American burial experience to conduct a field
investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the
NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely
Descendant, including the excavation and removal of the human remains. The City of Burlingame
shall be responsible for approval of recommended mitigation as it deems appropriate, taking account
of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public
Resources Code section 5097.98. The project applicant shall implement approved mitigation, to be
verified by the City of Burlingame, before the resumption of ground -disturbing activities within 100 feet
of where the remains were discovered.
MITIGATION MEASURES APPLICABLE ONLY TO THE 300 AIRPORT BLVD. PROJECT
38w Reduce Risk of Exposure During 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
24
euRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
center are less than significant during Phase 11 construction or specific sub phases of Phase /l
construction; or
b. Implement 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 construction
activities are occurring.
If implementation of this Mitigation Measure is infeasible, then the childcare center would be prohibited
from operating during Phase 11 construction. (Air Quality, Building and Planning Divisions);
4-39. Maintenance and Testing 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);
S7,40. 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), -
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);
49-42. Incorporate Trees and Vegetation into Proiect Design. 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);
4&43... Renewable Energy 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);
41-44r Drought Tolerant Landscaping. 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);
25
BLlRLINcnME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
42-45. Cool Roof Material. The 300 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);
4S-46. 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);
44-47. Energy Efficiency beyond 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
Building Divisions);
45-48, 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);
46-49. Utilize Alternative Fueled Vehicles and Local Building 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),
47-50, 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);
4&51. Obtain Applicable Permits and Certifications. If the Corps determines that these features are
jurisdictional, then the 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
loss of wetlands. This compensation requirement can be satisfied through avoidance, ofsite 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 requires a minimum 1:1
ratio, but may require higher ratios for certain wetland types. (Biological Resources, Planning and
Building Divisions);
44 52._ Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Underaround
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 project features using a flood elevation of at
least 7.lfeet. 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
26
euRLINGAIHE Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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);
50-53.. Provide Adequate Storm Flow Conveyance Capacity 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
met. The Project Sponsor shall incorporate applicable City Conditions of Approval into project
designs, prior to receiving a grading permit. (Hydrology, Public Works Department);
54-.54._ Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic 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 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 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 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.
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.
27
BUR�INGAFIE Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
MITIGATION MEASURES APPLICABLE TO THE FUTURE DEVELOPMENT OF THE 350
AIRPORT BOULEVARD SITE
52-55. Implement TDM Program 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),
5X56. Implement enemy efficiency measures with 350 Airport Boulevard Protect. 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);
54-57. 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);
5&58. Incorporate Trees and Vegetation into Project Design. 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);
5&59. Renewable Energy System. The 350 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);
57-60. 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);
59-61. 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);
59-62. 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);
S&63,., Enemy Efficiency beyond 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);
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);
28
6VRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
62-65.. Implement a TDM program. The Project Sponsor shall ensure that future development of the 350
Airport Boulevard Site implement a TOM program similar to that described for the 300 Airport
Boulevard Project, to reduce transportation -related GHG emissions. (Climate Change, Planning
Division and Traffic Engineer),
6,3-66,, Pursue LEED Certification. Future development of the 350 Airport Boulevard Site shall seek LEED
Gold certification or equivalent for development per the recommendations of the City's Green Building
Ordinance. The Project Sponsor shall submit draft LEED (or equivalent) checklists to the City
Sustainability Coordinator for review and consultation. (Climate Change, Planning and Building
Divisions);
454-67„ Placement or Screening of HVAC Mechanical Equipment. All HVAC mechanical equipment shall be
located more than 60 feet from the nearest property line. Alternatively, 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);
6&68.-Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Underground
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 -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),
6-69., Provide Adequate Storm Flow Conveyance Capacity 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
met. The Project Sponsor shall incorporate applicable City Conditions of Approval into project
designs, prior to receiving a grading permit (Hydrology, Public Works Department);
497-7O.- 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 andlor 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
29
BLIRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR I Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (`BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
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 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 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.
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),
6&71. 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
499-1172. Future Wind Tunnel Analysis. To reduce potential impacts associated 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).
Prepared by: Kevin Gardiner, Planning Manager
c. Arent Fox, applicant
Burlingame Point LLC, property owner
Attachments:
30
eiiRLINGAME Community Development Department
PLANNING COMMISSION STAFF REPORT
APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: August 8, 2016
AN OFFICE/LIFE SCIENCE DEVELOPMENT (-BURLINGAME POINT") AND ACTION ITEM
ENVIRONMENTAL IMPACT REPORT (EIR) ADDENDUM Item No: 8(b)
• Planning Commission Meeting Minutes — January 25, 2016
• Planning Commission Meeting Minutes — February 22, 2016
• Applicant Letter of Explanation, dated July 29, 2016
• Applicant Letter of Explanation, dated February 16, 2016
• Proposed Conditions of Approval revisions — tracked changes
• Application to the Planning Commission
• Mitigation Monitoring and Reporting Program (MMRP)
• Design Guidelines for the Anza Point Subarea in the Bayfront Specific Plan
• Proposed Resolutions
• Notice of Public Hearing - Mailed February 12, 2016
Provided Separately:
• Applicant presentation document (11 pages)
• Burlingame Point Project EIR Addendum
• Burlingame Point Project EIR Addendum Appendices:
- Appendix A: Transportation Memorandum for the Revised Project
- Appendix B: Wind Studies for the Revised Project
31
HALL
City of Burlingame BURLINGAME501PRIMROSE ROAD
501 PRIMROSE ROAD
BURLINGAME BURLINGAME, CA 94010
Meeting Minutes
Planning Commission
Monday, January 25, 2016 7:00 PM Council Chambers
a. 300 Airport Boulevard, zoned APN - Application for Amendment of the Design Review
approval of an office/life science development ("Burlingame Point") (Steve
Atkinson/Arent Fox, applicant ; Burlingame Point LLC, property owner; Gensler,
Architect) (29 noticed) Staff Contact: Kevin Gardiner
All Commissioners had visited the property. There were no ex-parte communications to report.
Community Development Director Meeker provided an overview of the staff report.
Questions of staff-
> When was the project last considered by the City? (Meeker - The Council approved the project in
June 2012. At that time the project included a development agreement and policy changes to the
Bayfront Specific Plan. At this time the Commission is limited to discussions of the aesthetic (design)
changes to the project. Other aspects of the prior approval will not be re -opened.)
Chair DeMartini opened the public hearing.
Ben Tranel, Gensler Architects represented the applicant and provided a detailed overview of the
proposed design revisions to the project.
Commission Questions/Clarifications:
> Likes a lot of the details of the revisions. Where is Genzon located? Concerned about management
of the project. What will happen with the standing water that is currently on the site? Concerned about
on -site maintenance currently. (Genzon Representative/Tranel - Genzon is based in China, but has a
local office in Burlingame. Not prepared to talk about current on -site maintenance tonight. Intend to
start construction soon. Hopefully will be a general contractor on -site.)
> Has the design been evaluated with respect to wind impacts? (Tranel - have done some initial
testing and are continuing to evaluate. The results will be included in the addendum to the EIR.)
> Address issues of glare from the property; particularly to planes at San Francisco International
Airport (SFO).
> With the changes proposed, are there any changes to the impact fees for the project? (Meeker - no
changes. The fees are tied to the project scale. Only aesthetic changes are being made.)
> Are there any concerns regarding the undercrossing between the parking structures under Airport
Boulevard? (Meeker - Gensler has consulted with the Public Works Department and continues to do so
to determine if this approach will be accepted.)
> Is retail square footage the same? (Tranel - same amenity areas as before, but reconfigured. Are in
the process of determining the appropriate scale of each of the amenity types.) Would hate to see
amenities taken from the ground floor of the office buildings and moved to the amenities building or have
amenity or retail space become office. The ground floor amenities activate the promenade. (Tranel -
some of the amenity square footage from the amenity building could be relocated to the first floor of the
office buildings.)
> Is there a better use for the landscaped area to the west of the amenities building? (Tranel - have
not identified a specific outdoor use. The overlook on the amenities building overlooks this area.)
Perhaps consider another use for this area.
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Planning Commission Meeting Minutes January 25, 2016
> Concerned about anything in the environmental analysis that could delay the progress of the project.
> Doesn't believe that the site plan translates very well in the area where the green space overlooking
Coyote point interfaces with the garage entry.
> What material are the fins? (Tranel - are imagining a fiberglas material that will be painted. There is
a three-dimensional pattern to the fins. Can control the color and will be a smooth, glossy surface.)
> On Sheet 11, shows a 90 foot wide drop-off space; will this be for shuttles, cars? (Tranel - for
shuttles, taxis, car -share)
> Likes the revisions. Will any of the existing vegetation remain, particularly in proximity to the Bay
Trail? (Tranel - will need to remove all materials on the property; will be replaced with native species.
There will be a compacted surface.)
> How will be parking be managed in the area that accesses Fisherman's Park? (Tranel - doesn l
have the answer at the moment.)
> Likes the progression of the building design up the building facades. However that presupposes that
the glass will be light — if it is dark glass it will look darker higher up the building.
> What is the surface material of the amenities building? (Tranel - hasn't yet been decided. Envision
using an opaque material such as the fiberglas material or metal. The ends of the building are where the
glass is located with views out to the Bay.)
> Will there be bicycle parking on the surface? (Tranel - yes.)
> Is there any sheltering along the buildings while persons move amongst buildings? (Tranel - have
not contemplated creating a horizontal canopy element.)
> How will southbound traffic get to Highway 101? (Tranel - noted that the traffic would move through
signalized intersections to the south. Meeker - traffic impacts were analyzed in the original project EIR.
Though the addendum to the EIR will assess any additional impacts to all systems, the nature of the
modifications to the project do not modify the prior analysis of traffic impacts at the Highway 101
interchanges.)
> Any concerns about the safety of the rails around the outdoor terraces? (Tranel - want to preserve
the views, but will build to required safety codes.)
> What drought -tolerant aspects have been built into the design? (Tranel - drought tolerant
landscaping and treatment of stormwater.)
> How many shuttles will be using the drop-off areas on a daily basis? This area adjacent to the
promenade appears counterintuitive. Look at how this area will work. The initial concept attempted to
get people on the promenade. Doesn't want the promenade to be a ghost -town on the weekends.
> Likes what is being done to the retail spaces. Original design had more retail on the Sanchez
Channel side; consider this area for more retail.
> Will there be public access to any of the rooftop areas? (Tranel - the terrace on the amenities
building will be accessible by the public. Not anticipated on the office buildings.)
> One of the issues in the prior discussion was to maintain the human scale at the promenade level.
A little concerned that the current design removes the human scale on the promenade, canopies were
provided at ground level on the prior project.
> How will the promenade be used? Feels like all of the drivers will be walking to the building from the
periphery, not the promenade. (Tranel - a lot of people will arrive at the site through the parking
structure and will exit into the promenade. Most of the surface parking will be visitor parking, not for
employees.) Feels it is a bit odd to have visitors arriving at the building and needing to walk around the
back of the building to get to the building entries.
> Is access into the parking structure changed from the original design? (Tranel - the previous design
circulated traffic through a surface parking lot. The new access is directly from Airport Boulevard. Are
simply extending the deck on the top floor of the structure. A traffic analysis is being prepared and
provided with the EIR addendum).
> How will wind be addressed on the rooftop decks to ensure that they are useable? (Tranel - there is
some mechanical equipment on the roof and other features that will be placed in a manner to help shield
these areas.)
> What is the project phasing? Is there a tenant lined up? (Tranel - it is planned to develop the entire
project at once. There is not currently a specific tenant identified.)
> How long will the construction take to complete? (Tranel - a contractor is not on board yet, so don't
have a specific timeframe. Could be two to two and one-half years for the building shells.)
> Does it seem like the number of parking spaces is too many or too few spaces? How many shuttles
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will drop off? Could be dictated more by the tenant.
> Is public use of the lobbies to be only during the week, or will weekends be included? (Tranel - there
is an intention for the public to use the promenade and the retail tenants. The large lobby doors would
only be open during normal business hours.)
> How many bicycle parking spaces are provided? (Tranel - doesn't have the exact number. Will
have this available at the next meeting.) Highlight this a bit more.
> With respect to the Bay Trail, a bit concerned that the Trail enters into the public open space,
concerned that users may enter the more pedestrian areas. Would be helpful to better delineate the Bay
Trail and what a bicyclist will see when using the site. (Tranel - envision that bicyclists would walk their
bikes through the promenade. Can use pavement parking to enhance delineation of the Bay Trail.)
> Wouldn't want the use of the property to become so independent that employees don't use
Broadway and Downtown Burlingame. Hopes that there is a way to work with the merchants to build in
a shuttle service for persons wishing to use the off -site retail areas. Are shuttles only for employees?
(Tranel - haven't considered shuttles to service the Downtown areas.)
> Three exits out of all of the parking, with connectors between all structured parking areas. Is this
how the parking works? (Tranel - clarified the exits from the parking structures.)
> Has thought been given to facade maintenance? (Tranel - have envisioned that there would be
roof -mounted equipment that can drop down and not impact the fins on the building.)
> How would the fins be cleaned? (Tranel - same approach as the windows.)
Public Comments
Rebecca Knudsen: Is the owner of the property a resident of Burlingame? Noted that there is a lot of
standing water on the property; how will the water levels be addressed? Liked the original buildings that
were approved before. Lives and works in the area - the property hasn't been taken care of. There are
a lot of bicycles in the area. Be certain that what is best for Burlingame is taken into consideration. Will
be placing 3,000 vehicles on a two-lane road. Wants to be certain that the revised design doesn't affect
winds. Though the area is not well maintained, wants to be certain it is useable in the future.
Jack McCarthy: Still seems to be some ambiguity between whether or not this will be a weekend
destination or not. This property will set a precedent for what the are will be used in the future. The
tenant of the property will impact what Burlingame is for years to come. Is this a viable location for
retail?
Chair DeMartini closed the public hearing.
Commission Discussion:
> Likes getting the cars out of the promenade.
> The architecture is potentially handsome.
> Who will manage the site during the present time and during construction?
> Glare, wind analysis, swamp conditions, local project management and control, concerned about
additional time delays in having the project move forward.
> Doesn't believe that the site plan fulfills the excitement of the overall plan, it is very shallow with not
particularly green spaces, should dialog better with the Coyote Point.
> Likes the fins on the building. A bit uneasy because the fins read on the oblique as as a textured
solid, you wouldn't be able to see within the structures.
> Concerned about cleaning/maintenance of the buildings.
Community Development Director Meeker indicated that no action is required on this item. The
applicant will consider all comments made and address them in a future presentation to the Commission.
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INGAME CITY
• City of Burlingame B501LPRIMROS PRIMROSE
BURLINGAME BURLINGAME, CA 94010
Meeting Minutes
Planning Commission
Monday, February 22, 2016 7:00 PM
Council Chambers
d. 300 Airport Boulevard, zoned APN - Application for Amendment of the Design Review
approval of an office/life science development ("Burlingame Point") (Steve
Atkinson/Arent Fox, applicant ; Burlingame Point LLC, property owner; Gensler,
Architect) (29 noticed) Staff Contact: Kevin Gardiner
All Commissioners had visited the property.
Planning Manager Gardiner provided an overview of the staff report.
Questions of staff.-
> Who owns and maintains the Bay Trail? (Gardiner. The developer builds and maintains it, and is
obligated to keep it accessible to the public.)
> Who makes the decision whether to expand Airport Boulevard to three lanes? (Gardiner: The
roadway was redesigned with the prior approval, and a traffic study was prepared. Given that the floor
areas will not be changing with this amendment the conclusions from the previous approval would still
apply. The EIR addendum will review changes to configurations to driveways and lanes.)
> Would concessions be allowed to expand in the future? (Gardiner. Depends on the terms of the
Development Agreement.)
Chair DeMartini opened the public hearing.
Ben Tranel, Gensler, represented the applicant.
Commission questions/comments:
> Is pump system on the site operational? (Tranel: Pump has been mobilized.)
> Given amenity building has been reduced by 9,000 square feet, has that been added to the
commercial/retail space? (Tranel: Amenity building was 37,000, now 27,100. Difference is in the
commercial/food service/retail in the four office buildings. It is not going back as office space.)
> Will the conference center be available to the public? (Tranel: Conference space can be leased out
to public.)
> The areas in Building 3 and 4 that have been designated for possible expansion is not a certainty
but a potential outcome? (Tranel: Yes. It would require a permit amendment.)
> Is the area in Building 1 on Sheet A1.01.1 labeled as leasable space intended for retail, food service
etc? (Tranel: Yes, it was mislabeled and should indicate retail.)
> Building 2 on Sheet A1.01.2 would the leasable space next to the conference center be for office?
(Tranel: Yes.)
> Buildings 3 and 4 on Sheet A1.01.3 and A1.01.4 the food service and retail facing the promenade
would be in the future with a permit amendment? Can it be office space now? (Tranel: Conversion in the
future with an amendment.)
> What is the size of the multipurpose field? (Tranel: 75' x 100) Will it be kept open rather than
fenced? (Tranel. Yes)
> What precautions are being taken with sea level rise? (Tranel. Berm designed for 100-year flood
and sea level rise.)
> What happens to Bay Trail in north eastern corner of the lot? (Tranel: Continues along the alignment
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Planning Commission Meeting Minutes February 22, 2016
of current Airport Boulevard.) So it will be possible to travel on the Bay Trail without going on the new
Airport Boulevard? (Tranel: Yes.)
> Could look at amenities along channel as well.
> Would Building 2 warrant a dedicated ramp to the parking garage rather than access through a
surface lot? (Tranel: Has been analyzed by the traffic consultant, did not see issues with conflicts.)
> How often will the conference space be used? Concern with conference space facing Bay Trail not
drawing public in. (Tranel: Space is popular with tenants. Grove of trees has been designed for spill -out.
Could also be rented out for an off -site meeting.)
> Human scale on office buildings seems to be missing. Wants to be sure the public is invited in with
signage and ground level activity. Tables outside, etc. (Tranel. Believes it will be most effective to
concentrate the amenities and food service around Building 1. Food service seems best for generating
activity. Open space is designed to feel like public open space. Conference space is designed to have
synergy with the other amenities. Activity will stimulate other amenities in the rest of the project. Next to
conference center there is room for personal use/retail use.)
> What is the difference between the fin samples? (Tranel: One is a 3D print scale model of a 16-foot
fin, the other is a material sample.)
> Is the multipurpose field just for office tenants? (Tranel: It is open and connected for people moving
through the project. It is a public open space but is not technically a public park.) Could it be used for
kids' soccer matches? (Tranel: Could talk to the ownership about it.)
> Will the 'Ferry Building" be open to the public on the weekends? (Tranel: It will be a retail function
that can be open retail hours.)
> How slow are bike riders on the Bay Trail intended to go? (Tranel: There is a shared bike lane on
Airport Boulevard for exercise cyclists. The Bay Trail is more of a recreational path, with turns designed
for 10 mph or less.) Should present the design to the various Bay Trail entities, and the former Bicycle
Pedestrian Advisory Committee members. Design of this segment of the Bay Trail slows everyone down
and creates promenades, which is different from the rest of the Bay Trail. (Tranel: Is talking with BCDC
about this currently.)
Public comments: None.
Chair DeMartini closed the public hearing.
Commission discussion:
> Concern with office employees interacting with Bay Trail users. Usually when riding on Bay Trail
does not need to worry about cross traffic. Usually it is the trail along the bay side, and other uses are
away from that.
> Needs to have more commitment and understanding with retail and food service spaces such as
hours of operation, accessibility.
> Have a clear understanding of what is public vs. private use.
There was no motion, as the environmental review requires the application to return on the Regular
Action Calendar upon completion of the study.
City o/ Burlingame Page 2 Printed on 81212016
Arent Fox LLP / Attorneys at Law
Arent Fox
Los Angeles, CA / New York, NY / San Francisco. CA / Washington. DC
www.arentfox.com
July 29, 2016 Steve Atkinson
Counsel
415.805.7971 DIRECT
William Loftis, Chair 415.757.5501 FAX
steve.atkinson@arentfox.com
and Planning Commissioners
City of Burlingame Reference Number
501 Primrose Road 037218.00001
Burlingame, CA 94010
Re: Burlingame Point Project: Request for Final Approval of Proposed Commercial Design
Review Amendments
Dear Chair Loftis and Planning Commissioners:
As you know, Burlingame Point LLC, with its parent, Genzon Group ("Project Sponsor") has
submitted an application for approval of Commercial Design Review of proposed refinements to
the Burlingame Point Project ("Refined Project"), also known as 300 Airport Boulevard in
Burlingame's Bayfront area. As entitled in 2012, the Project included four office/life science
buildings, with two located on either side of the relocated and improved Airport Boulevard,
along with an amenities building, for a total of 767,000 sf of floor area, as well as 2,318 parking
spaces divided among podium level garages, a 5 level parking structure and surface parking
("Entitled Project").
All of these features of the Entitled Project continue to be part of the Refined Project, but the
Project Sponsor is seeking to update and improve the design to better attract world -class tenants
and to enhance the Project's potential to serve as a major Bayfront amenity for the Burlingame
community. The Refined Project's site, architectural, and landscape plans, as further described
below, would address these goals in many ways, including:
• Create a vibrant, pedestrian promenade at the center of the campus
• Enhance the Bayside open space and pedestrian experience
• Implement design vision inspired by the Bayside location
• Simplify vehicle circulation
AFDOCS/12783896.13
555 West Fifth Street, 48th Floor 1675 Broadway 55 Second Street. 21" Floor 1717 K Street, NW
Los Angeles, CA 90013-1065 New York, NY 10019-5820 San Francisco. CA 94105-3470 Washington, DC 20006-5344
T 213 629 7400 F 213 629.7401 T 212 484.3900 F 212 484.3990 T415757,5500 F 415.757 5501 T 202 857 6000 F 202 857,6395
William Loftis, Chair
Arent Fox Planning Commissioners
July 29, 2016
Page 2
• Improve building functionality and design to attract world -class tenants
The proposed Refined Project should be approved for all the following reasons:
l . The Refined Project maintains the uses, size, arrangement, and parking supply of the
Entitled Project while improving the functionality, architecture and open spaces.
These improvements will help make the Project a commercial success as well as an
asset to the Burlingame community.
2. The Refined Project will satisfy all of the design review considerations specified for
the Anza Point North zoning district.
3. The Project is consistent with virtually all of the Entitled Project's conditions of
approval, with only a few minor revisions required.
4. An Addendum to the certified 2012 EIR has been prepared, and has concluded that
the Refined Project will not result in any new or intensified environmental impacts.
The remainder of this letter includes background on the Project Sponsor and the proposed design
refinements, as well as an explanation of the proposed minor changes to the approval conditions
and how the refinements meet the applicable design review criteria, as well as describing the
CEQA review of the Refined Project.
1. Background
a. Project Sponsor
Burlingame Point LLC is controlled by Genzon. Genzon is a diversified company with six
divisions, including pharmaceuticals. Genzon has 4000 employees, and is headquartered in
Shenzhen, China, where its real estate division has developed numerous large office projects for
users such as Microsoft, as well as hotels and residential buildings. Genzon entered the U.S. real
estate market in 2014 with its purchase of the iconic 225 Bush (Standard Oil) building in San
Francisco's Financial District. Burlingame Point would be Genzon's first development project
in California, and the company considers the Burlingame Point Project an exciting opportunity to
demonstrate its expertise in the development and operation of high -quality commercial facilities.
b. 2012 Entitled Project
The Entitled Project is an office campus development totaling approximately 767,000 gross
square feet. Airport Boulevard, now running along the northern and eastern edges of the site,
would be relocated to bisect the 18.13 acre project site. Two office buildings, an amenity
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 3
building, and a parking structure would be situated to the west of the relocated Airport
Boulevard, and two office buildings would be situated to the east of the road. One level of
parking would be provided in a below grade podium, occupying much of the Site. All of these
features of the Entitled Project would be part of the Refined Project.
c. Review of Proposed Project Refinements
A study session to consider the proposed Refined Project was conducted at the Commission's
January 25, 2016 hearing. Subsequently, on February 22, 2016, another study session was held
both to consider the Project's responses to the comments from the January study session, as well
as to obtain the Commission's input on a draft of the full plan set for the Refined Project. Since
the February 22 study session, the Project Team has further revised the plans for the Refined
Project in response to input from the Commission, City officials and others, as discussed below.
Following the February 22 study session, an Addendum to the certified 2012 EIR has been
prepared, in order to review the impacts of the proposed Project Refinements. Now that the
Project Team has finalized the proposed plans, and that the Addendum has been completed in
accordance with the requirements of CEQA, the Project Sponsor is requesting that the
Commission proceed to formal approval of the Commercial Design Review for the Refined
Project.
2. Proposed Project Revisions
After purchasing the Site, the Project Sponsor retained Gensler as the Project Architect, and
tasked Gensler with the job of identifying design refinements to improve the Project functionally
and architecturally, while working within the existing entitlements. A key goal of this process is
to minimize changes so that the Refined Project can be built as soon as possible. The Refined
Project, therefore, retains the basic position of the buildings on the site, the approved uses, their
overall height and square footages, and also stays within the parking counts of the Entitled
Project. Design refinements have focused on the configuration of the site amenities and open
space, as well as building architecture. A key concept of the refinements is to provide a vibrant,
pedestrian friendly, center to the campus that can be enjoyed by both the tenants and the public.
a. Improved Site Plan
The site plan has been revised in several subtle ways. Buildings 1 and 2 have been moved
westward to maximize open space facing the Bay. Airport Boulevard has been shifted a
maximum of 15 feet eastward, and the surface parking lots between Buildings 1 and 2 and
Airport Boulevard have been eliminated. Buildings 3 and 4 have also moved slightly east.
These moves have brought all the office buildings into closer proximity to Airport Boulevard.
AFDOCS/12783896.13
Arent Fox
b. Pedestrian Promenade
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 4
The Refined Project features a publicly accessible, car -free pedestrian promenade connecting
buildings in the center of the site with a green, open space. This green promenade serves as the
path of entry to the individual office buildings. Routing pedestrian traffic through the
promenade will make it a vibrant, active campus center with a clear sense of place.
c. Improved Vehicular Circulation
Cars access the site and all available parking through two signalized intersections at the
previously entitled locations. Focusing vehicular traffic on these signalized intersections will
ensure smooth traffic flow on Airport Boulevard. Keeping cars out of the pedestrian promenade
creates separate and safer vehicle circulation. Loading dock access is also routed through the
signalized intersections to mitigate any impacts to Airport Boulevard. This simplified approach
is more efficient for traffic circulation on site, and thus reduces surface paving by 36% compared
to the originally entitled design.
Passenger drop-off locations are located at the center of the site, similar to the previously entitled
design. This allows anyone arriving at the site by taxi or shuttle to walk directly onto the
pedestrian promenade, and then into the office buildings. A separate drop-off/ pull out lane is
provided for shuttles and taxis, somewhat offset from the promenade crossing, to reduce
conflicts with pedestrians. This makes it simple and intuitive for guests arriving at the site to
find their way to the office building lobbies.
d. Lobby and Amenities Improvements
The building entry lobbies are re -oriented to directly connect to the pedestrian promenade and
the heart of the campus. The previous design had 380' of surface paving and traffic circulation
intruding into the promenade, which has been eliminated except for where Airport Boulevard
itself crosses between the buildings. Locating the office lobbies closer to Airport Boulevard
makes them easily visible from the road and drop off locations.
Ground floor amenities were included in the entitled design, and are being maintained, but are
being reconfigured to better activate the pedestrian promenade with people coming and going to
use the planned amenities, such as cafe, restaurant, tenant -use conference center, retail, food and
personal services. In the Refined Project, all amenities are located in Buildings 1 and 2, and the
amenity building.
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 5
The amenity building will include approximately 5250 sf of day care, a 7400 sf fitness center,
and an approximately 13,500 sf restaurant. This building is accessible to the public and provides
its own drop-off and parking. The amenity building, at approximately 27,000 sf, will be
somewhat smaller than the originally entitled 37,000 sf.
The remainder of the amenities will be concentrated on the east side of Airport Boulevard in
buildings 1 and 2, creating a rich, commercially -viable destination activated by tenants and Bay
Trail users. The ground floor of Building l is envisioned as a restaurant and a separate
"marketplace" that will provide food for take away or on -site consumption. A larger scale
precedent would be the Ferry Building in San Francisco or the Shed in Healdsburg. The east
side of the ground floor of Building 2 is envisioned as an approximately 8500 sf conference
center for the project tenants. This replaces the video conferencing centers in each building that
were part of the Entitled Project. Building 2 will also include ancillary non-food retail at the
ground floor. Clustering the amenities in Buildings 1 and 2 for the initial build -out makes these
services immediately accessible to the Bay Trail, maximizing the potential for use on weekends
and before and after normal office hours.
e. Open Space Enhancements
An additional result of shifting buildings 1 and 2 west is an expanded green open space on the
east edge of the campus that connects directly to the Bay Trail. Users of the Bay Trail can easily
access a large landscaped area with adjacent ground floor amenities. In addition, the Project
continues to provide open space improvements to the Sanchez Channel shoreline and links the
two shorelines together with the pedestrian promenade.
A variety of plant types have been selected based their appropriateness for location at the edge of
the bay and will create a diverse ecosystem that will act as a host to native species of birds and
wildlife.
f. Architecture Enhancements
(i) Office Buildings
The office buildings retain the same floor plate areas, building heights, and overall massing as
the Entitled Project. There are two 5-story buildings east of Airport Boulevard, as well as a
7 story and 8 story building west of Airport Boulevard. The building plan shapes have been
made more regular to meet market demands and help attract a world -class tenant(s) focused on
plan efficiency, leasable area, elevator layout, toilet rooms, and mechanical equipment.
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 6
The massing of each office building steps back along the pedestrian promenade, increasing
daylight and views to the tenant spaces and the public promenade. These setbacks also create
terraces that overlook the pedestrian promenade, further activating the heart of the campus and
creating a more vibrant experience. The horizontal setbacks also reduce the overall building
masses to create a more human -scaled, pedestrian -friendly experience. The terraces also wrap
around the east end of the buildings, providing tenants with views of the Bay and Coyote Point.
(ii) Bay -Oriented Design Concept
The design concept for the Refined Project is inspired by its striking location on the Bay. Each
building is an investigation into how light and water interact on the Bay. Inspired by motion,
lightness, and soft reflections, a cohesive aesthetic is achieved to create a strong sense of place
intimately tied to its environment.
Vertical fins are added to the outside of the office buildings in a pattern that reinforces the
building setbacks. The fin pattern is denser at the lower floors and more widely spaced at the
upper floors, creating the appearance of lightness as the eye moves up. The fins take a shape
inspired by the smooth curvature of flowing water. The fins stop 9' above the ground, enhancing
a pedestrian -scaled ground floor experience where the amenities and lobbies are visually
accessible.
(iii) Enhancing Pedestrian Experience
The pedestrian promenade experience becomes one that is dynamic and ever -changing, as the
play of light across the facades mimics the play of light on water. The lobby entrances are clear.
close to Airport Boulevard and intuitively located. The lobbies blur the transition between
outside and inside by using stone flooring in the lobbies that match the pavers in the promenade,
and with oversized openable portal doors. With the doors open, each lobby becomes an
extension of the pedestrian promenade, and a type of public amenity. The designs of the lobby
spaces are intended to build community among tenants and encourage interaction on campus.
The terrace setbacks are accessible, so that on nice days, tenants can extend their workplace to
the terrace and have the feeling of being connected to the outdoors. Rooftop terraces on all four
office buildings complete the connection to the outdoors, with seating, landscaping and stunning
views of the Bay.
The cumulative effect of the proposed design modifications enhances the pedestrian experience
throughout the Refined Project. The overall massing and spacing of the buildings is similar to
the Entitled plans, but the scale steps down to be more pedestrian -focused.
AFDOCS/12783896.13
Arent Fox
(iv) Amenity Building
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 7
The amenity building location is unchanged from the entitled design. The internal program still
includes a fitness center and daycare, but with an added restaurant. The daycare is oriented
towards the south, providing a private play area for children away from Airport Boulevard. The
fagade design and material creates soft reflections of its environment, which continues the
campus design concept. A roof deck for restaurant customers has also been added in the final
plans.
g. Parking Supply and Design
The Entitled Project was to provide a total of 2318 stalls. The Refined Project retains that total,
while increasing the number of accessible spaces from 34 to 50. To reduce surface parking
while maintaining the approved parking count, the basement parking area has been expanded by
about 1.2% below the area surrounding the amenity building. In addition, the Refined Project
proposes to add a third drive aisle on the top floor of the parking garage, within the entitled 57'
height, in order to maintain the approved parking count. At the study sessions, the Project
Sponsor proposed a tunnel under Airport Boulevard to link the two halves of the underground
garage, but this proposed feature has been eliminated.
(i) Parking Structure Design
The parking structure design concept follows the inspiration from light and water used for the
rest of the Project. The fagade design of the naturally ventilated garage is inspired from a
photograph of water at the site, which is then mapped onto the fagades of the garage.
The garage height and mass are the same as the entitled design, with the exception of the overall
elevator height, which is proposed to be 72 feet as opposed to the previous 67'-6". The taller
elevator tower is due to the elevator manufacturer requirements.
3. Plan Changes Since the February 22 Study Session
As discussed in the letter dated February 16, 2016, certain changes were made to the Refined
Project between the first and second study sessions. That letter is attached for your reference.
In addition, some further changes were made after the February 22 study session, as discussed
below.
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 8
The site landscape refinements now include enhanced plazas at the east end of buildings 1 and 2.
This includes more pedestrian -scaled outdoor spaces for dining and relaxing, as well as
providing the opportunity for a large event linking all plazas together for a single program.
Additional plaza dining space has been added north of office building 1 to support the food and
beverage program.
At the west end of the promenade, along Sanchez Channel, a public plaza has been introduced.
Adjacent to this plaza, outdoor seating rooms have been added next to office building 4 where
there is abundant direct sunlight (Sheet 2). The west edge of the podium parking, below the
parking structure, now has access to direct daylight through the expansion of the light well to the
south (Sheets 2 & 3). Pavers crossing Airport Boulevard have been removed from the signalized
intersections to focus attention at the pedestrian crossing at the promenade, where pavers
continue across Airport Boulevard connecting the entire length of the promenade (Sheet 2).
Both the east and west parcels now have PG&E service connection points. The east parcel has
added an emergency generator next to the PG&E equipment and the West parcel has a sanitary
sewer pump adjacent to the PG&E equipment. All of this equipment is enclosed within
architectural screening (Sheet 2). The possible underground vehicle tunnel, connecting the East
and West parcel podium garages, has been removed from the Refined Project after discussions
with City staff (Sheet 3).
After meeting with the Burlingame Bicycle Coalition, feedback from Planning Commissioners
and BCDC, the Bay Trail has been straightened for an enhanced user experience. The trail is
now closer to the water and more easily navigated. The three required overlooks are east of the
trail, on the Bay side, for uninterrupted Bay views. These overlooks will be programed per
BCDC requirements (Sheet 2).
The ground floors of the office buildings have been refined in relation to building services.
Office buildings 2 (Sheet 9) and 4 (Sheet 16) will each have a service location that manages all
waste requirements. All waste equipment will be kept indoors and out of sight. All buildings will
have a loading zone for receiving shipments and deliveries (Sheet 2). Building 2 will house the
East parcel's fire command center adjacent to the loading dock (Sheet 9) and building 4 will
house the West parcel's fire command center (Sheet 16).
The Amenity building will now have a roof terrace for the restaurant in addition to the dining
terrace on level two (Sheets 42 & 43). This terrace will be serviced by two egress stairs as well
as a passenger and service elevator. The MEP equipment, previously housed on the ground
behind the building, has relocated to the farthest southern portion of the roof, so that it will be
out of sight from Airport Boulevard (Sheets 41 & 43).
AFDOCS/12783896.13
William Loftis, Chair
Arent Fox Planning Commissioners
July 29, 2016
Page 9
4. Project Refinements Full Sy atisfy the Design Criteria for the Anza Point North District
The Project is located in the Anza Point North (APN) zoning area. The plans for the Refined
Project satisfy the design review criteria for the APN zone set forth in Section 25.48.052, as
follows:
1) Support of the pattern of diverse architectural styles and the role of the shoreline in
creating a network of interconnected open spaces... The Refined Project reflects an
architectural style that is distinctive, yet compatible with the architectural styles now
found in the shoreline area. The Refined Project is bounded on the east by the Bay
shoreline and on the west by Sanchez Channel. Extensive shoreline improvements are
proposed in each area. The Refined Project provides an interconnected open space
network, in which the improvements to the Bay Trail on the east side are connected
through the broad pedestrian plaza between the office buildings to the Sanchez Channel
shoreline. In addition, the relocation of Airport Boulevard to the middle of the site
creates a much -improved shoreline experience and Bay trail connection. The architecture
is inspired by the location adjacent to the Bay shoreline.
2) Respect and promotion of the streetscape and that the design is sensitive to the
surrounding bodies of water, etc.... As part of the Refined Project, the office buildings
have been relocated to be closer to Airport Boulevard, and surface parking between the
street and the buildings has been removed, improving the pedestrian experience along
Airport Boulevard. The design provides an outstanding set of pedestrian experiences,
including both the Bay and Sanchez Channel shorelines, linked by an attractive and well
laid out pedestrian promenade. All of these areas will be open to both tenants and
recreational users. The architecture takes its inspiration from the Bay and further
enhances the experience of persons using the promenade. The central promenade
provides a strong visual link between the Sanchez Channel and Bay shoreline areas, and
the view along the promenade from west to east strongly focuses pedestrian and office
user views on Coyote Point. Moreover, the office buildings have been relocated
somewhat to increase open space along the water. An updated wind tunnel study has
been performed to confirm that the Refined Project, like the Entitled Project, will not
have significant impacts on persons using the Bay east of the site.
3) On visually prominent and sites with shoreline... the design shall fit the site,... the design
is compatible with the surrounding development... As with the original Entitled design,
the Refined Project provides extensive improvements to the Bay Trail and Sanchez
Channel shoreline on the east and west sides of the site. All buildings are set back from
the shoreline to provide a broad zone for shoreline use and access. In fact, the Refined
Project moves office buildings 1 and 2 further from the shoreline to enhance shoreline
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 10
user experience. In addition, moving office Buildings I and 2 further from the shoreline
helps create an expanded open space between these buildings and the shoreline. This
expanded open space area, combined with the improved pedestrian promenade and
adjacent food service, work together to attract shoreline users further supporting
recreational use by both project tenants and members of the public using the shoreline. In
addition to the on -site improvements of the Bay Trail and shoreline areas, the Project will
construct a bridge that will improve bike and pedestrian access across the Sanchez
Channel and thus help strengthen the connections between the shoreline areas west of
Sanchez Channel and Coyote Point.
4) Compatibility of the architecture and landscaping with the design guidelines for the Anza
Point subarea... There is existing development to the south of the Project. The east, and
west edges are the Bay and Sanchez channel, and the northern border is undeveloped.
The existing buildings to the south of the Project site are primarily older, low-rise,
concrete block buildings, which all turn their backs to the Project site. Therefore, the
Refined Project works to screen the blank walls of the buildings to the south with
landscaping, the parking garage structure and front of the amenity building. The
landscape design at the shorelines calls for planting a variety of native species of plants
with varying heights. The pedestrian promenade mall will handle the higher levels of use
with pavers and sitting areas. The building architecture is distinct and uses metal, glass
and vertical fins to mimic the reflection of light on water.
5) Architectural design consistency by using a single architectural style on the site that is
consistent among primary elements of the structure(s)... As noted, the Refined Project
features a distinct design inspired by its shoreline location. The four office buildings,
reflecting their common use and adjacency, share the same design language, while the
amenity building and garage differ in their interpretation in a way that is appropriately
matched to their programs.
6) Provision of site features identified in the design guidelines... The Refined Project
retains the Entitled Project's basic orientation of the buildings on the site, but pulls the
buildings further away from the Bay. The Refined Project has been subject to a wind
tunnel analysis, and the impacts on the recreational use of the Bay are similar to the
Entitled Project. The Refined Project provides enhanced landscaping for both shorelines,
as well as the pedestrian promenade which links the shoreline areas. In addition, the
relocated Airport Boulevard provides an attractive route through the site, as an alternative
to the shoreline route. Overall, the Refined Project will enrich and enhance the recreation
opportunities, by providing greatly improved shoreline access, as well as attractive spaces
away from the shoreline.
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page I 1
Therefore, the Refined Project continues to satisfy all the design review criteria for the
Anza Point North district, equally or better than the Entitled Project.
5. The Refined Project Requires Minimal Changes to the Previous Conditions of Approval
The Entitled Project, as approved in 2012, was subject to a lengthy and detailed set of conditions
of approval. Consistent with the fact that the Refined Project proposal represents only a
refinement of the Entitled Project, only minimal changes are being sought to the previously -
adopted conditions of approval. All of these proposed modifications have been developed in
coordination with City staff.
Approval condition number 1 identified the project plans being approved by date, title and page
number. We are requesting this condition be modified simply to reflect the plans for the Refined
Project which the Commission would be approving. Previous condition 5 specified the
minimum amounts of non-food and food -related retail which the Entitled Project would provide.
Since the Refined Project provides a reduced amount of non-food retail, but an increased
amount of food service uses, the Project Sponsor proposes to reduce the minimum amount of
non-food retail required by this condition while increasing the minimum amount of food retail,
so as to maintain the same minimum area (approximately 26,000 sf) for the two categories of
retail use combined. Although the revised condition, like the original condition for the Entitled
Project, only requires 26,000 sf of food and other retail, the Project Sponsor has every intent to
build out the full range of amenities, including childcare, health club, conference space for tenant
use, as well as retail and food service uses.
Project Sponsor proposes to amend condition 12 to allow issuance of early permits for
demolition and grading etc while plans for the building permits are being prepared and reviewed,
in order to expedite construction. In addition, condition 12 would be modified to authorize
phased processing of building permits, which is typical for large, complex projects such as this
one. Minor adjustments are proposed to condition 16 to clarify height limit measurement, and to
authorize elevators overruns to exceed the limits where necessary for roof access.. Proposed
amendments to condition 20a would clarify that there is no upper limit on bicycle parking spaces
for each building.
Condition 20 required the Entitled Project to comply with a Transportation Demand
Management (TDM) program, including that "one video conferencing center shall be installed at
each office building for use by the tenants of the facility" (20.h). With the advances in video
conferencing, providing a video conferencing center in each building no longer seems
particularly relevant to the goals of the TDM. Therefore, the Project Sponsor is requesting that
this condition be revised to recognize that the Refined Project will provide a single conference
facility of approximately 8500 sf in Building 2, for use by tenants of the facility.
AFDOCS/12783896.13
Arent Fox
William Loftis, Chair
Planning Commissioners
July 29, 2016
Page 12
In 2012, the City also adopted a Development Agreement to guide the Project's development.
None of the Project Refinements for which approval is being sought from the Commission
require any changes to the adopted Development Agreement.
6. Refined Project Does Not Result in Any New or Intensified Environmental Impacts
In connection with the approval of the Entitled Project, an Environmental Impact Report (EIR)
was certified in 2012. CEQA provides that if a project is revised after EIR certification, and the
conditions that would require a supplemental or subsequent EIR have not arisen, then an
Addendum is the appropriate way to document environmental analysis of the project revisions.
At the City's direction, an Addendum has been prepared which documents that the changes in
the Refined Project do not result in any significant new environmental effects or a substantial
increase in the severity of significant impacts. Nor are there any substantial changes in
circumstances or significant new information which would change the conclusions of the prior
EIR.
Among other things, the Addendum evaluates the transportation impacts of the Refined Project,
including the changes to the distribution of amenities. In addition, because of the changes to
building design and locations, additional wind tunnel studies have been undertaken to assess the
wind impacts of the Refined Project on the area of the Bay east of the site, which is used for
wind surfing and kite boarding. The new wind studies have concluded that the Refined Project
would not significantly change the impacts of the previously -evaluated project, and would not
have a significant impact on those recreational activities.
7. Conclusion
The proposed Refined Project at Burlingame Point presents a great opportunity for the City of
Burlingame. The proposed updates from the original Entitled Project will bring the Project into
the future with success as a unique place, not only in the office market but also as a valuable
addition to the public realm of the City and of the region. The Project Sponsor and its Team
have carefully considered the comments from the Planning Commissioners and City staff, and
we believe the Refined Project has benefitted from this input.
As explained above, the Refined Project would address all of the design considerations specified
for the APN District. Only a few minor modifications are being requested to the conditions of
approval adopted for the Entitled Project, and all these changes are consistent with the intent of
the original conditions, including to provide a range of amenities and to provide conference
facilities for tenants. Finally, a detailed and thorough examination of the Refined Project has
been conducted in accordance with CEQA, and an Addendum has documented that the Refined
AFDOCS/12783896.13
William Loftis, Chair
Arent Fox Planning Commissioners
July 29, 2016
Page 13
Project would not result in new or significantly different impacts, and all the previous
mitigations measures would be incorporated.
The Burlingame Point Team looks forward to the opportunity to present the proposed Refined
Project to the Planning Commission on August 8, 2016 for your final review and approval of the
Commercial Design Review, and the Project Sponsor looks forward to bringing the Refined
Project to completion as soon as possible thereafter.
Sincerely,
Steve Atkinson
cc: William Meeker
Kevin Gardiner
SA/slg
Attachments
AFDOCS/12783896.13
Gensler
February 16, 2016
Jeff DeMartini, Chair
and Planning Commissioners
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Re: Burlingame Point Project
Dear Chair DeMartini and Planning Commissioners:
Thank you for your time, comments, and suggestions to the proposed design refinements in
the Burlingame Point Project study session on January 25, 2016.
In response, we have made several design modifications and refinements to the proposal
which we will present to you at the February 22, 2016 meeting. These are attached for your
review. We trust that you will find these modifications complete and responsive.
A summary of design refinements include the following: an improved Bay Trail design at the
property, additional Bay Trail connections to the project, a relocated parking garage ramp to
create more open space at the project interface to the Bay Trail, improved bicycle parking
and access, added traffic calming along Airport Blvd at the pedestrian promenade, and
adjusted drop off locations.
In response to questions and comments about the landscaping, we have developed a specific
palette for planting, softscape and hardscape materials. Planting includes a variety of
diverse, native species that are drought tolerant and Bay friendly, creating habitat for native
wildlife. These include Monterey Pines, Torrey Pines, Silk Trees, London Plane Trees, Cajeput
Trees, Rosemary, Sea Lavendar, Yellow Bush Lupine, Molate Red Fescue, and Pink
Muhlygrass. Hardscape materials include natural stone pavers, concrete pavers, concrete
sidewalks and driveways, wood decking, and asphalt paving along Airport Blvd and parts of
the Bay Trail. Seating will use similar materials including stone, concrete, metal, and wood
benches. Along the pedestrian promenade, we have designed outdoor "rooms" in the
landscape. These "rooms" will be shaped through overhead canopies created by trellises and
trees, surrounding planting, decking material, and seating configuration. These outdoor
"rooms" provide intimate gathering places that are human scaled and provide contrast to the
larger public entry plazas where pedestrians enter the site from Airport Blvd at the
'A summary of the revised landscape design is shown on Page 2.
February 16, 2016
Gensler Page 2
promenade., To further improve the pedestrian experience, we plan to commission public art
along the length of the promenade.
Bicycle access to the project is along the Bay Trail and also along shared bike lanes on Airport
Blvd through the property. Public bike parking is provided on site directly where cyclists will
enter the property and at close proximity to the entry lobby for each building. Public bike
parking is also provided in front of the amenity building. All of this public bike parking is in
highly visible locations where it will be well used and secure. Additional bike parking is
provided in the basement level to meet the needs of tenants:
The Bay Trail is designed where it passes through the project as a 12' wide path, with two 5'
multipurpose lanes, one in each direction. A separate 2' wide shoulder allows provides soft
paving for walkers and joggers to pass by others using the main trail. This is similar to the
Bay Trail in the Coyote Point Recreation Area, but the path envisioned for this project is
wider, and therefore safer. Specifically the 2' wide shoulder will be an improvement over
what is offered elsewhere. -
We considered that the access to the site needs to be wider and more gracious for Bay Trail
users to connect to Coyote Point. We therefore refined and widened the trail where it enters
the project. We also heard that there need to be more connections between the Bay Trail
and the project along the east edge of the property, and that the parking ramp may block
this connection. In response, we shifted the location of the parking ramp southward to
create more open space. In addition to the more prominent pedestrian promenade
connection, we added two more connections from the Bay Trail to the open space at the east
side of the project site. The additional Bay Trail connections are intentionally located at the
site parking for Bay Trail access.,
In response to the concern expressed for bicycle and pedestrian safety, we have made the
Bay Trail curve a bit at key locations, to provide a natural slowing for cyclists. We have
further changed the hardscape paving material at the overlook, to provide a clear indication
for cyclists that this is also a pedestrian crossing area. Finally, we provided a separation with
a short set of steps from the pedestrian area, which will assure that cyclists don't
inadvertently enter the pedestrian area.-
' Planting and landscape palette is shown on Pages 3 and 4.
3 Bicycle parking and access is shown on Page 5.
° Bay Trail design is shown on Page 6.
s An overview of these refinements is shown on Page 2, and the detailed view of the connections from
the Bay Trail to the project is shown on Page 7.
6 The bicycle path separation is shown on Page 7.
February 16, 2016
Gensler Page 3
We received comments about the location of vehicle drop-offs at the center of the
promenade, and have made several changes. First, we created clear pedestrian crossing
zones that flow from the pedestrian walkways in the promenade. We provided separate pull-
outs for shuttles that are shifted away from the pedestrian promenade, which previously
were located in the center of the promenade and Airport Blvd intersection. As an aside, this
pull-out includes space for shuttles that may be corporate campus type of shuttles for
tenants, as well as for prospective shuttles to downtown Burlingame. We have also added
traffic calming where the promenade intersects Airport Blvd, in the form of a raised and
changed paving pattern. The clear cross -walk areas within that traffic calming zone separate
pedestrians from any personal vehicles that might pull over for drop-off or pick-up. Finally,
we added a pedestrian safety island in the center of Airport Blvd at the pedestrian
promenade, creating a safe harbor for pedestrians and also preventing cars from making U-
turns in this location.,
Concerning rain shelter, we have changed the pattern of walkways so they are next to the
buildings, allowing someone to stay near the building, and added planting and tree coverage
in the center, which provides a natural rain canopy and has the added benefit of providing
more shade and greenery to the pedestrian promenade. Also, during inclement weather, one
can access the garage to move to another building. Finally, at the entry lobbies, we recessed
the ground floor fagade so the building above acts as a canopy to provide rain protection.
In response to comments and questions about the exact locations and types of amenities,
and a balance of uses, we worked with the Owner to refine a specific proposal for amenities.
It should be noted that the Owner would like to build an amenity rich campus that will
attract tenants to the project, as well as world class food service venues, open to the public.
The entitled area for amenities is approximately 63,400 gross sq. ft. and the project proposes
to build out the full extent of this entitled area. The amenity building will house an
approximately 6,500 sq. ft. daycare, an approximately 6,500 sq. ft. fitness center, and an
approximately 15,000 sq. ft. restaurant. This makes the amenity building a total of 28,000
gross sq. ft. which is smaller than the originally entitled 37,000 gross sq. ft. amenity building.
This size was based on market considerations for the appropriate use areas, and also in
consideration of the January 25 feedback that the amenity building should not be too big, so
that more amenities can be programmed into the office buildings to activate the pedestrian
promenade.
We have concentrated the amenities in Buildings 1 and 2, on the east side of Airport Blvd, in
order to create an amenity rich destination that is activated by people and commercially
vibrant. This location also makes the amenities more easily accessible to the public who
arrive at the project through the surface parking, the pedestrian promenade, and the Bay
Trail.
The revised drop-off zone and enhancements for pedestrian safety are shown on Page 9
February 16, 2016
Gensler Page 4
The ground floor of Building 1 is envisioned as a restaurant and a separate "marketplace"
that will provide food for take away and for on -site consumption. A larger scale precedent
for this would be something like the Ferry Building in San Francisco or the Shed in
Healdsburg. The ground floor of Building 2 is envisioned as the conference center for the
project that would be publicly accessible. Ancillary retail is located in the ground floor of
Building 2 in order to support users of the conference space. Clustering the amenities in
Buildings 1 and 2 for the initial build -out makes them immediately accessible to the Bay Trail
Combined with a robust offering of food services, this location maximizes the potential for
use on weekends as well as before and after normal office hours, allowing for increased
community access.
The outlined approach provides the maximum entitled amenities. Within the promenade,
the design concentrates the amenities for ease of public access and commercial viability.
This activates the project at the Bay Trail and pedestrian promenade nexus. Finally, the
design approach creates flexibility for future addition based on market demand and tenant
and operator input.
Concerning the use of the open space east of the amenity building and south of Airport Blvd,
we have added an outdoor fitness center patio. It should be noted that there are two
additional competing uses for this same outdoor space, one of which is a right-of-way
easement for the future widening of Airport Blvd as it enters the property from the south,
and the second of which is a storm -water retention area.,
In response to one comment concerning glare, we have evaluated this issue. The original
entitlement contemplated using glass that is not dark and not reflective. We also are using
glass that is not dark and not reflective. We have procured a sample of the proposed glass
for the project and will share that with the Commission at the next study session, as well as
photographs of other projects that use the same or similar glass. We believe the selected
glass, by being light in color, reinforces the lightness of the buildings intended by the design
concept.^
Several comments were made with respect to cleaning the fagade. We have retained a
fagade maintenance consultant and developed a specific protocol. A standard pair of roof -
mounted davit arms will lower a swing -stage platform along the fagade. This stage will be
held off the fagade with soft rollers in order to protect the fins. Tag lines will allow the
platform to maneuver over the setback terraces on each building. -
The layout of project amenities is shown on Page 10.
9 The design of the open space in front of the amenity building is shown on Page 11.
io Precedent images of the proposed glass type are shown on Page 12.
11 Fa4ade maintenance access is shown on Page 13.
February 16, 2016
Gensler Page 5
We hope that our revised plans, and our explanation above has addressed your concerns and
questions. We look forward to continuing our dialogue with you on February 22.
Very truly yours,
Benedict Tranel, AIA, LEED AP
Principal
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
staff);
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 44,0006 Q5.5 square feet of retail use and
43,400A2J5Q 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);
Z_ 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 ail work shall be conducted within the limits of the
City's Noise Ordinance. See City of Burlingame 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://wvvw enerov ca.qov/fitle24/2008standards/ 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 (f) 12.
The 2008 Residential and Non -Residential Compliance Manuals are
available on line at hftp://www.enerciy.camovititle24/2008standardst.
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 CRC, or
applicable Building Code, regarding the protection of adjacent property and
as required by OSHA. On the plans, indicate that the following will be
addressed:
a. The walls of the proposed basement shall be properly shored, prior
to construction activity. This excavation may need temporary
shoring. A competent contractor shall be consulted for
recommendations and design of shoring scheme for the
excavation. The recommended design type of shoring shall be
approved by the engineer of record or soils engineer prior to
usage.
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) Provide handrails at all stairs where there are four or more risers.
16) Provide lighting at all exterior landings.
117 474—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.
1�8 49)--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
ncnorci��nxco'AFDOC4/1�6075583
21) Per CEO 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:
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.
$ 8that the conditions of the NPDES Coordinators February 8, 2012 memo shall be
met,
which includes the following comments:
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 !9bay.QFiaRa6 new
+^^�^^^�^^+ ^"^http//�^^�/flog^�stobav orianas new develooment.pho.
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://www/flowstobay orcebs 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/flowstobaXorq/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
RGIudes"n ludes 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:
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.
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- 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
e F-P—PGcizcn7558.2 DOCS/136075581
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, pedestrian
countdown signals, pedestrian audible signals, signal interconnection hardware,
street lights, signage, street markings, etc., shall be approved by the City Engineer
and installed at the property owner's expense. The proposed streetlights must
conform to current standards which require Beta LED's or equivalent. The
developer shall submit and obtain approval of the required engineering drawings
and specifications for all public improvements as part of the building permit
process.
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.
i. 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 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.
j. 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.
I. 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.
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.
r. 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
the site shall not GGGUF until a building peFrnit has beeR issued and SUGh site weFk shall be
FequiFed tG GOMPly with all the Fegulations of the Bay Area AiF Quality Management
^i early demolition mass excavation grading, shoring and foundation Permits.
includina_permits for installation of indicator/Production Piles may be issued in advance of
a building Permit povided that xbr to issuance of such Permits. the applicant has
submitted construction plans for the project to the Building Division. or has Provided
evidence that it is havingsuch uch Mans pLepared for the prQmect for which the demolition or
grading wQrk is intended Further, building construction Permits shall be submitted and
received in accordance with the progress of the work which will occur in Phases. Permits
that may be submitted individually for application may include. but are not limited to.
indicator/production piles mass excavation shoring. grading. foundations. superstructure.
architecture MEP fire Protection fire alarm curtain wall. and so forth, subject to the
consent of the City's Building Official and the Fire Marshal Building Permit phasing and
scheduling shall be arranged with the Project Applicaal and the Community Development
impartment — Building Division such that the work can proceed in an orderly fashion as
one continuous phase of construction:
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;
16. that the overall height of the buildings as measured from the top of curb at Airport
Boulevard (+ 14.5' elevation) to the top of the mechanical screens shall be no taller than
the following heights: Buildings B1 and B2, 97.0', Building 83, 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 pafap _mechanical 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 elevator overruns
n crPnCS- i 3cn7cco'AFDO /13607558.3
and associated structures shall be permitted to exceed the stated height limits to the
degree that such exceedance is necessitated by the Uniform Building Code in order for
elevators to serve their intended purpose of providing access by persons to the rooftop
terraces on the buildingsThe 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 61: $209,802.00, Building 62:
$209,802.00, Building 133: $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 meat least 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.
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 GentersCen-t-rr: One video conferencing center ot
approximately 8500 sf shall be installed at of Ge b ildiRg 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;
L 1—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.
to Transportation Action Plan: The TDM coordinator shall work with the Alliance
to create a Transportation Action Plan for each tenant.
n_ lTTransportation 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.
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.
r. House Car for Employee Use: Each building will provide employees with access
to 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 development of
the 350 Airport Boulevard 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 projects 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 shall include in all construction contracts the following requirements or
measures:
• 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 loose 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
toxics control measure Title 13, Section 2485 of California Code of Regulations
[CCR]). Clear signage shall be provided for construction workers at all access points.
• 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 District's phone number shall also be visible
to ensure compliance with applicable regulations. (Air Quality; (Planning and Building
Divisions);
26- 26. Construction Equipment 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 in the construction Project (i.e.,
owned, leased, 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 General 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,
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 Divisions)
27. Application of Low-VOC Coatings. The Project Sponsor shall use low VOC (i.e., ROG)
coatings beyond the local requirements as per the BAAQMD Guideline (i.e., Regulation a
Rule 3: Architectural Coatings) (Air Quality; Planning and Building Divisions);
28. Implement Best Management Practices to Reduce Construction Noise. The following BMPs
shall 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- L-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 bafflers to inhibit
transmission of noise to sensitive receptors;
iii. Locate stationary equipment to 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 tools. Compressed air
exhaust silencers 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.
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.
f —The project sponsor shall designate a "disturbance coordinator for
construction activities. The coordinator would be responsible for responding
to any local complaints regarding construction noise 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. Notify Nearby Businesses of Construction Activities that Could Affect Vibration -Sensitive
Equipment. The Project Sponsor shall provide notification to adjacent property 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
they have vibration -sensitive equipment on their site. (Noise, Planning and Building
Divisions);
30. implement Construction BMPs to Reduce Construction Vibration. 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 am. 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 -sensitive equipment is located.
• Avoid pile driving when possible within 100 feet of an existing structure. (Noise,
Planning and Building Divisions);
31. Implement Alternative Pile Driving 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 Survey. The Project Sponsor(s) shall retain a qualified biologist
to conduct preconstruction breeding -season surveys (approximately March 15 through
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.
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, following the completion of the bird nesting survey that includes, at a minimum,
the following information:
• A description of methodology 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 Division);
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 adjacent to the Project Site
during the breeding season (approximately March 15 through August 30) while the nest is
occupied with adults and/or young. If 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 reasonable 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 significant impacts to the City's wastewater conveyance and treatment
system associated with the Project the Project Sponsor shall adhere to either of the two
following mitigation measures..
9. Upgrade Pump Capacity at the Existing 399 Rollins Road Pump Station and Reduce
Inflow and Infiltration within the Wastewater System. 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 Variant 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 lines between the Project
Site and the Airport Boulevard Pump Station and existing force main between the
Airport Boulevard Pump Station and the WWrp. The Project 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 APPLICABLE ONLY TO THE 300 AIRPORT BLVD. PROJECT
35. Reduce Risk of Exposure During 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 —A Health Risk Assessment is conducted prior to commencement of construction of
Phase 11 that demonstrates, to the satisfaction of the BAAQMD, that impacts to the
children at the childcare center are less than significant during Phase 11 construction
or specific sub phases of Phase 11 construction; or
&-Implement 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
construction activities are occurring.
If implementation of this Mitigation Measure is infeasible, then the childcare center would
be prohibited from operating during Phase 11 construction. (Air Quality, Building and
Planning Divisions);
36. Maintenance and Testing 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 electric landscape equipment during
landscaping activities, where feasible. (Climate Change, Planning Division and Parks
Department);
39. Incorporate Trees and Vegetation into Project Design. 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 Energy 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. Drought Tolerant Landscaping. 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 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);
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. Energy Efficiency beyond 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 Building 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 Building 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);
48. Obtain Applicable Permits and Certifications. If the Corps determines that these features
are jurisdictional, then the 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 loss 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 requires 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
Underground 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
project features using a flood elevation of at least 7.1feet. 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);
50. Provide Adequate Storm Flow Conveyance Capacity 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
met. The Project Sponsor shall incorporate applicable City Conditions of Approval into
project designs, prior to receiving a grading permit. (Hydrology, Public Works
Department);
51. Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic
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 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
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 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.
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.
MITIGATION MEASURES APPLICABLE TO THE FUTURE DEVELOPMENT OF THE
350 AIRPORT BOULEVARD SITE
52. Implement TDM Program as part of 350 Airport Boulevard Project. 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 enema efficiency measures with 350 Airport Boulevard Protect. 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 Project Design. 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);
56. Renewable Energy System. The 350 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);
57. Drought 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. Enemy Efficiency beyond 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);
61. 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 program. The Project Sponsor shall ensure that future development of
the 350 Airport Boulevard Site implement a TOM 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 Site shall
seek LEED Gold certification or equivalent for development per the recommendations of
the City's Green Building Ordinance. The Project Sponsor shall submit draft LEED (or
equivalent) checklists to the City Sustainability Coordinator for review and consultation.
(Climate Change, Planning and Building Divisions),
64. Placement or Screening of HVAC Mechanical Equipment. All HVAC mechanical
equipment shall be located more than 60 feet from the nearest property line. Alternatively,
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 Rise for
Underground 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 -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 Adequate Storm Flow Conveyance Capacity 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
met. 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 Hydrodynamic
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 andlor 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
n rnnre zcn^rcco ''AFDOCS/13607558 3
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
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 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.
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 f/oodplain 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 Analysis. To reduce potential impacts associated 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).
COMMUNITY DEVELOPMENT DEPARTMENT • 601 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 650.658.7260 • f: 050.690.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
W Design Review ❑ Variance ❑ Parcel #: APN-026-360-130
0 Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:
PROJECT ADDRESS: 300 Airport Boulevard
APPLICANT
Name: Steve Atkinson
Address: Arent Fox, 66 Second St., 21 st Floor
City/State[Zip: San Francisco, CA 94105
Phone: 1415) 806-7971
E-mail: steve.atkinson@arentfox.com
ARCHITECT/DESIGNER
Name: Gensler
Address: 2 Harrison Street, Suite 400
City/State/Zip: San Francisco, CA 94106
Phone: (416) 836-4428
E-mail. Benedict Tranel@gensler.com
Burlingame Business License #:
PROPERTY OWNER
Name: Burlingame Point LLC
Address: 433 Airport Blvd., Suite 426
City/State/Zip: Burlingame, CA 94010
Phone: (607) 692-7187
E-mail: tlanxxfgenzon.com.cn
Authorization to Reproduce Protect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request andfor post plans submitted with this
application on the City's webaite as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. (Initials of Architect/Designer)
PROJECT DESCRIPTION: See attached.
AFFIDAVIT/SIGNATURE: I hereby certify unde��_
e information given herein is true and correct to the
beat of my knowledge and belle .�-
Applicant's signature: Date: ZL :a
I am aware of the proposed app ion and hereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: a"- Sw'� Date:
Date submitted:
5. tHANDW r$jPCAPP1katlan.doc
ANk
COMMUNITY DEVELOPMENT DEPARTMENT • 601 PRIMROSE ROAD • BURLINGAME, CA 94010
p: 660.658.7260 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of application:
r;Cl Design Review ❑ Variance ❑ Parcel #: APN-026-350-130
❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:
PROJECT ADDRESS: 300 Airport Boulevard
APPLICANT
Name: Steve Atkinson
Address: Arent Fox, 55 Second St., 21st Floor
City/State0p: San Francisco, CA 94105
Phone: (415) 805-7971
E-mail: steve.atkinson@arentfox.com
ARCHITECT/DESIGNER
Name: Gensler
Address: 2 Harrison Street, Suite 400
City/State/Zip: San Francisco, CA 94105
Phone: (415) 836.4428
E-mail: Boned ict_Tranel@gensler.com
PROPERTY OWNER
Name: Burlingame Point LLC
Address: 433 Airport Blvd., Suite 426
City/State/Zip: Burlingame, CA 94010
Phone: (607)592-7187
E-mail: tianxx@genzon.com.cn
Burlingame Business License #:
Authorization to Reproduce Prolect Plans:
I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as partthpPJanning approval process and waive any claims against the City
arising out of or related to such action. ���'�J� (initials of Architect/Designer)
PROJECT DESCRIPTION: See attached.
AFFIDAVIT/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.
Applicant's 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: �!� S(n.`� Date:�3
Date submitted:
S: t HANDOU rSI PC AppllcoWn. do[
Burlingame Point Project
Mitigation Monitoring and Reporting Program
Introduction
The Final Environmental Impact Report (EIR) for the Burlingame Point Project (Project) (formerly
referred to as the 300 Airport Boulevard Project) was certified by the City of Burlingame (City) on
June 18, 2012. Since Final EIR certification, the Project Sponsor has submitted an application to
update the Project design. The EIR Addendum, released on June 18, 2016, addresses the proposed
changes. It was determined in the EIR Addendum that the Revised Project would not cause any new
significant impacts or any substantial increases in the severity of previously identified significant
effects. Therefore, the mitigation measures presented in the previously certified Final EIR also
apply to the Revised Project.
The California Environmental Quality Act (CEQA) requires the adoption of feasible mitigation
measures to reduce the severity and magnitude of significant environmental impacts associated
with project development. The previously certified Final EIR prepared for the Project includes
mitigation measures to reduce the potential environmental effects of the Project.' CEQA also
requires reporting on and monitoring of mitigation measures adopted as part of the environmental
review process (Public Resources Code Section 21081.6). This Mitigation Monitoring and Reporting
Program (MMRP) is designed to aid the City in its implementation and monitoring of measures
adopted from the certified EIR.
The mitigation measures in this MMRP are assigned the same number they had in the previously
certified Final EIR. The MMRP is presented in table format and describes the actions that must take
place to implement each mitigation measure, the timing of those actions, the entities responsible for
implementing and monitoring the actions, and verification of compliance.
' Although some impacts of the Revised Project would be slightly less or slightly greater than those
analyzed in the certified Final EIR, the changes would be minor and would not affect the significance
conclusions. However, one mitigation measure proposed in the certified Final EIR is no longer required
under the Revised Project, resulting in a lesser impact. Therefore, since this mitigation measure
(Mitigation Measure AQ-5.1) is not required, it is not included in this MMRP.
1 Burlingame Point Project —Mitigation Monitoring and Reporting Program
August 2016
BURLINGAME POINT PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures Action Timing Implementing Party Monitoring Part
TRANSPORTATION
IMPACT BEING ADDRESSED: Intersection Operations. With the addition of trips generated from the development of the Project Site, all study intersections would
continue to operate at acceptable levels ofservice. However, the Project would add traffic to the Amphlett Boulevard/Poplar Avenue intersection in the city of
San Mateo. (TR-1)
Amphlett Poplar Intersection: The City of San Mateo is considering a range
Negotiate an
3 months after San
Project Sponsor/ City
Planning Division
of potential improvements at the Amphlett Boulevard/Poplar Avenue
agreement with the
Mateo has identified
of San Mateo
intersection to provide sufficient capacity for existing and future traffic
City of San Mateo to
a specific
volume. However, a specific improvement project has not been identified
make fair share
improvement
at this time. The Project Sponsor shall negotiate an agreement with the
contributions for
project and cost
City of San Mateo to make a fair share contribution toward the cost of
intersection
estimate
improvements at this intersection for each project's respective impacts.
improvements
AIR QUALITY
IMPACT BEING ADDRESSED: Violation of Particulate Matter AmbientAir Quality Standards. Fugitive dust (PM10) from construction activities associated with the
Project would result in short-term violations of particulate matter ambient air quality standards. (AQ-2)
AQ-2.1: Implement Recommended Dust Control Measures. To reduce
Implement dust
Prior to
Project Sponsor/
Planning and
particulate matter emissions during Project excavation and construction
control measures
commencement of
Project contractor(s)
Building Divisions
phases, the Project contractor(s) shall comply with the dust control
developed by the
grading and building
strategies developed by BAAQMD.
BAAQMD.
construction/during
The Project Sponsor shall include in all construction contracts the
excavation and
following requirements or measures:
construction phases
• 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 loose 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.
Burlingame Point Project —Mitigation Monitoring and Reporting Program
August 2016
BURLINGAME POINT PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Action
Timing
Implementing Party
Monitoring Part
• Idling times shall be minimized either by shutting equipment off when
not in use or reducing the maximum idling time to 5 minutes (as
required by the California airborne toxics control measure Title 13,
Section 2485 of California Code of Regulations [CCR]). Clear signage
shall be provided for construction workers at all access points.
• 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
District's phone number shall also be visible to ensure compliance
with applicable regulations.
IMPACT BEING ADDRESSED: Criteria Air Pollutants and Ozone Precursor Emissions Compliance. Equipment used for construction activities associated with the
Project would result in short-term emission increases of criteria air pollutants and ozone precursors that exceed the 2011 BAAQMD CEQA significance criteria.
(AQ-3)
AQ-3.1: Construction Equipment Emissions Minimization. To reduce the
Reduce construction
Prior to
Project Sponsor/
Planning and
potential impacts resulting from Project construction activities, the Project
equipment
commencement of
Project contractor(s)
Building Divisions
Sponsor shall include in contract specifications a requirement for the
emissions by
grading and building
following measures:
including contract
construction/during
• Idling times shall be minimized either by shutting equipment off when
specifications
construction
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 in the
construction Project (i.e., owned, leased, 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 General 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;
Burlingame Point Project —Mitigation Monitoring and Reporting Program
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BURLINGAME POINT PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures Action Timing Implementing Party Monitorin Part
All construction equipment, diesel trucks, and generators shall be
equipped with Best Available Control Technology for emission
reductions of NOx and PM;
• 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.
AQ-3.2: Application of Low-VOC Coatings. The Project Sponsor shall use low
Application of Low-
Prior to grading and
Project Sponsor/
Planning and
VOC (i.e., ROG) coatings beyond the local requirements as per the
VOC coatings
building permit
Project contractor(s)
Building Divisions
BAAQMD Guideline (i.e., Regulation 8, Rule 3: Architectural Coatings).
beyond the local
issuance/during
requirements.
construction
CLIMATE CHANGE
IMPACT BEING ADDRESSED: Generation of Greenhouse Gas Emissions. The Project would result in a significant impact from both direct and indirect generation
of GHG emissions. (CC-1)
CC-1.1: Incorporate GHG Reduction Measures for Maintenance Activities.
Provide
Prior to certificate of
Project Sponsor/
Planning Division
The Project Sponsor shall provide infrastructure for the use of electric
infrastructure for
occupancy
Project architect
and Parks
landscape equipment during landscaping activities, where feasible.
the use of electric
(completion of
Department
landscape
building
equipment during
shells)/during
landscaping
operation
activities.
4 Burlingame Point Project —Mitigation Monitoring and Reporting Program
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CC-1.2: Incorporate Trees and Vegetation into Project Design. Trees and
Incorporate shade
Prior to the issuance
Project Sponsor
Planning Division
other shade structures shall be incorporated into the Site Plan to
into the Project Site
of building permits
and Parks
maximize summer shade and to minimize winter shade.
Department
CC-1.3: Renewable Energy System. The Project shall offset 10 percent of
Offset 10 percent of
Prior to the issuance
Project Sponsor/
Planning and
project electricity demand through implementation of onsite renewable
the electricity
of building permits
Project engineer
Building Divisions
energy systems or through investment in offsite alternative energy
demand
(for onsite
systems.
offsets)/prior to
certificate of
occupancy
(completion of
building shells) (for
offsite
offsets)/during
operation
CC-1.4: Drought Tolerant Landscaping. The Project shall reduce irrigation-
Include drought
Prior to the issuance
Project Sponsor/
Planning Division
related water demand by a minimum of 10 percent through the
tolerant landscaping
of building
Project landscape
and Parks
implementation of drought tolerant landscaping.
into the Project Site
permits/during
architect
Department
operation
CC-1.5. Cool Roof Material, The Project shall incorporate cool -roof
Incorporate cool-
Prior to the issuance
Project Sponsor/
Planning and
materials into project design to reduce electricity demand associated with
roof materials into
of building permits
Project engineer
Building Divisions
building heating, ventilation, and air conditioning (HVAC) by a minimum
Project design
of 7 percent.
CC-1.6: Water Conservation Measures. The Project shall implement
Implement water
Prior to the issuance
Project Sponsor/
Planning and
immediate water conservation measures to reduce building water demand
conservation
of building
Project engineer
Building Divisions
by 33 percent. Building water demand shall ultimately be reduced by 50
measures into
permits/after City's
percent when the City's recycled water system is implemented.
Project design
recycled water
system is
implemented/during
operation
CC-1.7. Energy Efficiency beyond Title 24 Standards. The Project shall
Reduce building
Prior to the issuance
Project Sponsor/
Planning and
reduce building energy demand beyond the 2005 Title 24 Standards by 26
energy demand
of building
Project engineer
Building Divisions
percent.
beyond the 2005
permits/during
Title 24 Standards
operation
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BURLINGAME POINT PROJECT
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Action
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CC-1.8: Operation Solid Waste Reduction. The Project shall implement a
Implement a solid
Prior to the
Project Sponsor/
Planning Division
solid waste reduction program to reduce operational solid waste by a
waste reduction
certificate of
Project engineer
minimum of 10 percent
program
occupancy/
(completion of
building shells)
during operation
NOISE
IMPACT BEINGADDRESSED: Permanent Increase in Ambient Noise Levels during Construction. Construction of the Project would not result in a substantial
permanent increase in ambient noise levels in the Project vicinity above levels existing without the Project However, ambient noise levels may temporarily
increase. (NO-1)
NO-1.1: Implement Best Management Practices to Reduce Construction
Incorporate BMPs
Prior to
Project contractor(s)/
Planning and
Noise. The following BMPs shall be incorporated into the construction
into construction
commencement of
Project Sponsor
Building Divisions
documents to be implemented by the Project contractor.
documents
construction
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 to 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 tools. Compressed air exhaust silencers 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.
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MITIGATION MONITORING AND REPORTING PROGRAM
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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.
f. The project sponsor shall designate a "disturbance coordinator' for
construction activities. The coordinator would be responsible for
responding to any local complaints regarding construction noise and
vibration. The coordinator would determine the cause of the noise or
vibration complaint and would implement reasonable measures to
correct the problem.
IMPACT BEING ADDRESSED: Exposure of Persons to Excessive Ground -Borne Vibration Levels during Construction. Implementation of the Project may result in
exposure of persons to orgeneration of excessive ground -borne vibration orground-borne noise levels. (NO-2)
NO-2.1: Notify Nearby Businesses of Construction Activities that Could Affect
Provide notification
Prior to the start of
Project Sponsor
Planning and
Vibration -Sensitive Equipment. The Project Sponsor shall provide
to adjacent property
construction
Building Divisions
notification to adjacent property owners and occupants, prior to the start
owners and
of construction, informing them of the estimated start date and duration of
occupants about
vibration -generating construction activities during site preparation,
construction
grading, and pile driving, if required. This notification shall include
activities
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 they have vibration -
sensitive equipment on their site.
NO-2.2: Implement Construction BMPs to Reduce Construction Vibration.
Implement
Prior to
Project Sponsor
Planning and
The Project Sponsor shall implement the following measures during
construction BMPs
commencement of
Building Divisions
construction of all Project components:
to reduce
construction
• To the extent feasible, construction activities that could generate high
construction
vibration levels at any identified vibration -sensitive locations shall be
vibration
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 workday,
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.
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• Trucks shall be prohibited from idling along streets serving the
construction site where vibration -sensitive equipment is located.
• Avoid pile driving when possible within 100 feet of an existing
structure.
NO-2.3: Implement Alternative Pile Driving Methods. The Project Sponsor
Use alternative pile
Prior to issuance of
Project Sponsor/
Planning and
shall use alternative pile driving methods (e.g., drilled or steel piles) for
driving methods in
building permit
Project contractor(s)
Building Divisions
piles driven in proximity to existing vibration receptors such that
proximity to
vibration levels at vibration -sensitive equipment shall not exceed 65 VdB.
vibration -sensitive
receptors.
BIOLOGICAL RESOURCES
IMPACT BEING ADDRESSED: Loss of Wetlands and Other Waters of the United States. The Project would have a potentially -significant impact on wetlands and
other waters of the United States. (BR-2)
BR-2.1: Conduct a Wetland Delineation. The Project Sponsor shall retain a
Conduct a wetland
Prior to the issuance
Project Sponsor/
Planning and
qualified biologist to conduct a wetland delineation of the Project Site.
delineation of the
of grading permits
Qualified biologist
Building Divisions
This delineation shall be submitted to the Corps for verification prior to
Project Site and
the issuance of any grading permits for the Project. If the Corps
submit to the Corps
determines that the features in the Project Site are not jurisdictional, then
no further mitigation would be required.
BR-2.2: Obtain Applicable Permits and Certifications. If the Corps
Obtain a CWA
If the Corps
Project Sponsor/
Planning and
determines that these features are jurisdictional, then the Project Sponsor
Section 404 permit
determines that
Qualified biologist
Building Divisions
must obtain a CWA Section 404 permit from the Corps, and a CWA Section
from the Corps and
there are wetlands
401 Water Quality Certification from the RWQCB prior to issuance of any
a CWA Section 401
or other waters of
grading permits for the Project. A requirement of the permits will be
Water Quality
the U.S. at the
compensation such that there is no net loss of wetlands. This
Certification from
Project site
compensation requirement can be satisfied through avoidance, onsite
the RWQCB
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 requires a minimum 1:1 ratio, but
may require higher ratios for certain wetland types.
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IMPACT BEING ADDRESSED: Loss of Nesting Migratory Birds. The Project would have a potentially significant impact on nesting migratory birds. (BR-3)
BR-3.1: Bird Nest Pre -Construction Survey. The Project Sponsor(s) shall
Conduct pre-
Approximately
Project Sponsor/
Planning Division
retain a qualified biologist to conduct pre -construction breeding -season
construction
March 15 through
Qualified biologist
surveys (approximately March 15 through August 30) of the Project Site
breeding -season
August 30 during the
and immediate vicinity during the same calendar year that construction is
surveys of the
same calendar year
planned to begin, in consultation with the CDFG as discussed below.
Project Site and
that construction is
If phased construction procedures are planned for the Project, the results
immediate vicinity
planned to begin
of the above survey shall be valid only for the season when it is conducted.
A report shall be submitted to CDFG, following the completion of the bird
nesting survey that includes, at a minimum, the following information:
• A description of methodology 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.
BR-3.2: Bird Nest Buffer Zone. The Project Sponsor(s), in consultation with
Delay construction
If active bird nests
Project Sponsor/
Planning and
CDFG, shall delay construction in the vicinity of active bird nest sites
in the vicinity of
are located between
Qualified biologist/
Building Divisions
located on or adjacent to the Project Site during the breeding season
active bird nest sites
March 15 through
CDFG
(approximately March 15 through August 30) while the nest is occupied
during the breeding
August 30
with adults and/or young. If active nests are identified, construction
season while the
activities should not occur within 500 feet of the nest A qualified biologist
nest is occupied
shall monitor the active nest until the young have fledged, until the
with adults and/or
biologist determines that the nest is no longer active, or if it is reasonable
young.
that construction activities are not disturbing nesting behaviors. The
buffer zone shall be delineated by highly visible temporary construction
fencing.
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MITIGATION MONITORING AND REPORTING PROGRAM
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Action Timing Implementing Party Monitorin Part
HYDROLOGY AND WATER QUALITY
IMPACT BEING ADDRESSED: Sea Level Rise. The Project would be subject to potentially significant flooding risks resulting from sea level rise. (HY-7)
HY-7.1: Provide Flood Protection up to the 100-Year Flood Event plus Sea
Ensure that the
Prior to approving
Project Sponsor/
Building Division
Level Rise for Underground Structures. To protect underground structures
project design
grading and/or
Project engineer
and Public Works
from sea level rise flood risks, prior to approving grading and/or building
incorporates its
building permits
Department
permits the City shall ensure that the project design incorporates its
floodplain
floodplain development requirements into all applicable project features
development
using a flood elevation of at least 7.1 feet. All below -ground structures,
requirements into
including storm drains, sewers, equipment facilities, and others, shall be
all applicable
flood proofed and designed to withstand hydrostatic forces and buoyancy
project features
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.
HY-72: Provide Adequate Storm Flow Conveyance Capacity for Sea Level
Design the storm
Prior to issuance of
Project Sponsor/
Public Works
Rise Conditions. To ensure that the storm drain system conveyance
drain system to
grading permit
Project engineer
Department
capacity is not constricted by sea level rise at the outlets, the Project
adequately convey
Sponsor shall design the storm drain system to adequately convey
stormwater runoff
stormwater runoff at outlet water surface elevations equivalent to the
at outlet water
100-year flood event base elevation plus sea level rise of 55 inches (water
surface elevations
surface elevation of 11.6 feet at the outlet). Prior to receiving a grading
equivalent to the
permit, the City shall review project designs and studies for adequacy of
100-year flood
storm flow conveyance with an outlet surface water elevation of 11.6 feet
event base elevation
and in accordance with City design standards. The City shall prepare
plus sea level rise of
Conditions of Approval, where necessary, to ensure that the design criteria
55 inches
are met. The Project Sponsor shall incorporate applicable City Conditions
of Approval into project designs, prior to receiving a grading permit.
HY-73: Provide Protection of Shoreline and Flood Protection Features from
Prepare engineering
Prior to issuance of
Project Sponsor/
Public Works
Hydrodynamic Forces from Sea Level Rise Conditions. Prior to receiving a
studies to identify
grading permit
Project engineer
Department
grading permit, in order to ensure that the shoreline and flood protection
shoreline and flood
features associated with the proposed project provide protection under
protection features
sea level rise hydrodynamic and/or hydrostatic conditions, the Project
Sponsor shall prepare engineering studies to identify expected
hydrodynamic forces for under storm sure conditions at least 2 percent
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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 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 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 setback 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 setback 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, the Project Sponsor shall incorporate
applicable City and BCDC Conditions of Approval into project designs.
UTILITIES AND SERVICE SYSTEMS
IMPACT BEING ADDRESSED: Wastewater Treatment Facilities. The Project would not exceed wastewater treatment requirements of the applicable Regional
Water Quality Control Board or require or result in the construction of new wastewater treatment facilities. However, the Project would require the expansion
and rehabilitation of existing wastewater infrastructure. (UT-3)
In order to reduce significant impacts to the City's wastewater conveyance
Either upgrade
Prior to certificate of
Project Sponsor
Public Works
and treatment system associated with the Project, the Project Sponsor
pump capacity at
occupancy
Department
shall adhere to either of the two following mitigation measures:
the existing pump
(completion of
UT-3.1: Upgrade Pump Capacity at the Existing 399 Rollins Road Pump
station OR upgrade
building shells)
Station and Reduce Inflow and Infiltration within the Wastewater System.
the existing
The Project Sponsor(s) shall contribute fair -share funds toward the I
conveyance system
11 Burlingame Point Project —Mitigation Monitoring and Reporting Program
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upgrade of the 399 RRPS capacity, or equivalent project to increase
variant
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 Project.
UT-3.2: Upgrade to the Existing Airport Boulevard Conveyance System
Variant 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 Project Site. 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 lines between the Project Site and the Airport
Boulevard Pump Station and existing force main between the Airport
Boulevard Pump Station and the WWTP. The Project Sponsor shall
construct the necessary improvements to serve the Project Site and
additional properties along Airport Boulevard that would connect to this
sewer line.
CULTURAL RESOURCES
IMPACT BEING ADDRESSED: Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
E-1. Undiscovered Cultural Resources. If evidence of an archaeological site
Stop all ground-
During construction
Project Sponsor/
Planning Division
or other suspected cultural resource as defined by CEQA Guideline Section
disturbing activities
Project contractor(s)/
15064.5, including darkened soil representing past human activity
within 100 feet if a
Qualified
("midden"), that could conceal material remains (e.g., worked stone,
archaeological site
archaeologist
worked bone, fired clay vessels, faunal bone, hearths, storage pits, or
or suspected
burials) is discovered during construction -related earth -moving activities,
cultural resource is
all ground -disturbing activity within 100 feet of the resources shall be
found. Conduct a
halted and the City of Burlingame shall be notified. The Project Sponsor
I field investigation
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shall hire a qualified archaeologist to conduct a field investigation. The
City of Burlingame shall consult with the archeologist to assess the
significance of the find. Impacts to any significant resources shall be
mitigated to a less -than -significant level through data recovery or other
methods determined adequate by a qualified archaeologist and that are
consistent with the Secretary of the Interior's Standards for
Archaeological Documentation.
IMPACT BEING ADDRESSED: Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
E-2. Unique Paleontological/Geological Features. Should a unique
Stop all
During construction
Project Sponsor/
Planning Division
paleontological resource or site or unique geological feature be identified
construction
Project contractor(s)/
at the project construction site during any phase of construction, the
activities at the site
Qualified
Project manager shall cease all construction activities at the site of the
of discovery if a
paleontologist
discovery and immediately notify the City of Burlingame. The Project
unique
Sponsor shall retain a qualified paleontologist to provide an evaluation of
paleontological
the find and to prescribe mitigation measures to reduce impacts to a less-
resource or site or
than -significant level. Work may proceed on other parts of the project site
unique geological
while mitigation for paleontological resources or geologic features is
feature is found.
carried out. The Project Sponsor shall be responsible for implementing
Conduct an
any additional mitigation measures prescribed by the paleontologist and
evaluation of the
approved by the City.
find.
IMPACT BEING ADDRESSED: Disturb any human remains, including those interred outside of forma cemeteries?
E-3. Human Remains. If human remains are discovered at any Project
Stop all ground-
During construction
Project Sponsor/
Planning Division
construction site during any phase of construction, all ground -disturbing
disturbing activity
Project contractor(s)/
activity 100 feet of the resources shall be halted and the City of
100 feet of the
County coroner/
Burlingame and the San Mateo County coroner shall be notified
resource if human
Qualified
immediately, according to Section 5097.98 of the State Public Resources
remains are
archaeologist
Code and Section 7050.5 of California's Health and Safety Code. If the
discovered. Notify
remains are determined by the County coroner to be Native American, the
the County coroner
Native American Heritage Commission (NAHC) shall be notified within 24
and conduct a field
hours, and the guidelines of the NAHC shall be adhered to in the treatment
investigation
and disposition of the remains. The Project Sponsor shall also retain a
professional archaeologist with Native American burial experience to
conduct a field investigation of the specific site and consult with the Most
Likely Descendant, if any, identified by the NAHC. As necessary, the
archaeologist may rovide professional assistance to the Most Likely
13 Burlingame Point Project —Mitigation Monitoring and Reporting Program
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Descendant, including the excavation and removal of the human remains.
The City of Burlingame shall be responsible for approval of recommended
mitigation as it deems appropriate, taking account of the provisions of
State law, as set forth in CEQA Guidelines section 15064.5(e) and Public
Resources Code section 5097.98. The project applicant shall implement
approved mitigation, to be verified by the City of Burlingame, before the
resumption of ground -disturbing activities within 100 feet of where the
remains were discovered.
14 Burlingame Point Project —Mitigation Monitoring and Reporting Program
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15
BURLINGAME POINT PROJECT
IMPROVEMENT MEASURES
Improvement Measures Action Timing Implementing Party I Monitorin Part
IMPACT BEING ADDRESSED: The Project could expose sensitive receptors to PM2.5 and TAC concentrations above regulatory thresholds during construction. (AQ-5)
Operation of the Project would not result in significant health risks to
Maintain and test the
During Project
Project Sponsor
Building and
sensitive receptors. The Project Sponsor has indicated that as part of the
onsite back-up
operation
Planning Divisions
operating conditions of the back-up generators, all testing and
generators and
maintenance operations of the generators would be conducted when the
implement MERV 15
daycare center is not in operation. This would eliminate the potential for
filters
these onsite sources to represent an increased health risk for the students
of the daycare center. The following improvement measures, which are
recommended but not required, are included to further reduce the less -
than -significant impact and to ensure implementation of these operating
conditions.
• Maintenance and Testing 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);
• 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.
IMPACT BEING ADDRESSED: The Project would result in a significant im pact from both direct and indirectgeneration of GHG emissions. (CC-1)
Utilize Alternative Fueled Vehicles and Local Building Materials. In
Incorporate 15
During Project
Project Sponsor
Planning and
accordance with BAAQMD BMPs, the Project Sponsor shall incorporate
percent of
construction
Building Divisions
into the construction fleet a minimum of 15 percent of construction
construction vehicles
vehicles and equipment operated by alternative fuels. Further, the Project
and equipment
Sponsor shall ensure that a minimum of 10 percent of building materials
operated by
are locally sourced, where feasible.
alternative fuels.
Burlingame Point Project —Mitigation Monitoring and Reporting Program
August 2016
Burlingame Bayfront Specific Area Plan
Design Guidelines
HeightandShape
oflluildings Determined
by Appiying Corn ntmay 1 ` ---- L
I
Wind Standards and J, � •j �
Wind Tunnel Testing �� i
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Anza Point Features
-
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Existing Bay Trail
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Proposed Trail Connections
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Gateway Feature
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Streetscape improvements
N
Illustration shows an example of how the Design Guidelines,
Bay Trail Improvements and Community Wind Standards
would work together in the northern portion of the Anza
Point Subarea.
Anza Point
Goal: To create a structure of streets, walks and
open space to organize a corporate campus or
mixed -use district of development that takes advan-
tage of its proximity to Sanchez Channel and San
Francisco Bay frontage.
Areas adjacent to Beach Road and Lang
Road exhibit an industrial park character sim-
ilar to the Inner Bayshore Area, and should
follow the design guidelines set forth in sec-
tion III. Inner Bayshore Area as adjusted to
meet the requirements of the community
wind standards.
The physical environment of this subarea is
unique because most of it is surrounded by
water on three sides and because of its orien-
tation to the prevailing winds and proximity
to the Coyote Point Recreation Area.
City of Burlingame Bayfront SAP V-26 General Plan
Burlingame Bayfront Specific Area Plan
Design Guidelines
Height and Shape
of Buildings Determined
by Applying Communityr
Wind Standards .Wind
.
•�
Tunnel Testing
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Example of how area might be developed in compliance with the design guidelines for the Northern
portion of the Anza Point subarea.
City of Burlingame Bayfront SAP V-27 General Plan
Burlingame Bayfront Specific Area Plan
Bay
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psi r[7C�P � t 1
Me %hmuZirle sba2ld be attractive aryl user-friemay
Design Guidelines
Building / Street Relationships
To create a consistent and attractive
streetscape, buildings should be located rela-
tively close to the street, with attractively
landscaped front setbacks. In addition:
• Building entries should face the street, and should be
easily identifiable and driveways should be consolidat-
ed.
• Taller Building should be located at the entry corners
adjacent to the channel.
• Buildings that are setback from the street should have
attractively landscaped plazas leading to the main build-
ing entry.
• Curb cuts should be limited to ease pedestrian/vehicular
conflict.
• Businesses should have a consistent average landscaped
front setback of at least 10 feet.
• Seating areas should be encouraged in central sheltered
areas.
• Design should acknowledge the importance of both the
street and the Bay.
Building / Shoreline Relationships
The shoreline should be designed as a net-
work of interconnected open spaces. In addi-
tion:
Pedestrian
Open Space
Plazas
SAN FRANCISCO BAY
ao
Extended Stay Hotel
Network
Connects to
E
S V
Fishermans Park
Landscaped
Buildings
parkin g
Relate to
Bay Front
BAYTRAIL
FISHERMANS
PARK
New
/ram
t,< ;�
YIing for
Public m
,•
IshermansPark
Space n
r
Z �
m
213e shoreline shcxdd be desiarael as a netwuk of inte=mected cxxm sraces.
City of Burlingame Bayfront SAP V-28 General Plan
Burlingame Bayfront Specific Area Plan
Design Guidelines
Continuous public access improvements should be
installed and maintained in accordance with BCDC
guidelines.
Open space should extend an average of 75 feet from
the line of highest tidal action on the bay and an aver-
age of 65 feet from the Channel to the building facade
• Pocket parks and seating areas should be located along
the shoreline, a larger park area should be provided
where Sanchez Channel meets the Bay to balance
Fisherman's Park.
Parking
Attractive parking areas should be located to
the interior of the site whenever possible to
encourage a pedestrian -friendly street edge.
Additionally:
Some parking should be reserved for public Bay Trail
access.
Secondary building entrances should be located adja-
cent to parking.
Parking areas should be screened with landscaping
(10% of parking area)
Parking entry drives should be shared with adjacent
buildings to discourage multiple curb -cuts.
• Truck loading areas shall be screened from view from
the street.
Landscaping
A consistent, attractive landscaping treatment
should be developed throughout the Anza
Point Area. Additionally:
Landscaping should protect and enhance view corridors
and not create wind shadows on Bay waters
A landscaped pedestrian path should be developed
along the east side of Sanchez Channel and terminate at
the Bay Trail.
Landscaping should be used as a visual buffer to shield
parking and loading areas.
• Landscaping should be used as a visual buffer to shield
adjacent uses.
• Landscape features should not just be visually appeal-
ing, but also should function as open space amenities to
be used and enjoyed.
Minimal Parking
Curb -Cuts Attractively
Landscaped
I I ", crr— rr u
uld to lcrarsd to tl- IrIte= of sites
b'
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t�
• �•E°�:a"RJR'
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,,
.ter
An attractive and consistent lance tzashr�t should Ya
incarcerated d=#3 t the Aria Pwnt Area.
City of Burlingame Bayfront SAP V-29 General Plan
Signage slxuld to attractive and eye-cataUW.
j�
f
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z 435
Gstecoys can act as ctirmLmity gadiesing places
Sigrkee directories stxxdd 1e dn�1cp to mpzme kayfir2tn3
in the- arm.
Burlingame Bayfront Specific Area Plan
Design Guidelines
• Landscaping should enhance and not obscure building
signage and entrance areas.
• Building signage should be incorporated into the land-
scaping.
• Landscaping choices should be sensitive to wind
impacts.
• 10% of the parking area should be landscaped.
• 80% of the front setback should be landscaped.
• 40% of the 100' wide shoreline setback should be land-
scaped.
• Hardscape features such as walkways, seating areas and
patios may be included in landscaped areas.
Signage
Visible, attractive signage should be devel-
oped throughout the Anza Point Area.
Additionally:
Signs should be designed as an integral part of the
building. and should not cover or obscure architectural
elements.
Projecting signs should be attractive and eye-catching.
Projecting and wall signs should be designed as an inte-
gral part of the building. and should not cover or
obscure architectural elements.
• Projecting signs attached to a building can be used as a
secondary sign for use as a pedestrian -scaled sign.
Structural supports should be hidden or designed to be a
decorative element.
Monument and wall signs should feature individually
formed lettering as opposed to box signs.
Monument signs should be low -profile, with a maxi-
mum height of 4'.
• Monument signs should have architectural features con-
sistent with the building, and be integrated into the site
landscape.
• Attractive signage directories are encouraged to help
provide wayfinding within the Anza Point district.
City of Burlingame Bayfront SAP V-30 General Plan
Burlingame Bayfront Specific Area Plan
Design Guidelines
Gateways
Gateway features should be located on pri-
vate land at prominent locations along the
edges of the Anza Point. Additionally:
• Gateways should maintain a consistent design motif
throughout the Anza Point Area.
• The entry to the City on Airport Boulevard at Lang
Road should incorporate landscaping, identify the Bay
Trail access and incorporate a seating wall or other sig-
nage announcement.
View Corridors
View corridors to San Francisco Bay are
important and should be maintained and
enhanced. Additionally:
View corridors to the Bay or Bay Trail should be incor-
porated in the design of pedestrian plazas, interior to
wind sheltered groupings of buildings.
• Continuous public access improvements should be
installed and maintained in accordance with BCDC
guidelines.
• View corridors may be framed by buildings but should
extend to open water or Bay Trail.
• Any new development should respect existing view cor-
ridors.
• Because much of the Anza Point area is now vacant,
view corridors of the Bay and Bay Trail should be coor-
dinated across properties and respected as the entire
area develops.
• Buildings shall be spaced so as to maintain and enhance
view corridors to and of the Bay.
Street Design
The streetscape in the Anza Point Area
should be consistent, attractive and well-
defined. Additionally:
• Streets should be designed for both the automobile and
the pedestrian / bicyclist.
• A variety of lighting features should be used to accom-
modate both the driver and pedestrian. Lighting should
also help increase visibility of businesses, but not flood
their facades; lighting should be focused on site.
• The design of the sidewalk setback should create an
view Cbr=ci= shadd be irxxnp=ated in the desig2 of pedes-
tn mplates.
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Sign Light
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Lighting Per
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and
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Sid.—M
SAYSHOY& HIGKWAY
Ajr B-oulevard dxr d lave auto and paiLsian scaled
City of Burlingame Bayfront SAP V-31 General Plan
Burlingame Bayfront Specific Area Plan
irnerest to pasq�fs by.
Design Guidelines
urban character and should feature amenities such as
street trees with tree grates, planters, benches and
removable cafe furniture.
• Airport Boulevard should be designed as a "Grand
Boulevard" with the same landscaping, sidewalk and
lighting standards that are used on Bayshore Highway.
• The sidewalk area should be 8' wide with uniform street
furniture.
Building Design
Building facades should animate the street,
providing visual interest to passers-by.
Additionally:
• Buildings should have entries directly accessible and
visible from the street with auto access to the rear.
• Buildings along shore should orient toward the Bay as
well as the street.
Entries should be marked by architectural features such
as projecting overhangs, special lighting, awnings and
signage that emphasize their importance.
Building facades should be designed to have a rhythm
and pattern and should be articulated as an expression
of the building use.
The use of reflective or dark -tinted glass should be dis-
couraged, especially at ground level, because it creates
an effect which lacks the visual interest of clear window
openings.
Building facades should be articulated with a building
base, body and roof or parapet edge.
All street and Bay frontages of a building should be
designed with the same level of care and integrity.
Exterior building materials and finishes should convey a
sense of integrity, permanence and durability, rather
than applique.
Buildings should be designed to be sensitive to the wind
environment both in nearby San Francisco Bay and
adjacent to the structure.
Buildings should be clustered around protected open
spaces which connect visually to the Bay Trail and
nearby parking.
• Vacant land should be developed with a unified charac-
ter to establish both a sense of entry to the City and the
Bayfront Area and a unique sense of place at Anza
Point.
City of Burlingame Bayfront SAP V-32 General Plan
Bayfront Specific Area Plan
Design Guidelines
Buildings should be designed to provide parking in a
manner that maximizes bayfront and adjacent open
space and otherwise provide open spaces sheltered from
the wind.
Building heights should be staggered as shown on the
Anza Point Features map on Page SAP V-26, adjusted
to meet the community wind standards, with buildings
along the Bay edge facing Coyote Point Recreation
Area and taller buildings behind.
Building heights along the channel should be no more
than allowed by the community wind standards and
zoning.
• All buildings heights shall comply with the zoning and
be evaluated based on wind impacts on the Bay and
Coyote Point Recreation Area, and adjacent undevel-
oped parcels.
City of Burlingame Bayfront SAP V-33 General Plan
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME FINDING
THAT THERE IS NO SUBSTANTIAL EVIDENCE THAT THE APPROVAL OF A REQUEST
FOR COMMERCIAL DESIGN REVIEW AMENDMENT OF A PREVIOUSLY APPROVED
OFFICE/LIFE SCIENCE CAMPUS AT 300 AIRPORT BOULEVARD WILL HAVE A
SIGNIFICANT EFFECT ON THE ENVIRONMENT UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO ARTICLE 6 OF THE CEQA
GUIDELINES
WHEREAS, an application for Commercial Design Review for Amendments to the
Bayfront Specific Plan, amendments to the zoning code related to the Anza Point North and
Parking Regulations, amendment to the sign code, rezoning of a portion of the site from the
APS zone district to the APN zone district, tentative parcel map, development agreement,
Conditional Use Permit for Day Care Use and Commercial Design Review for construction of
767,000 square feet of new uses including office space or life science uses, retail uses, food
services, a childcare facility and an exercise facility at 300 Airport Boulevard, zoned APN and
APS, was approved by the Burlingame City Council on June 18, 2012; and
WHEREAS, the Final Environmental Impact Report (FEIR) for the application was
certified by the Burlingame City Council on June 18, 2012; and
WHEREAS, an application has been made for Commercial Design Review Amendment
of the previously approved Office/Life Science Campus at 300 Airport Boulevard, zoned APN,
Burlingame Point LLC, property owner, APN: 026-350-130; and
WHEREAS, an Addendum to the previously certified FEIR for the project approved on
June 18, 2012 was prepared to evaluate any potential impact of the project as revised in the
current application for an amendment to the Commercial Design Review, and
WHEREAS, the Addendum to the FEIR found that the project as revised by the
proposed amendment to the June 18, 2012 Commercial Design Review approval will not result
in any additional environmental impacts that weren't previously addressed and mitigated in the
FEIR certified for the original project; and
WHEREAS, the Planning Commission of the City of Burlingame reviewed the findings of
the Addendum to the FEIR for the project at a duly noticed public hearing held on August 22,
2016, at which time it reviewed and considered the staff report and all other written materials
and testimony presented at said hearing;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF BURLINGAME
hereby resolves as follows:
Section 1. On the basis of the Final Environmental Impact Report (FEIR) certified by
the Burlingame City Council on June 18, 2012, the Environmental Impact Report (EIR)
Addendum dated July, 2016 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 revised project will have a significant effect on the environment beyond those
that were previously evaluated in the certified FEIR for the original project, dated June 18, 2012,
and the Addendum to the FEIR is hereby approved.
RESOLUTION NO.
Section 2. The findings of the Planning Commission articulated herein represent the
independent judgement of the Burlingame Planning Commission following its deliberations
relative to the project during a duly noticed public hearing on August 8, 2016.
Section 3. It is further directed that a certified copy of this resolution be recorded in
the official records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of
the City of Burlingame, do hereby certify that the foregoing resolution was introduced and
adopted at a regular meeting of the Planning Commission held on the 22nd day of August, 2016
by the following vote:
Secretary
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF BURLINGAME,
APPROVING A REQUEST FOR COMMERCIAL DESIGN REVIEW AMENDMENT OF A
PREVIOUSLY APPROVED OFFICE/LIFE SCIENCE CAMPUS AT 300 AIRPORT BOULEVARD,
ON PROPERTY SITUATED WITHIN THE ANZA POINT NORTH (APN) ZONE
RESOLVED, BY THE PLANNING COMMISSION OF THE CITY OF BURLINGAME THAT:
WHEREAS, an application for Commercial Design Review for Amendments to the
Bayfront Specific Plan amendments to the zoning code related to the Anza Point North and
Parking Regulations amendment to the sign code rezoning of a portion of the site from the
APS zone district to the APN zone district tentative parcel map, development agreement,
Conditional Use Permit for Day Care Use and Commercial Design Review for construction of
767,000 square feet of new uses including office space or life science uses retail uses food
services, a childcare facility and an exercise facility at 300 Airport Boulevard, zoned APN and
APS, was approved by the Burlingame City Council on June 18, 2012; and
WHEREAS, the Final Environmental Impact Report (EIR) for the application was
certified by the Burlingame City Council on June 18, 2012; and
WHEREAS, an application has been made for Commercial Design Review Amendment
of the previously approved Office/Life Science Campus at 300 Airport Boulevard, zoned APN,
Burlingame Point I_LC property owner, APN: 026-350-130;
WHEREAS, said matters were heard by the Planning Commission of the City of
Burlingame on August 22, 2016, at which time it reviewed and considered the staff report and all
other written materials and testimony presented at said hearing;
NOW, THEREFORE, IT IS RESOLVED AND DETERMINED BY THIS PLANNING
COMMISSION THAT:
Section 1. Said Commercial Design Review Amendment is approved subject to the
conditions set forth in Exhibit "A" attached hereto. Findings for such Commercial Design
Review are set forth in the staff report, minutes, and recording of said meeting.
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.
the City of Burlingame, do
adopted at a regular meeting
by the following vote:
Chairman
, Secretary of the Planning Commission of
hereby certify that the foregoing resolution was introduced and
of the Planning Commission held on the 22nd day of August, 2016
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
that the project shall be built as shown on the plans submitted to the Planning Division and date
stamped July 29, 2016, Sheets: COVER SHEET; 1 GENERAL PROJECT INFORMATION; 2 SITE
PLAN; 3 B1 CONSTRUCTION PLAN; 4 LANDSCAPE SITE SECTIONS - EAST CAMPUS; 5
LANDSCAPE SITE SECTIONS - WEST CAMPUS; 6 L1 CONSTRUCTION PLAN - BUILDING 01; 7
L3 CONSTRUCTION PLAN - BUILDING 01; 8 ROOF CONSTRUCTION PLAN - BUILDING 01; 9 L1
CONSTRUCTION PLAN - BUILDING 02; 10 L3 CONSTRUCTION PLAN - BUILDING 02; 11 ROOF
CONSTRUCTION PLAN - BUILDING 02; 12 L1 CONSTRUCTION PLAN - BUILDING 03; 13 L3
CONSTRUCTION PLAN - BUILDING 03; 14 L5 CONSTRUCTION PLAN - BUILDING 03; 15 ROOF
CONSTRUCTION PLAN - BUILDING 03; 16 L1 CONSTRUCTION PLAN - BUILDING 04; 17 L3
CONSTRUCTION PLAN - BUILDING 04; 18 L5 CONSTRUCTION PLAN - BUILDING 04; 19 ROOF
CONSTRUCTION PLAN - BUILDING 04; 20 EXTERIOR ELEVATIONS - BUILDING 01; 21
EXTERIOR ELEVATIONS - BUILDING 01; 22 EXTERIOR ELEVATIONS - BUILDING 02; 23
EXTERIOR ELEVATIONS - BUILDING 02; 24 EXTERIOR ELEVATIONS - BUILDING 03; 25
EXTERIOR ELEVATIONS - BUILDING 03; 26 EXTERIOR ELEVATIONS - BUILDING 03; 27
EXTERIOR ELEVATIONS - BUILDING 03; 28 EXTERIOR ELEVATIONS - BUILDING 04; 29
EXTERIOR ELEVATIONS - BUILDING 04; 30 EXTERIOR ELEVATIONS - BUILDING 04; 31
EXTERIOR ELEVATIONS - BUILDING 04; 32 BUILDING SECTIONS - BUILDING 01 & 02; 33
BUILDING SECTIONS - BUILDING 03; 34 BUILDING SECTIONS - BUILDING 03; 35 BUILDING
SECTIONS - BUILDING 04; 36 BUILDING SECTIONS - BUILDING 04; 37 L1 CONSTRUCTION
PLAN — GARAGE; 38 EXTERIOR ELEVATIONS - BUILDING 05 GARAGE; 39 EXTERIOR
ELEVATIONS - BUILDING 05 GARAGE; 40 BUILDING SECTION — GARAGE; 41 L1
CONSTRUCTION PLAN - AMENITY BUILDING; 42 L2 CONSTRUCTION PLAN - AMENITY
BUILDING; 43 ROOF CONSTRUCTION PLAN - AMENITY BUILDING; 44 EXTERIOR ELEVATIONS
- AMENITY BUILDING; 45 OVERALL GRADING PLAN; 46 OVERALL UTILITY PLAN
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 staff);
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;
that the project shall include approximately 6,655 square feet of retail use and 19,750 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.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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);
7. that the conditions of the Chief Building Official's February 7, 2012 memo shall be met, which includes
the following comments:
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 ail work shall be conducted within the limits of the City's
Noise Ordinance. See City of Burlingame 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://wvvw.enerov.ca.ciov/fitle24/2008standards/ 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 (f) 12. The 2008 Residential and
Non -Residential Compliance Manuals are available on line at
http://www.enerciy.camovititle24/2008standardst.
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 CRC, or applicable
Building Code, regarding the protection of adjacent property and as required by OSHA.
On the plans, indicate that the following will be addressed:
a. The walls of the proposed basement shall be properly shored, prior to
construction activity. This excavation may need temporary shoring. A
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
competent contractor shall be consulted for recommendations and design of
shoring scheme for the excavation. The recommended design type of shoring
shall be approved by the engineer of record or soils engineer prior to usage.
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 userguide.odf. *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) Provide handrails at all stairs where there are four or more risers.
16) Provide lighting at all exterior landings.
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
Exterior wall and opening protection
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
Allowable
ii. Proposed
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 CEO 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:
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 Coordinators 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.orianas 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:
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
1) NPDES Permit Impervious Surface Data Collection Worksheet*
2) C.3 and C.6 Development Review Checklist*.
*both forms are available for download at hftp://www/flowstobay.orcebs new development.php.
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.org/bs
construction. phi) (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:
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.
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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 Boulevard roadway to the
proposed realigned Airport Boulevard roadway to the satisfaction of the City Engineer and
affected utility companies.
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.
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, pedestrian countdown
signals, pedestrian audible signals, signal interconnection hardware, street lights, signage,
street markings, etc., shall be approved by the City Engineer and installed at the property
owner's expense. The proposed streetlights must conform to current standards which
require Beta LED's or equivalent. The developer shall submit and obtain approval of the
required engineering drawings and specifications for all public improvements as part of the
building permit process.
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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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
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.
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.
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.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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.
r. 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 early demolition, mass excavation, grading, shoring and foundation permits, including permits for
installation of indicator/production piles, may be issued in advance of a building permit provided that
prior to issuance of such permits, the applicant has submitted construction plans for the project to the
Building Division, or has provided evidence that it is having such plans prepared for the project for
which the demolition or grading work is intended. Further, building construction permits shall be
submitted and received in accordance with the progress of the work which will occur in phases.
Permits that may be submitted individually for application may include, but are not limited to,
indicator/production piles, mass excavation, shoring, grading, foundations, superstructure, architecture
MEP, fire protection, fire alarm, curtain wall, and so forth, subject to the consent of the City's Building
Official and the Fire Marshal. Building Permit phasing and scheduling shall be arranged with the
Project Applicant and the Community Development Department — Building Division, such that the work
can proceed in an orderly fashion as one continuous phase of construction;
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.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
15. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance;
16. that the overall height of the buildings as measured from the top of curb at Airport Boulevard (+ 14.5'
elevation) to the top of the mechanical screens shall be no taller than the following heights: Buildings
B1 and B2, 97.0', Building 83, 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 mechanical 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
elevator overruns and associated structures shall be permitted to exceed the stated height limits to
the degree that such exceedance is necessitated by the Uniform Building Code in order for elevators
to serve their intended purpose of providing access by persons to the rooftop terraces on the
buildings. 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 61:
$209,802.00, Building 62: $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 at least 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.
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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 Center: One video conferencing center of approximately 8500 sf shall
be installed 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.
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.
r. House Car for Employee Use: Each building will provide employees with access to a "house
car" for use during the day.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 development of the 350
Airport Boulevard 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 projects 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 shall include in all construction
contracts the following requirements or measures:
• 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 loose 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 toxics control measure
Title 13, Section 2485 of California Code of Regulations (CCR]). Clear signage shall be
provided for construction workers at all access points.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
• All construction equipment shall be maintained and properly tuned in accordance with
manufacture'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 District's phone number shall also be visible to ensure compliance with applicable
regulations. (Air Quality; (Planning and Building Divisions);
26, Construction Equipment 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 in the construction Project (i.e., owned, leased, 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 General 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;
• 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
manufacture►'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 Divisions)
27. Application of Low-VOC Coatings. The Project Sponsor shall use low VOC (i.e., ROG) coatings
beyond the local requirements as per the BAAQMD Guideline (i.e., Regulation a Rule 3: Architectural
Coatings) (Air Quality; Planning and Building Divisions);
28. Implement Best Management Practices to Reduce Construction Noise. The following BMPs shall be
incorporated into the construction documents to be implemented by the Project contractor.
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 bafflers to inhibit transmission
of noise to sensitive receptors;
iii. Locate stationary equipment to 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 tools. Compressed air exhaust silencers 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.
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.
f. The project sponsor shall designate a "disturbance coordinator for construction
activities. The coordinator would be responsible for responding to any local complaints
regarding construction noise 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. Notif Nearby earby Businesses of Construction Activities that Could Affect Vibration -Sensitive Equipment.
The Project Sponsor shall provide notification to adjacent property 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 they have vibration -sensitive equipment on their site. (Noise, Planning and
Building Divisions);
30. Implement Construction BMPs to Reduce Construction Vibration. 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 am.
or4:00 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 -
sensitive equipment is located.
• Avoid pile driving when possible within 100 feet of an existing structure. (Noise, Planning and
Building Divisions);
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
31. Implement Alternative Pile Driving 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 Survey. The Project Sponsor(s) shall retain a qualified biologist to
conduct preconstruction breeding -season surveys (approximately March 15 through 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.
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, following the
completion of the bird nesting survey that includes, at a minimum, the following information:
• A description of methodology 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 Division);
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 adjacent to the Project Site during the breeding
season (approximately March 15 through August 30) while the nest is occupied with adults and/or
young. If 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 reasonable 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 significant impacts to the City's wastewater conveyance and treatment system
associated with the Project the Project Sponsor shall adhere to either of the two following mitigation
measures..
a. Upgrade Pump Capacity at the Existing 399 Rollins Road Pump Station and Reduce Inflow and
Infiltration within the Wastewater System. 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 Variant 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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
under Airport Boulevard west of the Project Site, and increasing, as required, the capacity of
existing gravity lines between the Project.
Site and the Airport Boulevard Pump Station and existing force main between the Airport
Boulevard Pump Station and the WWrp. The Project 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);
35. Undiscovered Cultural Resources. If evidence of an archaeological site or other suspected cultural
resource as defined by CEQA Guideline Section 15064.5, including darkened soil representing past
human activity ("midden'), that could conceal material remains (e.g., worked stone, worked bone, fired
clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction -related
earth -moving activities, all ground -disturbing activity within 100 feet of the resources shall be halted
and the City of Burlingame shall be notified. The Project Sponsor shall hire a qualified archaeologist to
conduct a field investigation. The City of Burlingame shall consult with the archeologist to assess the
significance of the find. Impacts to any significant resources shall be mitigated to a less -than -
significant level through data recovery or other methods determined adequate by a qualified
archaeologist and that are consistent with the Secretary of the Interior's Standards for Archaeological
Documentation.
36. Unique Paleontological/Geological Features. Should a unique paleontological resource or site or
unique geological feature be identified at the project construction site during any phase of
construction, the Project manager shall cease all construction activities at the site of the discovery and
immediately notify the City of Burlingame. The Project Sponsor shall retain a qualified paleontologist
to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less -
than -significant level. Work may proceed on other parts of the project site while mitigation for
paleontological resources or geologic features is carried out. The Project Sponsor shall be responsible
for implementing any additional mitigation measures prescribed by the paleontologist and approved by
the City.
37. Human Remains. If human remains are discovered at any Project construction site during any phase
of construction, all ground -disturbing activity 100 feet of the resources shall be halted and the City of
Burlingame and the San Mateo County coroner shall be notified immediately, according to Section
5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety
Code. If the remains are determined by the County coroner to be Native American, the Native
American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the
NAHC shall be adhered to in the treatment and disposition of the remains. The Project Sponsor shall
also retain a professional archaeologist with Native American burial experience to conduct a field
investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the
NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely
Descendant, including the excavation and removal of the human remains. The City of Burlingame
shall be responsible for approval of recommended mitigation as it deems appropriate, taking account
of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public
Resources Code section 5097.98. The project applicant shall implement approved mitigation, to be
verified by the City of Burlingame, before the resumption of ground -disturbing activities within 100 feet
of where the remains were discovered.
MITIGATION MEASURES APPLICABLE ONLY TO THE 300 AIRPORT BLVD. PROJECT
38. 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:
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 sub phases of Phase ll
construction; or
b. Implement 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 construction
activities are occurring.
If implementation of this Mitigation Measure is infeasible, then the childcare center would be prohibited
from operating during Phase 11 construction. (Air Quality, Building and Planning Divisions);
39. Maintenance and Testing 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);
40. 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);
41. 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);
42. Incorporate Trees and Vegetation into Project Design. 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);
43. Renewable Energy 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);
44. Drought Tolerant Landscaping. 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);
45. Cool Roof Material. The 300 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);
46. 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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
shall ultimately be reduced by 50 percent when the City's recycled water system is implemented.
(Climate Change, Planning and Building Divisions);
47. Energy Efficiency beyond 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
Building Divisions);
48. 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);
49. Utilize Alternative Fueled Vehicles and Local Building 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);
50. 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);
51. Obtain Applicable Permits and Certifications. If the Corps determines that these features are
jurisdictional, then the 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
loss 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 requires a minimum 1:1
ratio, but may require higher ratios for certain wetland types. (Biological Resources, Planning and
Building Divisions);
52. Provide Flood Protection up to the 100-Year Flood Event plus Sea Level Rise for Underground
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 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);
53. Provide Adequate Storm Flow Conveyance Capacity 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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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 permit. (Hydrology, Public Works Department);
54. Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic 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 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 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 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.
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.
MITIGATION MEASURES APPLICABLE TO THE FUTURE DEVELOPMENT OF THE 350
AIRPORT BOULEVARD SITE
55. Implement TDM Program as part of 350 Airport Boulevard Project. 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);
56. Implement enemy efficiency measures with 350 Airport Boulevard Protect. 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);
57. 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);
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
58. Incorporate Trees and Vegetation into Project Design. 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);
59. Renewable EnerpySystem. The 350 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);
60. Drought 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);
61. 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);
62. 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);
63. Enemy Efficiency beyond 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);
64. 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);
65. Implement a TDM program. The Project Sponsor shall ensure that future development of the 350
Airport Boulevard Site implement a TOM program similar to that described for the 300 Airport
Boulevard Project, to reduce transportation -related GHG emissions. (Climate Change, Planning
Division and Traffic Engineer);
66. Pursue LEED Certification. Future development of the 350 Airport Boulevard Site shall seek LEED
Gold certification or equivalent for development per the recommendations of the City's Green Building
Ordinance. The Project Sponsor shall submit draft LEED (or equivalent) checklists to the City
Sustainability Coordinator for review and consultation. (Climate Change, Planning and Building
Divisions);
67. Placement or Screening of HVAC Mechanical Equipment. All HVAC mechanical equipment shall be
located more than 60 feet from the nearest property line. Alternatively, 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);
68. Provide Flood Protection ua to the 100-Year Flood Event plus Sea Level Rise for Underground
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_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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
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);
69. Provide Adequate Storm Flow Conveyance Capacity 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
met. The Project Sponsor shall incorporate applicable City Conditions of Approval into project
designs, prior to receiving a grading permit (Hydrology, Public Works Department);
70. Provide Protection of Shoreline and Flood Protection Features from Hydrodynamic 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 andlor 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 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 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.
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);
71. 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
EXHIBIT "A"
Conditions of approval for Commercial Design Review Amendment
300 Airport Boulevard
Effective September 1, 2016
72, Future Wind Tunnel Analysis. To reduce potential impacts associated 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).
CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
PH: (650) 558-7250 0 FAX: (650) 696-3790
www.burlingame.org
Site: 300 AIRPORT BOULEVARD
The City of Burlingame Planning Commission announces PUBLIC HEARING
the following public hearing on MONDAY, NOTICE
AUGUST 8, 2016 at 7:00 P.M. in the City Hall
Council Chambers, 501 Primrose Road, Burlingame, CA:
Application for Amendment of the Design Review
approval for an office/life science development
("Burlingame Point") located at 300 AIRPORT
BOULEVARD zoned APN. APN 026-350-130
Mailed: July 29, 2016
(Please refer to other side)
City of Burlingame
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.
If 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 information, please call (650) 558-7250. Thank you.
William Meeker
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)