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Home My WebLink About1818 Trousdale Drive - ResolutionRECORLiNG REQUESTED BY: Planning Department City of Burlingame WHEN RECORDED MAIL TO: PLANNING DEPARTMENT CITY OF BURLINGAME 501 PRIMROSE ROAD BURLINGAME, CA 94010 2006-138675 09:35am 09/14/06 R1 Fee: No FEE Count of pages 49 Recorded in official Records County of San Mateo Warren Slocum Assessor -County Clerk -Recorder ►�� ili IE 111 EI It 111 !1I 11 11I 111111111111111 !111 * 2 0 0 6 0 1 3 8 6 7 5 A R* Resolution No. 059-2006 1818 TROUSDALE DRIVE, APN: 025-121-270 TITLE OF DOCUMENT I hereby certify this to be a full, true and correct copy of the document it purports to be, the original of which is on file in my office. Date: September 8, 2006 argar t Monroe, City lanner � RESOLUTION 059-2006 7 7 RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION, DESIGN REVIEW, CONDITIONAL USE PERMITS AND FRONT AND SIDE SETBACK VARIANCES RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a mitigated negative declaration has been proposed and application has been made for design review, conditional use permit for a group residential facility and building height and front and side setback variances for a new, four-story 79-unit assisted livingfacility at 1818 Trousdale Drive zoned TW Trousdale Properties, 1255 Post Street, Suite 492, San Francisco, CA, 94109, property owner, APN: 025-121-270; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on July 10, 2006, 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: I. On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and mitigated negative declaration, per Mitigated Negative Declaration No. ND-539P, is hereby approved. 2. Said mitigated negative declaration, design review, conditional use permits and front and side setback variances are approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such mitigated negative declaration, design review, conditional use permits and front and side setback variances are as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. -/14'a"J Chairman 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 101h day of July , 2006 by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners Auran, Brownrigg, Deal, Osterling, Terrones NONE Cauchi, Vistica NONE EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 that the assisted living facility shall be built and operate as shown on the plans submitted to the Planning Department date stamped June 15, 2006, sheets GO.1, Al.1 through A4.2, C-1, D-1 and L-1 through L-3, with the exception of the wall sign which requires a separate sign permit application; and that the roofing material shall be clay tile, aluminum clad windows and precast concrete sills shall be used on the first floor windows, downspouts with leader heads shall be exposed as a design feature and shall be aluminum treated to look like copper, the material used for the flat portion of the roof shall be neutral and nonglare, and all equipment on the roof shall be installed so that it is orderly when viewed from above; 2. that the conditions of the City Traffic Engineer's May 19, 2006, memo, the City Engineer's May 18, 2006, August 8, 2005, June 16, 2005 and March 31, 2005, memos, the Chief Building Official's May 7, 2006, memo and March 9, 2005, memos, the Fire Marshal's May 8, 2006 and March 14, 2005, memos, the City Arborist's May 10, 2006 and June 28, 2005, memos, that the Recycling Specialist's May 8, 2006 and June 10, 2005, memos, and the NPDES Coordinator's May 9, 2006, August 15, 2005 and March 16, 2005, memos shall be met; 3. that demolition or removal of the existing structures and any grading or earth moving on the site shall not occur until a building permit has been issued, unless approved by the Chief Building Official, and such site work shall be required to comply with all the regulations of the Bay Area Air Quality Management District; 4. that prior to issuance of a building permit for the project, the applicant shall pay the first half of the North Burlingame Rollins Road Development fee in the amount of $17,181.01, made payable to the City of Burlingame and submitted to the Planning Department; 5. that prior to scheduling the final framing inspection, the applicant shall pay the second half of the North Burlingame Rollins Road Development fee in the amount of $17,181.01, made payable to the City of Burlingame and submitted to the Planning Department; 6. that this assisted living facility shall have a maximum of 35 employees on site at any one time, including the business manager; that any permanent increase in the number of employees over 35 on site at any one time shall require an amendment to this permit; 7. that the 36 on -site parking spaces shall be used only for the residents, visitors and employees of the assisted living facility and shall not be leased or rented for storage of automobiles either by businesses on this site or by other businesses for off -site parking; -2- EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 8. that the applicant shall dedicate an easement to the City of Burlingame for the sidewalk adjacent to the drop-off zone; all necessary documents shall be filed with the Public Works Department prior to issuance of a building permit; 9. that a 72'-0" long "no parking" red curb zone shall be installed along Trousdale Drive starting from the corner of Trousdale and Ogden Drive; a 10'-0" long "no parking" red curb zone shall be installed on each side of the drop off zone on Ogden Drive, starting from the corner of Trousdale and Ogden Drive; 10. that any changes to the size or envelope of the building, which would include expanding the footprint or floor area of the structure, replacing or relocating windows or changing the roof height or pitch, shall be subject to Planning Commission review; 11. that storage of construction materials and equipment on the street or in the public right- of-way shall be prohibited; 12. that the applicant shall receive a Tree Removal Permit from the Parks Department before removing the protected -sized trees at the front of the property along Ogden Drive, and that a building permit shall not be issued before such permits are issued; 13. that card reader/intercom system shall be installed in the driveway off Ogden Drive a minimum 20'-0' back from the front property line; the card reader/intercom system shall be connected to the administrative center to provide guest access to the parking area by pushing a button inside the building; 14. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and set the building footprint; 15. that prior to underfloor frame inspection the surveyor shall certify the first floor elevation of the new structure(s) and the various surveys shall be accepted by the City Engineer; 16. 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; 17. 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 Department; -3- EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 18. that prior to final inspection, Planning Department 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; 19. that all air ducts, plumbing vents, and flues shall be combined where possible and installed on the portions of the roof not visible from the street; and that these venting details shall be included and approved in the construction plans before a Building permit is issued; 20. 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; 21. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 22. that the project is subject to the state -mandated water conservation program, and a complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application; 23. that the landscaping noted on sheets L-2 and L-3 shall be installed according to plan and shall be irrigated with an automatic irrigation system; landscaping that does not survive on the site shall be immediately replaced with an equivalent species; 24. that the applicant shall submit an erosion and sedimentation control plan describing BMPs (Best Management Practices) to be used to prevent soil, dirt and debris from entering the storm drain system; the plan shall include a site plan showing the property lines, existing and proposed topography and slope; areas to be disturbed, locations of cut/fill and soil storage/disposal areas; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourse or sensitive areas on - site or immediately downstream of a project; and designated construction access routes, Staging areas and washout areas; 25. that off -site runoff shall be diverted around the construction site and all on -site runoff shall be diverted around exposed construction areas; 26. that methods and procedures such as sediment basins or traps, earthen dikes or berms, silt fences, straw bale dikes, check dams storm drain inlet protection soil blanket or mats, and covers for soil stock piles to stabilize denuded areas shall be installed to maintain temporary erosion controls and sediment control continuously until permanent erosion controls have been established; 91 EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 27. that all construction materials and waste, including solid wastes, paints, concrete, petroleum products, chemicals, washwater or sediment, shall be stored, handled and disposed of properly to prevent the discharge of all potential pollutants into stormwater; 28. that no vehicles or equipment shall be cleaned, fueled or maintained on -site, except in designed areas which runoff is contained and treated; 29. that construction access routes are limited in order to prevent the tracking of dirt onto the public right-of-way, clean off -site paved areas and sidewalks using dry sweeping methods; 30. that common landscape areas shall be designed to reduce excess irrigation run-off, promote surface filtration and minimize the use of fertilizers, herbicides and pesticides; 31. that this project shall meet all the requirements of the California Building and Uniform Fire Codes, 2001 Edition, as amended by the City of Burlingame; 32. that to screen views to the parking garage ramp from the residences to the west, plans shall include a trellis structure covered with vines maintained by the property owner to span above the ramp or additional space for planting trees whose canopy will be sufficient to cover the driveway; 33. that flat, non -reflective paint or integrated coloring shall be used in all exterior building materials throughout the project; 34. that prior to issuance of a building permit, a detailed Exterior Lighting Plan shall be provided to the City of Burlingame for review. The lighting plan shall be based on the following standards: a. The cone of light shall be focused on the site and stray light shall be controlled through use of low -brightness fixtures with optical controls; b. All exterior light sources shall be shielded and fully blocked from off -site views, except for the street address; c. No uplighting of the structure or vegetation will be permitted from any outdoor light fixture; and d. On -demand exterior lighting systems shall be employed where feasible. Area lighting and security lighting will be controlled by the use of timed switches and/or motion detectors; 35. that the garage shall be restricted to allow passenger vehicles only. Delivery trucks and paratransit vehicles shall use either the service/delivery parking area with access from Trousdale Drive or the 84-foot passenger loading zone on Ogden Drive just south of the proposed garage driveway for loading and unloading purposes only; -5- EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 36. that the driveway serving the small off-street parking area on the eastern side of the proposed project shall be restricted to allow right turns in and out only, to the satisfaction of the City's Traffic Engineer; 37. that visible signage shall be posted prohibiting left -turns for vehicles exiting the garage driveway. A "no parking" zone shall be installed between the garage driveway and the loading zone to improve sight distance for exiting vehicles that will be required to turn right. Furthermore, landscaping near the garage driveway shall be maintained not to exceed the three-foot height of the proposed iron fences near the garage entrance/exit; 38. that the project contractor shall implement best management practices for noise reduction, such as muffling and shielding intakes and exhausts of gas powered tools, generators, and other noise -producing equipment. Construction activities shall abide by the construction hours in the Municipal Code and by further restrictions placed on the Peninsula Medical Center, which limit construction hours to 7:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 6:00 p.m. on Saturday. There shall be no construction on Sundays or holidays; 39. that trucks shall be fully loaded to minimize the number of necessary trips and to further reduce noise related to truck travel; 40. that no radios shall be used by construction personnel on the site at any time; 41. that the project applicant shall retain a qualified acoustical engineer familiar with aviation noise impacts to prepare an acoustical study, in accordance with State Title 24 requirements. The acoustical study shall identify methods of design and construction to comply with the applicable portions of the Uniform Building Code Title 24, Appendix 36, Sound Transmission Controls and with the FAA Part 150 Noise Compatibility Program so that construction shall achieve an indoor noise level of 45 dBA, or less, as measured for aircraft noise events (Taken from Chapter 7, Section 2 of the NB/RR Specific Plan); 42. that the project sump pumps and generator shall be located in the underground garage and shall be soundproofed with a sound trap in the exhaust ducts. The sump pump shall be baffled to further minimize noise levels to residents. Project plans shall indicate the location of this equipment and noise mitigation prior to issuance of building permits; 43. that demolition of the existing structures shall be required to receive a permit from the Bay Area Air Quality Management District prior to issuance of a demolition permit by the Building Department. All requirements of the permit shall be complied with during construction; I on EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 44. that the following notes shall be incorporated on the grading and building plans prior to issuance of grading or building permits, and the measures shall be implemented during construction activities: a. Water all active construction and disturbed areas at least twice daily during dry periods; b. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; c. Pave, apply water three times daily, or apply (nontoxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites; d. Sweep daily (with water sweepers) all on -site paved access roads, parking areas, and staging areas at sites of construction activity. Dust, sediment, and debris shall not be washed into the storm drain system; e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets. Dust, sediment, and debris shall not be washed into the storm drain system; f. Excavation and grading activities shall be suspended and dust control measures shall be implemented when winds exceed 25 miles per hour; and g. Comply with all City NPDES (stormwater control) requirements during construction and operation; 45. that all recommendations outlined in the December 20, 2004 Asbestos and Lead Paint Survey Report conducted for the property by Kleinfelder shall be implemented prior to and during demolition of the existing building on the site; 46. that the recommendations by Kleinfelder in the Feasibility -Level Geotechnical Study dated December 30, 2004, shall be implemented at each appropriate phase of project construction. As recommended in the feasibility -level investigation, a design level geotechnical investigation shall also be prepared when specific details regarding building type, loads, and dimensions have been formalized. The supplemental investigation shall include additional subsurface exploration, and laboratory testing and engineering analyses. Recommendations of the investigation, particularly related to expansive soils, liquefaction, and groundwater, shall be implemented; 47. that the project shall be required to meet all construction requirements of the California Building and Fire Codes, including seismic standards for structural stability and other related construction considerations; 48. that if the project is constructed during the wet season (October through May), an erosion control and/or sediment control plan, compliant with the City's NPDES (stormwater control) requirements, shall be prepared and implemented, to the satisfaction of the Public Works Department, prior to the onset of the wet season, and shall be maintained throughout the construction period; -7- EXHIBIT "A" Conditions of approval for mitigated negative declaration, design review, conditional use permits and front and side setback variances. 1818 Trousdale Drive Effective July 20, 2006 49. that all project grading, construction and subsequent operations shall comply with the provisions of the City's NPDES requirements. A Stormwater Pollution Prevention Plan (SWPPP) outlining construction phase and post -construction phase measures to reduce pollutant discharge from the site shall be submitted for review and approval by the Engineering Department prior to issuance of grading or building permits; 50. that tree grates selected by the City and consistent with the North Burlingame/Rollins Road Specific Plan design criteria shall be installed around all trees to be planted in sidewalk areas on Trousdale Drive, per City guidelines; 51. that the project landscaping plan shall be reviewed and approved by the City Arborist prior to issuance of any grading and/or building permits, and all landscaping shall be installed prior to scheduling final inspection. This work shall include installation of all trees within sidewalk areas and the installation of the curb, gutter and sidewalk; 52. that grading and/or construction shall stop immediately if archaeological or paleontological resources are uncovered during grading or other onsite excavation activities. Work shall not resume in the area of the discovery until a qualified archaeologist (or other equivalent specialist) provides an evaluation of the significance of the resources and what can be done to preserve them. Disposition of the identified resource shall be implemented compliant with State law prior to further work within 50 feet of the location of the resource; 53. that the applicant shall submit a site drainage plan to the City Engineer for review and approval prior to issuance of grading or building permits. The plan shall show all site drainage flowing to the street level by gravity. The plan shall show the direction and volume of drainage and shall confirm that no drainage enters neighboring properties. Groundwater from the foundation perimeter drain shall be directed to onsite landscaping/swales, with excess water drained to the City storm drain system on Trousdale Drive; and 54. that the applicant shall prepare and submit to the City Engineer a sewer study that assesses the impact of this project to determine if the additional sewage flows can be accommodated by 1) the existing line in Trousdale Drive or 2) the upgraded line (if required) for the hospital project. If the analysis results in a determination that the 12" main requires upgrading, the applicant shall contribute the project's fair share, as calculated by the City Engineer, of funding for the improvements. Project Comments Date: May 5, 2006 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City A�ttto//rney 0Tret-P4e- Eng ,nee-r Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: po �a,- � ce-d- cv- -b � �,'- i% "� 72 i� a cu-L, Reviewed by: A0 LlS-I nDate: Cj� [06 Date: To: From: Project Comments May 5, 2006 a( City Engineer (650) 558- 7230 ❑ Chief Building Official (650) 558- 7260 ❑ City Arborist (650) 558-7254 Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: 1. On sheet C-1 of plans, the drop-off area along Ogden Drive shall be constructed with concrete, not asphalt concrete as indicated on plans. Revise note #4 in Keynote Notes for Work on Public R/W. 2. The applicant shall dedicate an easement to the City of Burlingame for the sidewalk behind the proposed drop-off area. 3. For the driveway on Ogden Drive, City Municipal Code requires one foot of elevation difference from the flowline in the gutter to the highest point along the driveway profile. Revise plans to meet this requirement which may involve the driveway slope to exceed the maximum slope of 15%. In this situation, the driveway slope must not exceed 18%. 4. Provide the sizes of the storm drain pipes. 5. Previous comments still apply. Reviewed by: V V Date: 5/18/2006 MEMORANDUM PUBLIC WORKS DEPARTMENT TO: PLANNING DEPARTMENT FROM: PUBLIC WORKS - ENGINEERINGU� RECEIVED AUG - -8 2005 CITY OF BURLINGAME PLANNING DEPT. DATE: AUGUST 8, 2005 RE: FOUR-STORY, 79-UNIT ASSISTED LIVING FACILITY AT 1818 TROUSDALE DRIVE After reviewing the revised plans received on July 25, 2005, part of comment # 15 from June 15, 2005 memorandum has not been addressed. The second part of the comment required "Columns that are on the side of the parking spaces are to be clear of vehicle's side door access and should be at least two feet (2) clear of the rear of the stalls to facilitate maneuvering." Responses to all other comments are acceptable. U:WICTOR\Projects\Private\1818Trousd alelwpd PC Item # MEMORANDUM RECEIVED TO: PLANNING DEPARTMENT JUN 16 2005 CITY OF BURLINGAME FROM: ENGINEPkIN EN __'Po PLANNING DEPT. DATE: JUNE 15, 2005 RE: FOUR-STORY, 79-UNIT ASSISTED LIVING FACILITY AT 1818 TROUSDALE DRIVE I have the following comments which need to be addressed prior to any action. 1. A property boundary survey shall be performed by a licensed land surveyor/engineer. The survey shall show all property lines, property corners, easements, topographical features and utilities. The survey needs to be wet -stamped and signed by the licensed land surveyor/engineer. 2. Show proposed drainage system and indicate that all roof and site drainage shall go to street by gravity. Show direction of drainage on adjacent property to confirm that no drainage enters this site or else that drainage needs to be included in the on -site system. On Sheet C-I of plans, show the size of the proposed storm drain pipes with hydraulic calculations. Stormwater and groundwater from the foundation perimeter drain shall be directed to onsite landscaping/swales. Excess stormwater can be drained into City storm drain system. Since this whole site is to be developed below street or adjacent grade, approvals will be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump system shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators must be so housed that they meet the City's noise requirement - see attached plan check sheet. Proposed pump and generator are to be shown. 4. If large tree(s) is/are to be removed, plans shall show plantings to ameliorate the removals with approval from the Parks Department. Response in May 24, 2005 shall be forwarded to theParks Department for approval. Show required seven foot (T) minimum clearances at parking garage floor areas not just floor to floor. Provide room for all pipings, ducts and fire sprinklers. Disabled parking shall have access and parking area at eight feet two inches (82") clear. Response in May 24, 2005 submittal is acceptable. 6. All utilities to this site must be installed underground. Any transformers needed for this site must be installed underground or behind the front setback on this site. 7. Indicate that new curb, gutter and sidewalk fronting this site shall be designed by a civil engineer, approved by the City Engineer, and installed by this development. Response in May 24, 2005 submittal is acceptable. 8. Curb, street elevations and a detailed driveway profile are needed. For flood protection, the driveways to all below -grade parking areas must have a high point either at property line or on site that is 12 inches above proposed flow line of street. Back of sidewalk elevation must be at 2% from projected top of curb through driveway. Transitions both up and then down at the street are required as are transitions at the lower level. Maximum allowable driveway slope is 15% and is subject to approval by the City Engineer. Plansfrom May 24, 2005 submittal did not address this comment which needs to be provided prior to the Planning Commission. 9. All irrigation systems and planting shall follow City's water conservation guidelines. 10. Rear landscape area shall drain to street or to a storm drainage system without pumping. Response in May 24, 2005 submittal is acceptable. 11. Show the location for the fire sprinkler connection that is proposed. All fire system work shall conform to the City's current procedures for underground water systems. 12. All on site catch basins and drainage inlets shall be stencilled. All catch basins shall be protected during construction so no debris will be dumped into them. The City will provide a stencil. 13. Show underground and at -grade parking slab elevations. Maximum slope in any parking space is 5%. Show drainage pattern. 14. Provide all on site drainage inlets or the sump pump basin for the underground garage with a petroleum absorbent system for treating all drainage flows from the automobile parking areas. 15. Dimension the structural columns and dimensions with respect to parking stalls. Columns that are on the side of parking spaces are to be clear of vehicle's side door access and should be at least two feet (T) clear of the rear of the stalls to facilitate maneuvering. 16. Show design of trashroom and indicate size of receptacles, including receptacles for recycling. Confirm sizes needed with BFI. 17. On the Parking Level Plan and First Floor (Site) Plan, show adjacent site and street elevations for reference. 2 18. Elevator sump drainage shall go to sanitary sewer and shall be separate from groundwater system which is to go to the storm drainage system. Response in May 24, 2005 submittal is acceptable. 19. All building sections need to show site elevations and adjacent site elevations and shown to scale to give the relationship. 20. The sewer ejection system does not indicate the pit, ventilation, etc. Sewer ejection system must be on the emergency generator also. 21. Traffic trip generation analysis by a licensed traffic engineer is required for this project. 22. The proposed service access/fire lane as shown on sheet 1 is not acceptable. It appears from project plans that a turn around area is not available. This condition will require vehicles to back into Trousdale Drive which will create a significant safety hazard. 23. On sheet D-1 of plans, show the sewer lateral, water service, electrical and gas services to be disconnected. Show proposed service lines in plans. F:\WP51\FILES\CONDOMAP.RVW (REVISED 04/9/98) 3 TO: MEMORANDUM PLANNING DEPARTMENT FROM: ENGINEERING DEPARTMENTU, v' DATE: MARCH 29, 2005 Prc� i ors c�wt„� �•,-�5 PC Item # RECEIVED MAR 3 1 2005 CITY OF BURLINGAME PLANNING DEPT. RE: FOUR-STORY, 79-UNIT ASSISTED LIVING FACILITY AT 1818 TROUSDALE DRIVE I have the following comments which need to be addressed prior to any action. 1. A property boundary survey shall be performed by a licensed land surveyor/engineer. The survey shall show all property lines, property corners, easements, topographical features and utilities. 2. Show proposed drainage system and indicate that all roof and site drainage shall go to street by gravity. Show direction of drainage on adjacent property to confirm that no drainage enters this site or else that drainage needs to be included in the on -site system. 3. Since this whole site is to be developed below street or adjacent grade, approvals will be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump system shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators must be so housed that they meet the City's noise requirement - see attached plan check sheet. Proposed pump and generator are to be shown. 4. If large tree(s) is/are to be removed, plans shall show plantings to ameliorate the removals with approval from the Parks Department. 5. Show required seven foot (T) minimum clearances at parking garage floor areas not just floor to floor. Provide room for all pipings, ducts and fire sprinklers. Disabled parking shall have access and parking area at eight feet two inches (82") clear. 6. All utilities to this site must be installed underground. Any transformers needed for this site must be installed underground or behind the front setback on this site. 7. Indicate that new curb, gutter and sidewalk fronting this site shall be designed by a civil engineer, approved by the City Engineer, and installed by this development. 8. Curb, street elevations and a detailed driveway profile are needed. For flood protection, the 1 i driveways to all below -grade parking areas must have a high point either at property line or on site that is 12 inches above proposed flow line of street. Back of sidewalk elevation must be at 2% from projected top of curb through driveway. Transitions both up and then down at the street are required as are transitions at the lower level. Maximum allowable driveway slope is 15% and is subject to approval by the City Engineer. 9. All irrigation systems and planting shall follow City's water conservation guidelines. 10. Rear landscape area shall drain to street or to a storm drainage system without pumping. 11. Show the location for the fire sprinkler connection that is proposed. All fire system work shall conform to the City's current procedures for underground water systems. 12. All on site catch basins and drainage inlets shall be stencilled. All catch basins shall be protected during construction so no debris will be dumped into them. The City will provide a stencil. 13. Show underground and at -grade parking slab elevations. Maximum slope in any parking space is 5%. Show drainage pattern. 14. Provide all on site drainage inlets or the sump pump basin for the underground garage with a petroleum absorbent system for treating all drainage flows from the automobile parking areas. 15. Dimension the structural columns and dimensions with respect to parking stalls. Columns that are on the side of parking spaces are to be clear of vehicle's side door access and should be at least two feet (2) clear of the rear of the stalls to facilitate maneuvering. 16. Show design of trashroom and indicate size of receptacles, including receptacles for recycling. Confirm sizes needed with BFI. 17. On the Parking Level Plan and First Floor (Site) Plan, show adjacent site and street elevations for reference. 18. Elevator sump drainage shall go to sanitary sewer and shall be separate from groundwater system which is to go to the storm drainage system. 19. All building sections need to show site elevations and adjacent site elevations and shown to scale to give the relationship. 20. The sewer ejection system does not indicate the pit, ventilation, etc. Sewer ejection system must be on the emergency generator also. 21. Traffic trip generation analysis by a licensed traffic engineer is required for this project. 22. The proposed drop off/pickup zone as shown on sheet 1 is not acceptable. If the drop 2 ofVpickup zone is to be constructed as proposed, the lane shall be extended to the corner and be a dedicated right turn lane onto Ogden Drive to provide for safe maneuvering and converging traffic. A dedication of right-of-way to the City of Burlingame for the sidewalk area will be required. 23. The proposed service access/fire lane as shown on sheet 1 is not acceptable. It appears from project plans that a turn around area is not available. This condition will require vehicles to back into Trousdale Drive which will create a significant safety hazard. F.\WP51WELES\CONDOMAP.RVW (REVISED 04/9/98) 3 Project Comments Date: May 5, 2006 To: ❑ City Engineer (650) 558-7230 X Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: 1) All original comments from the 3/9/05 review apply. 2) All NEW non-residential buildings must comply with the requirements of AB- 2176 Sec. 42911 (c) 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. Reviewed Date: Date: To: From: Subject: Staff Review: �re�iov5 Gowin,cn�j C� Project Comments 03/09/2005 ❑ City Engineer X Chief Building Official ❑ City Arborist ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator ❑ City Attorney Planning Staff Jae Cis �foSa� 5�$- 727D Request for preliminary review for a proposed four-story, 79-unit assisted living facility at 1818 Trousdale Drive , zoned C-3, APN: 025-121-270 03/0912006 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Provide fully dimensioned plans. 3) Rooms that can be used for sleeping purposes must have at least one window or door that complies with the egress requirements. 4) 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. Allowable area increases taken h. Exterior wall and opening protection i. Allowable ii. Proposed i. Indicate sprinklered or non-sprinklered 5) Show the dimensions to adjacent structures 6) Show the distances to property lines or to assumed property lines 7) Provide an exit plan showing the paths of travel 8) Specify the total number of parking spaces on site Project Comments Date: 03/09/2005 To: ❑ City Engineer ❑ Recycling Specialist X Chief Building Official ❑ Fire Marshal ❑ City Arborist ❑ NPDES Coordinator ❑ City Attorney From: Planning Staff Subject: Request for preliminary review for a proposed four-story, 79-unit assisted living facility at 1818 Trousdale Drive , zoned C-3, APN: 025-121-270 Staff Review: 03/09/2005 9) Show compliance with all accessibility regulations found in the 2001 CBC, Chapter 11, for existing buildings including: a. Accessible paths of travel b. Accessible countertops c. Accessible bathrooms d. Accessible parking 10) Illustrate compliance with the minimum plumbing fixture requirements described in the 2001 CBC Appendix Chapter 29, Table A-29-A. Reviewed by: Date: 3/910(v 04 Project Comments Date: May 5, 2006 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 W Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: Fire sprinklers are utilized for area increase as such the sprinkler system shall be a minimum NFPA 13 system throughout. Fire sprinkler drawings and calculations shall be submitted and approved by the Central County Fire Department prior to installation. Fire Protection Underground shall be submitted prior to submission of the fire sprinkler system. System shall be submitted to the Burlingame Building Department for permit. Reviewed by: ,;;� Date: �� ►'8 vi �vj C.t)wt ►Yt.t'� Project Comments Date: 03/09/2005 To: ❑ City Engineer ❑ Recycling Specialist ❑ Chief Building Official d Fire Marshal ❑ City Arborist ❑ NPDES Coordinator ❑ City Attorney From: Planning Staff f� Subject: Request for preliminary review for a proposed four-story, 79-unit assisted living facility at 1818 Trousdale Drive , zoned C-3, APN: 025-121-270 Staff Review: 03/09/2005 1. Shall be Type IIFR construction per Health & Safety Code §13131.5. 2. Shall be equipped with fire sprinklers throughout. 3. Stairwells and exit enclosures shall be minimum 2 hour rated. 4. Provide a proper site plan for fire department access. Reviewed by: Date: i�. S Project Comments Date: May 5, 2006 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 City Arborist (650) 558-7254 From: Planning Staff ❑ Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: O 74t-- Qrevi ooS cow "It'- - orply. Reviewed by: �! Date: J-/0/1 a C Date: To: From: Subject: Staff Review: F7- Project Comments June 16, 2005 ❑ City Engineer ❑ Chief Building Official X City Arborist ❑ City Attorney Planning Staff ❑ Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3, APN: 025-121-270 tiJfl `d-W- ov Vt iv E � F2 , CS � � �2 p w r �G S Fen- d-oz9-i!5- U 1�c . 'cl7lLE �ri� C- /1 Reviewed by: Date: 4�1c� S-o S-- W-1 'FEB 17 '98 10:07AM DAVID O'KEEFE Co P G URBAN ACCr-ei. 20004 1"'M AVE. NE WOODINVILLE RIES' WA 98072 (206) 487-0488 FAX. (208) 568-3033 S STANDARD l" X, 1", X 1/4" L �R RETRO FIT U FOR NEW STEEL FRAME SURROUND. SLAB S FOR USE IN EXISTING SURROUND SLAB I r . -, . -1 z4 Vw. . "V^m x i to X 1 4' STEEL FRAME GRATf, POURED SLAB 2" X 2" x to 3 4" GRATE BOLTS INTO SHIELD! I A P PAVER A ADJUSTA BLE EM-MVER—S NEAR SU95LAB, •FOR PAVERS WITH EXISTING (SAND SETTING BED), SUBSILAB, (GROUT SETTING BED) X 1 STEEL FRAME 2" X F. B. 3 8" a GRATE' \\--3L—X-2. f 13 4 GRATE 7/7-W/M 1 ]FIGHT JOIN 1110 ROUT PAVERS C*4 EX uj 0 cr SANQ.- ,� :; a-, j. .:. o GROUT. 0 UBSLAS BASE SLAB Id 7777 7 Molds shall be made of #120 olivine sand or finer, to Nish r sfloath finish. Castings shall be free of burrs, slag, air pockets, blow holes and flashuq_ Castings shall be squared and flat with excessive warpage or' shrinkage not be�,ilq . a�ct�eptab3:�: Cast sections shall align evenly with, gap b >m�nt of 4eszgrishouId i� eing no greater l/6" ,.. Al ig►'amUnuai2s where` ` ,.ate ica�le. W di )for grinding on ex sed surfaces: of castings is not acceptable:.._ URBAN ACCESSORIES., INC.. (206) 487-0488 Fu (206) 668-3033 20004 144th Ave. Nr; Woodinville, WA 88072 nrin/nnmet too mrnnrtoo III P.m llmmIIllrlugneye" 1um11Unnnngrplot pinlpglnnqRpnp11111prn11nprp1nn11111pulse 11ni11111111111111111111111110111kI11M11bnrebb mnllPIII loth it" "IIBM 11IIIIINntlN111111In11111111n111n111g1U1111111hU111 Project Comments Date: May 5, 2006 To: ❑ City Engineer (650) 558-7230 ❑ Chief Building Official (650) 558-7260 ❑ City Arborist (650) 558-7254 From: Planning Staff X Recycling Specialist (650) 558-7271 ❑ Fire Marshal (650) 558-7600 ❑ NPDES Coordinator (650) 342-3727 ❑ City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: Applicant shall submit a Recycling and Waste Reduction Plan for approval, and pay a recycling deposit for this and all covered projects prior to construction or permitting. Reviewed by: ?-- Date: Project Comments Date: 05/26/2005 To: ❑ City Engineer ❑ Chief Building Official ❑ City Arborist ❑ City Attorney From: Planning Staff X Recycling Specialist ❑ Fire Marshal ❑ NPDES Coordinator Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79 unit assisted living facility at 1818 Trousdale Drive, zoned C-3, APN: 025-121-270 Staff Review: 05/31 /2005 Applicant shall submit a Waste Reduction Plan and Recycling Deposit for this and all covered projects prior to any demolition, construction or permitting. Reviewed by: -lf-c-e8J Date: 6 - 1O Project Comments Date: May 5, 2006 To: City Engineer (650) 558-7230 Chief Building Official (650) 558-7260 01 City Arborist (650) 558-7254 From: Planning Staff Recycling Specialist (650) 558-7271 Fire Marshal (650) 558-7600 NPDES Coordinator (650) 342-3727 City Attorney Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3 w/R-4 Overlay, APN: 025-121-270 Staff Review: 05108106 All previous comments apply. Reviewed by:7j--" Date: 05/09/06 Project Comments Date: To: 100, City Engineer Chief Building Official City Arborist City Attorney From: Planning Staff 00, Recycling Specialist Fire Marshal ✓ NPDES Coordinator Subject: Request for environmental review, variances and conditional use permit for a new, 4-story, 79 unit assisted living facility at 1818 Trousdale Drive, zoned C-3, APN: 025-121-270 Staff Review: 1. Applicant is encouraged to implement appropriate tormwater Best Management Practices (BMPs) to minimize pesticide usage -see attached Landscaping Fact Sheet. 2. Applicant shall incorporate applicable structural source contol measures to minimize stormwater pollutants- see attached Model List of Structural Source Control Measures. 3. Applicant shall identify the responsible party who will be responsible for the operation and maintenance of the permanent post -construction stormwater treatment measure(s). Prior to the issuance of a final building permit, applicant/project proponent shall submit a completed, notarized Stormwater Treatment Measures Maintenance Agreement — see attached. 4. Comply with the City Stormwater NPDES Permit. Reviewed by: ,� �,,��; Date: a8 161 as Pre ul'Du5 r Project Comments 45 Date: 03/09/2005 To: City Engineer Recycling Specialist Chief Building Official Fire Marshal City Arborist ✓ NPDES Coordinator City Attorney Eva. J0 SiI w.b AS+r. From: Planning Staff (&SD) 3 42 - 3% 21 Subject: Request for preliminary review for a proposed four-story, 79-unit assisted living facility at 1818 Trousdale Drive, zoned C-3, APN: 025-121-270 Staff Review: 03/09/2005 • New stormwater control requirements apply to projects of certain size. Effective 2/15/05, any project that creates 1-acre or more of impervious surfaces is subject to these requirements. Certain projects are required to incorporate and implement these specific requirements in order to address the long-term water quality impacts resulting from the development projects. The threshold for these requirements will decrease to 10,000 square feet effective 8/15/06. • Some of the requirements are listed below: o post -construction permanent stormwater treatment measures that incorporate, at a minimum, hydraulic sizing design criteria contained in Provision C.3.; o identification of the responsible party for the operation and maintenance of the stormwater controls and requirement of a signed Operation and Agreement (O&M) with the City; o incorporation of, as appropriate, site design techniques and source control measures; o requirement of stormwater quantity controls to limit increase in peak stormwater discharge from certain projects that may increase erosion in creeks (implementation date is not yet known, pending Regional Board's approval). For more information about these new requirements, please read the attached brochure, New Stormwater Control Requirements: What Developers, Builders and Project Proponents Need to Know. • To find out if your project is required to meet these new requirements, please fill out the attached NPDES Permit Impervious Surface Data Collection Worksheet and return to the Planning Department. • Depending on the size and or the location of the project, there may be state requirements above and beyond those of the City of Burlingame: o A project that disturbs a land area of 1 acre or more during construction needs to obtain coverage (permit) under the State's General Permit for Storm Water Discharges Associated with Construction Activity. Visit www.waterboards.ca.gov for permit instruction. • Any construction project in the City, regardless of size, shall comply with the City NPDES permit requirement to prevent stormwater pollution including but not limited to ensuring that all contractors implement construction Best Management Practices (BMPs) and erosion and sediment control measures during ALL phases of the construction project (including demolition). o If your project has the potential for significant erosion and/or if you plan construction during the wet season (as defined by the local ordinance), have you prepared an effective erosion and/or sediment control plan or similar document and do you plan to implement it prior to the start of the wet season? • Brochures and literatures on stormwater pollution prevention and BMPs are available for your review at the Planning and Building departments. Distribute to all project proponents. • For additional assistance, contact Eva J. at 650/342-3727. Reviewed by: � C . Date: 031 t (0105- 2 42 OC��Y, Rq�N SAN MATEO COUNTYWIDE STORMWATER POLLUTION PREVENTION PROGRAM STORM MODEL LIST OF STRUCTURAL SOURCE CONTROL MEASURES The following list contains measures to control sources of stormwater pollutants associated with the post -construction phase of new development and redevelopment projects. Each identified source of pollutants may have one or more appropriate control measures. A. Illegal Dumping to Storm Drain Inlets and Waterways On -site storm drain inlets shall be clearly marked with the words "No Dumping! Flows to Bay," or equivalent, using methods approved by the City of Burlingame. B. Interior Floor Drains Interior floor drains shall not be connected to storm drains. C. Parking Garages Parking garage floor drains on interior levels shall be connected to an interceptor or a water treatment device approved by the City prior to discharging to the sanitary sewer system. D. Pesticide/Fertilizer Application Landscaping shall be designed to minimize irrigation and runoff, promote surface infiltration where appropriate, and minimize the use of fertilizers and pesticides that can contribute to stormwater pollution. E. Pool, Spa, and Fountain Discharges Swimming pool discharge drains shall not be connected directly to the storm drain system or to the sanitary sewer -system. When draining is necessary, a hose or other temporary system shall be directed into a sewer (not storm drain system) clean out. A sewer clean out shall be installed in a readily accessible area. F. Food Service Equipment Cleaning Food service facilities shall have a sink or other area f or cleaning floor mats, containers, and equipment, which is connected to a grease interceptor and the sanitary sewer. The sink or cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. New buildings constructed to house food service facilities shall include a covered, bermed area for a dumpster. Page 1 of 4 Grease removal devices shall be maintained in good operating conditions at all times. The discharger shall develop and maintain a record of periodic maintenance, and pumping of the removal device records shall be retained for a period of not less than three (3) years. G. Refuse Areas 1) New buildings constructed to house food service facilities shall include a covered, bermed area for dumpster. 2) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. H. Outdoor Process Activities/Equipment' 1) Exterior (outdoor) drains maybe connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. 2) Secondary containment shall be provided for exterior work areas where motor oil, brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or hazardous wastes are used or stored. Drains shall not be installed within the secondary containment areas. The director may allow a drain for work areas (but not for hazardous storage areas) is the drain is connected to a wastewater treatment facility approved by the director. I. Outdoor Equipment/Materials Storage 1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. Any loading dock area with a sanitary sewer drain shall be equipped with a fail-safe valve, which shall be kept closed during periods of operation. Such connections shall not be permitted within the following areas: a. Equipment or vehicle washing areas; b. Areas where chemicals, hazardous materials, or other uncontained materials are stored unless secondary containment is provided; c. Equipment or vehicle fueling areas or fluid changing areas; d. Loading docks where chemicals, hazardous materials, grease, oil, or waste products are handled. 2) Secondary containment shall be provided for exterior work areas where motor oil, brake fluid, gasoline, diesel fuel, radiator fluid or other hazardous materials or hazardous wastes are used or stored. Drains shall not be installed within the secondary containment areas. The director may allow a drain for work areas (but ' Examples of businesses that may have outdoor process activities and equipment include machine shops and auto repair shops, and industries that have pretreatment facilities. Page 2 of 4 not for hazardous storage areas) is the drain is connected to a wastewater treatment facility approved by the director. K. Vehicle/Equipment Repair and Maintenance 1) The owner of every newly constructed, remodeled, or converted commercial or industrial facility shall comply with the following requirements upon commencement of discharge. Interior floor drains to the sanitary sewer system may not be placed in areas where hazardous materials, hazardous wastes, industrial wastes, industrial process water, lubricating fluids, vehicle fluids or vehicle equipment cleaning wastewater are used or stored, unless secondary containment is provided for all such materials and equipment. The director may allow an exception to this requirement under the following circumstance: a. When the drain is connected to a wastewater treatment unit approved by the director. 2) Interior floor drains shall not be connected to the storm drain. L. Fuel Dispensing Areas Fueling areas2 shall have impermeable floors and rain covers that extend a minimum of ten feet in each direction from each pump. M. Loading Docks 1) Exterior (outdoor) drains may be connected to the sanitary sewer only if the area in which the drain is located is covered or protected from rainwater run-on by berms and/or grading, and appropriate wastewater treatment approved by the director is provided. Any loading dock area with a sanitary sewer drain shall be equipped with a fail-safe valve, which shall be kept closed during periods of operation. 2) Exterior drains shall be connected to the storm drain. Such connections shall not be permitted within the following areas: a. Loading docks where chemicals, hazardous materials, grease, oil, or waste products are handled. N. Fire Sprinkler Test Water Fire sprinkler test water shall not be discharged into the storm sewer system. Discharge shall be routed to the sanitary sewer. O. Miscellaneous Drain or Wash Water 1) Boiler drain lines shall not be connected to the sanitary sewer system and may not be discharged to storm drain system. 2 The fueling area shall be defined as the area extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of one foot, whichever is greater. Page 3 of 4 2) Condensate lines shall not be connected or allowed to drain to the storm drain system. 3) Roof drains may discharge to the storm drain system, provided that all roof equipment, tanks, and pipes containing other than potable water, cooling system water, or heating system hot water have secondary containment. Page 4 of 4 NEWDEVLOPMENTIREDVELOPMENT LAND GAPING FACT SI-1EET otIly /N San Mateo Countywide Stormwater Pollution Prevention Program ,wvvw.flowstobay _org Who should use this Fact Sheet? • Development Project Applicants • City/County Planners • Landscape Maintenance Personnel • Landscape Architects • Homeowners Bay and Ocean Friendly Landscape Design and Maintenance Techniques What are Bay/Ocean Friendly Landscape Design and Maintenance Techniques? Bay/Ocean Friendly landscaping relies on alternative design, plant selection, and maintenance practices that decrease the need for pesticide applications as well as the amount of water runoff from landscaping. The quantity of pesticides entering our creeks, the Bay, and Ocean can be reduced by using techniques that: • Decrease the need for landscape maintenance by designing landscapes that minimize pest infestation and create low maintenance environments; • Select plants that are appropriate for local soil, climate, and other conditions; • Incorporate elements that reduce the potential for the pesticides to run off the landscape; • Minimize the amount of impervious surfaces; • Use Integrated Pest Management (IPM) to minimize pesticide usage; id Refer to the back of this fact sheet for more design and maintenance tips. What is Integrated Pest Management? Integrated Pest Management (IPM) is a decision -making process for managing pests. IPM relies upon monitoring to determine pest -caused injury levels and the use of a variety of less toxic methods of pest control. To minimize pesticide usage, IPM uses a combination of: • biological controls (e.g., natural enemies or predators); • physical or mechanical controls (e.g., hand labor or mowing); • cultural controls (e.g., mulching, discing, or alternative plant type selection); and • reduced risk chemical controls (e.g., soaps or oils) The IPM method uses the least hazardous pesticides only as a last resort for controlling pests. There are three steps to Bay/Ocean Friendly Landscaping. They include: Landscape Design and Drainage, Plant Selection, and Maintenance. Landscape Design and Drainage • Design the landscape for efficient irrigation and to slow runoff by grading landscape surfaces to have concave slope instead of convex slope. • Design the landscape to conform to natural drainage patterns. • Slow stormwater runoff from landscape areas by: o Incorporating vegetated buffer strips or swales next to impervious areas. o Including micro detention areas in the runoff path. • Avoid mosquito breeding by assuring water is ponded for less than 72 hours. • Minimize the amount of impervious surfaces by: o Designing landscape areas that support maximum permeability and infiltration capacity. o Choosing porous (permeable) pavements Situate plants to facilitate maintenance. Install mowing strips, tree wells, and pathway edging to reduce problems associated with maintaining an interface between different design elements. Incorporate groundcover (mulch, geotextiles, groundcover plants) in open areas to reduce weeds and erosion. Plant Selection Choose .and retain existing native, pest - resistant trees, shrubs, and plants. Select pest -resistant plants adapted to your specific area. Consider site -specific characteristics such as soil, topography, climate (amount and timing of sunlight, prevailing winds, rainfall, and air movements), patterns of land use, and plant interaction. • Group plants with similar irrigation needs and other site -specific requirements together. • Select plants that can improve the infiltration of water such as deep-rooted plants. • Provide plants that have larger canopy areas to minimize impact of raindrops on soil; thus, reducing erosion. • Eliminate the need for routine pruning by selecting plants based on their size and shape when mature. • Minimize turf areas to conserve water. Maintenance • Maintain healthy soils by incorporating organic matter, making regular pH adjustments, and aerating regularly. • Prune to increase air circulation but do not over prune. • Regularly repair eroded or damaged surface areas and replace problem plants with locally adapted, pest -resistant plants. • Employ non -toxic IPM methods (biological, physical, and cultural controls) before using pesticides to treat a pest problem. • If pesticides are necessary, use the least toxic pesticide available: o Do not over apply pesticides. Follow the manufacturer's instruction for mixing and applying materials. o Avoid application of any pesticide if rain is forecasted. • Properly dispose of pesticides by recycling, reusing, or disposing as hazardous waste. For additional information call Household Hazardous Waste at (650) 303-4718. Additional Resources IPM Access, www.efii.org/^i1mpa, IPMLandscape Design Alameda County Waste Management Authority wtirtiv..stopwaste.org/, Bay -Friendly Gardening and Landscaping Techniques San Mateo County Mosquito Abatement District w%N-w.smcmad.oriy START AT THE SOURCE; BASMAA's Design Manual for Stormwater Protection http://Nr-w,A,.basniaa.org/documents/ Central Contra Costa County Sanitary District www.centralsan.ora, Our Water Our World IPM Fact Sheets Draft Checklist for Agreement: Obtain the following information: 1) Assessors Parcel Number 2) Verification of Property Owners; this mayrequire a preliminary title report from Owners 3) Checking and attaching legal description, site plan, treatment measures, maintenance plan, maintenance checklist 4) Notarization of all signatures on agreement. When recorded, mail to: ��; ciTr c� City Clerk City of Burlingame BURlJNGAME 501 Primrose Road Burlingame, CA 94010 o� �Tm .nrwa � APN: STORMWATER TREATMENT MEASURES MAINTENANCE AGREEMENT WITH THE CITY OF BURLINGAME This Stormwater Treatment Measures Maintenance Agreement ("Agreement") is entered into this date: by and between the City of Burlingame ("City") and ("Property Owner") by and behalf of Property Owner's heirs, successors, and assigns. WHEREAS, on February 19, 2003, the Regional Water Quality Control Board, San Francisco Bay Region, adopted Order R2-2003-0023, amending the San Mateo Countywide NPDES Municipal Stormwater Permit (Order 99-059, CAS0029921; and WHEREAS, Provision C.3.e.ii. of this NPDES permit, and as it may be amended or reissued, requires the permittee public agencies, including City, to provide minimum verification and access assurances that all treatment measures shall be adequately. operated and maintained by entities responsible for the stormwater treatment measures; and WHEREAS, the Property Owner represents and warrants that the Property Owner is the owner of the real property commonly known as (the "Property"), and more particularly described in the legal description contained in Exhibit A and as generally shown in Exhibit B hereto; and WHEREAS, attached hereto as Exhibit B is a legible reduced -scale copy of the Site Plan or comparable document showing the stormwater treatment measures that are to be located or to be constructed on the Property; and WHEREAS, the City is the permittee public agency with jurisdiction over the Property; ME WHEREAS, the Property Owner recognizes that the stormwater treatment measure(s) more particularly described and shown on Exhibit C, of which full-scale plans and any amendments thereto are on file with the Public Works Department of the City located at 501 Primrose Road, Burlingame, California, must be installed and maintained as provided in this Agreement and as required by the NPDES permit; and WHEREAS, the City and the Property Owner agree that the health, safety and welfare of the citizens of the City require that the stormwater treatment measure(s) detailed in the Site Plan or comparable document be constructed and maintained on the Property; and WHEREAS, the City's Stormwater Management Ordinance, guidelines, criteria and other written directions require that the stormwater treatment measure(s), as shown on the approved Site Plan or comparable document, be constructed and maintained by the Property Owner, THEREFORE, in consideration of the benefit received by the Property Owner as a result of the City's approval of the Site Plan, the Property Owner hereby covenants and agrees with the City as follows: SECTION 1: CONSTRUCTION OF TREATMENT MEASURES The on -site stormwater treatment measure(s) shown on the Site Plan or comparable document shall be constructed by the Property Owner in strict accordance with the approved plans and specifications identified for the development and any other requirements thereto which have been approved by the City in conformance with appropriate City ordinances, guidelines, criteria, and other written direction. SECTION 2: OPERATION & MAINTENANCE RESPONSIBILITY This Agreement shall serve as the signed statement by the Property Owner accepting responsibility for operation and maintenance of stormwater treatment measures as set forth in this Agreement until the responsibility is legally transferred to another person or entity. Before the Property is legally transferred to another person or entity, the Property Owner shall provide to the City at least one of the following: 1) A signed statement from the City or authorized public agency assuming post - construction responsibility for treatment measure maintenance and that the treatment measures meet all local agency design standards; or 2) Written conditions in the sales or lease agreement requiring the buyer or lessee to assume responsibility for operation and maintenance (O&M) consistent with this Agreement, which conditions, in the case of purchase and sale agreements, shall be written to survive beyond the close of escrow; or 3) Written text in project conditions, covenants and restrictions (CCRs) for residential properties assigning O&M responsibilities to the homeowners association for O&M of the treatment measures; or 4) Another legally enforceable agreement or mechanism that assigns responsibility for the maintenance of treatment measures satisfactory to the City. SECTION 3: MAINTENANCE OF TREATMENT MEASURES The Property Owner shall not destroy or remove the stormwater treatment measures from the Property nor modify the stormwater treatment system in a manner that lessens its effectiveness, and shall, at Property Owner's sole expense, adequately maintain the stormwater treatment measure(s) in good working order acceptable to the City and in accordance with the 2 maintenance plan agreed hereto and attached as Exhibit D. This includes all pipes, channels or other conveyances built to convey stormwater to the treatment measure(s), as well as all structures, improvements, and vegetation provided to control the quantity and quality of the stormwater. Adequate maintenance is herein defined as maintaining the described facilities in good working condition so.that these facilities continue to operate as originally designed and approved The maintenance plan shall include a detailed description of and schedule for long- term maintenance activities. SECTION 4: SEDIMENT MANAGEMENT Sediment accumulation resulting from the normal operation of the stormwater treatment measure(s) will be managed appropriately by the Property Owner. The Property Owner will provide for the removal and disposal of accumulated sediments. Disposal of accumulated sediments shall not occur on the Property, unless provided for in the maintenance plan. Any disposal or removal of accumulated sediments or debris shall be in compliance with all federal, state and local law and regulations. SECTION 5: ANNUAL INSPECTION AND REPORT On an annual basis, the Property Owner shall complete the Treatment Measure Operation and Maintenance Inspection Report (annual report) attached to this agreement as Exhibit E. The annual report shall include all completed Inspection and Maintenance Checklists for the reporting period and shall be submitted to the City in order to verify that inspection and maintenance of the applicable stormwater treatment measure(s) have been conducted pursuant to this agreement. The annual report shall be submitted no later than December 31 of each year, under penalty of perjury, to the Director of Public Works, 501 Primrose Road, Burlingame, CA 94010, or another member of the City staff as directed by the City. The Property Owner shall provide in the annual report a record of the volume of all accumulated sediment removed as a result of the treatment measure(s)_ The Property Owner shall conduct at least one annual inspection of the stormwater treatment measure(s) before the wet season. This inspection shall occur between August 1 st and October 1 st each year. More frequent inspections may be required by the maintenance plan (Exhibit D). The results of inspections shall be recorded on the Inspection and Maintenance Checklist(s) attached as Exhibit E. SECTION 6: NECESSARY CHANGES AND MODIFICATIONS At its sole expense, the Property Owner shall make changes or modifications to the stormwater treatment measure(s) and/or the long-term maintenance plan (Exhibit D) as may be determined as reasonably necessary by the City to ensure that treatment measures are properly maintained and continue to operate as originally designed and approved. SECTION 7: ACCESS TO THE PROPERTY The Property Owner hereby grants permission to the City; the San Francisco Bay Regional Water Quality Control Board (Regional Board); the San Mateo County Mosquito Abatement District (Mosquito Abatement District); and their authorized agents and employees to enter upon the Property at reasonable times and in a reasonable manner to inspect, assess or observe the stormwater treatment measure(s) in order to ensure that treatment measures are being 1 properly maintained and are continuing to perform in an adequate manner to protect water quality and the public health and safety. This includes the right to enter upon the Property whenever there is a reasonable basis to believe that a violation of this Agreement, the City's stormwater management ordinance, guidelines, criteria, other written direction, or the San Mateo Countywide NPDES Municipal Stormwater Permit (Regional Board Order 99-059, as amended by Regional Board Order R2-2003-0023, and any amendments or reissuances of this permit) is occurring, has occurred or threatens to occur. The above listed agencies also have a right to enter the Property when necessary for abatement of a public nuisance or correction of a violation of the ordinance guideline, criteria or other written direction. The City, Regional Board, or the Mosquito Abatement District shall provide reasonable (as may be appropriate for the particular circumstances) notice to the Property Owner before entering the property. SECTION 8: FAILURE TO MAINTAIN TREATMENT MEASURES In the event the Property Owner fails to maintain the stormwater treatment measure(s) as shown on the approved Site Plan or comparable document in good working order acceptable to the City and in accordance with the maintenance plan incorporated in the Agreement, the City, and its authorized agents and employees with reasonable notice, may enter the Property and take whatever steps it deems necessary and appropriate to return the treatment measure(s) to good working order. Such notice will not be necessary if emergency conditions require immediate remedial action. This provision shall not be construed to allow the City to erect any structure of a permanent nature on the Property. It is expressly understood and agreed that the City is under no obligation to maintain or repair the treatment measure(s) and in no event shall this Agreement be construed to impose any such obligation on the City. SECTION 9: REIMBURSEMENT OF CITY EXPENDITURES In the event the City, pursuant to this Agreement, performs work of -any nature (direct or indirect), including any reinspections or any actions it deems necessary or appropriate to return the treatment measure(s) in good working order as indicated in Section 8, or expends any funds in the performance of said work for labor, use of equipment, supplies, materials, and the like, the Property Owner shall reimburse the City, or shall forfeit any required bond upon demand within thirty (30) days of receipt thereof for the costs incurred by the City hereunder. If these costs are not paid within the prescribed time period, the City may assess the Property Owner the cost of the work, both direct and indirect, and applicable penalties. Said assessment shall be a lien against the Property or may be placed on the property tax bill and collected as ordinary taxes by the City. The actions described in this section are in addition to and not in lieu of any and all legal remedies as provided by law, available to the City as a result of the Property Owner's failure to maintain the treatment measure(s). SECTION 10: INDEMNIFICATION The Property Owner shall indemnify, hold harmless and defend the City and its authorized agents, officers, officials and employees from and against any and all claims, demands, suits, damages, liabilities, losses, accidents, casualties, occurrences, claims and payments, including attorney fees claimed or which might arise or be asserted against the City that are alleged or proven to result or arise from the construction, presence, existence or maintenance of the treatment measure(s) by the Property Owner or the City. In the event a claim 4 is asserted against the City, its authorized agents, officers, officials or employees, the City shall promptly notify the Property Owner and the Property Owner shall defend at its own expense any suit based on such claim. If any judgment or claims against the City, its authorized agents, officers, officials or employees shall be allowed, the Property Owner shall pay for all costs and expenses in connection herewith. This section shall not apply to 4ny claims, demands, suits, damages, liabilities, losses, accidents, casualties, occurrences, claims and payments, including attorney fees claimed which arise due solely to the negligence or willful misconduct of the City. SECTION 11: NO ADDITIONAL LIABILITY It is the intent of this agreement to insure the proper maintenance of the treatment measure(s) by the Property Owner, provided, however, that this Agreement shall not be deemed to create or effect any additional liability not otherwise provided by law of any party for damage alleged to result from or caused by storm water runoff. SECTION 12: PERFORMANCE FINANCIAL ASSURANCE The City may request the Property Owner to provide a performance bond, security or other appropriate financial assurance providing for the maintenance of the stormwater treatment measure(s) pursuant to the City's ordinances, guidelines, criteria or written direction. SECTION 13: TRANSFER OF PROPERTY This Agreement shall run with the title to the land and any portion thereof. The Property Owner further agrees whenever the Property or any portion thereof is held, sold, conveyed or otherwise transferred, it shall be subject to this Agreement which shall apply to, bind and be obligatory to all present and subsequent owners of the Property or any portion thereof. SECTION 14: NOTICES Any notice to be given to Property Owner under this Agreement shall be deemed to be duly and properly given if mailed postage prepaid, and addressed to: or personally delivered to Property Owner at such address or such other address as Property Owner designates in writing to City SECTION 15: SEVERABILITY The provisions of this Agreement shall be severable and if any phrase, clause, section, subsection, paragraph, subdivision, sentence or provision is adjudged invalid or unconstitutional by a court of competent jurisdiction, or the applicability to any Property Owner is held invalid, this shall not affect or invalidate the remainder of any phrase, clause, section, subsection, paragraph, subdivision, sentence or provision of this Agreement. 5 � � 1 SECTION 16: RECORDATION . This Agreement shall be recorded by City in the Official Records of the Recorder's Office of the County of San Mateo, California at the Property Owner's expense. SECTION 17: RELEASE OF AGREEMENT In the event that the City determines that the stormwater treatment measures located.on the Property are no longer required, then the City, at the request .of the Property Owner, shall execute a release of this Maintenance Agreement, which the Property Owner shall record in the County Recorder's Office at the Property Owner's expense. The City reserves the option to record such release of this Maintenance Agreement. The stormwater treatment measure(s) shall not be removed from the Property unless such a release is so executed and recorded. SECTION 18: EFFECTIVE DATE AND MODIFICATION This Agreement is effective upon the date of execution as stated at the beginning of this Agreement. This Agreement shall not be modified except by written instrument executed by the City and the Property Owner at the time of modification. Such modifications shall be effective upon the date of execution and shall be recorded LM CITY OF BURLINGAME PROPERTY OWNER Name, Title Approved as to form: City Attorney 0 By Stormwater Quantity Controls Creek beds and banks can become unstable when the rate and volume of runoff increase, as often occurs when open land is developed. In the past, these effects have been addressed by replacing natural creeks with engineered channels, leading to excessive sedimentation and other problems. To help prevent this, projects in some areas will be required to retain, detain or infiltrate runoff, or help fund regional solutions. What about Group 2? The Group 2 definition is the same as the Group 1 definition, except that the size threshold is reduced from one acre to 10,000 square feet of impervious surface.' Projects consisting of one single family home are excluded from Group 2. Beginning August 15, 2006, the requirements for Group 1 projects will apply to Group 2 projects. What about Other Projects? After Group 1 and Group 2 requirements phase in, projects that are not in Group 1 and Group 2 will still have to use construction BMI's and implement appropriate site design and source control measures. What Am I Required to Do Now? Projects are currently required to use con- struction BMPs, and to implement appropriate site design and source control measures to reduce post -construction stormwater impacts. Stormwater treatment measures are also required, as appropriate, if sufficient site planning measures are not implemented or feasible. See amended pennit for details of Group 1 and Group 2 definitions. Contacts for More Information Local Storniwater Programs: Town of Atherton (650) 752-0541 City of Belmont (650) 595-7427 City of Brisbane (415) 508-2130 City of Burlingame (650) 558-7230 Town of Colma (650) 757-8888 City of Daly City (650) 991-8200 City of East Palo Alto (650) 853-3189 City of Foster City (650) 286-3270 City of Half Moon Bay (650) 726-8260 Town of Hillsborough (650) 375-7411 City of Menlo Park (650) 330-6740 City of Millbrae (650) 259-2339 City of Pacifica (650) 738-3767 Town ofPortola Valley (650) 851-1700 City of Redwood City (650) 780-7464 City of San Bruno (650) 616-7160 City of Sail Carlos (650) 802-4361 City of San Mateo (650) 522-7340 City of South San Francisco (650) 877-8634 Town of Woodside (650) 851-6790 County of San Mateo (650) 363-4708 For more information about the countywide stormwater program, and additional bro- chures, call: San Mateo Countywide Stormwater Pollution Prevention Program 555 County Center Redwood City, CA 94063 (650)363-4305 www.flowstobay.org San Francisco Bay Regional Water Quality Control Board: (510) 622-2300 STOPPP gratefully acknowledges the Alameda Countywide Clean Water Program for the original concept and text of this brochure. New Stormwater Control Requirements Parkins; lot ninoff drains to vegetated Swale stormwater to atment system in Redwood City. What Developers, Builders and Project Proponents Need to Know San Mateo Coun wide ty " Stormwater Pollution Prevention Program It's Federal Law What is Source Control? Is My Project in "Group V? Urban stormwater runoff is a significant source of pollution to the nation's waters, In 1987 Congress began to address this problem by requiring municipal stormwater programs to obtain National Pollutant Discharge Elimi- nation System (NPDES) permits. This re- sulted in local requirements for runoff from development projects. The Countywide Program In San Mateo County, development projects must comply with the NPDES permit issued to the San Mateo Countywide Pollution Preven- tion Program (STOPPP) by the Regional Water Quality Control Board. In 1993 STOPPP received its .first NPDES permit, which was amended in 2003 with substantial new requirements for development projects. How it Works Locally Local agencies are required to address stormwater quality during development re- view. Projects must use best management practices (BMPs) during construction. And long-term water quality impacts must be reduced using site design and source control measures to help keep pollutants out of stonnwater. In some cases, projects must also use stormwater treatment measures. Site Design for Water Quality Some of the many ways to reduce water pollution through site design include: • Reduce impervious surfaces. • Drain rooftop downspouts to splash blocks or "bubble ups." • Use landscaping as a storm drainage and Source control is all about preventing pollu- tion atthe source. Source control measures include: • Roofed trash enclosures • Sanitary sewer drains for covered parking structures (in coordination with the local sewer district) • Indoor mat/equipment washracks connected to the sanitary sewer What's Required during Construction? Many contractors are familiar with BMPs that are required at project sites, including: • Prepare and implement sediment and erosion control plans. • Minimize exposed soil by stabilizing slopes. • Control runoff from site by using sand bag barriers or straw wattles.. Projects that disturb one acre or more of land are subject to an NPDES General Permit and must submit a "Notice of Intent" to the State Water Resources Control Board. What Is Changing? STOPPP's reissued permit requires municipali- ties to expand their site design and source control standards. It also includes specific requirements for projects that meet "Group 1" and "Group 2" criteria. Dates for implementa- tion are shown in the table. Implementation of New Permit Provisions Group 1 Group 2 Other projects Revised Source Controls 2/15/05 8 /15M 8/15106 Treatment (hydraulic sizing) 2/15105 8/15/06 Not Applicable Revised Site Design Measures 11/15/05 8/15/06 8115/06 Stormwater TBD' TBD' Not Applicable quantity controls Group I projects include new development and redevelopment projects that create or replace one acre or more of impervious surface (e.g., roof area, streets, sidewalks, parking lots).' As of February 15, 2005, new requirements will apply to Group 1 projects. Group 1 Requirements In addition to construction BMPs, site design, and source control, Group 1 projects will need to include stormwater treatment measures. And, in areas where increased runoff flow and volume may cause increased creek erosion, projects will need to control the quantity of stormwater runoff. Contact your local stonnwater program to see if your project area is subject to stormwater quantity controls. Stormwater Treatment Measures Stormwater treatment measures are facilities designed to remove pollutants before stormwater reaches the storm drain system, and ultimately the Bay. Examples include: Vegetated swales, Detention basins, Infiltration basins. Treatment measures must be hydraulically sized to treat a specified amount of runoff. And they need ongoing maintenance to con- tinue working properly and avoid creating places for mosquitoes to breed. During development review, applicants must identify and record the party responsible and funding mechanism for long-term maintenance and assure access to the treatment system to verify maintenance. treatment feature. • Quantity controls will not be implemented before treatment. 'See amended permit for details of Group 1 and Group 2 definitions.