HomeMy WebLinkAbout1818 Trousdale Drive - Staff Report (2)City of Burlingame Item #2
Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Study Item
Comments for a New Four -Story, 79-Unit Assisted Living Facility
Address: 1818 Trousdale Drive Meeting Date: 2/13/06
Request: Mitigated negative declaration, conditional use permit for a group residential facility, variances for
front setback and building height, conditional use permit for exceptions to the design guidelines of the
North Burlingame/Rollins Road Specific Plan and design comments for a new four-story, 79-unit
assisted living facility.
Applicant: Bill Lindstrom, Sunrise Development, Inc. APN: 025-121-270
Property Owner: Trousdale Properties Zoning: C-3 w/R-4 Overlay
Architect: Michael Kutsin, Mithun Architects Lot Area: 43,584 SF (1.0 acre)
General Plan: Commercial Uses — Office Use
Mixed Use — Office/Residential (North Burlingame/Rollins Road Specific Plan and Design
Guidelines)
Project Summary: The applicant, Sunrise Development, Inc., is proposing a new, four-story, 79-unit assisted
living facility at 1818 Trousdale Drive, zoned C-3 with R-4 Overlay. Staff would note that new zoning
requirements were adopted for the Trousdale West District (TW) on September 19, 2005. However, the project
is being reviewed under the C-3 Regulations because the application was filed prior to adoption of the new
zoning. Table 1 provides a comparison of the proposed project to the C-3 District development standards. Table
2 shows how the proposed project meets the design guidelines of the North Burlingame/Rollins Road Specific
Plan. The following applications are required:
• Mitigated negative declaration, a determination that with mitigation measures there are no significant
environmental effects as a result of this project;
• Conditional use permit for a group residential facility (assisted living facility proposed) (CS 25.40.025, 2);
• Conditional use permit for exceptions to 5 of the 17 design guidelines for the North of Trousdale Subarea in
the North Burlingame/Rollins Road Specific Plan (refer to Table 2 on page 7);
• Front setback variance at the first floor along Ogden Drive (10'-0" proposed to the freestanding trellis where
the C-3 zoning requires 15'-0") (CS 25.40.040); and
• Variance for overall building height (56'-9" proposed where 35'-0" is the maximum allowed (CS 25.40.050).
Staff would note that there is a conflict between the height and front setback requirements of the C-3 zoning
regulations (maximum height of 35 feet and minimum front setback of 15 feet) and the design guidelines of the
recently adopted Specific Plan (maximum height of 60 feet and a maximum build -to front setback of 10 feet). To
be approved the project must be found to be consistent with the General Plan, in this case, the North
Burlingame/Rollins Road Specific Plan. Therefore, the design guidelines in the plan must be addressed by the
project. In some cases, the design guidelines establish different development standards than the original C-3
zoning.
Environmental Review: Since the project includes construction of anew 79-unit assisted living facility which
exceeds 10,000 SF (62,184 SF proposed), the project is subject to the requirements of the California
Environmental Quality Act. The Planning Commission held an environmental scoping session for this project on
Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
August 22, 2005 (August 22, 2005, P.C. Minutes). An Initial Study was prepared by MHA Environmental
Consulting, Inc. Based on the Initial Study, a Mitigated Negative Declaration has been prepared for review by
the Planning Commission. As presented the Mitigated Negative Declaration identified potential impacts in the
areas of aesthetics and visual, biological resources, hazards and hazardous materials, utilities/service systems,
cultural resources, noise, air quality, geology/soils, land use/planning and traffic/transportation. However, based
upon the mitigation measures identified in the Initial Study, it has been determined that the proposed project can
be addressed by a Mitigated Negative Declaration since the Initial Study did not identify any adverse impacts
which could not be reduced to acceptable levels by mitigation (please refer to the attached Mitigated Negative
Declaration No. 539-P). Since there were no State agencies involved in review, the Mitigated Negative
Declaration was circulated for public review on January 27, 2006 for 20 days. The 20-day review periods ends
on February 17, 2006.
Project Description: Currently, there is an existing one-story, vacant office building (approximately 15,000 SF)
on the site. The property is bordered to the west by multi -family residential buildings and to the east, south and
north by offices and medical uses. The temporary main entrance to the Peninsula Medical Center is located
across the street at the southeast end of that site. This entrance will become the emergency and staff entrance to
the hospital when the construction of the new hospital is complete in 2010. The proposed project includes
demolishing the existing one-story office building and building a new, four-story, 79-unit assisted living facility
for seniors with below -grade parking. C-3 District Regulations (CS 25.40.025, 2) states that a group residential
facility for the elderly requires a conditional use permit.
The proposed assisted living facility will contain a total of 79 units. The main entrance to the facility is proposed
on Trousdale Drive. The first and second floors will contain assisted living units and related common activity
and support services. The third floor will contain suites for memory -impaired residents. The fourth floor is
similar to the third floor but with lower staffing requirements and increased amenities for residents. Common
areas on the first floor include the dining room, bistro and parlor. Other amenities such as media rooms, activity
rooms, hair -salon, etc., are located throughout the facility. The assisted living units comprise of one -bedroom,
two -bedroom and a "Denver" unit which can accommodate one or two persons. The proposed facility will
contain 41 one -bedroom units, 18 two -bedroom units and 20 "Denver" units. Typical units range in size from
450 SF to 680 SF.
The proposed exterior will include stucco walls, vinyl clad double -hung wood windows, stained wood windows
and doors at first floor public places, and a concrete tile "terra cotta" roof. On the first floor, low garden walls
with a wrought iron fence and a freestanding wood trellis/stucco column system are proposed. A front setback
variance is required for the freestanding trellis along Ogden Drive (10'-0" proposed where 15'-0" is the minimum
required) (frontage along Ogden Drive is the short side of the lot and is considered to be the lot front for setback
purposes). The proposed building, as measured to the roof ridge, is 56'-9" above average top of curb (35'-0"
maximum allowed), and therefore requires a variance for height. The Federal Aviation Administration (FAA)
reviewed the project at the proposed height and determined no hazard to air navigation (see attached letter dated
May 7, 2005 from FAA).
Parking: For a group residential facility, the code requires on -site parking at a minimum of one parking space
for each three residential units (CS 25.70.034, 3). For the proposed 79-unit facility, a minimum of 27 parking
spaces are required on -site. The project includes a total of 35 parking spaces in the below -grade parking garage
(25 standard (includes 2 disabled -accessible spaces) and 10 compact parking spaces) (based on Burlingame
regulations up to 3 of the required 27 parking spaces may be compact; 2 of the 27 required spaces are proposed to
be compact). The project includes 8 parking spaces over the minimum required. The ingress/egress ramp to the
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Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
below -grade parking garage is located on Ogden Drive along the left side property line. On -site parking for a
delivery van and facility shuttle is provided at the rear of the building accessible from Trousdale Drive. Drop
off/pick up of persons would be conducted in the below -grade garage or on Ogden Drive (white curb loading
zone on Ogden Drive recommended in Initial Study).
Trip Generation: As part of the Initial Study, Fehr & Peers conducted trip generation studies at three existing
similar sized Sunrise Assisted Living facilities in Northern California. These studies were conducted in 2003 as
part of a traffic study for another Sunrise Facility in Palo Alto, California. The trip generation studies at other
sites were performed by counting the number of cars entering and exiting each of the three sites during typical
weekday peak periods (7:00 to 9:00 a.m. and 4:00 to 6:00 p.m.).
The proposed assisted living facility anticipates a staffing population of 32 employees. The peak number of staff
at any given time is expected to be 22 employees, between 10 a.m. and 2 p.m. Shift changes during which staff
will be arriving and leaving simultaneously are expected to occur between 6:00 and 7:00 a.m. and 2:00 and 3:30
p.m. This will fall outside of the typical weekday peak traffic period, and is consistent with other Sunrise
Assisted Living Facility sites. The proposed 79-room facility would generate 9 total trips during a typical
weekday AM peak hour and 27 total trips during a typical weekday PM peak hour. This is based on the
assumption that the proposed Burlingame facility will generate traffic at a rate consistent with the three other
Sunrise Assisted Living facilities surveyed in Northern California.
For the Peninsula Medical Center, hospital shift changes occur between 2:00 and 4:00 p.m. on typical weekdays
for the main daytime period. The Sunrise staff would turn over during approximately the same time, between
2:00 and 3:30 p.m. Therefore, the effects of the two shift changes would be combined. However, the amount of
staff turning over during this afternoon time associated with the proposed assisted living facilityproject would be
less than 30, compared to 389 afternoon trips generated by the Peninsula Medical Center project.
Project Impacts: An analysis was conducted which compared the expected project trip generation with
intersection operations at four adjacent intersections: Ogden Drive/Trousdale Drive, Marco Polo Way/Trousdale
Drive, Magnolia Avenue/Trousdale Drive and El Camino Real/Trousdale Drive. Traffic operations at
intersections are typically described in terms of "Level of Service" (LOS). LOS is a qualitative measure of the
effect of several factors on traffic operating conditions, including speed, travel time, traffic interruptions, freedom
to maneuver, safety, driving comfort, and convenience. It is generally measured quantitatively in terms of
vehicular delay and described using a scale that ranges from LOS A to F, with LOS A representing essentially
free -flow conditions and LOS F indicating over -capacity conditions with substantial congestion and delay. The
traffic study notes that all four adjacent intersections are expected to operate at acceptable LOS D or better in the
AM and PM peak hours with the addition of traffic from other approved but not yet constructed projects and
traffic from the reconstruction of the Peninsula Medical Center. The proposed assisted living facility would add
9 trips during the AM peak hour and 27 trips during the PM peak hour. If it is assumed that all project trips, both
AM and PM peak, travel through each study intersection, the proposed project would not cause any of the study
intersections to deteriorate to an unacceptable LOS E or F. Therefore, the proposed project would have a less
than significant impact to intersection operations in the near term.
Cumulative Impacts: Cumulative Conditions are presented to establish the long-term future transportation
operating conditions. A Cumulative Conditions analysis was performed to identify potential project impacts
under conditions expected to occur in year 2020. An analysis of expected Year 2020 operating conditions at the
four study intersections was included in the Peninsula Medical Center Replacement Project EIR. To derive Year
2020 traffic volumes, the Peninsula Medical Center Replacement Project EIR analysis assumed that near -term
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Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
traffic volumes would increase by approximately one percent per year to account for growth in traffic associated
with adjacent development. The results for the cumulative conditions analysis indicated that all four study
intersections would operate at acceptable LOS D or better during the AM peak hour in Year 2020. However, the
intersection of El Camino Real/Trousdale Drive would deteriorate to LOS E in the PM peak hour by Year 2020
(mitigation was incorporated at the intersection of El Camino Real/Trousdale Drive that would reduce the
cumulative impact at this intersection to less than significant levels (LOS D), while the other three study
intersections would continue to operate at acceptable LOS D or better. The traffic characteristics of the proposed
assisted living facility project are consistent with the assumptions made with respect to background traffic growth
due to development in this area in the Peninsula Medical Center Replacement Project EIR analysis of Cumulative
Conditions. Thus, no additional cumulatively significant impacts are expected as a result of the proposed project.
Passenger Loading and Unloading: Passenger loading and unloading is proposed inside the parking garage, in
the vicinity of the main elevator. A designated loading/unloading area has been identified in the garage for this
purpose. Given the geometrics of the garage ramp and circulation in the below -grade garage, stationary vehicles
that are unloading passengers could block vehicles trying to exit the garage, resulting in a potential significant
impact. With the implementation of the following mitigation measure, potential significant impacts on traffic
safety at the loading and unloading area would be reduced to a less than significant level:
The on -site designated loading/unloading area shall be relocated to the opposite (east) side of the
entrance driveway or elsewhere in the garage, acceptable to the City's Traffic Engineer, to avoid
conflict with entering and vehicles from the driveway ramp. Visible signage shall be placed at the
loading/unloading area indicating "Loading/Unloading Area Only — Vehicles Shall Not Be Left
Unattended."
Because the underground loading/unloading area is not immediately visible to visitors and because some of the
paratransit vehicles would have difficulty maneuvering in the garages, some of the unloading and loading of
residents from vehicles is likely to occur at ground level. Significant impacts could result if these vehicles are
forced to double park or use the garage. Paratransit vehicles and other specialized means of transportation for the
elderly would also likely require more space and time than typical loading and unloading from passenger cars or
vans. In order to accommodate larger vehicles and reduce potential impacts to a less than significant level, the
following mitigation measure was added:
• 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 a
60-foot white curb zone shall be provided on Ogden Drive just south of the proposed garage
driveway for loading and unloading purposes only.
On -Site Circulation and Access: The proposed project includes a below -grade parking garage. Parking stalls are
located along the perimeter of the garage and in the center, with a one-way, counterclockwise, circulation aisle in
the middle. Access to the parking garage is provided via a driveway from Ogden Drive. The traffic and parking
study notes that this driveway would have restricted sight distance at Ogden Drive because 1) the concrete wall
on the north side of the driveway would limit the driver of an exiting vehicle's ability to see vehicles traveling
southbound on Ogden Drive, north of the project site and 2) street parking on both sides of Ogden Drive, adjacent
to the project driveway, limits a driver's ability to see oncoming traffic from both directions. These sight
distance concerns create a potential significant safety impact for exiting vehicles. Also, landscaping higher than
3 feet would further restrict sight distance. With the implementation of the following mitigation measure,
however, potential sight distance impacts would be reduced to a less than significant level:
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Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
Visible signage shall be posted prohibiting left -turns for vehicles exiting the garage driveway. A
20-foot red "no parking" zone shall be installed immediately south of the garage driveway to
improve sight distance for exiting vehicles that will be required to turn right. A 60-foot white
loading zone shall be located immediately south of the red "no parking" zone. 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.
Deliveries: Larger vehicles making food deliveries and collecting trash are expected to use the east side of the
project site with access to the off-street parking area from Trousdale Drive. There are two designated parking
spaces for delivery vans and Sunrise service vehicles. Access for trash and recycling pickup is also provided in
this area. The project's service driveway would be located across the street from the main entrance to the
Peninsula Medical Center; however, it would be offset by approximately ten feet and would not precisely line up.
Vehicles turning left out of the Hospital driveway would conflict with service vehicles turning left into the
project driveway off of eastbound Trousdale Drive. However, the volume of vehicles using the proposed project
driveway would be very low (likely less than ten trips per day) and primarily limited to service vehicles. Because
the volume of traffic expected to use the project's service driveway is so low, the configuration is considered
adequate, and no significant impacts should result. However, the following mitigation measure will be added:
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.
The City Engineer reviewed the mitigation measures associated with traffic, parking and on -site circulation
and found them to be acceptable for this project at this location.
Aesthetics and Visual Resources: The Initial Study includes a series of visual simulations to present a
reasonably accurate depiction of overall project visibility and the general impact of the proposed building mass
and scale on the site. Because of the height of the proposed structure, easterly views from apartment complexes
that front Ogden Drive would be foreshortened. These views now look over the open parking area of the existing
site. They would be replaced with views that, to varying degrees, would be directed to focus on the project's
perimeter landscaping and the vehicular ramp leading down to the parking garage and the northeast corner garden
area. To screen views to the parking garage ramp from residences to the west, it is suggested that a trellis
structure planted with vines to span over the ramp be installed or that there be additional space to plant trees
whose canopy will be sufficient to cover the driveway. By incorporating one of these mitigation measures, the
potential impacts will be reduced to a less than significant level.
Landscaping: There are no specific on -site landscaping requirements in the existing C-3 regulations. However,
the applicant provided a Landscape Plan showing trees, shrubs, groundcover, vines, site furniture, patios and
decorative paving to be installed throughout the site (sheet Landscape Plans — sheets L-1, L-2 and L-3). A total
of 49 trees (24-inch and 36-inch box size) in a variety of species are proposed throughout the site. The project
also includes installation of street trees along Trousdale Drive (Golden Rain trees) and Ogden Drive (Chinese
Tallow trees), species as required by the North Burlingame/Rollins Road Specific Plan. A total of 10 existing
trees will be removed as part of the project, two of which are protected -size. The City Arborist reviewed the
proposed project and notes in his memo, dated June 28, 2005, that a tree removal permit will be required to
remove any protected -size tree.
Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments
fable 1 - Compliance with U-3
Setbacks:
Front (Ogden) (P flr):
(2nd flr):
(3rd flr):
(4th flr):
...............................................................................................................................................................................
Interior Side (1st flr):
(2nd flr):
(3rd flr):
(4th flr):
................................................................................................................................................................................
Exterior Side (Trousdale) (1st flr):
(2nd flr):
(3rd flr):
(4th flr):
................................................................................................................................................................................
Rear (Vt flr):
(2nd flr):
(3rd flr).
(4th flr):
Building Height:
Parking:
Proposed
25'-2" to building/10' to trellis'
25'-2"
25'-2"
29'-2"
..........................................................................................................................................................
12'-0" to trellis
37'-9"
37'-9"
32'-9"
..........................................................................................................................................................
22'-0" to building/10' to trellis
22'-0"
22'-0"
22'-0"
................................................................................................................................................... _...
63'-1" to building/16-2" to
enclosure
63'-1"
63'-1 "
63'-1"
..........................................................................................................................................................
56'-9"Z
35 spaces
(23 standard)
(2 disabled accessible)
(10 compact)
1818 Trousdale Drive
Lot Area: 43,584 SF
Required
15'-0"
15'-0"
15'-0"
15'-0"
.............................
7'-0"
8'-0"
9'-0"
10'-0"
.............................
7'-6"
8'-6"
9'-6"
10'-6"
.............................
15'-0"
15'-0"
1 5'-0"
15'-0"
35'-0"
27 spaces
(up to 3 of the 27 required
spaces may be compact; 2 of 27
provided spaces are proposed to
be compact)
' Front setback variance required at the first floor along Ogden Drive (10'-0" proposed to the freestanding
trellis where 15'-0" is the minimum required) (CS 25.40.040).
2 Variance for overall building height (56-9" proposed where 35'-0" is the maximum allowed (CS 25.40.050).
no
Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
Table 2 indicates the design criteria of the recently adopted design guidelines in the Specific Plan and whether the
proposed project complies, partially complies or does not comply with the intent of each design guideline. A
copy of the design guidelines of the El Camino Real Design District — North of Trousdale Drive is attached to the
staff report. The goal of the North of Trousdale Drive area is to be developed with a mixture of uses, including
multi -family residences and office including health services, financial institutions and care facilities.
Table 2 - Compliance with Specific Plan Design Guidelines — El Camino Real District
Design Guidelines
Compliance
Build -To Lines:
10'-0" required on Ogden Drive
Does not comply — The freestanding garden wall
with trellis is proposed at the 10'-0" build -to line, but
is not considered the front fagade of the building
(main building is setback 25'-2")
10'-0" required on Trousdale Drive
Complies — measured to entry canopy attached to
the building (main building is setback 22'-0")
Minimum Building Height:
Two stories on Ogden Drive
Complies — four stories proposed
Three stories on Trousdale Drive
Complies — four stories proposed
Maximum Building Height:
35' review line/60' maximum on Ogden Drive
Partially complies — review required because
building exceeds 35' in height (59'-6" proposed)
35' review line/75' maximum on Trousdale Dr
Partially complies — review required because
building exceeds 35' in height (59'-6" proposed)
Minimum Parcel Frontage:
60% of building frontage must be at build -to line
Does not comply — 0% proposed at the build -to
on Ogden Drive
line
60% of building frontage must be at build -to line
on Trousdale Drive
Does not comply — 9% proposed, only entry
canopy is proposed at built -to line
Front Setback Areas:
Except for driveways, all areas between the
Complies
sidewalk and the front fagades of buildings shall be
adequately designed and maintained, including
installation of an irrigation system for planted
areas.
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Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
i me L - uom Nance with J ecilic Flan liesl n Guidelines — hi Uamino mew 1Jlstrlct
Design Guidelines Compliance
Building Facade — Articulation
Buildings shall have architecturally -articulated Complies
storefronts. Window treatments, awnings and
public entries should be designed to promote active
use of ground floor businesses.
Building Fagade — Scale of Detailing
Building facades should have elements that relate Complies
to the scale of a person. All facades shall
emphasize three dimensional detailing, such as
cornices, window moldings and reveals, to cast
shadows and create visual interest on the fagade.
Architectural elements used to provide relief can
include awnings and projections, trellises, detailed
parapets and arcades.
Building Fagade — Roof Lines
All buildings shall provide strong roof termination Partially complies — stucco finish and horizontal
features. A variety of distinctive roofline profiles is bands proposed.
encouraged. Cornices and horizontal bands of foam
molds with stucco finish are discouraged.
Building Fagade — Entries to Ground Floor
Residential uses shall employ landscaping to Complies
provide a transition between the sidewalk and the
residences.
Building Facade — Materials Palette
The ground floor fagade should provide a variety Complies
of architectural elements and should use a diverse
set of materials.
Building Materials — Variety
A variety of durable materials and textures is
encouraged. Such materials may include both
traditional materials, such as wood and stucco, and
materials such as concrete, structural steel, corten
steel, and other high -quality durable metals which
have not been traditionally used in "Main Street"
architecture. Stucco is not encouraged and should
not be overly used, particularly at the building
base, because it is more susceptible to damage than
more durable materials.
Partially complies - stucco finish is primary
material.
Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
Table 2 - Compliance with Specific Plan Design Guidelines — El Camino Real District
Design Guidelines
Compliance
Building Materials — Differentiation of
Architectural Elements
A wide variety of other materials is encouraged to
Complies
articulate building elements, such as the base, the
first floor and the upper floors. These basic
components of a building should be articulated by
means other than the exterior finish. Such means
can include horizontal break bands above the
ground floor, pier and column bases, roof
terminations, sills and awnings.
Building Materials — Decorative Elements
Tile artwork, plaques, decorative glass and lighting
Complies
fixtures are encouraged to provide visual relief to
fagades. Where extensive stucco exteriors are
proposed, fagades shall maximize the above
features.
Lighting
Adequate lighting shall be provided for building
Complies
signage, storefront display, pedestrian entry access
and travel in parking lots, in compliance with the
City's illumination ordinance.
Parking
Parking lots, whether in parking structures or
Complies
surface lots, shall be located behind or next to
buildings, in accordance with the minimum
frontage requirements specified in Section A.4 of
this chapter.
Streetscape Improvements - Sidewalks
8'-0" sidewalk width on Ogden Drive
Complies
10'-0" sidewalk width on Trousdale Drive
Complies
Streetscape Improvements — Trees
Red Flowering Gum tree on Ogden Drive
Complies — Chinese Tallow trees proposed
Alternate: Chinese Tallow tree
Golden Rain tree on Trousdale Drive
Complies — Golden Rain trees proposed
Alternate: Red Oak
Staff Comments: See attached. Planning staff would note that the applicant has been working with the various
city departments to address their comments. Many of the comments have already been addressed on the proposed
plans.
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Mitigated Negative Declaration, Conditional Use Permits, Variances and Design Comments 1818 Trousdale Drive
Scoping Session and Preliminary Design Review Study (August 22, 2005 Meeting): On August 22, 2005, the
Planning Commission held an environmental scoping session (August 22, 2005, P.C. Minutes). Planning staff
identified several items to be included in the environmental document, including traffic, parking and on -site
circulation and aesthetics (impact on the existing visual character of the site and on the adjacent office/medical
and multi -family residential buildings, conformance with City policies, i.e., the Design Guidelines for the North
Burlingame/Rollins Road Specific Plan). In addition, the Planning Commission identified the following items to
be considered in the environmental document. These items have been addressed in the attached mitigated
negative declaration prepared by MHA Environmental Consulting, Inc., dated stamped January 25, 2006). The
responses to the Commission's comments are summarized below.
1. Concerned with hospital emergency entrance and not wanting congestion in this area; if employees are
dispersed in shifts, what is the parking demand at the peak hour?
Please refer to the Traffic and Transportation section of the mitigated negative declaration (pages 29 and
35) and pages 2-5 of the staff report for an analysis of staffing turnover and on -site parking demand. The
applicant provided staffing information in a letter dated September 7, 2005. This information was
forwarded to the environmental consultant to include in their analysis of traffic and on -site parking.
2. Is there a parking issue with regard to number of visits that take place on a daily basis?
Please refer to the Traffic and Transportation section of the mitigated negative declaration (pages 27-37)
for a complete analysis of the project trip generation.
3. Minor concern with low garden walls with stucco columns and wrought iron railings that are 3' high,
some places wall, some places railing, feel railing does not provide enough privacy for people using the
patio area.
• There were no changes made to the garden wall/railing design.
4. Ask that staff include some of the rational behind build -to -lines in the futurepacket to the Commissioners.
The build -to line prescribes a very specific setback that, together with the specifications for minimum
parcel frontage, defines the space between the sidewalk and the front fagade of the building (North
Burlingame/Rollins Road Specific Plan, September 2004). The build -to line was one of several design
concepts/regulations employed to create a more defined street wall to focus pedestrian activity and create
a more urban pedestrian experience because of the proximity of this area to major transportation corridors
(Trousdale Drive and El Camino Real) and transit terminals (BART/Caltrain). The variation
(percentages) in the build -to lines were established to force the developer to articulate the building along
the property edge (Ogden Drive). Because this is a corner lot, two different build -to standards apply from
the design guidelines along the exterior side property line along Ogden and Trousdale Drives.
Ruben Hurin
Planner
c. Bill Lindstrom, Sunrise Development, Inc.
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