HomeMy WebLinkAbout300 Airport Boulevard - Approval LetterCITY OF BURLINGAME
BURLINGAME
City Hall — 501 Primrose Road
Burlingame, California 94010-3997
l
August 28, 2018
Timothy Tosta
Arent Fox
55 Second Street, 21 st Floor
San Francisco, CA 94105
Re: 300 Airport Boulevard
Dear Mr. Tosta,
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
PH: (650) 558-7250
FAX: (650) 696-3790
Since there was no appeal to or suspension by the City Council, the August 13, 2018, Planning
Commission approval of your application for Amendment of the Design Review Approval for an
Office/Life Science Development became effective August 23, 2018. This application was for changes
to the design of a previously approved project at 300 Airport Boulevard, zoned APN.
The August 13, 2018, minutes of the Planning Commission state your application was approved with the
following conditions:
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; with amendments to Buildings 3
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and 4 as indicated on plans submitted to the Planning Division and date stamped October 5,
2017.
2. that prior to building permit issuance the applicant shall return to the Planning Commission with
the following FYls:
a. a complete landscape plan indicating size, species, quantities and locations of all plantings;
and
b. analysis of compliance with Complete Streets provisions;
that any changes to the size or envelope of building, which would include changing or adding
exterior walls or parapet walls, shall require an amendment to this permit;
4. that any changes to building materials, exterior finishes, windows, architectural features, roof
height or pitch, and amount or type of hardscape materials shall be subject to Planning Division
or Planning Commission review (FYI or amendment to be determined by Planning staff);
5. 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;
6. 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 or 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.
Notwithstanding the above requirements, which are applicable in the event the project is
occupied by multiple tenants, if the entire project is leased to a single tenant, then that tenant
shall provide a minimum of approximately 26,400 sf of food service uses, and other
convenience goods and services, to its employees and invited guests which may be located in
buildings B1, B2, or the amenities building. In addition to this space, the project shall provide a
minimum of 2,500 sf of space in buildings B1 or B2 (facing the shoreline or pedestrian
promenade) for public -serving amenities, which may include food/beverage service and other
retail services to serve recreational users of the Bay Trail and members of the public. Such
public amenities are encouraged to be provided and open for business on days and times when
substantial use along the shoreline is anticipated, including weekends and holidays, and are
required to provide restrooms accessible to the public. If after two years of operation the tenant
has evidence that the demand for the public amenities is so limited as to justify discontinuing
such services, it may request a change of use. Any significant change of use of the public
amenity space or request to discontinue services shall be reviewed and approved by the
Planning Commission. In addition, following the first two years of operation of the 2,500 sf
public -serving amenity space(s), the project shall evaluate the commercial feasibility of
converting an additional 2,000 sf of reserve space within buildings B1 or B2 to public -amenity
uses, based on projected profitability (absent any subsidy), and provide a report to the
Community Development Director; if determined that providing an additional 2,000 sf of public -
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300 Airport Boulevard
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serving amenity spaces is commercially feasible, then the project shall use its best commercial
efforts to convert such reserve space to public -serving amenity uses. The location of the public -
serving amenity space(s) and reserve space shall be confirmed by the Planning Commission as
an FYI item prior to issuance of a building permit for tenant improvements;
7. 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);
8. 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/fiitle24/2008standards/ 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.
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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.
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17) Prior to applying for a Building Permit the applicant must obtain an address for
each structure on the site, acceptable to the Fire Marshal, from the Engineering
Department. Note: The correct address must be referenced on all pages of the
plans.
18) On your plans provide a table that includes the following:
a. Occupancy group for each area of the building
b. Type of construction
C. Allowable area
d. Proposed area
e. Allowable height
f. Proposed height
g. Proposed fire separation distances
h. Exterior wall and opening protection
i. Allowable
ii. Proposed
i. Indicate sprinklered or non-sprinklered
19) Illustrate compliance with the minimum plumbing fixture requirements described
in the 2010 California Plumbing Code, Chapter 4, Table 4-1 Minimum Plumbing
Facilities and Table A - Occupant Load Factor.
20) Show compliance with all accessibility regulations found in the 2010 CBC for
commercial buildings including:
a. Accessible paths of travel
b. A level landing must be provided on each side of the door at all required
entrances and exits.
C. Accessible countertops
d. Accessible bathrooms
e. Accessible parking
21) Per 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.
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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.
9. 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:
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:/AmAtw/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.orci/bs construction, php (scroll about half -way down the page and
click on Construction BMP Plan Sheet).
10. 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'.
11. 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
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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.
12. 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 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
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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 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
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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.
c. The developer shall install a six-inch diameter recycled water main with the roadway
improvements. This six-inch line shall extend from the existing Sanchez Channel Bridge
east to the other end of the new roadway alignment near Beach Road. Initially the line
shall be connected to the City water main and serve as the service connection for
irrigation. This line and the irrigation system shall convert to a recycled water line once it
becomes available. These improvements shall be done at the property owner's cost and
shall be completed in concurrence with the roadway improvements.
The project developer shall implement and maintain an appropriate Transportation
Demand Management measures in accordance with the San Mateo County
Congestion Plan to reduce the number of trips generated by this project.
m. Detailed grading and drainage plans shall be submitted by the project developer for
review by the City Engineer at the time of applying for a building permit.
n. The project shall comply with the City's NPDES permit requirement to prevent storm
water pollution during and after the construction. In addition, the project developer shall
provide all documentation relating to compliance with the Regional Municipal Permit
from the State of California Water Resources Board.
o. It is possible that this project may require approvals and permits from the U.S. Army
Corp of Engineers, Department of Fish and Game, and the California Regional Water
Quality Control Board. The applicant must provide written records of contacting the
above agencies demonstrating that a permit has been obtained or is not required.
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.
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s. The project shall install purple piping in buildings for future reclaimed water use in
building applications.
13. 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;
14. 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;
15. 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.
16. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water
Management and Discharge Control Ordinance;
17. 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 instailation 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);
18. 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
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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);
19. 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):
20. 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,
21. that the Property Owner, in the event the Property is leased to multiple tenants, or the tenant in
the event that the entire Property is leased to a sole tenant, shall implement a comprehensive
transportation demand management (TDM) program to the satisfaction of the Community
Development Director in order to achieve the same or greater peak hour trip reductions as the
TDM Program prepared by Fehr and Peers for 350 Beach Road, LLC dated April 5, 2011. Such
TDM Program may include measures such as:
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.
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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.
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:
22. 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;
23. 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
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24. 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:
25. 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);
26. 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);
27. 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:
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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)
28. 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);
29. 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.
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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);
30. 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);
31. 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);
32. 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);
33. 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.
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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);
34. 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);
35. 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 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
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Airport Boulevard that would connect to this sewer line. (Utilities, Public Works
Department);
36. 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.
37. 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.
38. 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
39. 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
lI that demonstrates, to the satisfaction of the BAAQMD, that impacts to the children at
the childcare center are less than significant during Phase l/ construction or specific sub
phases of Phase l/ construction; or
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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);
40. 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);
41. 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);
42. 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);
43. 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);
44. 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);
45. 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);
46. 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);
47. 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);
�
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48. 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);
49. 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);
50. 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);
51. 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);
52. 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);
53. Provide Flood Protection uo 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);
54. Provide Adequate Storm Flow Convevance 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
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applicable City Conditions of Approval into project designs, prior to receiving a grading permit.
(Hydrology, Public Works Department);
55. 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
56. 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);
57. 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);
58. 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);
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59. 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);
60. 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);
61. 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);
62. 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);
63. 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);
64. 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);
65. 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);
66. Implement a TOM 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);
67. 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);
68. Placement or Screeninq 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);
69. Provide Flood Protection un 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 applicableproject features using a flood elevation
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August 28, 2018
300 Airport Boulevard
Page 22
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);
70. 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);
71. 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.
(Hydrology, Public Works Department);
72. 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
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August 28, 2018
300 Airport Boulevard
Page 23
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
73. 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).
The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section
1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within
90 days of the date of the decision unless a shorter time is required pursuant to state or federal law.
Sincerely,
Kevin Gardiner
Community Development Director
C. Chief Deputy Valuation, Assessor's Office
(16.228 AC MOL PTN OF NE 1/4 OF SEC 18 T4SR4W MDB & M; APN: 026-350-130)
File
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