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HomeMy WebLinkAbout250 California Drive - Staff ReportCity of Burlingame One Year Extension Address: 250 California Drive Item No. 7a Consent Calendar Meeting Date: April 27, 2020 Request: Application for a One Year Extension of a previously approved application for Commercial Design Review and Conditional Use Permits for a new, four-story mixed use office building (retail and office). Applicant and Property Owner: 20 Hobart LLC APN: 029-213-010 Architect: MBH Architects Lot Area: 11,515 SF (0.26 acres) General Plan: Service and Special Sales - Downtown Specific Plan (California Drive Mixed Use District) Zoning: CAR (California Drive Auto Row) Environmental Review Status: The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15332, In-Fill Development Projects, which consists of projects characterized as in-fill development. Summary of Request: The applicant is applying for a one year extension of a previously approved application for Commercial Design Review and Conditional Use Permits for a new, four-story mixed use office building (retail and office). The application was originally approved by the Planning Commission on March 12, 2018 (see attached March 12, 2018 Planning Commission Minutes). On October 28, 2019, the Planning Commission approved a Conditional Use Permit to allow retail, personal service, and business service uses other than those related to automobile sales or service on the ground floor of the new commercial building. A one year extension of the approval for the new commercial building was approved on February 25, 2019; at that time the applicant noted that due to the complexity of the design phase of the underground parking structure/system, more time was needed to explore parking designs in preparing the construction drawings. The Planning Commission approval of the one year extension allowed the applicant until March 23, 2020 to obtain a building permit. However, this deadline fell during the Shelter-In-Place Order associated with the Coronavirus, (currently in place to at least May 3�d). During the Shelter-In-Place Order, the City of Burlingame closed non- essential services and limited the processing of applications, which included not issuing building permits for commercial projects. As a result, a building permit was not be issued before the one year deadline. As noted in his letter date stamped April 3, 2020, the applicant is requesting a one year extension due to the uncertainty of when the Shelter-In-Place Order may be lifted and to provide additional time to work with the Building Division when the Order is lifted. A one year extension may be considered by the Planning Commission. If the extension is not granted, the property owner must reapply with a new application. There have been no changes to size or exterior fa�ade of the building since the March 12, 2018 Planning Commission approval. Project Description of Previously Approved Project: The project site is located at the corner of California Drive, South Lane and West Lane. The existing site consists of a paved parking lot and is currently used as a vehicle display area by a nearby automobile dealership (Ocean Honda). The proposed development is on a project site of 11,515 SF (0.26 acres) and is surrounded by urban uses, including one and two-story commercial buildings across the railroad tracks and East Lane to the north, multi-story commercial buildings across California Drive to the south, a one-story commercial building to the east, and the Burlingame Train Station across South Lane to the west. The project includes construction of a new four-story mixed use office building (retail and office) with below-grade parking in an automated parking system. The mixed use office building totals 45,000 SF which consists of retail and office uses, lobby areas, storage and mechanical rooms in the basement, vehicle entrance areas into the automated parking system, enclosed stairways and elevators, and covered roof decks on the fourth floor. The building contains 5,387 SF of retail space on the ground floor and 28,458 SF of office space on the ground floor and in the three floors above. The project also includes 1,037 SF of roof deck areas at the front and rear of the building on the fourth floor. A total of 106 parking spaces are provided on-site in an automated puzzle parking system. One Year Extension 250 California Drive The exterior facades consist of brick veneer and an aluminum and glass window wall system, anchored by a slate stone base. The California Drive and South Lane facades contain brushed stainless steel entry doors, while the rear of the building along West Lane contain roll-up doors with perforated metal panels or aluminum metal panels. There will be metal canopies over entries to the building on the ground floor at the front and rear of the building. Two roof deck areas on the fourth floor will be covered by metal brise soleil awnings (an architectural feature of a building that reduces heat gain within that building by deflecting sunlight). There will be a metal cap reveal along the top edge of the building. The following applications were previously approved by the Planning Commission on March 12, 2018: Commercial Design Review for a new, four-story mixed use office building (retail and office) (Code Sections 25.38.045 and 25.57.010(c) (1)); Conditional Use Permit for office use in a portion of the ground floor (Code Section 25.38.030 (a)); and Conditional Use Permit for building height exceeding 35'-0" in height (55'-0" proposed where 55'-0" is the maximum allowed building height) (Code Section 25.38.030 (h)). Staff Comments: None. Suggested Findings for a One Year Extension of a Previously Approved Commercial Design Review and Conditional Use Permits: Based on the findings stated in the attached minutes of the Planning Commission's March 12, 2018 Regular Action Meeting and that there are no changes proposed to the previously approved applications for a the new mixed use office building, the project is found to be compatible with the criteria for the Design Review and Rear Setback Variances. Planning Commission Action to Extend Permit to March 23, 2021: The Planning Commission should conduct a public hearing on the application, and consider public testimony and the analysis contained within the staff report. Action should include specific findings supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning Commission. The reasons for any action should be stated clearly for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Division date stamped February 27, 2018, sheets A0.0.0 through A9.2.1, ALTA, C-4, L1.01 and L2.01; 2. that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; 3. that any changes to building materials, exteriorfinishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staffl; 4. that the maximum elevation at the top of the roof screen shall not exceed elevation 89.24', and that the maximum elevation at the top of the roof ridge shall not exceed elevation 85.22' for a maximum height of 55'-0", and that the top of each floor and final roof ridge and top of roof screen shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. The main lobby finished floor shall be elevation 31.0'; the second floor finished floor shall be elevation 46.92'; the third floor finished floor shall be elevation 59.22', and the fourth floor finished floor shall be elevation 71.52'. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; -2- One Year Extension 250 California Drive 5. that the on-site parking spaces shall be used only for the tenants and visitors of the office and retail facilities on this site and shall not be leased or rented for storage of automobiles or goods either by individuals or businesses not on this site or by other businesses for off-site parking; 6. that prior to issuance of a building permit for the project, the applicant shall pay the parking in-lieu fee as calculated by the Planning Division based on the final number of parking spaces provided on-site, made payable to the City of Burlingame and submitted to the Planning Division; 7. that prior to issuance of a building permit for the project, the applicant shall pay the commercial linkage fee in the amount of $683,675.00, made payable to the City of Burlingame and submitted to the Planning Division; 8. that prior to issuance of a building permit for the project, the applicant shall pay the first half of the public facilities impact fee in the amount of $195,233.05, made payable to the City of Burlingame and submitted to the Planning Division; 9. that prior to scheduling the final framing inspection, the applicant shall pay the second half of the public facilities impact fee in the amount of $195,233.05, made payable to the City of Burlingame and submitted to the Planning Division; 10. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; 11. that storage of construction materials and equipment on the street or in the public right-of-way without an encroachment permit shall be prohibited; 12. that the conditions of the Building Division's September 20, 2017 and July 13, 2017 memos, the Engineering Division's January 11, 2018, November 17, 2017, September 25, 2017 and July 28, 2017 memos, the Fire Division's October 4, 2017 and August 14, 2017 memos, the Parks Division's September 27, 2017 and July 25, 2017 memos, and the Stormwater Division's September 27, 2017 and July 20, 2017 memos shall be met; 13. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 14. 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; 15. 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 orfull demolition of a structure, interior orexterior, shall require a demolition permit; 16. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 17. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; -3- One Year Extension 250 California Drive THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 18. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 19. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; 20. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 21. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. THE FOLLOWING CONDITIONS OF APPROVAL ARE FROM DOWNTOWN SPECIFIC PLAN: 22. the project sponsor shall prepare a Geotechnical Study identifying the depth to the seasonal high water table at the project site. No permanent groundwater dewatering would be allowed. Instead, all residential uses must be elevated to above the seasonal high water table and all areas for non-residential uses shall be flood-proofed and anchored, in accordance with floodplain development requirements, to the design depth as recommended by geotechnical engineer. Final design shall be prepared by a qualified professional engineer and approved by the Burlingame Department of Public Works prior to receiving a building permit; 23. the project sponsor shall implement all appropriate control measures from the most currently adopted air quality plan at the time of project construction; 24. the project sponsor shall ensure implementation of the following mitigation measures during project construction, in accordance with BAAQMD standard mitigation requirements: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day or as necessary. b. All haul trucks transporting soil, sand, or other loose material offsite shall be covered or otherwise loaded consistent with California Vehicle Code Section 23114. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All roadways, driveways, sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. -4- One Year Extension 250 California Drive Idling times shall be minimized either by shutting off equipment when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of the California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air DistricYs phone number shall also be visible to ensure compliance with applicable regulations. 25. the project sponsor shall implement the following Greenhouse Gas reduction measures during construction activities: a. Alternative-Fueled (e.g., biodiesel, electric) construction vehicles/equipment shall make up at least 15 percent of the fleet. b. Use at least 10 percent local building materials. c. Recycle at least 50 percent of construction waste or demolition materials. 26. the project sponsor shall provide adequate secure bicycle parking in the plan area at a minimum ratio of 1 bicycle spot for every 20 vehicle spots; 27. that employers shall post and update information on alternate modes of transportation for the area (i.e. bus/shuttle schedules and stop locations, maps); 28. the project sponsor shall incorporate commercial energy efficiency measures such that energy efficiency is increased to 15% beyond 2008 title 24 standards for electricity and natural gas; 29. the project sponsor shall incorporate recycling measures and incentives such that a solid waste diversion rate of 75% is achieved upon occupation of each phase of plan development; 30. the project sponsor shall incorporate commercial water efficiency measures such that water consumption is decreased by a minimum of 10 percent over current standard water demand factors; 31. that construction shall avoid the March 15 through August 31 avian nesting period to the extent feasible. If it is not feasible to avoid the nesting period, a survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier than 7 days prior to construction. The area surveyed shall include all clearing/construction areas, as well as areas within 250 ft. of the boundaries of these areas, or as otherwise determined by the biologist. In the event that an active nest is discovered, clearing/construction shall be postponed within 250 ft. of the nest, until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; 32. that for projects within the Plan Area that require excavation, a Phase I Environmental Site Assessment (and Phase II sampling, where appropriate) would be required. If the Phase I Environmental Site Assessment determines that remediation is required, the project sponsorwould be required to implement all remediation and abatement work in accordance with the requirements of the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWQCB), or other jurisdictional agency; �•� One Year Extension 250 California Drive 33. that the following practices shall be incorporated into the construction documents to be implemented by the project contractor. a. Maximize the physical separation between noise generators and noise receptors. Such separation includes, but is not limited to, the following measures: - Use heavy-duty mufflers for stationary equipment and barriers around particularly noisy areas of the site or around the entire site; - Use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; - Locate stationary equipment to minimize noise impacts on the community; and - Minimize backing movements of equipment. b. Use quiet construction equipment whenever possible. c. Impact equipment (e.g., jack hammers and pavement breakers) shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically-powered tools. Compressed air exhaust silencers shall be used on other equipment. Other quieter procedures, such as drilling rather than using impact equipment, shall be used whenever feasible. 34. the project sponsor shall incorporate the following practice into the construction documents to be implemented by construction contractors: The project sponsor shall require that loaded trucks and other vibration-generating equipment avoid areas of the project site that are located near existing residential uses to the maximum extent compatible with project construction goals; 35. that if the project increases sewer flows to the sanitary sewer system, the project sponsor shall coordinate with the City Engineer to determine if improvements to public sanitary sewer infrastructure are needed. If improvements are needed, the following shall apply: that prior to issuance of a building permit, the project sponsor shall develop a plan to facilitate sanitary sewer improvements. The plan shall include a schedule for implementing sanitary sewer upgrades that would occur within the development site and/or contribution of a fair share fee toward those improvements, as determined by the City Engineer. The plan shall be reviewed by the City Engineer. 36. that prior to issuance of a building permit, the development plans shall be reviewed by the Fire Marshal to determine if fire flow requirements would be met given the requirements of the proposed project, and the size of the existing water main(s). If the Fire Marshal determines improvements are needed for fire protection services, then the following shall apply: that prior to issuance of a building permit the project sponsor shall be required to provide a plan to supply adequate water supply for fire suppression to the project site, consistent with the Fire Marshal's requirements. The plan shall be reviewed by the Fire Marshal. The project sponsor shall be responsible for implementation of the plan including installation of new water mains, and/or incorporation of fire water storage tanks and booster pumps into the building design, or other measures as determined by the Fire Marshal. 37. that if evidence of an archeological site or other suspected cultural resource as defined by CEQA Guidelines Section 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.g., worked stone, worked bone, fired clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction-related earth-moving activities, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The City of Burlingame shall consult with the archeologist to assess the significance of the find. Impacts to any significant resources shall be � One Year Extension 250 California Drive mitigated to a less-than significant level through data recovery or other methods determined adequate by a qualified archaeologist and that are consistent with the Secretary of the Interior's Standards for Archeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A-J) form and filed with the NWIC; 38. that should a unique paleontological resource or site or unique geological feature be identified at the project construction site during any phase of construction, the project manager shall cease all construction activities at the site of the discovery and immediately notify the City of Burlingame. The project sponsor shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less-than-significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is carried out. The project sponsor shall be responsible for implementing any additional mitigation measures prescribed by the paleontologist and approved by the City; and 39. that if human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame and the County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project sponsor shall implement approved mitigation, to be verified by the City of Burlingame, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered. Ruben Hurin Planning Manager 20 Hobart LLC, applicant and property owner MBH Architects, project architect Attachments: One Year Extension Request Letter Submitted by the Applicant, date stamped April 3, 2020 March 12, 2018 Planning Commission Minutes Application to the Planning Commission Planning Commission Resolution (Proposed) Notice of Public Hearing — Mailed April 17, 2020 Aerial Photo -7- �ewey (and company, inc. �.'� �, � April 3, 2020 Mr. Ruben Hurin Planning Manager CITY OF BURLINGAME 501 Primrose Avenue Burlingame, CA 94010 RE: 250 California Drive—One Year Extension Dear Ruben: Via Electronic Delivery ���V �V - 3 2020 '�= �'�! ;�L!PJGAME � . ��;. _ .-�;�V. Enclosed herein please find our One Year Extension Application ("Extension") for our proposed project at 250 California Drive in Burlingame ("Project"). As you are aware, the extension for the Project granted last year expired on March 23, 2020 in the midst of San Mateo County's Shelter in Place Order ("Order") for the Covid-19 epidemic. We are requesting an Extension due to the ongoing Shelter in Place Order that not only has the City of Burlingame ("City") operating with a skeletal staff for essential purposes, but does not allow for any commercial construction activities. On March 31, 2020, the Order was extended to May 3, 2020. Therefore, because of the uncertainty as to when the Order may be lifted and our lives returned to normal, we are respectfully requesting an extension so that we have ample time to work with the City on our building permit when we all come back to work. Thank you for your attention to this request, especially during this trying time. We hope you and your family stay safe and healthy. Sincerely, DEWEY LAND COMPANY, INC. A C i o i corporation Ryan Guibara 5 M R H:4822-0663-1865.1 - l- � + � �' a. i;-. e ryc —,/ os�+ow . City of Burlingame Meeting Minutes Planning Commission BURLINGAME CITY HALL 501 PRIMROSE ROAD BURLINGAME, CA 94010 Monday, March 12, 2018 7:00 PM Council Chambers d. 250 California Drive, zoned CAR - Application for Design Review and Conditional Use Permit for office use in a portion of the ground floor for construction of a new, 4-story mixed use office building (retail and office). The project is Categorically Exempt from review pursuant to the California Environmental Quality Act (CEQA), per Section 15332 of the CEQA Guidelines. (20 Hobart LLC, applicant and property owner; MBH Architects, architect) (38 noticed) Staff Contact: Ruben Hurin Anachments: 250 California Dr - Staff Report 250 California Dr - Attachments 250 California Dr - Plans - 03.12.18 Commissioner Comaroto returned the dais. All Commissioners had visited the property. There were no ex-parte communications to report. Community Development Director Meeker provided an overview of the staff report. Questions of Staff� There were no quesfions of staff. Chair Gum opened the public hearing. Ryan Guibara and Andres Grecchi represented the applicant. Commission Questions/Comments: > Noted that there is a shadow missing to the right of the stair towe� on the elevation. (Grecchi. confirmed this.) > Likes the changes that have been made. > On Sheet 3.1.2, noted that the "Prussian Blue" notation appeared to point to the incorrect detail on the elevation. Public Comments: There were no public comments. Chair Gum closed the public hearing. Commission Discussion: > Likes most of the changes. Much improved. > Reduced size of the mullions helps to reduce the impact of the blue window grids. City of Burlingame Page 1 Printed on 4/6/2020 Planning Commission Meeting Minutes March 72, 2018 > Likes the highly structured brick faces on South Lane, West Lane, and California Drive. Less comfortable with the main entry details, but is much better than the original proposal. > Likes it even more so now. The darker brick rendering distances the project more from the historic train stafion. > The darker brick that is shown now even distances itself more from the design and finish of the train station. The project fits with the rules that the Commission is given to judge project design. Nice, well designed. > Having the open space befween the project and the train station helps, as does the width of California Drive; helps with the sca/e. This will be an integral part of Downtown. > Thanks for providing the amount of retail shown on the ground floor. > Likes the project. The redesign of the trellis element to be more like "eyebrows" fits better with the design aesthetic of the building. Has an elegance to it. The factory feel to the windows is bolstered by the lighter muntins; has been improved. > Expressed concern with building more Downtown; perhaps should wait for the General Plan to be adopted. Would also like to see what new State mandates will be implemented regarding housing. Doesn't feel that the project is compatible with the surrounding development. Fee/s thaf mass, bulk, and scale are out of context with surrounding development. A four-story building as proposed is not an appropriate transition to the lower-scale development in the vicinity. Feels that the project will overshadow the historic Train Station. Feels that the exception of providing the opportunity for a 55-foot height has become a "rule" rather than the base height of 35-feet. Doesn't feel that the project fits into the auto-oriented focus of the CAR district. Commissioner Loftis made a motion, seconded by Commissioner Kelly, to approve the application. Discussion of Motion: > Because of the nature of California Drive, this is the location for projects like the one proposed. > Everything known about the updated General Plan incorporates the policy direction of the adopted Burlingame Downtown Specific Plan. This project is compliant with the policies in the Plan. > This project will preserve the historic mural and, in fact, puts it on display in the offices of the Burlingame Historical Society. > The developer has done great projects Downtown and has shown commitment to Burlingame. > Supports the project. Aye: 7- Gaul, Gaul, Terrones, Sargent, Loftis, Kelly, and Comaroto Nay: 2- Gum, and Gum City of Burlingame page 2 Printed on 4/B/2020 BURLINGAME � 'i �� APPLICATION TO THE PLANNING COMMISSION Type of application: ❑ Design Review ❑ Variance ❑ Parcel #: ❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:_ 250 California Drive, Burlingame, CA, 94010 PROJECT ADDRESS: APPLICANT Name: 2o Hobarc ��c Address: 240 Lorton Avenue, Fourth Floor City/State/Zip: Burlingame, CA 94010 650-430-5900 Phone: E-mail: ryan@deweyland.com COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD � BURLINGAME, CA 94010 p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org PROPERTY OWNER NBme: Same as Applicant Address: City/State/Zip: Phone: E-mail: ARCHITECT/DESIGNER Name: MBH Architects Address: City/State/Zip: Phone: E-mail: 960 Atlantic Avenue Alameda, CA 94501 ' -1 � � aV � L..! 510-865-8663 and resg @ mbharch.com Burlingame Business License #: `; - 3 2�20 -: �;_� �{_�4�Lif�JGAME Authorization to Reproduce Proiect Plans: I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part o, e Planning approval process and waive any claims against the City arising out of or related to such action. (Initials of Architect/Designer) PRo�Ecr �EscR�PrioN: New Four Story Building with Underground Parking AFFIDAVIT/SIGNATURE: I hereby certif under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Apr�� 2 2�2� ApplicanYs signature: Date: � I am aware of the proposed application ereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: Date: AprII Z, 2020 Date submitted: 4' 3 I 20 Z a 5: � HANDOUTS� PC Application. doc RESOLUTION APPROVING CATEGORICAL EXEMPTION AND ONE YEAR EXTENSION RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a Categorical Exemption has been prepared and application has been made for a One Year Extension of a previouslv approved application for Commercial Desiqn Review and Conditional Use Permits for office use in a portion of the qround floor and buildinq heiqht for construction of a new. four-story mixed use office buildinq (retail and office) at 250 California Drive, Zoned CAR, 20 Hobart LLC, 999 Baker Wav, Suite 300, San Mateo, CA, 94404, propertv owner, APN: 029-213-010; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on April 27, 2020, 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: 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 categorical exemption, per CEQA Section 15332, In-Fill Development Projects, is hereby approved. 2. Said One Year Extension of Commercial Design Review and Conditional Use Permits are approved subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such One Year Extension of Commercial Design Review and Conditional Use Permits are set forth in the staff report, 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 27th dav of April, 2020, by the following vote: Secretary EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 1 2. 3. that the project shall be built as shown on the plans submitted to the Planning Division date stamped February 27, 2018, sheets A0.0.0 through A9.2.1, ALTA, C-4, L1.01 and L2.01; that any changes to the size or envelope of building, which would include changing or adding exterior walls or parapet walls, shall require an amendment to this permit; that any changes to building materials, exterior finishes, windows, architectural features, roof height or pitch, and amount or type of hardscape materials shall be subject to Planning Division or Planning Commission review (FYI or amendment to be determined by Planning staf fl; 4. that the maximum elevation at the top of the roof screen shall not exceed elevation 89.24', and that the maximum elevation at the top of the roof ridge shall not exceed elevation 85.22' for a maximum height of 55'-0", and that the top of each floor and final roof ridge and top of roof screen shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. The main lobby finished floor shall be elevation 31.0'; the second floor finished floor shall be elevation 46.92'; the third floor finished floor shall be elevation 59.22', and the fourth floor finished floor shall be elevation 71.52'. Should any framing exceed the stated elevation at any point it shall be removed or adjusted so that the final height of the structure with roof shall not exceed the maximum height shown on the approved plans; 5. that the on-site parking spaces shall be used only for the tenants and visitors of the office and retail facilities on this site and shall not be leased or rented for storage of automobiles or goods either by individuals or businesses not on this site or by other businesses for off-site parking; 6. that prior to issuance of a in-lieu fee as calculated spaces provided on-site, Planning Division; 7 �'-� building permit for the project, the applicant shall pay the parking by the Planning Division based on the final number of parking made payable to the City of Burlingame and submitted to the that prior to issuance of a building permit for the project, the applicant shall pay the commercial linkage fee in the amount of $683,675.00, made payable to the City of Burlingame and submitted to the Planning Division; that prior to issuance of a building permit for the project, the applicant shall pay the first half of the public facilities impact fee in the amount of $195,233.05, made payable to the City of Burlingame and submitted to the Planning Division; 9. that prior to scheduling the final framing inspection, the applicant shall pay the second half of the public facilities impact fee in the amount of $195,233.05, made payable to the City of Burlingame and submitted to the Planning Division; 10. that during construction, the applicant shall provide fencing (with a fabric screen or mesh) around the project site to ensure that all construction equipment, materials and debris is kept on site; EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 2 11. that storage of construction materials and equipment on the street or in the public right-of- way without an encroachment permit shall be prohibited; 12. that the conditions of the Building Division's September 20, 2017 and July 13, 2017 memos, the Engineering Division's January 11, 2018, November 17, 2017, September 25, 2017 and July 28, 2017 memos, the Fire Division's October 4, 2017 and August 14, 2017 memos, the Parks Division's September 27, 2017 and July 25, 2017 memos, and the Stormwater Division's September 27, 2017 and July 20, 2017 memos shall be met; 13. that prior to issuance of a building permit for construction of the project, the project construction plans shall be modified to include a cover sheet listing all conditions of approval adopted by the Planning Commission, or City Council on appeal; which shall remain a part of all sets of approved plans throughout the construction process. Compliance with all conditions of approval is required; the conditions of approval shall not be modified or changed without the approval of the Planning Commission, or City Council on appeal; 14. 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; 15. 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; 16. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 17. that the project shall meet all the requirements of the California Building and Uniform Fire Codes, 2016 Edition, as amended by the City of Burlingame; THE FOLLOWING CONDITIONS SHALL BE MET DURING THE BUILDING INSPECTION PROCESS PRIOR TO THE INSPECTIONS NOTED IN EACH CONDITION: 18. that prior to scheduling the foundation inspection, a licensed surveyor shall locate the property corners, set the building footprint and certify the first floor elevation of the new structure(s) based on the elevation at the top of the form boards per the approved plans; this survey shall be accepted by the City Engineer; 19. that prior to scheduling the framing inspection the project architect or residential designer, or another architect or residential design professional, shall provide an architectural certification that the architectural details shown in the approved design which should be evident at framing, such as window locations and bays, are built as shown on the approved plans; architectural certification documenting framing compliance with approved design shall be submitted to the Building Division before the final framing inspection shall be scheduled; EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 3 20. that prior to scheduling the roof deck inspection, a licensed surveyor shall shoot the height of the roof ridge and provide certification of that height to the Building Division; and 21. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans. THE FOLLOWING CONDITIONS OF APPROVAL ARE FROM DOWNTOWN SPECIFIC PLAN: 22. the project sponsor shall prepare a Geotechnical Study identifying the depth to the seasonal high water table at the project site. No permanent groundwater dewatering would be allowed. Instead, all residential uses must be elevated to above the seasonal high water table and all areas for non-residential uses shall be flood-proofed and anchored, in accordance with floodplain development requirements, to the design depth as recommended by geotechnical engineer. Final design shall be prepared by a qualified professional engineer and approved by the Burlingame Department of Public Works prior to receiving a building permit; 23. the project sponsor shall implement all appropriate control measures from the most currently adopted air quality plan at the time of project construction; 24. the project sponsor shall ensure implementation of the following mitigation measures during project construction, in accordance with BAAQMD standard mitigation requirements: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day or as necessary. b. All haul trucks transporting soil, sand, or other loose material offsite shall be covered or otherwise loaded consistent with California Vehicle Code Section 23114. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry sweeping is prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All roadways, driveways, sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting off equipment when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of the California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 4 g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. h. Post a publicly visible sign with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. 25. the project sponsor shall implement the following Greenhouse Gas reduction measures during construction activities: a. Alternative-Fueled (e.g., biodiesel, electric) construction vehicles/equipment shall make up at least 15 percent of the fleet. b. Use at least 10 percent local building materials. c. Recycle at least 50 percent of construction waste or demolition materials. 26. the project sponsor shall provide adequate secure bicycle parking in the plan area at a minimum ratio of 1 bicycle spot for every 20 vehicle spots; 27. that employers shall post and update information on alternate modes of transportation for the area (i.e. bus/shuttle schedules and stop locations, maps); 28. the project sponsor shall incorporate commercial energy efficiency measures such that energy efficiency is increased to 15% beyond 2008 title 24 standards for electricity and natural gas; 29. the project sponsor shall incorporate recycling measures and incentives such that a solid waste diversion rate of 75% is achieved upon occupation of each phase of plan development; 30. the project sponsor shall incorporate commercial water efficiency measures such that water consumption is decreased by a minimum of 10 percent over current standard water demand factors; 31. that construction shall avoid the March 15 through August 31 avian nesting period to the extent feasible. If it is not feasible to avoid the nesting period, a survey for nesting birds shall be conducted by a qualified wildlife biologist no earlier than 7 days prior to construction. The area surveyed shall include all clearing/construction areas, as well as areas within 250 ft. of the boundaries of these areas, or as otherwise determined by the biologist. In the event that an active nest is discovered, clearing/construction shall be postponed within 250 ft. of the nest, until the young have fledged (left the nest), the nest is vacated, and there is no evidence of second nesting attempts; EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 5 32. that for projects within the Plan Area that require excavation, a Phase I Environmental Site Assessment (and Phase II sampling, where appropriate) would be required. If the Phase I Environmental Site Assessment determines that remediation is required, the project sponsor would be required to implement all remediation and abatement work in accordance with the requirements of the Department of Toxic Substances Control (DTSC), Regional Water Quality Control Board (RWQCB), or other jurisdictional agency; 33. that the following practices shall be incorporated into the construction documents to be implemented by the project contractor. a. Maximize the physical separation between noise generators and noise receptors. Such separation includes, but is not limited to, the following measures: Use heavy-duty mufflers for stationary equipment and barriers around particularly noisy areas of the site or around the entire site; - Use shields, impervious fences, or other physical sound barriers to inhibit transmission of noise to sensitive receptors; Locate stationary equipment to minimize noise impacts on the community; and Minimize backing movements of equipment. b. Use quiet construction equipment whenever possible. c. Impact equipment (e.g., jack hammers and pavement breakers) shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically-powered tools. Compressed air exhaust silencers shall be used on other equipment. Other quieter procedures, such as drilling rather than using impact equipment, shall be used whenever feasible. 34. the project sponsor shall incorporate the following practice into the construction documents to be implemented by construction contractors: The project sponsor shall require that loaded trucks and other vibration-generating equipment avoid areas of the project site that are located near existing residential uses to the maximum extent compatible with project construction goals; 35. that if the project increases sewer flows to the sanitary sewer system, the project sponsor shall coordinate with the City Engineer to determine if improvements to public sanitary sewer infrastructure are needed. If improvements are needed, the following shall apply: that prior to issuance of a building permit, the project sponsor shall develop a plan to facilitate sanitary sewer improvements. The plan shall include a schedule for implementing sanitary sewer upgrades that would occur within the development site and/or contribution of a fair share fee toward those improvements, as determined by the City Engineer. The plan shall be reviewed by the City Engineer. EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 6 36. that prior to issuance of a building permit, the development plans shall be reviewed by the Fire Marshal to determine if fire flow requirements would be met given the requirements of the proposed project, and the size of the existing water main(s). If the Fire Marshal determines improvements are needed for fire protection services, then the following shall apply: ■ that prior to issuance of a building permit the project sponsor shall be required to provide a plan to supply adequate water supply for fire suppression to the project site, consistent with the Fire Marshal's requirements. The plan shall be reviewed by the Fire Marshal. The project sponsor shall be responsible for implementation of the plan including installation of new water mains, and/or incorporation of fire water storage tanks and booster pumps into the building design, or other measures as determined by the Fire Marshal. 37. that if evidence of an archeological site or other suspected cultural resource as defined by CEQA Guidelines Section 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.g., worked stone, worked bone, fired clay vessels, faunal bone, hearths, storage pits, or burials) is discovered during construction- related earth-moving activities, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame shall be notified. The project sponsor shall hire a qualified archaeologist to conduct a field investigation. The City of Burlingame shall consult with the archeologist to assess the significance of the find. Impacts to any significant resources shall be mitigated to a less-than significant level through data recovery or other methods determined adequate by a qualified archaeologist and that are consistent with the Secretary of the Interior's Standards for Archeological Documentation. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A-J) form and filed with the NWIC; 38. that should a unique paleontological resource or site or unique geological feature be identified at the project construction site during any phase of construction, the project manager shall cease all construction activities at the site of the discovery and immediately notify the City of Burlingame. The project sponsor shall retain a qualified paleontologist to provide an evaluation of the find and to prescribe mitigation measures to reduce impacts to a less-than-significant level. Work may proceed on other parts of the project site while mitigation for paleontological resources or geologic features is carried out. The project sponsor shall be responsible for implementing any additional mitigation measures prescribed by the paleontologist and approved by the City; and 39. that if human remains are discovered at any project construction site during any phase of construction, all ground-disturbing activity within 100 feet of the resources shall be halted and the City of Burlingame and the County coroner shall be notified immediately, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California's Health and Safety Code. If the remains are determined by the County coroner to be Native American, the Native American Heritage Commission (NAHC) shall be notified within 24 hours, and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. The project sponsor shall also retain a professional archaeologist with Native American burial experience to conduct a field investigation of the specific site and consult EXHIBIT "A" Conditions of Approval for Categorical Exemption and One Year Extension 250 California Drive Effective May 7, 2020 Page 7 with the Most Likely Descendant, if any, identified by the NAHC. As necessary, the archaeologist may provide professional assistance to the Most Likely Descendant, including the excavation and removal of the human remains. The City of Burlingame shall be responsible for approval of recommended mitigation as it deems appropriate, taking account of the provisions of State law, as set forth in CEQA Guidelines section 15064.5(e) and Public Resources Code section 5097.98. The project sponsor shall implement approved mitigation, to be verified by the City of Burlingame, before the resumption of ground-disturbing activities within 100 feet of where the remains were discovered. CITY OF BURLINGAME ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME Planning Division City Hall — 501 Primrose Road �^ PH: (650) 558-7250 Burlingame, California 94010-3997 ' FAX: (650) 696-3790 PUBLIC HEARING NOTICE The City of Burlingame Planning Commission announces the following public hearing on Monday, April 27, 2020 at 7:00 P.M. Project Location: 250 California Drive, zoned CAR (APN: 029-213-010) Description: Application for a One Year Extension of a previously approved application for Commercial Design Review and Conditional Use Permits for a new, four-story mixed use office building (retail and office). To adhere to the San Mateo County Health Officer's Shelter-in-Place Order, the Planning Commission meeting will be held via teleconference (see below for details). However, if you do not have access to a computer, you may attend the meeting in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA. To access the meeting by computer: Go to www.zoom.us/ioin Meeting ID: 984 870 639 Password: 380568 To access the meeting by phone: Dial 1-669-900-6833 Meeting ID: 984 870 639 Password: 380568 Members of the public may provide written comments by email to publiccommentCa�burlinqame.orq. Comments may be submitted both prior to the meeting, or during the meeting, and will be read aloud by staff for the record. Questions/Comments If you have any questions about the proposed project or would like to schedule an appointment to view a hard copy of the application and plans, please contact Ruben Hurin, staff planner for the project, at rhurin(a�burlinaame.org or (650) 558-7256. Written comments on the project may also be emailed to the staff planner prior to the public hearing. We encourage you to review the proposed plans for this project online now at www.burlinqame.orq/planninqcommission/aqenda. Agenda and Staff Reports The City of Burlingame will publish the meeting agenda at 5 p.m. on Thursday, April 23, 2020. The agenda will be available online at www.burlinqame.orq/planninqcommission/aqenda and will contain the staff report, related documents, and proposed plans for this application. The agenda will also be posted at City Hall, 501 Primrose Road, Burlingame, CA. A hardcopy of the staff report and related documents may be obtained upon request to the staff planner (see contact information above). (please refer to other side) PUBLIC HEARING NOTICE Accessibility In compliance with the Americans with Disabilities Act, individuals who require special assistance or a disability-related modification or accommodation to participate in this meeting, or who have a disability and wish to request an alternative format for the agenda, meeting notice, agenda packet or other writings that may be distributed at the meeting, should contact the Planning Division at planninqdept(c�burlinqame.orq or (650) 558-7250, by 10:00 a.m. on Monday, April 27, 2020. Notification in advance of the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting, the materials related to it, and your ability to comment. 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 the notice. Kevin Gardiner, AICP Community Development Director Mailed: April 17, 2020 250 California Drive 300' noticing APN #: 029.213.010 o,,.,,��. ����i�� � 0 �':3� , \ �i _l , 3� � G L, , � �� , � �t:`� �-�C'- p fl� t r, . . �1��! W 1! ��i1 � �'1 '= l•l ��� �, D � , , � , �. , � c v s `�c . 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