Loading...
HomeMy WebLinkAbout1128-1132 Douglas Avenue - Approval LetterCITY OF BURLINGAME City Hall — 501 Primrose Road Burlingame, California 94010-3997 October 18, 2018 Richard Terrones Dreiling Terrones Architecture Inc. 1103 Juanita Avenue Burlingame, CA 94010 � CiTY �� � � � ��7,.�.,.'":1 .,...�.. COMMUNITY DEVELOPMENT DEPARTMENT Planning Division PH:(650)558-7250 FAX: (650) 696-3790 Re: 1128-1132 Douglas Avenue — Amendment to Design Review and Side Setback Variance Dear Mr. Terrones, Since there was no appeal to or suspension by the City Council, the September 24, 2018, Planning Commission approval of your application for Amendment to Design Review and Side Setback Variance became effective October 4, 2018. This application was for changes to a previously approved 27-unit residential apartment building at 1128-1132 Douglas Avenue, zoned R-4. The September 24, 2018 minutes of the Planning Commission state your application was approved with the following conditions: that the project shall be built as shown on the plans submitted to the Planning Division date stamped September 13, 2018, sheets A0.0 through A5.1B, A8.1, A8.2, C1, AR1.0, L1.1 and L1.2; 2. that as a community benefit freely offered by the applicant, the project shall include one one- bedroom unit and one two-bed�oom unit set aside for a period of twenty-five (25) years for households with incomes of 110% of the Area Median Income (AMI) for the County of san Mateo. The City Manager shall be authorized to execute an agreement memorializing this provision; 3. 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; 4, that the maximum elevation to the top of the parapet and roof shall not exceed elevation 81.00' and 79.17', respectively, as measured from the average elevation at the top of the curb along Douglas Avenue (24.20') for a maximum height of 56'-10" to the top of the parapet; the garage floor finished floor elevation shall be elevation 11.00'; and that the top of each floor and final roof ridge shall be surveyed and approved by the City Engineer as the framing proceeds and prior to final framing and roofing inspections. 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; :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 2 5. 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 (FYI or amendment to be determined by Planning staf�; 6. 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 $58,138.50, made payable to the City of Burlingame and submitted to the Planning Division; 7. 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 $58,138.50, made payable to the City of Burlingame and submitted to the Planning Division; 8. that if a security gate system across the driveway is installed in the future, the gate shall be installed a minimum 20'-0' back from the front property line; the security gate system shall include an intercom system connected to each dwelling which allows residents to communicate with guests and to provide guest access to the parking area by pushing a button inside their units; 9. that the trash receptacles, furnaces, and water heaters shall be shown in a legal compartment outside the required parking and landscaping and in conformance with zoning and California Building and Fire Code requirements before a building permit is issued; 10. that trash enclosures and dumpster areas shall be covered and protected from roof and surtace drainage and that if water cannot be diverted from these areas, a self-contained drainage system shall be provided that discharges to an interceptor; 11, that all construction shall abide by the construction hours established in the municipal code; 12. 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; 13. that storage of construction materials and equipment on the street or in the public right-of-way shall be prohibited; 14. that construction access routes shall be 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; 15. that if construction is done during the wet season (October 1 through April 30), that prior to October 1 the developer shall implement a winterization program to minimize the potential for erosion and polluted runoff by inspecting, maintaining and cleaning all soil erosion and sediment control prior to, during, and immediately after each storm even; stabilizing disturbed soils throughout temporary or permanent seeding, mulching matting, or tarping; rocking unpaved vehicle access to limit dispersion of mud onto public right-of-way; covering/tarping stored construction materials, fuels and other chemicals; :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :C October 18, 2018 1128-1132 Douglas Avenue Page 3 16. that this project shall comply with the state-mandated water conservation program, and a complete Irrigation Water Management and Conservation Plan together with complete landscape and irrigation plans shall be provided at the time of building permit application; 17. that all site catch basins and drainage inlets flowing to the bay shall be stenciled. All catch basins shall be protected during construction to prevent debris from entering; 18. that this proposal shall comply with all the requirements of the Tree Protection and Reforestation Ordinance adopted by the City of Burlingame in 1993 and enforced by the Parks Department; complete landscape and irrigation plans shall be submitted at the time of building permit application and the street trees will be protected during construction as required by the City Arborist; 19. that project approvals shall be conditioned upon installation of an emergency generator to power the sump pump system; and the sump pump shall be redundant in all mechanical and electrical aspects (i.e., dual pumps, controls, level sensors, etc.). Emergency generators shall be housed so that they meet the City's noise requirement; 20. that the project shall comply with the Construction and Demolition Debris Recycling Ordinance which requires affected demolition, new construction and alteration projects to submit a Waste Reduction plan and meet recycling requirements; any partial or full demolition of a structure, interior or exterior, shall require a demolition permit; 21. that 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; 22. that the applicant shall comply with Ordinance 1503, the City of Burlingame Storm Water Management and Discharge Control Ordinance; 23. 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; 24. that this project shall comply with Ordinance No. 1477, Exterior Illumination Ordinance; 25. that directional signage shall be placed on the property to promote use of the circular driveway at the front of the property for pick-ups and deliveries; 26. that the landscape planter at the northeasterly portion of the building, adjacent to the driveway shall be reduced in depth in order to permit widening of the driveway within that area; The following four (4) conditions shall be met during the Building Inspection process prior tv the inspections noted in each condition: 27. that prior to scheduling the foundation inspection a licensed surveyor shall locate the property corners, set the building envelope; CC Register online to receive City of Burlingame e-mail updates at www.burlingame.org :� October 18, 2018 1128-1132 Douglas Avenue Page 4 28. 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 Division; 29. 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; 30. that prior to final inspection, Planning Division staff will inspect and note compliance of the architectural details (trim materials, window type, etc.) to verify that the project has been built according to the approved Planning and Building plans; Mitigation Measures from Environmental Impact Report: Aesthetics 31. MM AES-1: Design Review of the Proposed Project: The applicant shall submit revised plans for the proposed building at 1128-1132 Douglas Avenue to the City of Burlingame for design review. The Planning Commission as the responsible body for design review shall review the proposed project for compatibility with the City's guidelines for a residential apartment building in the Downtown Specific Plan R-4 Base District. 32. MM AES-2: Exterior Lighting Plan: Prior to issuance of a building permit, a detailed Exterior Lighting Plan shall be provided. The lighting plan shall utilize the following standards: a) Control stray light through use of low-brightness fixtures with optical controls. b) Fully block all exterior light sources from off-site views. c) Do not permit any uplighting from any outdoor light fixture. d) Employ on-demand exterior lighting systems where feasible. Area lighting and security lighting shall be controlled by the use of timed switches and/or motion detectors. e) Use tinted windows in all buildings to reduce glare from interior lights. 33. MM AES-3: Use of Non-reflective Exterior Paint: Flat, non-reflective paint or integrated coloring shall be used in all exterior building materials throughout the project. Air Quality 34. MM AIR-1: Construction Equipment Emissions Reduction: The construction contractor shall implement the BAAQMD Enhanced Exhaust Emissions Reduction Measures for Project Construction Equipment measure that requires project off-road equipment greater than 25 horsepower (hp) that operates for more than 20 total hours over the entire duration of construction activities to meet the following requirements: :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org C: October 18, 2018 1128-1132 Douglas Avenue Page 5 a) All backhoes engines shall meet CARB Tier 4 off-road emission standards. b) All other equipment engines shall meet or exceed CARB Tier 3 off-road emission standards or be retrofitted with a CARB Level 2 diesel particulate filter (DPF). 35. MM AIR-2: Air Filtration: A standard house heating, ventilation, and air conditioning (HVAC) system with a permanent filter of a minimum efficiency reporting value (MER� of 13 or greater shall be installed at the relocated residence at 524 Oak Grove Avenue. The MERV13 filter shall provide one air exchange per hour if the air source is outside/un�ltered air or four air exchanges per hour if the air source is inside/recirculated air to provide an 80 percent or greater reduction of outdoor fine particulate matter (including DPM). Biological Resources 36. MM BIO•1: Pre-construction Bat Surveys The applicant shall implement the following measures during demolition of structures and tree removal or tree pruning. Structures. Before demolition of existing structures, a qualified bat specialist shall conduct a day time search for potential roosting habitat and evening emergence surveys to determine if the structure is being used as a roost. Biologists conducting surveys for roost sites shall use naked eye, binoculars, and a high power spotlight to inspect buildings features that could house bats. The surfaces of the structure and the ground around the structure shall be surveyed for bat signs, such as guano, staining, and prey remains. Evening (i.e., dusk) emergence surveys shall consist of at least one bat specialist positioned at different vantage points from the structure, watching for emerging bats from a half hour before sunset to 1 to 2 hours after sunset for a minimum of 2 nights within the season that construction will be taking place. Night vision goggles or full spectrum acoustic detectors should be used during emergence surveys to assist in species identification. All emergence surveys shall be conducted during favorable weather conditions (i.e., calm nights with temperatures conducive to bat activity [55° F and above] and no precipitation predicted). If roosting, special-status bats are present, measures developed by the bat specialist shall be implemented, as needed. Measures to protect the bats may include postponing demolition until after the May 1 st through October 1 st roosting period. Measures may include monitoring roosting to determine if the roost site is a maternal roost by either a visual inspection of the roost bat pups, or monitoring the roost after the adults leave for the night and listening for bat pups. Eviction of a maternal roost cannot occur because bat pups are not mature enough to leave the roost. If a roost is determined not to be a maternal roost, eviction of bats shall be conducted using bat exclusion techniques developed by Bat Conservation International and in consultation with CDFW that allow the bats to exit the roosting site, but prevent re-entry to the site. This work shall be completed by a BCI-recommended exclusion professional. The exclusion of bats shall be timed and carried out concurrently with any scheduled bird exclusion activities. Each roost lost (if any) shall be replaced in consultation with the CDFW and may include construction and installation of BCI-approved bat boxes suitable to the bat species and colony size excluded from the original roosting site. Roost replacement shall be implemented before bats are excluded from the original roost sites. Once the replacement roosts are constructed and it is confirmed that bats are not present in the original roost site, the structures may be removed or sealed. :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 6 Tree Removal. A qualified bat specialist shall examine trees to be removed or trimmed for suitable bat roosting habitat. High quality habitat features (large tree cavities, basal hollows, loose or peeling bark, larger snags, etc.) shall be identified and the area around these features searched for bats and bat sign (guano, culled insect parts, staining, etc.). The qualified bat specialist shall conduct evening visual emergence surveys of the source habitat feature, from a half hour before sunset to 1 to 2 hours after sunset for a minimum of two nights within the season that construction will be taking place. If it is found that roosting, special-status bats are present, measures developed by the bat specialist shall be implemented, as needed. 37. MM BIO-2: Tree Protection Measures: Tree protection specifications were developed by Mayne Tree Expert Company Inc. for the protected trees surveyed at the Douglas Avenue and Oak Grove Avenue project sites. The applicant shall implement the following tree protection measures developed by Mayne Tree Expert Company Inc. and approved by the Arborist for protected trees. The Mayne Tree Expert Company Inc. reports shall be included on the demolition and construction plans of the project. Mulching. A 6-inch layer of coarse mulch woodchips shall be placed beneath the dripline of protected trees. Mulch is to be kept 12 inches from the trunk. Protective Barrier. A protective barrier or 6-foot chain link fence shall be installed around the dripline of protected trees. The fencing can be mo�ed within the dripline if authorized by the Project Arborist or the City Arborist, but no closer than 2 feet from the trunk of any tree. Fence posts shall be 1.5 inches in diameter and are to be driven 2 feet into the ground. The distance between posts shall not be more than 10 feet. This enclosed area is the Tree Protection Zone (TPZ). Moveable barriers or chain link fencing secured to cement blacks can be substituted for "fixed" fencing if the Project Arborist and City Arborist agree that the fencing would have to be moved to accommodate certain phases of construction. The applicant may not move the fence without authorization from the Project Arborist or City Arborist. Construction Restrictions. During construction, the following restrictions shall be implemented: a) Runoff or spillage of damaging materials to the area below any tree canopy shall not be allowed. b) Storing materials, stockpiling soils, or parking/driving vehicles within the TPZ is not allowed. c) Cutting, breaking, skinning, or bruising roots, branches, or trunks of protected trees is prohibited without first obtaining authorization from the City Arborist. d) Fires shall not be allowed under and adjacent to trees. e) Discharging exhaust into foliage shall be prohibited. fl Securing cables, chains, or ropes to trees or shrubs is prohibited. g) Trenching, digging, or excavating within the dripline of the TPZ of trees is prohibited without first obtaining authorization from the City Arborist. h) Applying soils sterilants under pavement near existing trees is prohibited. :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org �: October 18, 2018 1128-1132 Douglas Avenue Page 7 i) Machine trenching is prohibited within the driplines of trees, only excavation by hand or compressed air is allowed. Avoiding injury to roots. When a ditching machine, which is being used outside of the dripline of trees, encounters roots smaller than 2 inches, the wall of the trench adjacent to the street shall be hand trimmed, making clear, clean cuts through the roots. All damaged, torn, and cut roots shall be given a clean cut to remove ragged edges, which promote decay. Trenches shall be filled within 24 hours, but, where, this is not possible, the side of the trench adjacent to the trees shall be shaded with four layers of dampened, untreated burlap, wetted as frequently as necessary to keep the burlap wet. Roots 2 inches or larger, when encountered, shall be reported immediately to the Project Arborist, who will decide whether the applicant may cut the roots as mentioned above or shall excavate by hand or with compressed air under the root. The �oot is to be protected with dampened burlap. In addition, the top 2 feet of the foundation closest to trees shall be air spaded or hand dug under supervision of a�icensed arborist to locate and evaluate any significant roots prior to mechanical excavation. The licensed arborist shall be required to submit a report to the City regarding the findings of the excavation and recommend any additional actions needed to protect the roots to preserve the health and structure of both the redwood and oak trees. Routing pipes. To avoid conflict with routes, pipes shall be routed outside of an area, ten times the diameter of a protected tree. In addition, where it is not possible to reroute pipes or trenches, the applicant shall bore beneath the dripline of the tree. The boring shall take place not less than 3 feet below the surface of the soil in order to avoid encountering feeder roots. Reporting. The City Arborist, or his designee, shall be present when any digging occurs in the vicinity of the narrowest portion of the proposed shared driveway in the vicinity of the root ball of the adjacent protected tree to ensure that all appropriate measures are taken to protect the tree roots. If a protected tree is damaged, the applicant shall follow any remedial actions deemed necessary by the City Arborist, such as planting additional trees, consistent with Chapter 11.06.090. Cultural Resources 38. MM CUL-1: Compatible Cladding for Historic House: New construction on the relocated historic house shall be differentiated from the old and shall be compatible with the historic materials, features, size, scale and proportion, to protect the integrity of the property and its environment consistent with the Secretary of Interior's standards for rehabilitation. The choice of materials shall be submitted to the City for approval as part of the design review process. Geology and Soils 39. MM GEO-1: Implementation of Geotechnical Recommendations: The Applicant and their contractors shall implement the measures outlined and recommended in the Geotechnical Investigation Report Chapters 5 through 10 for the proposed construction at 1128-1132 Douglas Avenue. :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 8 Hazards and Hazardous Materials 40. MM HAZ-1: Preparation of a Site-specific Spill Prevention, Control and Countermeasure Plan: The applicant shall prepare a site-specific Spill Prevention, Control, and Countermeasure (SPCC) Plan that will identify spill prevention and response measures and Best Management Practices (BMPs). The plan will emphasize site specific physical conditions to improve hazard prevention (e.g., identification of flow paths to nearest drains) and reduce effects of accidental spills if they occur. The Applicant shall designate a representative to ensure that all hazardous materials and safety plans are followed throughout the construction period. BMPs identified in SPCC Plan shall be implemented during project construction to minimize the risk of an accidental release and to provide the necessary information for emergency response. A copy of the project SPCC shall be submitted to the City for approval at least 30 days prior to construction. All construction personnel shall be required to attend SPCC training prior to conducting any work on the project site. 41. MM HAZ-2: Soils Test: Prior to construction, the applicant shall evaluate shallow soils at the structure locations for the possible presence of lead and pesticides. If lead or pesticides are found within the tested soils, the applicant shall dispose of the soils, consistent with federal, state and local laws regarding disposal of hazardous materials. Hydrology and Water Quality 42. MM HAZ-3: Project-specific Emergency Access Plan: The Applicant shall develop and implement a Project specific Emergency Access Plan. The applicant shall submit the plan to the City and all emergency services within the city, including the fire department and police department, at least 30 days prior to construction. The Emergency Access Plan shall require provisions for the: a} Implementation of standard safety practices, including installation of appropriate barriers between work zones and transportation facilities, placement of appropriate signage, and use of traffic control devices. b) Use of flaggers and/or signage to guide vehicles through or around construction zones using proper techniques for construction activities, including staging yard entrance and exit. c) Traffic detours for any road or lane closures with appropriate signage marking the detours. d) Timing of worker commutes and material deliveries to avoid peak commuting hours. e) Timing of lane and road closures. fl Plans for construction worker parking and transportation to work sites. g) Methods for keeping roadways clean. h) Storage of all equipment and materials in designated work areas in a manner that minimizes traffic obstructions and maximizes traffic sign visibility. ' i) Limiting vehicles to safe speed levels according to posted speed limits, road conditions, and weather conditions. :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :C October 18, 2018 1128-1132 Douglas Avenue Page 9 j) Coordination with public transit providers. k) Repair of asphalt and other road damage (e.g., curb and gutter damage, rutting in unpaved roads) caused by construction vehicles. I) Detours for cyclists and pedestrians when bike lanes or sidewalks must be closed. The Emergency Access Plan must at a minimum camply with the requirements of the City and must be submitted to the City for approval prior to commencing construction activities. Hydrology and Water Quality 43. MM HYDRO-1: Stormwater Pollution Prevention Best Management Practices: The applicant will implement the following best management practices during construction of the proposed project: a) Preserve existing vegetation where feasible. b) Limit disturbance to the work site. c) Install silt fences around the perimeter of the project site. Noise 44. MM NOISE-1: Prepare a Relocation Plan and Obtain Approval from the City for Historic House Relocation Outside of Permitted Construction Hours: The Applicant shall prepare a Relocation Plan and obtain approval from the City under Municipal Code Section 18.07.110 for historic house relocation. The Relocation Plan shall include: 1. Exact procedure for cutting and dismantling the historic house, and loading on trucks. 2. Specific routes for movement of the historic house from its existing location to 524 Oak Grove Avenue. 3. Exact procedure for setting the house in its new location. 4. Estimated duration for the various activities involved in the cutting, dismantling, loading, and setting of the House. 5. Coordination procedures with utilities, Caltrain, and appropriate City Departments. 6, Advance Notice to residents at each project site and along the route regarding the start and duration of power interruption. :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 10 7. Measures to reduce impacts of power outage on residents such as: a) Power interruption phasing to reduce amount of time houses are affected. b) Offering affected parties dry ice for freezers and refrigerators. c) Offering generators for life support equipment. d) Security lighting. Approval from the City for relocating the historic house outside of permitted construction hours would be contingent on abiding by all the best management practices required under Condition of Approval 19, and the measures included in the Noise Management Plan for the project. 45. MM NOISE-2: Compliance with Title 24: Prior to issuance of a building permit, a qualified acoustical consultant shall review the final building plans to calculate expected interior noise levets. The building permit shall not be issued until the qualified acoustical consultant has reviewed the acoustical test report of all sound rated windaws and doors and confirmed that the proposed building treatments will adequately reduce interior noise levels to 45 dBA or below. 46. MM NOISE-3: Noise Management Plan: The applicant shall prepare a noise management plan that includes: a. Identified routes for movement of construction-related vehicles and equipment developed in conjunction with the Burlingame Community Development Department so that noise-sensitive areas, including residences and schools, are avoided as much as possible. b. A designated "Community Liaison" for construction activities. The Community Liaison would be responsible for responding to any local complaints regarding construction noise and vibration. The Community Liaison would determine the cause of the noise or vibration complaint and would implement reasonable measures to correct the problem. c. Sending advance notice to neighborhood residents within 50 feet of the project site regarding the construction schedule and including the phone number for the disturbance coordinator. A notice with the name and phone number of the Community Liaison shall be posted at the project site. In the event that construction noise complaints are not resolved by scheduling, the applicant shall install temporary sound absorption barriers, such as noise control blankets, in addition to the standard noise barriers around the construction site required under Condition of Approval 19, best management practices. These additional barriers would be specifically designed for exterior use and would reduce the noise level beyond the fence line by at least 3 dBA. If noise complaints continue, the applicant shall install a temporary sound absorption barrier that would reduce the noise level beyond the fence line an additional 2 dBA, for a total noise reduction of 5 dBA beyond the fence line. :: Register online to �eceive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 11 Transportation and Traffic 47. MM TRAFFIC-1: Construction Management Plan: The project applicant and its construction contractor(s) shall develop a construction management plan for review and approval by the City of Burlingame. The plan must include at least the following items and requirements to reduce, to the maximum extent feasible, traffic and parking congestion during construction: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic hours, detour signs if required, lane closure procedures, signs, cones for drivers, and designated construction access routes; b. Identification of haul routes for movement of construction vehicles that would minimize impacts on motor vehicular, bicycle and pedestrian traffic, circulation and safety, and specifically to minimize impacts to the greatest extent possible on streets in the project area; c. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries, detours, and lane closures would occur; d. Provisions for monitoring surface streets used for haul routes so that any damage and debris attributable to the haul trucks can be identified and corrected by the project applicant.; e. A construction parking plan to provide worker parking off site and generally off neighborhood streets, with shuttles or other transportation as needed to transport workers to the site; and Designation of a readily available contact person for construction activities who would be responsible for responding to any local complaints regarding traffic or parking. This coordinator would determine the cause of the complaint and, where necessary, would implement reasonable measures to correct the problem. 48. MM TRAFFIC-2: Driveway Safety Enhancements: The project applicant and its construction contractor(s) shall implement the following safety enhancements: a. Flashing tight sensors shall be placed within the project parking ga�age and rear surface parking areas to alert motorists outbound from the project parking areas that vehicles are inbound from Douglas Avenue (these could be video or loop detected); b. Signs shall be placed at the proposed projecYs Douglas Avenue entrances that indicate: "Caution—Watch For Outbound Vehicles"; and c. The project design shall be modified to allow for 12-foot access on the eastern-most driveway, except as necessary to avoid impact to the two significant trees. Toward the rear of the lot, that would require either loss of landscaping, further setback for the building (at least on the first floor), and/or loss of a parking space. All site improvements and construction work will require separate application to the Building Department. This approval is valid for two years during which time a building permit must be issued. An extension of up to one year may be considered by the Planning Commission if application is made before the end of the initial approval period. :� Register online to receive City of Burlingame e-mail updates at www.burlingame.org :: October 18, 2018 1128-1132 Douglas Avenue Page 12 The decision of the Council is a final administrative decision pursuant to Code of Civil Procedure Section 1094.6. If you wish to challenge the decision in a court of competent jurisdiction, you must do so within 90 days of the date of the decision unless a shorter time is required pursuant to State or Federal law. Sincerely, • A�Y "`''" � /i^�ti. Kevin Gardiner Community Development Director c. Henry Zhang, Zers Real Estate Development Inc., property owner 8 Vista Lane Burlingame, CA 94010 Chief Deputy Valuation, Assessor's Office 1128 Douglas Avenue (52 FT ON DOUGLAS AVE POR OF LOT 3 BLK 5 BURLINGAME LAND CO MAP NO 2 RSM D/38; APN: 029-132-180) 1132 Douglas Avenue (W 50 FT OF LOT APN: 029-132-190) File 3 BLOCK 5 BURLINGAME LAND CO MAP NO 2 RSM D/38; :: Register online to receive City of Burlingame e-mail updates at www.burlingame.org a: