HomeMy WebLinkAbout1818 Trousdale Drive - Staff ReportCity of Burlingame Item #9
Mitigated Negative Declaration, Design Review, Conditional Use Permits, and Action Item
Front and Side Setback Variances for a New Four-Sto7y,
79-Unit Assisted Living Facility
Address: 1818 Trousdale Drive Meeting Date: 7/10/06
Request: Mitigated negative declaration, 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 living
facility.
Applicant: Bill Lindstrom, Sunrise Development, Inc. APN: 025-121-270
Property Owner: Trousdale Properties Zoning: TW
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)
CEQA Status: Refer to attached Mitigated Negative Declaration No. ND-539-P.
Project Summary: The applicant, Sunrise Development, Inc., is proposing a new, four-story, 79-unit assisted
living facility at 1818 Trousdale Drive, zoned TW (Trousdale West). New zoning requirements were adopted for
the Trousdale West of El Camino Real District (TW) on September 19, 2005 (this site was formerly zoned C-3).
This application was filed prior to adoption of the new TW zoning and was previously reviewed under the C-3
Regulations at the scoping and study sessions. However, the project is now being reviewed under the current TW
Regulations since the revised project is more consistent with those regulations. Table 1 provides a comparison of
the proposed project to the TW 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;
• Design review for a new, four-story 79-unit assisted living facility (CS 25.40.045);
• Conditional use permit for a group residential facility (assisted living facility proposed) (CS 25.40-025, d);
• Conditional use permit to exceed the 35' review line along Trousdale Drive and Ogden Drive (56-7"
proposed along Trousdale Drive where 75' is the maximum and 52'-6" proposed along Ogden Drive where 60'
is the maximum) (CS 25.40.25, e);
• Front setback variance for proposed canopy on the first floor along Ogden Drive (3'-0" proposed where 10' is
required for a length of 48'-0") (CS 25.40.070, a, 1); and
• Side setback variance for proposed canopy on the first floor along Trousdale Drive (0'-0" proposed where 10'
is required for a length of 48'-0") (CS 25.40.070, a, 1).
Environmental Review: Since the project includes construction of a new 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
August 22, 2005 (August 22, 2005, P.C. Minutes). An Initial Study was prepared by MHA Environmental
Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
Consulting, Inc. Based on the Initial Study, a Mitigated Negative Declaration has been prepared for review by
the Planning Commission. The Mitigated Negative Declaration has been revised to incorporate the revisions
made to the project in response to Commission and public comments. 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). The mitigation measures in
the initial study have been incorporated into the recommended conditions of approval (in italics). Since there
were no State agencies involved in review, the Mitigated Negative Declaration was circulated for 20 days for
public review on January 27, 2006. The 20-day review periods ended on February 17, 2006. No comments were
received during the circulation period.
February 13, 2006 Study Meeting and April 10, 2006 FYI Comments: At the February 13, 2006, Planning
Commission study meeting, the Commission reviewed the proposed project from the Sunrise Assisted Living
Facility, including the mitigated negative declaration, to build a new, four-story assisted living facility (February
13, 2006, P.C. Minutes). The Commission noted several design concerns with the project for the applicant to
address prior to returning for action. Before coming back to action, the applicant requested that the Commission
review changes made to the project as an FYI item to verify that the changes proposed were consistent with the
changes suggested by the Commission (April 10, 2006, P.C. Minutes). Please refer to the attached February 13
and April 10, 2006, meeting minutes for concerns expressed by the Commission.
The applicant submitted a letter dated April 28, 2006, and revised plans, dated June 15, 2006, in response to the
concerns raised by the Planning Commission at the February 13 and April 10, 2006 meetings. The letter also
summarizes the changes made to the project. Significant changes include:
• The building facades along Trousdale and Ogden Drive were extended towards the street and are now
located at the 10' build -to line. Previously, the building was setback 25'-2" on Ogden Drive and 22'-0" on
Trousdale Drive. The revised project complies with the build -to line (10' proposed on Ogden and
Trousdale Drive where 10'-0" is required). The project also complies with the minimum building
frontage at the build -to line (77.5% on Ogden Drive and 78.4% on Trousdale Drive proposed where a
minimum of 60% is required along both facades).
• An 84'-0" long indented drop-off zone is proposed along Ogden Drive. The Public Works Department
will require the applicant to dedicate an easement to the City of Burlingame for the sidewalk adjacent to
the drop-off zone.
At the main entrance to the facility, located at the corner of the building at Ogden and Trousdale Drive, a
metal and glass canopy is proposed to clearly identify the entrance. A front setback variance is required
for the proposed canopy on the first floor along Ogden Drive (3'-0" proposed where 10'-0" is required for
a length of 48'-0"). A side setback variance is required for the proposed canopy on the first floor along
Trousdale Drive (0'-0" proposed where 10'-0" is required for a length of 48'-0").
Please refer to the applicant's letter, dated April 28, 2006, for additional information on changes made to the
proj ect.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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. TW District Regulations (CS 25.40.025, d) 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
at the corner of Trousdale and Ogden Drive. A second entrance is provided off Ogden 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 consist of one -bedroom, two -bedroom and a "Denver" unit
which can accommodate one or two persons. The proposed facility will contain 37 one -bedroom units, 20 two -
bedroom units and 22 "Denver" units. Typical units range in size from 395 SF to 635 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, a decorative railing
above a low retaining wall is proposed along Ogden and Trousdale Drive. At the main entrance to the facility,
located at the corner of the building at Ogden and Trousdale Drive, a metal and glass canopy is proposed to
clearly identify the entrance. The canopy extends out from the face of the building and its edge would be located
3'-0" from the property line along Ogden Drive and on the property line along Trousdale Drive. A front setback
variance is required for the proposed canopy on the first floor along Ogden Drive (3'-0" proposed where 10'-0" is
required for a length of 48'-0"). A side setback variance is required for the proposed canopy on the first floor
along Trousdale Drive (0'-0" proposed where 10'-0" is required for a length of 48'-0"). The proposed building, as
measured to the roof ridge, is 56-7" above average top of curb along Trousdale Drive and 52'-6" above average
top of curb along Ogden Drive (35'-0" review line). A conditional use permit is required to exceed the 35'review
line along Trousdale Drive and Ogden Drive (56-7" proposed along Trousdale Drive and 52'-6" proposed along
Ogden Drive). The Federal Aviation Administration (FAA) reviewed the project at the proposed height and
determined that it complied with their standards for 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 36 parking spaces in the below -grade parking garage
(24 standard spaces, 2 disabled -accessible spaces and 10 compact parking spaces provided). Based on
Burlingame regulations, up to 3 of the required 27 parking spaces may be compact. One of the 27 required
spaces is proposed to be compact. The project includes 9 parking spaces over the minimum required.
The ingress/egress ramp to the 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 (adjacent to
Elevator A) or on Ogden Drive in an 84'-0" long indented drop off zone. Both drop off/pick up zones were
reviewed and accepted by the City's Traffic Engineer. In his memo dated May 19, 2006, the Traffic Engineer
notes that a 72'-0" long "no parking" red curb zone shall be installed along Trousdale Drive starting from the
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
corner of Trousdale and Ogden Drive. In addition, 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.
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 facility proj ect 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
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
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
(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 proj ect 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: The majority of the unloading and loading of residents from vehicles would
occur inside the parking garage in the vicinity of the main elevator or in a proposed 84-foot passenger loading
zone on Ogden Drive. A designated loading/unloading area has been identified in the garage for off-street
passenger loading. The loading/unloading area will be located west of the garage entrance (near Elevator A),
where entering and exiting vehicles would be able to maneuver around stopped cars. Some paratransit vehicles
may have difficulty maneuvering in the garages. Implementation of the following mitigation measure would
reduce the likelihood that larger vehicles would travel through the garage and would reduce potential circulation
impacts to a less than significant level:
• 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.
On -Site Circulation and Access: The proposed project includes abelow-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:
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.
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
Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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. The applicant is proposing a trellis above the entrance to
the below -grade parking garage. By incorporating one of these mitigation measures, the potential impacts will be
reduced to a less than significant level.
Landscaping: In the TW District, a minimum of 60% of the front setback area is required to be landscaping.
With this project, 65.2% of the front setback area is proposed to be landscaped. In addition, a 10' deep x 15' wide
landscape buffer is required at all access points to off-street parking off Trousdale Drive. A 10' deep x 15' wide
landscape buffer is provided.
The applicant provided a Landscape Plan showing trees, shrubs, groundcover, vines, site furniture, patios and
decorative paving to be installed throughout the site (see Landscape Plans — sheets L-1, L-2 and L-3). A total of
45 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 13 existing trees will
be removed as part of the project, five 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.
This space intentionally left blank.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances
1818 Trousdale Drive
Table 1 - Compliance with TW Regulations
Lot Area: 43,584 SF
Plans date stamped June 15, ZUU6
Proposed Required
Setbacks:
Front (Ogden) (I St flr):
10' to building/3' to trellis ' I
10'-0"
(2` d flr):
10'-0"
10'-0"
(3rd flr):
10'-0"
10'-0"
(4tt' flr):
10'-0"
10'-011
------._..__..._.._.._._._...._....__._....
.(..__..
........... _._.... _......._...._.._............_........_... _.... __......_.._................ -_............ ..__.....
Interior Side Ist r):
_.....----....._._....__..._.-._........__.._g.. ..........__......__..._......_.__..._.... —._ _._.._..._..-
48' to buildin /12' to trellis i
--...__..._....._...
7'-0"
(2nd flo:
48'-0"
8'-0"
(3rd flY):
I
48'-011
91-011
(4th flr):
44'-0"
10'-0"
Exterior Side (Trousdale) (Is'flr):
10' to building/0' to trellis 2
10'-0"
2„d r
10'-0"
10'-0"
(3rd flr):
10'-0"
10'-0"
(4th flr):
14'-0"
10'-011
_..._.....-- ._.._._......__.... _. __..
...
................ _...... ..._.._..................... _...... -_........ _.... _............. ....... __.._..... ...... _.._._........ )--......._.__..................----.._..
Rear Ist r :
..
..
-- ._......__.._-._. ---..........._..__.....-- — -...--
75' to building /15' to trellis
- -----......_.__._
15'-0"
(2'ad flr):
75'-0" j
15'-0"
(3rd flr):
75'-0"
15'-011
Ih flr)
._....... ................................................. _..........._._._._._.... ..... -.................._.... ..._... ... _...
...._._...... .............................. ---......_........... _... ..--.......... _...... __...... _.............---................. --........ _....... _.........
_..... --..... ---
Minimum Building Frontage:
i
Ogden Drive:
77.5%
60%
Trousdale Drive:
78.4%
60%
-...... -.._.
........_....--------- ...... _..._......._--- _---.._.._...._................ _......_._...... _... ----
Lot Coverage:
..... _...... _...._...... _..... ---...... _........ .... ....... _..... __ _ _ __�—.__—._.._.._._..---.....---....__..__..__.......--
19,249 SF
i
21,792 SF
(44.1 %) ....__...._........
............... _...__............ ............ _.._............. ....... _...... ;.......... ........
(50%)
- ....__ .... _._..._... - .... -..... __. __._..
Minimum Building Height:
Ogden Drive:
4 stories/52'-6"
3 stories/35'-O"
Trousdale Drive:
4 stories/56'-7"
2 stories/24'-O"
' Front setback variance for proposed trellis canopy the _first floor along Ogden Drive (T-0" proposed where
10'-0" is required for a length of 48'-0") (CS 25.40.070, a, 1).
2 Side setback variance for proposed trellis canopy the first floor along Trousdale Drive (0'-0" proposed where
10'-0" is required for a length of 48'-0") (CS 25.40.070, a, 1).
Table continued on next page.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances
1818 Trousdale Drive
Table 1 - Compliance with TW Regulations
Lot Area: 43,584 SF
Plans date stamped June 15.2006
Proposed _T
Required
Maximum Building Height:
Ogden Drive:
52'-6" 3
35'-0" review line
Trousdale Drive:
56'-7" 3
35'-0" review line
................................................................................................................................................................................................................................
Front Setback Landscaping:
o
65.2 /0
a
60 /o
1,077 SF
j 990 SF .
-- .... _............ -...... ............ _..... ......... .... .... ... ....... _................ _...... __...._......._........._...._.._.......................... ...............
Landscaping at Access Points to
.............. ............. _........................ _....... _.......................... .............................................. _......_.........._........_.
landscape buffer
_.....__.._........._......................................._._........._._............_.._...._...................------.....
landscape buffer
Off -Street Parking (Trousdale Dr):
__... _._.......... ......................... -........ _....
10' deep x 15' wide
................. ............ _.... _.......... ....... _.......................... _.._.__.......__...._.......... ...._... ----.._..._....-1----._........_......._..............._......_._...._..__._......
10' deep x 15' wide
-- ......._.......__.._.. _.... ...._.__..._.
....... ......... _................ _.._........_.._.... ........ _.... _.......... _...... _...... _.................
Parking:
36 spaces
27 spaces
(24 standard)
(up to 3 of the 27 required
(2 disabled accessible)
spaces may be compact; 1 of 27
(10 compact) j
provided spaces are proposed to
be compact)
3 Conditional use permits to exceed the 35' review line along Trousdale Drive and Ogden Drive (56-7"
proposed along Trousdale Drive where 75' is the maximum and 52'-6" proposed along Ogden Drive where 60'
is the maximum) (CS 25.40.060, b).
Table 2 on the following page indicates the design criteria of the 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 or if the design guideline will be reviewed by the Planning Commission as part of the design review
process. 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.
This space intentionally left blank.
Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
Table 2 - Compliance with Specific Plan Design Guidelines — El Camino Real District
Design Guidelines
Compliance
Build -To Lines:
10'-0" required on Ogden Drive
Complies
10'-0" required on Trousdale Drive
Complies
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 (52'-6" proposed)
35' review line/75' maximum on Trousdale Dr
Partially complies — review required because
building exceeds 35' in height (56'-7" proposed)
Minimum Parcel Frontage:
60% of building frontage must be at build -to line
Complies — 77.5% proposed at the build -to line
on Ogden Drive
60% of building frontage must be at build -to line
Complies — 78.4% proposed
on Trousdale Drive
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.
Building Facade — Articulation
Buildings shall have architecturally -articulated
Will be reviewed by Planning Commission as part
storefronts. Window treatments, awnings and
of design review process.
public entries should be designed to promote
active use of ground floor businesses.
Building Facade — Scale of Detailing
Building fayades should have elements that
Will be reviewed by Planning Commission as part
relate to the scale of a person. All fagades shall
of design review process.
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.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances
1818 Trousdale Drive
Table 2 (cont'd) - Compliance with S ecilic .Plan Design Uumelines — hi uammo Real vistrict
Design Guidelines Guidelines
Building Facade — Roof Lines
All buildings shall provide strong roof
Will be reviewed by Planning Commission as part
termination features. A variety of distinctive
of design review process.
roofline profiles is encouraged. Cornices and
horizontal bands of foam molds with stucco
finish are discouraged.
Building Facade — 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 facade should provide a variety
Will be reviewed by Planning Commission as part
of architectural elements and should use a
of design review process.
diverse set of materials.
Building Materials — Variety
A variety of durable materials and textures is
Will be reviewed by Planning Commission as part
encouraged. Such materials may include both
of design review process.
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.
Building Materials — Differentiation of
Architectural Elements
A wide variety of other materials is encouraged to
Will be reviewed by Planning Commission as part
articulate building elements, such as the base, the
of design review process.
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 Will be reviewed by Planning Commission as part
lighting fixtures are encouraged to provide visual of design review process.
relief to facades. Where extensive stucco exteriors
are proposed, facades shall maximize the above
features.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
Table 2 (cont'd) - Comnliance with Specific Plan Design Guidelines — El Camino Real District
Design Guidelines
Guidelines
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 AA 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.
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.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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 future packet 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.
Design Review Criteria: The criteria for design review in the TW District as established in Ordinance No. 1764
adopted by the Council on September 19, 2005, are outlined as follows:
(1) Support of the pattern of diverse architectural styles as defined in the design guidelines for the El Camino
Real Design District;
(2) Respect for and promotion of the streetscape and pedestrian accessibility by the placement ofbuildings to
maximize the commercial and safe residential use of the street frontage, location of off-street public open
spaces, and by locating parking so that it does not dominate street frontages;
(3) The design should fit the site, support the building rhythm, the sense of pedestrian scale along the street
frontage, is compatible with the surrounding development and is consistent with the design guidelines and
development standards for the El Camino Real Design District;
(4) Compatibility of the architecture and landscaping with the design guidelines for the El Camino Real
Design District including building materials, articulation of the fagades, differentiation of architectural
elements, building mass, and use of decorative elements, including awnings and signage;
(5) Architectural Design Consistency. by using a single architectural style with appropriate articulation on the
site that is consistent among primary elements of the structure(s) and with the directives of the design
guidelines and development standards for the El Camino Real Design District;
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
(6) Provision of site features identified in the design guidelines and development standards for the El Camino
Real Design District such as landscaping and pedestrian circulation which enriches the existing
opportunities of the mixed use commercial and residential neighborhood, as well as those structures with
only residential uses.
Findings for a Conditional Use Permit: In order to grant a conditional use permits for a group residential
facility and building height, the Planning Commission must find that the following conditions exist on the
property (Code Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or
convenience;
(b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan
and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to
secure the purposes of this title and to assure operation of the use in a manner compatible with the
aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general
vicinity.
Required Findings for Variance: In order to grant front and side setback variances, the Planning Commission
must find that the following conditions exist on the property (Code Section 25.54.020 a-d):
a) there are exceptional or extraordinary circumstances or conditions applicable to the property involved that
do not apply generally to property in the same district;
b) the granting of the application is necessary for the preservation and enjoyment of a substantial property
right of the applicant, and to prevent unreasonable property loss or unnecessary hardship;
c) the granting of the application will not be detrimental or injurious to property or improvements in the
vicinity and will not be detrimental to the public health, safety, general welfare or convenience; and
d) that the use of the property will be compatible with the aesthetics, mass, bulk and character of existing
and potential uses of properties in the general vicinity.
This space intentionally left blank.
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action
should be by resolution and include findings for accepting the environmental document (mitigated negative
declaration), conditional use permits and front and side setback variances. The reasons for any action should be
clearly stated for the record. Please note that the conditions below include mitigation measures taken from the
mitigated negative declaration (shown in italics). If the Commission determines that these conditions do not
adequately address any potential significant impacts on the environment, then an Environmental Impact Report
would need to be prepared for this project. The mitigations will be placed on the building permit as well as
recorded with the property and constitute the mitigation monitoring plan for this project. At the public hearing
the following mitigation measures and conditions should be considered:
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; (Planning)
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; (various)
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 and such site work shall be required to comply with all the
regulations of the Bay Area Air Quality Management District; (Building)
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; (Planning)
5. that prior to scheduling the final framing inspection for the condominium building, 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; (Planning)
6. that this assisted living facility shall have a maximum of 22 employees on site at any one time, including
the business manager; that any increase in the number of employees on site at any one time shall require
an amendment to this permit; (Planning)
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; (Planning)
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; (Public Works)
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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; (City
Traffic Engineer)
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; (Planning)
11. that storage of construction materials and equipment on the street or in the public right-of-way shall be
prohibited; (Planning)
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; (City Arborist)
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;
(Planning)
14. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners and
set the building footprint; (Building)
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; (Building)
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; (Planning)
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; (Building)
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; (Planning)
19. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a single termination
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;
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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; (Building)
21. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management
and Discharge Control Ordinance; (Public Works)
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; (City Arborist)
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; (City Arborist)
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; (Public Works)
25. that off -site runoff shall be diverted around the construction site and all on -site runoff shall be diverted
around exposed construction areas; (Public Works)
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; (Public Works)
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; (Public Works)
28. that no vehicles or equipment shall be cleaned, fueled or maintained on -site, except in designed areas
which runoff is contained and treated; (Public Works)
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; (Public Works)
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; (Public Works)
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; (Building)
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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; (Planning)
33. that flat, non -reflective paint or integrated coloring shall be used in all exterior building materials
throughout the project; (Planning)
34. 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;
(Planning and Building)
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; (Planning)
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;
(City Traffic Engineer)
37. that visible signage shall bepostedprohibiting left -turns for vehicles existing 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%xit; (City Traffic Engineer)
38. that the project contractor shall implement best management practices for noise reduction, such as
muffling and shielding intakes and exhausts ofgas 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; (Building)
39. that trucks shall be fully loaded to minimize the number of necessary trips and to further reduce noise
related to truck travel; (Planning)
40. that no radios shall be used by construction personnel on the site at any time; (Planning)
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
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Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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);
(Planning)
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; (Public Works)
43. that demolition of the existing structures shall be required to receive a permit from the Bay Area Air
Quality Management Districtprior to issuance of a demolition permit by the Building Department. All
requirements of the permit shall be complied with during construction; (Building)
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 adjacentpublic 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;
(Building and Public Works)
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; (Building and Planning)
46. that the recommendations by Kleinfelder in the Feasibility -Level Geotechnical Study dated December 30,
2004, shall be implemented at each appropriate phase ofproject 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. 77ne 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; (Public Works)
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; Building and Fire)
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; (Public Works)
In
Mitigated Negative Declaration, Design Review, Conditional Use Permits and Variances 1818 Trousdale Drive
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; (Public Works)
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 beplanted in sidewalk areas on Trousdale Drive, per
City guidelines; (City Arborist)
51. that the project landscapingplan shall be reviewed and approved by the City Arborist prior to issuance
of any grading and/or building permits, and all landscaping shall be installedprior to scheduling final
inspection. This work shall include installation of all trees within sidewalk areas and the installation of
the curb, gutter and sidewalk; (City Arborist)
52. that grading andlor 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; (Planning)
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. Theplan 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 landscapinglswales, with excess water drained to the City storm drain system on Trousdale Drive;
(Public Works) 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. (Public Works)
Ruben Hu "n
Planner
c. Bill Lindstrom, Sunrise Development, Inc.
Irt
City of BW-lingaine Planning Commission Minutes
April 10, 2006
window closest to the street under the balcony should be called out with a tile surround and sill like the
windows above. This window can be seen from the sidewalk.
- FYI — 1818 Trousdale Drive — progress of redesign of Sunrise Assisted Living Facility
C. Osterling noted that the applicant had had a brief conversation with him about this revision. Noted
that the building has been moved closer to Ogden and Trousdale, also like the cut in for loading and
unloading on Ogden. Concerned about how many people visit this site using the front door, the proposed
entry location is where there will be a lot of traffic. Note that there is a card reader with intercom on the
driveway, people can gain entry to the below grade garage and drop off and pick up residents, reduces
the impact on the street entry. Don't see a clear way to get from the first floor into the open space
provided on the site. This should be clarified. Entry design should be extended more toward the second
floor so that it "thinks entry", as it is it does not look resolved; why did you choose to put the entry across
the corner, makes the formal auto drop off appear to be a gesture. Staff noted that the City Traffic
engineer has not reviewed this proposal and its impact on the corner of Trousdale and Ogden; and staff
has not plan checked the parking or setbacks.
XI. ADJOURNMENT
Chair Auran adjourned the meeting at 10:15 p.m.
Respectfully submitted,
Jerry Deal, Secretary
S:\1\41NUTES\unapproved.04.10.06.doc
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City of Burlingame Planning Commission Minutes
February 13, 2006
is a dead end not a through street, how is the traffic volume unusual for a dead end street? Plans call for a
Poplar tree in the rear yard, urge applicant to choose a different tree species from the City's street tree list,
will do better in this environment.
This item was set for the regular action calendar when all the questions have been answered, information
has been submitted, reviewed by the Planning Department, and there is space on a Commission agenda.
This item concluded at 7:15 p.m.
2. 1818 TROUSDALE DRIVE, ZONED TW — APPLICATION FOR MITIGATED NEGATIVE
DECLARATION, CONDITIONAL USE PERMIT, VARIANCES FOR FRONT SETBACK AND
BUILDING HEIGHT AND EXCEPTIONS TO THE DESIGN GUIDELINES OF THE NORTH
BURLINGAME/ROLLINS ROAD SPECIFIC PLAN FOR A NEW FOUR-STORY ASSISTED LIVING
FACILITY. (BILL LINDSTROM, SUNRISE DEVELOPMENT, INC., APPLICANT; MICHAEL KITSUN,
MITHUN ARCHITECTS, ARCHITECT; AND TROUSDALE PROPERTIES, PROPERTY OWNER)
PROJECT PLANNER: RUBEN HURIN
CP Monroe presented a summary of the staff report including the Mitigated Negative Declaration and noted
this project was submitted before the TW zoning district was adopted so it is being reviewed under the C-
3/R-4 zoning that was on the property at the time the project was submitted. However, the project is required
to comply with the General Plan including the North Burlingame/Rollins Road Specific Plan, and the design
guidelines are the expression of the plan for this project. Table 2 in the staff report which compares the
project to the design guidelines in the specific plan, outlines the compliance of the project with the plan,
even though the zoning requirements are not those of the TW district. Staff noted that the guidelines express
the General Plan consistency which is required, so can be considered to over rule the zoning requirements.
Commission noted that there seem to be some inconsistencies between the design guidelines and the zoning
regulations of the C3/R4 districts, staff noted that they would add another column to the table to compare the
project to the TW zoning regulations;
After noting that the comments this evening should be on the adequacy of the Mitigated Negative
Declaration and the design of the project, the Commissioners commented on the following items:
• Responses to Conditional Use Permit Requests: Cannot read the handwritten CUP responses please
have the application type them so that they are legible; applicant expressed concern at previous meeting
about needing a buffer between the road and the doorway for safety but that was not discussed in the
setback variance request.
• Mitigated Negative Declaration: think that the Mitigated Negative Declaration is complete in its
analysis; it is a good report, have no comments.
• Land Use: Group residential facilities is a good use for this area;
• Zoning Regulations: not clear what code is used for design, does not meet the intention of either C-3/R-
4 or TW;
• Design Guidelines: project does not meet the design guideline direction regarding street wall, build to
lines, require only a percentage of the frontage to comply, none of the frontage of this building complies,
why should it be exempt? Commission has done a lot of work on the planning and zoning for this area
and this project did not take the guidelines to heart, the transparent trellis wall does not meet the build -to
line intention; problem is with compliance with the design guidelines, want to send a strong message,
want the project to comply with all the design guidelines; agree want to pull the buildings up to the
build -to line and begin the change to the whole streetscape in this area as planned; pull forward the
elements of the ground floor - build to the TW zoning requirements, provide a buffer to the interior of
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City of Burlingame Planning Commission Minutes
February 13, 2006
the building in another way; could create a pull in/driveway in front of the front door, could use a
structure like a port cochere and give up the patio area, increase the sense of the building being built at
the sidewalk; Would note that the design guidelines require 60% of the building to be built to the build -
to line, that leaves 40% of the area for landscaping buffer or drop off; build -to line makes good sense,
provides a wall which can be enhanced by nice landscape features along the street, can support good
architecture, look at San Mateo project, it is attractive with landscaping at the front.
• Building Design: Need to encourage a new design for this building which is different from the others,
can rearrange inside and move the front entry desk to the Ogden side. Think it is correct to move
entrance to Ogden, if this is done, will want to avoid large institutional wall look on Trousdale side.
Think wall on Trousdale can be articulated and broken up without the front entrance there; revise the
window treatment so that it looks less like an office building, soften it and make it look more residential
with different window and smaller mullions sizes, reduce the repetitiveness which will look tedious
when built; compliance with the build -to line would provide more articulation along the Trousdale side
of the building. There are options like a Porte Cochere on Trousdale, shift building 15 feet closer to
Ogden in order to increase the rear yard so the van access can be put back there, the rear yard would be
75 feet wide with the move.
• Entrance off Ogden: if main entrance off Ogden would be good to look at, provides the facility with
needed safety for residents, single entry for guests and residents is important; could consider Ogden as
an alternate. On Ogden side inset the sidewalk so that vehicles are placed off the street, experience is
that when transit parks for this type of use, it is there a long time to load and unload; side entrance needs
to be more grand. Safest and best way appears to be in/out on Ogden as far from Trousdale as possible.
Agree Ogden better, if stranger sees entrance on Trousdale will be encouraged to park in front. Need to
make the entrance on Ogden more visible.
• Parking: the parking for this use is appropriate.
• Height: four stories works;
• Sign Placement: feel that the approach to signage (monument sign) is suburban, is what was done in
the are in the past, and is not consistent with the design guideline intentions for this subarea, want to
increase the urban sense;
• Resident Pick Up/Drop Off: if the building were shifted closer to Ogden there would be more space at
the rear for resident shuttle drop off/pick up from the delivery area and the east side off Trousdale.
Concerned about the pick up/drop off and the safety of pedestrian access into a dead end driveway off
Trousdale, can't support. Staff noted that the Negative Declaration pointed out that the access to the
service area on Trousdale which is generally opposite the entrance to the hospital on the south side of the
street was difficult and would work principally because of its infrequent use. Safer to drop people off on
Ogden side rather than on Trousdale side; advantage to placing passenger loading area on Ogden, could
be enhanced -by landscaping on the northeast corner, should be revised.
• More Information: would like addresses for the pictures of other facilities in the staff report and
addresses of facilities in this area so that we can visit them; would like to visit a couple of these
facilities, could staff provide addresses in the Bay Area; would staff e-mail the list to the Commissioners
so can visit early.
C. Auan noted that since this was a study item with a Mitigated Negative Declaration he directed that it
come back to the commission on the regular action calendar when the issues identified had been addressed,
the Mitigated Negative Declaration revised, if necessary, and staff had reviewed all the changes, at a meeting
where there was room on the agenda. This item is not appealable. The item concluded at 7:50 p.m.
3
City of Burlingame Planning Commission Minutes
August 22, 2005
11. 1818 TROUSDALE DRIVE, ZONED C-3 W/ R-4 OVERLAY — ENVIRONMENTAL SCOPING FOR
AN APPLICATION -FOR CONDITIONAL USE PERMIT, VARIANCES FOR FRONT SETBACK AND
BUILDING HEIGHT, AND EXCEPTIONS TO THE DESIGN GUIDELINES OF THE NORTH
BURLINGAME/ROLLINS ROAD SPECIFIC PLAN FOR A FOUR-STORY, 79-UNIT ASSISTED
LIVING FACILITY (BILL LINDSTROM, SUNRISE DEVELOPMENT, INC. APPLICANT,
TROUSDALE PROPERTIES, PROPERTY OWNER, AND MICHAEL KUTSIN, MUTHIN PARTNERS,
ARCHITECT) (36 NOTICED) PROJECT PLANNER: RUBEN HURIN
CP Monroe briefly presented the project description. Commission commented: this is a good project; the
Commission should look at the number of dwelling unitsibeds allowed per acre; meets design guidelines
well; does project need to go to a consultant to look at design? Staff responded not unless directed by the
Commission, will go to consultant to look at traffic impacts because of concern with pick up and drop off
from the site and consistency with visual fit, these issues are identified in general in the staff report.
Commission expressed concern 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? Want to 16ok at the facility
in San Mateo and the parking situation there during shift changes; where will employees park? Minor
concern with low garden walls with stucco columns and rot 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.
Commission is looking at lead proj ect for style and quality in the area and feels this proj ect sets a good pace;
is there a parking issue with regard to number of visits that take place on a daily basis.
Chair Auran opened the public comment. Dan Zemanek and Bill Lindstrom, Sunrise Development, Inc.,
Michael Kutsin and Jerry McDevit, Muthin Partners; David Gates, landscape architect, and Steve Nakeshimi
represented the project. Dan Zemanek gave PowerPoint presentation of proposed facility and its relationship
to the general area which discussed: this assisted living facility provides a phased assistance program, first
phase (first and second floors) are for assisted living with 37 units and 43 potential residents, phase two
(third floor) is for seniors with beginning Alzheimer's with 22 units and 30 potential residents, phase three
(fourth floor) is for seniors with early cognitive impairment with 20 units and 22 potential residents. The
project covers approximately 40% of the site; cars will come in and out on Ogden Dr; 70% of residents will
come out of immediate area; average age of residents is typically 83-84 years old. Commission commented:
this is a good design; was the example shown in studio city 60' high? Applicant responded yes.
Approximately how many visitors will there be per day? Applicant responded approx. 15 visitors that will
stay for an average of 10-30 minutes at a time. Will physical therapists and therapists be coming to the site?
Applicant responded that they have in-house therapy and other programs. Why is project not close to the
build -to -lines on both street frontages, does pulling the building off the street provide additional security for
the residents? Jerry McDevit, architect, responded project is set back 22'-25' from the streets and trellis's
and columns were set to build -to lines; series of -small patios built off units along Ogden Dr; trying to bridge
the two codes, develop a residential sense and bring buildings up to build to lines while maintaining a fair
setback from the street of landscaping and private space for the residents; provides screening for residents;
constructing a residential building to the build to lines vs. a commercial building is completely different;
allows residents to be close to the street, but set back enough so they are not right on top of it. There were
no other comments from the floor and the public hearing was closed.
Comment on project: not many issues; ask that staff include some of the rational behind build -to -lines in the
future packet to the Commissioners.
The Planning Commission's action is advisory and not appealable. This item concluded at 10:20 p.m.
12
MITHUN
To: Ruben Hurin Date:
Meg Monroe Project #:
City of Burlingame - Planning
501 Primrose Road
Burlingame, CA 94010
(650) 558-7256
From: Jerry McDevitt, AIA Project:
Principal, Mithun
Cc: Dan Zemanek, Sunrise Senior Living, Inc.
Bill Lindstrom, Sunrise Senior Living, Inc.
Re: Design Intent for Building Revisions:
Dear Ruben and Meg:
MEMO
April28, 2006C'VED
04386.00
MAY - 3 2006
CITY OF BURLINGAME
PLANNING DEPT.
Sunrise — Burlingame
1818 Trousdale Drive
Burlingame, CA
This memo is intended to clarify our "design intent" regarding the changes made to the Sunrise of Burlingame
proposed at the corner of Trousdale Drive and Ogden Drive. As you recall from our initial May 23, 2005
Planning Submittal, the building was set back 25' from the Ogden Drive property line, and 22' from Trousdale.
At the February 13, 2006 Planning Commission meeting, members of the Commission, as well as from
Planning staff directed us to make the following revisions in order to bring the proposed project in compliance
with the new zoning designation.
• The building facades must be located at the 10-foot build -to lines (for 60% of facade length)
• The main building entry should be moved from the existing location where it was centered along the
Trousdale facade. The revised main entry should be easily accessed from Ogden Drive.
• A turnout lane may be provided along Ogden Drive to accommodate pick-up and drop-offs
• Delete the suburban signage originally proposed.
Sunrise and Mithun have worked hard toward satisfying these required design revisions, and we believe that
the new scheme has achieved this goal. The following are the major design features representative of the
revised design:
The building facades facing both Trousdale and Ogden streets are now located at the 10-foot build -to
lines.
The main entry is now located at the corner and is emphasized by the angled corner tower and the
tiered horizontal canopies, which makes the building more visually interesting than before. This new
arrangement presents a familiar urban SF Bay Area feature that clearly denotes the location of the
main building entry, and it adds importance to an important corner of an emerging urban setting.
Another very important reason for locating the new entry at the corner rather than further up Ogden,
as was suggested, is to better address the issue of site grades along the sidewalk. (Please review the
Architectural Site Plan and the Civil Grading Plan). The proposed main floor FFE has been raised
2.15 feet in order to meet the sidewalk elevation at the corner. If we had literally shown the entry
centered along the Ogden facade, the main floor FFE would need to be approximately 2 feet higher
yet at approximately + 52.5 feet. This would have resulted in an awkward and unsuccessful condition
along Trousdale, where the main floor FFE would appear 5-6 feet above the sidewalk, thereby
exposing the parking garage and utilitarian elements not intended to be visual. The new 10 foot
setback from the Trousdale property line is too shallow to accommodate a graceful landscaped
solution for that approach. Therefore, we feel that the proposed corner entry location is preferred,
Page 1
Mithun, Inc.
Pier 56, I20I Alaskan Way, Suite zoo Seattle, WA 981oi TEL (2o6) 623-3344 FAX (2o6) 623-7005
www.mithun.com
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MITHUN
MEMO
especially with the new "close to the sidewalk' urban feel of the building due adherence to the new
10' build -to line.
• The revised building design, which was driven by the new entry location, shows revised floor plans
with the grand stair and the two-story foyer now located at the corner of the building adjacent to the
main entry.
• The new turnout lane is ideally located along Ogden Drive, far enough away from the street corner.
There is a new covered walkway, providing handicap -access, connecting the turnout to the main
entry.
• Since the first -floor level is at +50.80 due to the main entry location at the corner of the streets.
Loading to the building is provided from the loading van parking at the east side by means of a
service ramp located behind the wrought iron fence on the Trousdale side.
ICI �I I I I
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19 UNIT 4 STORY
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Page 2
Mithun, Inc.
Pier 56, 1201 Alaskan Way, Suite 200 Seattle, WA 981oi TEL (2o6) 623-3344 FAX (2o6) 623-7005
www.mithun.com
MITHUN
YI 1A_Y_L'J
• This new building design has the same total of 79 residential units and 36 parking stalls in the parking
garage not be less than 36 spaces.
• The building roof elevation above the sidewalks remained the same as it was in the old scheme. In
order to do that, the floor -to -floor heights have been reduced.
By presenting the new scheme, Sunrise and Mithun would like to demonstrate that the owner and the design
team have complied with the city's requested changes. Please call with any questions.
Sincerely,
Jerry McDevitt, AIA
Principal
Page 3
Mithun, Inc.
Pier 56, 12oi Alaskan Way, Suite aoo Seattle, WA 981oi TEL (2o6) 623-3344 FAX (2o6) 623-7005
www.mithun.com
1818 Trousdale Drive
Assisted Living Facility
Application Materials Submitted by Applicant
May 23 05 11:2Ga Don Kahn
r"f zJf z►?n? r, dy: 55 6509616452
415-771-5710 P.1
ZEMANEK PAGE 82
APPLICATION TO THE PLANNING COMMISSION
'n'Pe of applitrttlen: De®gn Review--!!'— Conditional Use Permit `f Variance r
Special Panii Other Parcel Nwy*mw. OZS- /Z/- Z70
Prafectsddrew 7 —,oC0gsD41;LC D0i'uE
APPLICANT PROPERTY OWNER
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Netne y�r// //U 577Loc� Nau�c: %��s�p.�[E rea»,�r��si"�`'�P,/�
Address: f o Z �C70!/.6 .�/Bt7 Address: G/0 /.ZSS" loos r Jr. S �t� � i 4 4-9 z
City/State/Zip: 2�1,V a&ZC., CB VWZ C City/Statwipx •Yoq•.r ,"g:�'* 19 ^l << s c 0. C'Q 9 � • p y
Phwe (w);
cam.(h): 3l0-,779- 930/
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Phone (w): 4-, S- -741- 3z. 4-- t
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ARCMT DESIGNER
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Address: 12 e/ Af Ld Se4A) !MASK''zoo pkme indicate vri& to mterbk &
City/stwaZip: SGAT'rLer WA 9Y/o/ the contact person for &b project.
phone (w): 20 4 -- 9 `7 1 ^ .S S 7,r
(f): 2 o 6 -- 6 2 3- 7 a os—
DESCRIPTION: 71 �FfSts°f�/✓fy6.!_,/7�j�
[INDEl .�� O.A,2.rtivC
AFFA.DAVITISIG NATURE: I hereby certify under pamalty of penury that the information
Ow Mxan it true and oorreOp the -vj) knowledge and be W
Apphcaet's signature: Dace: �37
I know about the proposed application and rely amhonze the above applicant to subnat this
applicadm to the Plarming Commission.
Property owner's signature:-- -,a`u /i� Datet_r, Z3
PcwpPY M
orri"Ca41,0n
CA�Dncl t -Han al
ass %,s4 d
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9/ 7/ 05
Margaret Monroe AICP
City Planner
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
RE: Sunrise Senior Living of Burlingame
Dear Margaret,
SUNRISE
SENIOR LIVING
RECEIVED
S E P - 7 2005
CITY OF BURUNGAME
PLANNING DEPT.
As requested, here is some additional information for your Staff Report to the Planning Commission.
Understanding that the Planning Dept. looks at the worst case scenario regarding double occupancy in
rooms which may impact parking, the term "lodgers" is used for a room area where you can fit a bed.
For comparison purposes only, we will call this Bed Opportunity listed below. Sunrise's policy is to
have a 20% allowance for units with double occupancy. This is reflected on proforma and marketing
materials throughout the project until open for residents. Sunrise is not an institutional type facility
like a skilled nursing facility or convalescent home which is a health care medical model packing beds
in all rooms possible. Sunrise is not like a convalescent home. It is a social model licensed by CA Dept
of Social Services and licensed as a Residential Care for Elderly (RCFE).
A special feature designed into Sunrise of Burlingame is the design specifically for the single or
widowed residents in Burlingame moving out of large homes and moving into a much smaller but
large unit at Sunrise.
After researching Studio City, Sunnyvale, Belmont and San Mateo in relation to Burlingame, here is
pertinent information.
Burlingame
Studio City
San Mateo
Belmont
Sunnyvale
Open
2007
2004
1999
2002
2000
Units
79
80
63
78
80
Bed Opportunity
130
117
83
115
118
SRZ Residents
95
96
76
94
96
Parking*
37
37
33
34
31
Ratio**
47%
46%
52%
44%
39%
Staffing counts are directly related and proportional to the resident count. The total number of staff for
Sunrise of Burlingame staff will be 32. The peak number of staff is 22 from 10AM - 2PM including care
givers and overhead staff personnel.
The shifts where there is overlapping with staff coming in and leaving facility are between the hours of
6AM-7AM and 2PM-3:30PM before morning and afternoon peak hours.
* Includes Van Parking
** Ratio is based on Sunrise double occupancy of additional 20% of unit count.
Margaret Monroe AICP
City Planner
Cihj of Burlingame
Page 2
Sunrise is build to be visitor friendly for family and friends, however the number of visitors is less than
perceived or expected. The visitors usually stop by after work and weekends when the staffing count
has diminished which means no additional parking impact by guests. In addition, many time the guest
will take resident offsite. Once in a while a family member may stop during the day to say high or
have lunch but this is not the norm.
If you have any additional questions, please don't hesitate to call me.
Sincerely,
Bill Lindstrom
Sunrise Senior Living, Inc.
(925)743-9035
Ruben Hurin/City of Burlingame
Dan Zemanek/Sunrise
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P(650) 558-7250 F (650) 696-3790
CITY OF BURLINGAME
CONDITIONAL USE PRMIT APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section
25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision
as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of
this form for assistance with these questions.
L Explain why the proposed use at the proposed location will not be ddrimental or injurious to property
oimprovements in the vicinity or to public health, safety, general welfare, or convenience.
.o�..eF-r U�c��` '� 1 Sri % U C� Ga-►�..�`�
.o - - "d .,. Pam,.-e-P✓�-�-�e /ems •�-t
2. How will the proposed use be located and' con cted in accordance with the Burlingame General Plan
and Zoning Ordinance? ov`-c-� 6e off- m,--,�,�
VPW-
T4 -�
3. ow e o sed oled e��� dui, ass, bu and c aracter of the'
P Po P
existing and potfntial uses on a4joining properties in the general vicinity?
3 _
�I CUPYRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
CITY OF BURLINGAME
VARIANCE APPLICATION
The Planning Commission is required by law to make findings as defined by the City's Ordinance
(Code Section 25.54.020 a-d). Your answers to the following questions can assist the Planning
Commission in making the decision as to whether the findings can be made for your request.
Please type or write neatly in ink. Refer to the back of this form for assistance with these
questions.
a. Describe the exceptional or extraordinary circumstances or conditions applicable to
you property which do not apply to other properties in this area
tu
b. Explain why the variance request is necessaryfor the preservation and enjoyment of a
substantial property right and what unreasonable property loss or unnecessary
hardship might result form the denial of the application.
a Explain why the proposed use at the proposed location will not be detrimental or
injurious to property or improvements in the vicinity or to public health, safety,
general welfare or convenience.
d How will the proposed project be compatible with the aesthetics, mass, bulk and
character of the existing and potential uses on adjoining properties in the general
vicinity?
Variance Application - Draft responses — Brooks Brainerd — 24 May 2005
a. The subject property is in the unique position of straddling between the
existing Burlingame C-3 District Guidelines and the North
Burlingame/Rollins Road Specific Plan, which has been adopted by the City
but is not yet in effect. Some of the requirements of the new Specific Plan are
directly in conflict with the C-3 District Guidelines. For example the height
limits under the existing District Guidelines would allow only a 35' building,
while the intent of the Specific Plan is to promote a denser level of
development and allows for a 60' height limit. Part of the intent of the
Specific Plan is the transformation of sub -urban sprawl -type development to a
more efficient and vibrant urban density. The setbacks and the height limits
of these two approaches are mutually exclusive. At four floors, the proposed
56' high development will exceed the currently permitted maximum, but is
within the desired limits of the Specific Plan. The setbacks under the C-3
Guidelines push the building back with minimums, while the Specific Plan
brings the building to the street front with the establishment of the build -to
lines. The proposed program will satisfy both these requirements at this point
of transition between the codes by establishing the building's urban presence
with the substantial architectural elements of the stone garden wall, wrought
iron fence and stucco columns above. This interstitial space will be an
occupiable amenity to the senior residents, providing access to the outside in a
convenient, accessible, safe and secure space, where their presence will also
add vitality to the streetscape. The four-story massing of the building close
behind the landscaping and garden walls will simultaneously provide a
substantial enough urban presence in the desired more urban scale, without
overshadowing the prevailing residential and small commercial scale of the
surrounding neighborhood.
The variances requested are for building height and for flexibility in the build -
to line. Both variances are necessary to submit the project under the existing
C-3 District Guidelines. Though the increased height is necessary to attain the
desired level of density promoted by the Specific Plan, the argument for the
height variance becomes moot with the Plan's adoption because the proposed
building is within the new height guidelines. The height variance is only
necessary under the prevailing authority of the C-3 District Guidelines, which
are none the less still in effect.
The variance for the build -to line is required because under the C-3 Guidelines
the proposed building is within the established setbacks and too close to the
road. If built to those requirements, the building will not be in compliance
with the North Burlingame/Rollins Road Specific Plan, which specifies that
the building should be built at the new build -to lines along both Ogden and
Trousdale Drives. The proposed solution of low stone garden walls with a 3'
wrought iron fence, large stucco columns and trellises will be built at the
Specific Plan's new build -to lines for substantial proportion of the length of
the build -to line; 65% of the build -to line for Ogden Drive and 83% of the
build -to line for Trousdale will have the trellis and fence of the Garden Wall
at the build -to line. The Garden Wall is both substantial enough in the solidity
of the stucco columns and the continuity of the over -head wood trellis to
preserve the continuity of the streetscape and to delineate an edge to the site
and street, and light and permeable enough in the wrought iron fence and gate
elements to create an identifiable and open semi-public space for interactive
the enjoyment of the residents. This occupiable intermediary zone between
the building and the street can promote opportunities for social interaction
between residents and between residents and their community. This semi-
public space, which is about 10' in depth, is backed up by the massing of the
four story building behind it, ensuring that the street presence of the residence
is not lost. The scale of this space also moderates between the existing single
story commercial uses in the neighborhood while continuing the multi -family
housing scale and residential character of the neighborhood.
In addition, by providing easy access to comfortable exterior space on the
street frontage, the streetscape is enhanced and animated on the pedestrian -
scale. The number of automobile trips that might otherwise be generated may
also be reduced by providing this amenity. The proposed variance for the
build -to lines for this project could significantly help to bring the objectives of
the North Burlingame/Rollins Road Specific Plan to reality.
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
ST",� C,�livs
i 5 FtlCc Two
�"°"" , COMMERCIAL APPLICATIONS
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
e�utriiftiririe
.LA
1. Proposed use of the site
2. Days and hours of operation
3. Numb of trucks/service vehicles to be parked at site (by type)
4. Current and projected maximum number of employees (including owner) at this location:
Existing S?S
In 2 Years
In 5 Years
Hours of
AM to After 5:00
AM to After 5:00
AM to After 5:00
Operation
PM PM
PM PM
PM PM
Weekdays
Full-time
Z� PE1�K
Part-time
Weekends
Full-time
Part time
5. Current and projected maximum number of visitors/customers who may come to the site:
Existing E�s
In 2 Years
In 5 Years
'
o cca G44.) c
$ , 001
Hours of
AM to
After 5:00
AM to
After 5:00
AM to
After 5:00
Operation
PM
PM
PM
PM
PM
PM
Weekdays
Weekends
S
S^
6. What is the maximum number of people expected on site at any one time (include owner, J�
employees and visitors/customers): ? O (A)o T'05: s-rA F r w f (.. c.. 6 t e?0 cou e1j6 e d
7. Where do/will the owner and employees park? W90' 1 G"wND t>, 2 Kci"y 6
G(,vQQZ 62ouvr>
8. Where do/will the customers/visitors park? 5�� l ►�(c!C l�p�a oFF) ,� u+ D 6,�
0
9. Present or most recent use of site 6tx� 4 G/Afl"4_5
10. List of other tents Qn property, their number of employees, hours of operation (attach list if
necessary)
CONIX ERCIALIRM
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
ITY ENVIRONMENTAL INFORMATION FORM
'! (to be completed by applicant when Negative Declaration or Environmental Impact Report is
• required)
GENERAL INFORMATION
Proj ect Address: I P l P T rz o a S 0 &(_ -b r'L Assessor's Parcel Number: Z7 a
Sua�rsE 7r ea1�oOK£>ilT/NC
Applicant Name: C-/a ]3j(( L. (N 2T7e-bAA Property Owner Name: /Lac! 6
Address: '? 0 2 10e 0 V A 21b4 D Address: / ZS--5- osT ST $. S& , *r 99 z
City/State/Zip: �l AA) 01-C-Lc, C8 °I U_Z4 City/State/Zip: 54A) 640c15 CU. Ud 9 (10?
Phone: 1 2. .: 7 %3 - S o 3 r Phone: 7 2/ S 7/a
Case 3(c,- -?7 9 _'�3o(
Permit applications required for this project (special permit, variance, subdivision map, parcel map,
condominium permit, building permit, etc.): G CC 0 V A� R sA A) C42- 9--/L' e C -3
D(STnI �T 6(460ELr4 ES 0A_ 2cg,J cf- F/Lo,vc [7 E5/G.y 6c,'�.D�2�iy 5
Related permits, applications and approvals required for this project by City, Regional, State and Federal
Agencies:?P�(��8- % <�� %b %�GANN liu r Co�,w /dJ/a,� , ,A e�_
WA,s771-5 IZ,-O&--a- /LC-C V c- Aj C j0164,j STD Rs.6,j j& ! ca,-J vu � I0'4 /,J
�,e.�!✓�
S E INFORMA10 N G o Ge,J Y H �14 c.77� �v r- a cc6G D 1,66 0 dW ,eeT-�
Site size: '!- I •o-% 4u44-_ Acres and s SP3 Square Feet Existing Zoning: e - -3 7�157XIC7-
Existing use(s) of property: C)F F< < E Q6u l c_D /N 6 d- P,Ar 2!c/iU 6
Total Number of Existing Parking Spaces': Number of Compact Spaces':
Number of Existing Structures and Total Square Footage of Each: I 5T1D 1Z y Co,4 c4oslr
g (.e7 c.�_- O F Fce_,�a- to L D 6 a P p%6 y_ 14 z .Ss �. ( 57-41i �y 6,&rr.,9 6c- 7 7 - � &
Will any structures be demolished for this project? /-' Yes No
Size and use of structures to be demolished: S.,_ eg-a�
�� cr
Number and size of existing trees on site2: 5 2 -3 o
Will any of the existing tress be removed? Yes No
If Yes, list number, size and type of trees to be removed: Z 3 o" 04,1()L 72�eG f 4- A-"
Are there any natural or man-made water channels which run through or adjacent to the site?
Yes No If Yes, where? 11W
1 City of Burlingame minimum standard parking space size is 9'x20'. The minimum size for compact parking spaces is 8'xl7'.
Refer to City of Burlingame Zorung Ordinance C.S. 25.70 for parking requirements for particular uses.
2 Refer to the City of Burlingame's Urban Reforestation and Tree Protection Ordinance (C.S. 11.06) for tree removal permit
and tree planting requirements.
CITY OF BURLINGAME PLANNING DEPARTMENT
Describe in general the existing surrounding land
North e ±�
South 3
East
West
PROPOSED PROJECT
Project Description:
Ys
Residential Projects:
Number of Dwelling Units:
Size of Unit(s):ee
501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
uses to the. -
Household size (number of persons per unit) expected:
CommerciallIndustrial Projects:
Type and square footage of each use: y t z 7 F
/lep-
Estimated number of employees per shift: SeZ ['o /d EGG GC'^
Will the project involve the use, disposal or emission of potentially hazardous materials (including
petroleum products)? Yes No
If Yes, please describe:
Institutional Projects (public facilities, hospitals, schools):
Major function of facility:
Estimated number of employees per shift:
Estimated Occupancy:
For all Projects:
Flood Hazard: Is this site within a special flood hazard area?
Land Use: If the project involves a conditional use
ex in why the applications are required:e �f' ✓Ln
Building gross square footage: Existing:
Number of floors of construction: Existing:
Yes No
or rezoning application, please
Proposed:
Proposed: (YvNd�-
3 Please fill out and submit the appropriate application form 9variance special permit, etc.)
CITY OF BURLINGAMH PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
Traffic/Circulation: Standard and compact off-street parking spaces provided:
Existing: Standard
Compact
Total
Proposed: Standard Z
Compact P'
Total 3 L
Grading: Amount of dirt/fill material being moved (check one): T 6 O
0-500 cubic yards 5,000-20,000 cubic yards
500-5,000 cubic yards Over 20,000 cubic yards(indicate amount)
Note: If fill is being placed over existing bay fill, provide engineering reports which show the effect of the
new fill on the underlying bay mud.
Storm water runoff.- 3�cate area of site to be covered with impervious surfaces (parking lot paving,
etc.):
Is the area with impervious surfaces less than 200 feet away from a wetland, stream, lagoon or bay?
Yes ✓ No
Noise sources generate during operation of f 11ity: T/M s!� %a/N/44AI-e�
Vibration: Will the proposal cause vibration that may affect adjacent properties? Describe any potential
sources of vibration: e- C4-c.n--t'AM 7 6 6,A i2lJ GL 44A It G,d <f SA- 5 OA E
Exterior Lighting: Please describe any proposed exterior lighting of the facility4:
Water: Expected amount of water usage: 7-e-b
Domestic --gal/day Peak use gal/min
Commercial aal/day Peak use a-al/min
Expected fire flow demand gal/min
$6�95- /;G,Q,J 06572W;
Sewer: Expected daily sewer discharge ` 7—e Z)
Source of wastewater discharge on site (i.e. restrooms, restaurants, laboratory, material processing, etc.)
4 Refer to City of Burlingame Exterior Illumination Ordinance (No. 1477) regarding requirements which limit exterior
illumination in both residential and commercial zones.
CITY OF BURLINGAME PLANNING DEPARTMENT 501 PRIMROSE ROAD P (650) 558-7250 F (650) 696-3790
General:
Are the following items applicable to the project or its effects? Provide attachment to explain nature of all
items checked `yes'.
Yes No
Change in existing features of any bays, tidelands, beaches, or hills, or t/
substantial alteration of ground contours.
Change in scenic views or vistas from existing residential areas or public lands
or roads. C 4-4A) 640 6 /-�iLo .ter l --, -ro 5v? j'
wcc� ��t-cA,e�T so/tk vtE� 5
Change in pattern, scale or character of general area of project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke fumes or odors in vicinity &---
Change in bay, lagoon, stream, channel or groundwater quality or quantity, or r/
alteration of existing drainage patterns.
Substantial change in existing noise or vibration levels in the vicinity (during (/
construction and/or during operation).
Site on filled land or on slope of 10 % or more.
Use or disposal of potentially hazardous materials, such as toxic substances, !/
flammable materials or explosives.
Substantial change in demand for mum . al services (police, fire water, sewage)
Substantial increase in fossil fuel consumption (oil, natural gas, etc.).y
Relationship to a larger project or series of projects.
CERTIFICATION
I hereby certify that the statements furnished above and in the attached exhibits
present the data and information required for this initial evaluation to the best of
my ability, and that the facts, statements, and information presented are true and
correct to the best of my knowledge and belief.
Date _� 1-5' � Signature
Federal Aviation Administration Aeronautical Study No.
Western Pacific Regional Office 2005-AWP-2324-OE
PO Box 92007-AWP-520 Prior Study No.
Los Angeles, CA 90009-2007 2005-AWP-921-OE
Issued Date: 5/7/2005
Bill Lindstrom
Sunrise Senior Living
1818 Trousdale
Burlingame, CA 94010
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has completed an aeronautical study under the
provisions of 49 U.S.C., Section 44718 and, if applicable, Title 14 of the Code
of Federal Regulations, part 77, concerning:
Structure Type: Building
Location: Burlingame, CA
Latitude: 37-35-33.44 NAD 83
Longitude: 122-23-10.02
Heights: 62 feet above ground level (AGL)
111 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction
standards and would not be a hazard to air navigation provided the following
condition(s), if any, is(are) met:
Based on this evaluation, marking and lighting are not necessary for aviation
safety. However, if marking and/or lighting are accomplished on a voluntary
basis, we recommend it be installed and maintained in accordance with FAA
Advisory Circular 70/7460-1 70/7460-1K.
The structure considered under this study lies in proximity to an airport and
occupants may be subjected to noise from aircraft operating to and from the
airport.
This determination expires on 11/7/2006 unless:
(a) extended, revised or terminated by the issuing office.
(b) the construction is subject to the licensing authority of
the Federal Communications Commission (FCC) and an
application for a construction permit has been filed , as
required by the FCC, within 6 months of the date of this
determination. In such case, the determination expires on
the date prescribed by the FCC for completion of
construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION
MUST BE POSTMARKED OR DELIVERED TO THIS OFFICE AT LEAST 15 DAYS PRIOR TO THE
EXPIRATION DATE.
This determination is based, in part, on the foregoing description which includes
specific coordinates, heights, frequency(ies) and power. Any changes in
coordinates, heights, and frequencies or use of greater power will void this
determination. Any future construction or alteration, including increase to
heights, power, or the addition of other transmitters, requires separate notice
to the FAA.
This determination does include temporary construction equipment such as cranes,
derricks, etc., which may be used during actual construction of the structure.
Page 1
However, this equipment shall not exceed the overall heights as indicated above.
Equipment which has a height greater than the studied structure requires separate
notice to the FAA.
This determination concerns the effect of this structure on the safe and
efficient use of navigable airspace by aircraft and does not relieve the sponsor
of compliance responsibilities relating to any law, ordinance, or regulation of
any Federal, State, or local government body.
A copy of this determination will be forwarded to the Federal Communications
Commission if the structure is subject to their licensing authority.
If we can be of further assistance, please contact our office at (310)725-6557.
On any future correspondence concerning this matter, please refer to Aeronautical
Study Number 2005-AWP-2324-OE.
Signature Control No: 419760-366252 (DNE)
Karen L Mcdonald
Specialist
Attachment(s)
Additional Information
Case Description
Map
Page 2
Map for ASN 2005-AWP-2324-OE
Page 5
1818 Trousdale Drive
Assisted Living Facility
Design Guidelines
Standards for All Areas
E1 Camino Design District
Figure 6-1.
Design
District
it) 18 I KiD0,SCAc.F—
CHAPTER 6: DESIGN GUY6ELINES AND DEVELOPMENT STANDARDS
CI h OF
® El Camino Real Design District
® Rollins Road Design District
® Auto Row Design District
be-
EI Pow C
? �_ k,-a
j SBR6A.WAI
k CALTRAIN a
ti STATION
0 300 600 1200
52
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
I
1
I j
J
l
l
1
11
I
CHAPTER G: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
♦ Minimum Percentage Frontage, which
gives direction for the minimum amount
of a new building's facade that must be
placed at the Build -to Line.
1. Build -to Lines
New buildings in the Specific Plan area shall
conform to the Build -to Lines as mapped and
specified in Figure 6-2. The Build -to Line
prescribes a very specific setback that, togeth-
er with specifications contained in Section
A.4, Minimum Percentage Frontage, will
define the space between the sidewalk and the
front fagade of a building. Corner parcels
fronting onto streets with differing build -to
standards shall be built so that each fagade
conforms to the standard for the street that it
faces.
2. Minimum Building Heights
New buildings in the Specific Plan area shall
conform to the minimum height standards
mapped and specified in Figure 6-3. Corner
parcels fronting onto streets where two Stan-
dards meet may have the higher allowed
building height wrap around the corner onto
the street where the lower building height is
otherwise required for a distance,of 30 feet.
3. Maximum Building Heights
New buildings in the Specific Plan area shall
conform to the maximum height standards
mapped and specified in Figure 6-4. Corner
parcels fronting onto streets where two stan-
dards meet may have the higher maximum
building height wrap around the corner onto
the street where the lower maximum build-
ing height is otherwise required for a distance
of 30 feet. Where no specific guidance is rec-
ommended for maximum building heights,
new construction should conform to zoning
regulations and airport -related height con-
straints.
4. Minimum Percent Frontage
New buildings in the Specific Plan area shall
have a minimum percentage of their
frontages built to the Build -to Line as
mapped and specified in Figure 6-5. The
range of specifications in this standard reflect
the nature of development that is expected
and the character of the street on which the
development will occur. The Minimum
Percentage Frontage standards, together with
those standards specified in Section A.1 of
this chapter, Build -to Lines, will form the
public realm and pedestrian experience on
streets in the Specific Plan area. Corner
parcels fronting onto streets with differing
standards shall be built so that each facade
conforms to the standard for the street that it
faces.
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN 53
1
Figure 6-2.
Build -to Lines
ipr0i lecf
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
54
LEGEND Property Line
■ENEM
I
0' Build -to Lin
I
1111111 ' ,n,l
10' Build -to
s o s
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
1
1
f roJ ec+
CHAPTER G: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
LEGEND
• • • Two Storie
1111111 Three
■■■■■ Four Stories
STATION
Figure 6-3.
Minimum
Building
Heights
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
55
Figure 6-4.
Maximum
Building
Heights
T y-v -e 4
CHAPTER 6: DESIGN (GUIDELINES AND DEVELOPMENT STANDARDS
STATION
- NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN
56
If e-C,4
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
W3� �—Icvz
C
J�a
FM
LEGEND
■■■EM 100%
IIII��I 60%
• • • 20%
Figure 6-5.
Minimum
Parcel
Frontage
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
57
I
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS I
B. El Camino Real Design District
This section includes guidelines and stan-
dards for specific design and development
conditions for buildings in the El Camino
Real Design District, the boundaries for
which are shown in Figure 6-1.
/=ween
ula Hospit I Site
sula Hospi site has unique
eristics d is a transition par -
he sgle-family residential
o a west and the rest the
El Camino R Design District. T erefore,
a special se of design guidelines ply to this
site.
a. etDacxs
Because of the impo ce of the open space
/along the El Cami Real frontage and the
visual connectio to the northern gateway
into Burling e, the reconstruction f the
hospital sh not be subject to th same set-
back��l
uild-to provisions plied to the
restaminoReal an rousdale Drive.
TIle're should be an ave ge setback of 7 feet
taong El Camino Re with a mini m of 20
feet for any struc re, and an av age setback
of 65 feet alo Trousdale D ve with a min-
imum of 2 feet for any ructure, providing
a mini m of 3 acres f open space along
C o Real, inc ding the area alon e
so therly'prop line adjacent to re 'dences
b. Bu' 'ng Heights
Asa gateway statemeXace,
to allow for
more landscaped opense hospital and
related struc res may be buil o a maximum
height 140 feet, meas ed from the
C o Real curb lin , subject to appr al
b the FAA for avi on clearance.
c. Building , Facade an ntrance
Since the ho ital and related ice building
will be s back from the st et, the rhythm
of the�fagade may inc o orate larger-sc
;2e'and
onents in keepi with the buildi 's height. a ground floor eight
should be cons' ent with the flo heights
for the rest o e building and s ouId be pro-
portioned o the building's ze and height.
Entries to the hospital d office buildin
sho d be oriented to and the street t e
e ent feasible; whe buildings do n ave a
direct entry fro the street, ther should be
clearly mar pedestrian d vehicular
access points to the entrance.
2. Front Setback Areas
Except for driveways, all areas between the
sidewalk and the front fagades of buildings
shall be adequately designed and maintained,
including installation of an irrigation system
for planted areas.
3. Reside al Use on E amino Real
Projec uilt on El 'no Real that e
pur residential elopments ma a set
ck up to 15 et from the B ' d-to Line.
However, areful design considera ' n
should b given to the tr tment at back
edge the El Camin eal sidew so that
58 NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
6. Building Fa;ades
a. Articulation
Buildings shall have architecturally -articulat-
ed storefronts. Window treatments, awnings
and public entries should be designed to pro-
mote active use of ground floor businesses.
® b. Scale of Detailing
Building fagades should have elements that
relate to the scale of a person. All facades
shall emphasize three dimensional detailing,
such as cornices, window moldings and C`
reveals, to cast shadows and create visual
interest on the fagade. Architectural ele-
ments used to provide relief can include P
awnings and projections, trellises, detailed
parapets and arcades.
Wi
Mo
I _
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN
63
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
c. Roof Lines
All buildings shall provide strong roof termi-
nation features. A variety of distinctive
roofline profiles is encouraged. Cornices and
horizontal bands of foam molds with stucco
finish are discouraged.
64 NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
d. Entries to Ground Floor Buildings
i. Retail
Entries to ground floor retail areas shall occur
from streets, and shall be accented with fea-
tures such as moldings, lighting, overhangs, or
awnings. Building entries should be recessed
into entry bays, to create transitional spaces
between the street and buildings.
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN 65
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
Tlediff-11
u. Office
Office buildings in this Design District shall
provide an entrance from the street. The
entrance should be articulated architecturally
into the fagade of the building. Parking shall
not be allowed in the area between the side-
walk and the front fagade.
iii. Residential
Residential uses shall employ landscaping to
provide a transition between the sidewalk
and the residences. In situations where resi-
dential units have direct access to garage or
parking areas, a street entrance shall also be
provided. Apartment buildings that provide
entries to residential units via an interior or
rear circulation system shall also provide one
or more building entries directly to a public
street. Parking shall not be allowed in the
area between the sidewalk and the front
facade.
66 NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
e. Materials Palette
The ground floor facade should provide a
variety of architectural elements and should
use a diverse set of materials.
f. Entries to pper Levels
Street level e tries to upper le commercial
or reside ial uses should e emphasized on
the bu* ding facade.
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN 67
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
7. Building Materials
a. 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, struc-
tural steel, corten steel, and other high -quali-
ty durable metals which have not been tradi-
tionally 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.
the ornaments
b. Differentiation of Architectural
Elements brick
A wide variety of other materials is encour-
aged to articulate building elements, such as
the base, the first floor and the upper floors. brick piers
These basic components of a building should with the inset
be articulated by means other than the exteri-
or finish. Such means can include horizontal
break bands above the ground floor, pier and
column bases, roof terminations, sills and
awnings.
steel
smooth
stucco finish
dash stucco finish
wood detail
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN 69
CHAPTER G: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
c. Decorative Elements
Tile artwork, plaques, decorative glass and
lighting fixtures are encouraged to provide
visual relief to fagades. Where extensive stuc-
co exteriors are proposed, facades shall maxi-
mize the above features.
is should /located wi in an
Dade w ich enhance and com-
arc tectural desi n. Building
a obscure arc itectural det ' s
asses, orn nts or stru ral
ng signs all not exte above
of the uilding.
'r 11
70
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN
e. Awnin ighti:
If used, hting for
abov e awning, fi
pl ed to enhance
CHAPTER 6: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
ns should be from/
xtures designed an
appearance of
//Z
f. Awning
Awning col(
the overall b
should be compatib with
ne color scheme.
10. Lighting
Adequate lighting shall be provided for build-
ing signage, storefront display, pedestrian
entry access and travel in parking lots, in
compliance with the City's illumination
ordinance.
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN 73
CHAPTER G: DESIGN GUIDELINES AND DEVELOPMENT STANDARDS
11. Parking
a. Access
Parking lots, whether in parking structures
or surface lots, shall be located behind or next
to buildings, in accordance with the mini-
mum frontage requirements specified in
Section A.4 of this chapter.
JW Landscape Buffer
At access points to -street parking lots, a
landscape buffers all be provided and shall
be a minimum f ten feet deep. Most plates
in the buffe should be no higher than rreee-
and-one- alf feet in order to main ' maxi-
mum sight distances, althou occasional
trues are allowed.
c. Shared Access tries
Xes.
d parking design ould
tunities, such as j i t access
ommon drivew s, for pedes-
lar circulati between adj
74 NORTH BURLINGANE/ROLLINS ROAD SPECIFIC PLAN
I
U
E,
I
0
2. Trousdale Drive
Trousdale Drive is a busy four lane arterial,
running east -west that connects Interstate 280
with El Camino Real and California Drive.
Streetscape improvements on Trousdale
Drive, illustrated in Figures 5-3 and 5-6, can
enhance the pedestrian environment while
also contributing to the reduction of vehicu-
lar speeds and the creation of a generally safer
environment for pedestrians. The concepts
illustrated anticipate a new entrance to Mills
Peninsula Hospital on Trousdale Drive at
Magnolia Avenue and reconfiguration of
travel lanes to accommodate hospital -related
traffic.
CHAPTER 5: CIRCULATION AND INFRASTRUCTURE
Curb extensions at corners, or "bulb outs,"
would help to reduce traffic speeds at busy
intersections while also creating shorter
crossing distances for pedestrians. The bulb
out will delineate parking lanes, where they
exist, on Trousdale Drive. Tree wells will be
cut into the existing ten foot sidewalks to
allow the planting of street trees at regular
intervals. Pedestrian crosswalks would be
added at appropriate locations to facilitate
greater and safer pedestrian use.
Improvements will include pedestrian -scaled
street lighting. These amenities will also
improve pedestrian access to Mills Peninsula
Hospital for people using BART and other
public transit.
Figure 5-3.
Trousdale
Drive
NORTH BURLINGAME/ROLLINS ROAD SPECIFIC PLAN 39
I
71
CHAPTER 5: CIRCULATION AND INFRASTRUCTURE
TABLE 5-1 STREET TREE RECOMMENDATIONS
Street Area
IEl Camino Real
Proposed
Ulnus Princeton/Princeton Elm
Trousdale Drive Koelreuteria paniculata/
California Drive Golden Rain Tree
Magnolia Avenue Magnolia g. 'St Mary'/
St Mary Magnolia
IRollins Road
Quercus rubra/Red Oak
Murchison Drive Eucalyptus ficifolia/
Ogden Drive Red Flowering Gum
Marco Polo Way
Adrian Road
Accent Tree
Prunus yedoensis/
Yoshino Flowering Cherry
ed in the City of Burlingame's Planning
Department Tree List. The Princeton Elm
has been considered as a replacement tree for
sections of El Camino Real south of the Plan
Area. It is very similar to Elm trees that were
historically planted on El Camino Real and is
one of the best Elm species for resisting the
attack of Dutch Elm disease.
NORTH BURLINGAMEIROLLINS ROAD SPECIFIC PLAN
Alternate
Fraxinus oxycarpa/Raywood Ash
Celtis sinensis/
Chinese Hackberry
Quercus rubra/
Red Oak
Magnolia sp.
Sapium sebiferum/
Chinese Tallow Tree
Sapium sebiferum/
Chinese Tallow Tree
Lagerstroemia indica/
Crape Myrtle
C. Pedestrian Network
In the Rollins Road area, a creekside open
space and pedestrian trail system would pro-
vide amenities and pedestrian and bike facili-
ties for area businesses as well as recreation
opportunities Rollins Road workers and
Burlingame residents. These open space
areas, combined with streetscape improve-
47
1818 Trousdale Drive
Assisted Living Facility
City Department Comments
Project Comments
Date: May 5, 2006
To: ❑ City Engineer
(650) 558-7230
❑ Chief Building Official
(650) 558-7260
❑ City Arborist
(650) 558-7254
❑ Recycling Specialist
(650) 558-7271
❑ Fire Marshal
(650) 558-7600
❑ NPDES Coordinator
(650) 342-3727
❑ City Attorney
From: Planning Staff i Tra-�-�cnq,n�et�
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:
�rVrd,�, �..�st�s Low .,
L_r- 0� rej cw-� e
Reviewed by: A0 u S-I n e CIov-, Date: 5111(0(0
Project Comments
Date: May 5, 2006
To: d 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:
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 - ENGINEERINd/V
DATE: AUGUST 8, 2005
RECEIVED
AUG -82005
CITY OF BURLINGAME
PLANNING DEPT.
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:\V I CTOR\Projects\Private\1818Trousdale3.wpd
PC
Item #
MEMORANDUM RECEIVED
TO: PLANNING DEPARTMENT JUN 1 6 2005
�i�B► ........._.
�,( CITY OF QURLINGAME
FROM: ENGINErSKIN ENT- 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.
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-1 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.
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.
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.
Plans from 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 (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.
VJ
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. Sho", proposed service lines in plans.
F:AWP51\FILES\CONDOMAP.RVW (REVISED 04/9/98)
3
CPes ca►�.� �-�-�5
ul aUIM_• HIV
TO: PLANNING DEPARTMENT
FROM: ENGINEERING DEPARTMENT\/,
DATE: MARCH 29, 2005
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.
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
01
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 (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.
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
r
off/pickup 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:\WP51TMES\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_b_y:
Date:
i
.preJioJS �►+�►+�ch-I�
C�
Project Comments
Date:
03/09/2005
To:
❑ City Engineer
❑ Recycling Specialist
X Chief Building Official
❑ Fire Marshal
❑ City Arborist
❑ NPDES Coordinator
❑ City Attorney
Jai Cis C�Ca> 558 - �270
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
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
Ar
Project Comments
Date: 03/09/2005
To: ❑ City Engineer
X Chief Building Official
❑ City Arborist
❑ City Attorney
From: Planning Staff
❑ Recycling Specialist
❑ Fire Marshal
❑ NPDES Coordinator
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: 03/09/2006
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/`1 Q(p 045
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
Y 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:�`��
r e V=C-011"
Project Comments
Date: 03/09/2005
To: ❑ City Engineer ❑ Recycling Specialist
❑ Chief Building Official W Fire Marshal
❑ City Arborist ❑ NPDES Coordinator
❑ City Attorney
(Zocciuc. `�batla: (to 5oi5515-7&l8
From: Planning Staff I�
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: off. 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:
frevi 00S Cc►Mme-,,i+0npiY.
Reviewed by:
Date: ,S—/o a G
Date:
To:
From:
Project Comments
June 16, 2005
❑ City Engineer
❑ Chief Building Official
JV City Arborist
❑ City Attorney
Planning Staff
❑ 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:
0 I-rLEE G2#d-C--s 42r--
'ts BIL i�sd-nc��� iiu
Reviewed by:
`-6�?
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fL� Vic. 2M�i� o 2ct.,.- oD *vLc-6-9
4R-CE 4 a-n
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Date: 4 �aS-o
35. 7/8°
NOTES:
1.. CAST IN 2 PC.
2. GRATES ARE 3/4'' THICK
3, STANDARD OPENING 1100
4.' BREAKOUT RINGS AT iv 8e
Wo
SHOP DRAWINGS
URBAN ACCESSORIES
20004 144TH AVE NE WOODINMLLF-
WA, 08072 -
TEL:(206) 4$7-0488
FAX:
joa - SHEET# DATE p 17AL95
D'R:C.ROSE CK QY; SOALE:NONE,
ATERIAL DR#
FEB 17 '98 10:07AM DAVID O'KEEFE CO.
P�6
r �
;�-... URBAN ACCESSORIES 20WA 98072 6)487 04D88
FAX. 06
SSTANDARD 1" x 1" X 1/4" L[SURROUND
RRETRO FIT
FOR NEW STEEL FRAME
SURROUND SLAB FOR USE IN EXISTING
SLAB
' � .U/� #3 REBAR
v04, Wr-W)
3 4" GRATE POURED SLAB
Gc��snrt{,Cu
y !'" 4
j/ e A p 4•
C d a.
FOR PAVERS
NEAR SUBSLAB,
(SAND SETTING BED)
2"X1
3/4" GRATE
1" X 1" X I/4'
STEEL FRAME
2"X2"X1 4"
3 4" GRATE
BOLTS INTO SHIELD;
AADJUSTABLE
FOR PAVERS WITH EXISTING
SUBSLAB,
(GROUT SETTING BED)
PA % \
Q a:
`:��;•� SAND BEO •:ti +
04
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1" X 1" }( 1 /a" 1
STEEL FRAME
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FEB 17 '98 10:07AM DAVI n'KEEFE CO.
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�rTONS — CASUNG J
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Castings shall be of high quality iron, AS R-A 48 mass 30
specifications, hardness 170-223 brinnell.
Castings shall be cape and drag system, with the face of
casting being in the drag portion of the mold ( poured fam
side down)
Cope and drag :shall align precisely to avoid excessive
fir. and misalig m nnt.
Molds shall be made of #120 olivine sand or finer, to
acoat�l i ah required sm❑uth famish.
Castings shall be free of burrs, slag, air pockets, blow
holes and flashing.
Castings shall be squared and flat with excessive warpage or
shrinkage not being acceptable:
Cast sections shall align evenly with gap being no greater
than 1/8 ^ . Alignment of design should be continuous where
applicable.
Welding or grinding on exposed surfaces of castings is not
acceptable.
For cases of "or equal" consideration, our :finished,
full-size casting should be aged with the. alternative
product; for general quality, surface finish, precise
Pattern work, iron characteristics arxi overall design
aesthetics. The °or equal" product mist be phatographxcally
accurate.
URBAN ACCESSORMS., INC.
(206) 467-0488 Fax (206) S08-3033
20004 144th Ave. NE Woodinville, WA 88072
11111111211111111 hlllfllrhr U111111111111/111111111 rill 11111113111 111r1xrlr ixPxrrlrr 1111112111 xrr}rRnpfl 101 11 rill 011rrlxlllnxrrtllrlllllxlllllll Illlllllllllllllllill lllllllllrllll"1111111r1 rlrr►r1111 rr/rrrlrrrr11r11rrr1rlrrrrxrrdxr Illtlllllnllrrxr/rxllll llxlllrxhlll x
F— 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:Date: 5
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
Q
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: Date: 05/09/06
Project Comments
Date:
To:
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: Cig bs l ps
pre ui oUS
Project Comments r
G.a vn vr1 l -45
Date: 03/09/2005
To: City Engineer Recycling Specialist
Chief Building Official Fire Marshal
City Arborist ✓ NPDES Coordinator
City Attorney
EvGL Jo S-}1 n4 QS'f'G
From: Planning Staff (&So) 342-372?
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 . r Date: D3 I Oy
2 42
SAN MATEO COUNTYWIDE
STORMWATER POLLUTION PREVENTION PROGRAM
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 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.
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
1 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.
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
NEWDEVLOPMENT41MVELOPMENT LANDSCAPING FACT SHEET
ppllY Rq/N
San Mateo Countywide
Stormwater Pollution
Prevention Program
1awnm,uwwwflowstobay.or2
- - -
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
• Minimize the amount of impervious surfaces;
• Use Integrated Pest Management (IPM) to minimize pesticide usage;
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.efn.org/—•ipmpa, IPMLandscape Design
Alameda County Waste Management Authority
w-NLtiv.stopwaste.org/, Bay -Friendly Gardening
and Landscaping Techniques
San Mateo County Mosquito Abatement District
www.smcmad.om
START AT THE SOURCE; BASMAA's Design
Manual for Stormwater Protection
http://iNw,A,.basniaa.org/documents/
Central Contra Costa County Sanitary District
www.cen.tralsan.org, Our Water Our WorldIPM
Fact Sheets
Draft Checklist for Agreement:
Obtain the following information:
1) Assessors Parcel Number
2) Verification of Property Owners; this may require 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:
CITY c� City Clerk
City of Burlingame
13URUNGAME 501 Primrose Road
Burlingame, CA 94010
RwTm .NN[ O:
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;
and
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
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 any 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
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.
CITY OF BURLINGAME PROPERTY OWNER
Name, Title
Approved as to form:
City Attorney
0
�0
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
BMPs 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 permit for details of Group 1 and Ciroup 2 definitions.
Contacts for More Information
Local Stormwater 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 of Portola Valley (650) 851-1700
City of Redwood City (650) 780-7464
City of San Bruno (650) 616-7160
City of San 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
xrvAv.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
Parking lot runoff drains to wgetated Swale stormwater
teahnent system in Redwood City.
What Developers, Builders and
Project Proponents Need to Know
San Mateo Countywide
Stormwater Pollution
Prevention Program
A
It's Federal Law
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
treatment feature.
What is Source Control?
Source control is all about preventing pollu-
tion at the 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 I
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
2/15105
8/15A6
8/15/06
Treatment
(hydraulic sizing)
2/15/05
8/15/06
Not Applicable
Revised Site
Design Measures
1 1/15/05
8715/06
8/15/06
Stormwater
quantity controls
TBD'
TBD•
Not Applicable
` Quanfity controls will not be implemented before treatment.
Is My Project in "Group I"?
Group 1 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 I 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
stormwaterrunoff. 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 wwales,
• 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.
' See amended permit for details of Croup 1 and Croup 2 definitions.
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:
1. 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.
Chairman
I, , Secretary of the Planning Commission of the City of Burlingame,
do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting
of the Planning Commission held on the 10`h day of July , 2006 by the following vote:
Secretary
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
1. 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, A1.1 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; (Planning)
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; (various)
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 and such site work shall be
required to comply with all the regulations of the Bay Area Air Quality Management
District; (Building)
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; (Planning)
5. that prior to scheduling the final framing inspection for the condominium building, 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; (Planning)
6. that this assisted living facility shall have a maximum of 22 employees on site at any one
time, including the business manager; that any increase in the number of employees on
site at any one time shall require an amendment to this permit; (Planning)
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;
(Planning)
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; (Public Works)
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
Page 2
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 comer of Trousdale and Ogden Drive; (City Traffic Engineer)
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; (Planning)
11. that storage of construction materials and equipment on the street or in the public right-
of-way shall be prohibited; (Planning)
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; (City Arborist)
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; (Planning)
14. that prior to scheduling the foundation inspection a licensed surveyor shall locate the
property corners and set the building footprint; (Building)
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;
(Building)
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; (Planning)
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; (Building)
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
Page 3
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; (Planning)
19. that all air ducts, plumbing vents, and flues shall be combined, where possible, to a
single termination 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;
(Building)
21. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm
Water Management and Discharge Control Ordinance; (Public Works)
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; (City Arborist)
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; (City Arborist)
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; (Public Works)
25. that off -site runoff shall be diverted around the construction site and all on -site runoff
shall be diverted around exposed construction areas; (Public Works)
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
Page 4
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; (Public Works)
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;
(Public Works)
28. that no vehicles or equipment shall be cleaned, fueled or maintained on -site, except in
designed areas which runoff is contained and treated; (Public Works)
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; (Public Works)
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;
(Public Works)
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; (Building)
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; (Planning)
33. that flat, non -reflective paint or integrated coloring shall be used in all exterior building
materials throughout the project; (Planning)
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
Page 5
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; (Planning and Building)
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; (Planning)
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; (City Traffic Engineer)
37. that visible signage shall be posted prohibiting left -turns for vehicles existing 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;
(City Traffic Engineer)
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; (Building)
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
Page 6
39. that trucks shall be fully loaded to minimize the number of necessary trips and to further
reduce noise related to truck travel; (Planning)
40. that no radios shall be used by construction personnel on the site at any time; (Planning)
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); (Planning)
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;
(Public Works)
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; (Building)
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; (Building and
Public Works)
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
Page 7
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; (Building and Planning)
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; (Public Works)
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; Building and Fire)
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; (Public Works)
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; (Public Works)
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; (City Arborist)
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; (City
Arborist)
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
Page 8
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; (Planning)
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; (Public Works) 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. (Public Works)
CITY 0 CITY OF BURLINGAME
PLANNING DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
BURLINGAME, CA 94010 0-16H16504325
+� TEL: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org e s 0 .021-0
Mailed From 94010
Site: 1818 TROUSDALE DRIVE us Poo TAGS
The City of Burlingame Planning Commission announces the PUBLIC HEARING
following public hearing on Monday, July 10, 2006 at NOTICE
7:00 P.M. in the City Nall Council Chambers, 501 Primrose
Road, Burlingame, CA:
Application for mitigated negative declaration, design review,
conditional use permit for building height & variances for
front & side setback for a new 4-story assisted living facility
at 1818 TROUSDALE DRIVE zoned TW. (APN 025-121-270)
Mailed: June 30, 2006
(Please refer- to other side)
CITY OF BURLINGAME
A copy of the application and plans for this project may be reviewed prior
to the meeting at the ,Planning Department at 501 Primrose Road,
Burlingame, California.
If you challenge the subject application(s) in court, you may be limited to
raising only those issues you or someone else raised at the public hearing,
described in the notice.or in written correspondence delivered to the city
at or prior to the public hearing.
Property owners who receive this notice are responsible for informing
their tenants about this notice. For additional information, please call
(650) 558-7250. Thank you.
Margaret Monroe
City Planner
PUBLIC HEARING NOTICE
(Please refer to other side)
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