with the building permit plans. The consultant’s recommendations shall be incorporated into the building plans, prior to issuance of a building permit. i. Noise Impacted Locations. All new development that would be exposed to noise greater than the “normally acceptable” noise level range, and residential and other noise-sensitive land uses within the 65 dB contours, as shown in [BVSP] Figure 6-6d are required to reduce interior noise through design, sound insulation, or other measures to achieve an interior noise level of not more than 45 dBA. At minimum, the following is required:
i. A detailed acoustical analysis of the project must be completed by a qualified acoustical consultant to define the measures required such that the interior noise level requirements are satisfied.
ii. Prior to issuance of a Building Permit, the project noise consultant must certify in writing that the submitted Building Plans include all required noise reduction recommendations specified in the detailed acoustical analysis (i.e., construction methods, increased insulation, noise baffling, etc.) to reduce interior noise levels below the City and State level of 45 dB. iii. The final project design must include a suitable form of forced-air mechanical ventilation, as determined by the local building official, for all residential units so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
10. Construction Vibration Standard Conditions
a. After obtaining permission from the subject property owners, the applicant must conduct preconstruction photo surveys of foundation/building wall cracks in adjacent structures and install vibration monitors at any sensitive receptor sites identified in the project Vibration Assessment (structures located within 20 feet of construction).
The applicant must submit a copy of the photo survey and written confirmation from the Project Acoustic Consultant that all required monitors have been installed and inspected, and that they meet the consultant’s specifications, prior to issuance of grading or building permits.
b. The applicant must designate a person responsible for registering and investigating claims of excessive vibration. The contact information of such person shall be clearly posted on the construction site.
c. Neighboring property owners within 300 feet of the project site must be noticed of the construction activities and construction schedule (including estimated dates of various construction phases) at least two weeks prior to the start of construction.
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d. The applicant must ensure that the preventative and monitoring measures identified in the Vibration Assessment are enforced during grading and building operations. The applicant must demonstrate that all project construction personnel have been made aware of these measures, prior to issuance of a grading or building permits. On-site identification of any buffer distances between construction (i.e., vibratory rollers, excavators, backhoes, etc.) and adjacent structures (structures located within 20 feet of construction) that are specified in the Vibration Assessment must occur prior to grading operations.
e. Vibration monitors shall be placed at the sensitive receptors (structures located within 20 feet of construction) to monitor construction activities and make sure the project thresholds are met. Real-time alerts must be sent to the Contractor in case of near threshold vibration levels or in case of threshold exceedances. In case of exceedances, work must stop, and the source of the exceedance must be identified, and the required mitigation measure should be incorporated. f. Building structures near the project (structures located within 20 feet of construction) must be periodically checked for cracks, and any cracks must be monitored. If minor cracks are reported or existing cracks propagate, vibration project action levels must be restricted.
g. Whenever possible, construction or equipment activity generating relatively high levels of vibration must not occur at the same time and shall be spaced as far apart in time as possible from one another. In general, the most severe activities must be reserved for the middle of the day (noon). If activities must occur simultaneously, they shall be performed as far away from one-another as possible within the construction zone.
h. All deliveries of material and equipment must occur during daytime hours, including queueing of construction vehicles outside the site. Vehicles delivering materials and equipment must be operated in strict conformance with regulations established by the United States Department of Transportation and all State and Local requirements. All materials and equipment must be stored on-site and within the confines of the construction barricades.
i. Stationary and portable construction equipment must be located at positions where the noise/vibration impact to nearby noise/vibration-sensitive receptors is minimal.
At times where the equipment cannot be positioned at a minimal noise/vibration impacting location, mitigation devices shall be implemented, as determined by the Project Acoustic Consultant, or designated Vibration Monitor. j. After construction activities are complete, the applicant must conduct a postconstruction photo survey of previously surveyed buildings (structures located within 20 feet of construction) for foundation /building wall cracks. The post construction survey, and a summary letter of any resulting actions taken (repairs or 120
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restitutions) must be provided to the Community Development Department, prior to final building permit inspection.
11. Construction Vibration Reduction and Monitoring
a. A construction noise logistics plan shall be prepared that specifies hours of construction, noise and vibration minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses. Project construction operations shall use best available noise suppression devices and techniques including, but not limited to the following:
i. Pursuant to the Municipal Code, restrict noise-generating construction activities to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and Holidays. ii. Construct solid plywood fences around ground level construction sites adjacent to residences, or other noise-sensitive land uses. A temporary 10- to 12-foot noise barrier would provide 5 to 6 dBA attenuation for adjacent sensitive land uses when construction activities occur at the ground level. iii. Erect a temporary noise control blanket barrier, where feasible, at the property line or on scaffolding just outside the proposed buildings facing the adjoining residences to the west during construction to control construction noise when activities do not occur at the ground level. The temporary noise control blanket barriers shall be installed at residences nearest to the active construction activities only.
iv. A temporary noise control blanket barrier could be erected, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling.
Noise control blanket barriers can be rented and quickly erected. v. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. vi. Prohibit unnecessary idling of internal combustion engines. vii. Locate stationary noise-generating equipment such as air compressors or portable power generators as far as possible from sensitive receptors. Construct temporary noise barriers to screen stationary noise-generating equipment when located near adjoining sensitive land uses. Any enclosure openings or venting shall face away from sensitive receptors.
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viii. Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far as feasible from residential receptors. ix. Utilize “quiet” air compressors and other stationary noise sources where technology exists.
x. Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site. xi. Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noisesensitive receptors nearest the project site during all project construction. xii. Notify all adjacent business, residences, and other noise-sensitive land uses of the construction schedule, in writing, and provide a written schedule of “noisy” construction activities to the adjacent land uses and nearby residences. xiii. Designate a “disturbance coordinator” who shall be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem.
Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
b. Wherever feasible, operation of vibration inducing equipment shall be avoided within the distance to existing buildings specified below:
o Clam shovel drop – 18 ft.
o Hydromill (slurry wall) in soil – 1 ft.
o Hydromill (slurry wall) in rock – 2 ft.
o Vibratory Roller – 19 ft.
o Hoe Ram – 9 ft.
o Large bulldozer – 9 ft.
o Caisson drilling – 9 ft.
o Loaded trucks – 8 ft.
o Jackhammer – 4 ft
o Small bulldozer - <1 ft.
c. If the above equipment must operate closer to existing buildings than specified above, a vibration monitoring plan shall be prepared, submitted to the City, and implemented to monitor construction vibration at the nearest structures, including at a minimum the following:
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i. A list of all heavy construction equipment to be used for this project known to produce high vibration levels (e.g., tracked vehicles, vibratory compaction, jackhammers, hoe rams, clam shovel drop, and vibratory roller, etc.). ii. An indication of what efforts will be implemented for reducing vibration levels below the thresholds, such as location of equipment away from adjacent building as possible and use of alternative methods or equipment that would produce less vibration.
iii. A designated contact responsible for registering and investigating claims of excessive vibration. The contact information of such person shall also be clearly posted on the construction site. Any damage to adjacent buildings shall be addressed by the applicant team.
iv. Document conditions at all structures located within 20 feet of construction prior to, during, and after vibration-generating construction activities. Perform a photo survey, elevation survey, and crack monitoring survey prior to any construction activity, at the end of each phase of construction, and after project completion, and shall include internal and external crack monitoring in structures, settlement, and distress, and shall document the condition of foundations, walls and other structural elements in the interior and exterior of said structures. If vibration generated by project construction results in damage to adjoining structures, repairs shall be completed to restore structures to pre-construction conditions.
12. Nesting Birds & Roosting Bats – Preconstruction Surveys a. To minimize potential impacts on nesting raptors, the applicant shall either: 1) Avoid construction activities (i.e., tree pruning, tree removal, tree protection work, demolition, grading, and construction) during the active nesting season (between February 1, and August 31); or 2) Conduct pre-construction surveys for nesting raptors and provide appropriate buffer zones, if construction has the potential to impact nesting birds.
b. Pre-construction surveys shall be conducted by a qualified biologist or ornithologist in order to ensure that no raptor nests will be disturbed during project implementation.
This survey will be conducted no more than 15 days prior to the initiation of construction activities during the early part of the breeding season (February through April) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May through August). During this survey, the biologist will inspect all trees in and immediately adjacent to the impact areas for raptor nests.
If an active raptor nest is found close enough to the construction area to be disturbed by these activities, the ornithologist, in consultation with the California Department of Fish and Wildlife Service, will determine the extent of a construction-free buffer zone to be established around the nest.
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c. A qualified biologist shall visually inspect trees to be removed for bat roosts within 7 days prior to their removal. The biologist will look for signs of bats including sightings of live or dead bats, bat calls or squeaking, the smell of bats, bat droppings, grease stains, or urine stains around openings in trees or structures, or flies around such openings. Trees with multiple hollows, crevices, forked branches, woodpecker holes or loose and flaking bark have the highest chance of occupation and shall be inspected the most carefully.
d. If signs of bats are detected, CDFW should be contacted about how to proceed. Echolocation surveys may be needed to verify the presence of bats, or an exclusion zone around the occupied tree may be recommended until bats leave the roost. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.
13. Tree Protection
a. The applicant shall implement the Tree Protection Guidelines identified on the project Landscape Plans (Demolition Notes Sheet L-0.1).
Clearing & Grubbing: Clear and grub two the limits of work per specifications taking care to not disturb the root system of existing trees to remain. i. Existing Trees to Remain: Existing trees to remain shall be pruned under the direction of a certified arborist in accordance with International Society of Arboricultural (ISA) guidelines prior to beginning of construction. During construction, fencing shall be installed at the drip line of all existing trees to remain per arborist and tree protection plan. All excavation within the drip lines of existing trees to remain shall be done by hand with care taken not to damage the root system of these trees. The contractor shall be responsible for watering and ensuring the health of the trees to remain. Do not water California native oak trees to remain during the dry season (April – October). b. Prior to issuance of a grading or building permit, the applicant must submit written confirmation that all tree protection measures, and pre-construction treatments have been installed and inspected, and that they meet the specifications shown tree protection plan (Sheet L-0.1).
c. Tree protection devices are to remain until all site work has been completed within the work area.
d. If unplanned or unapproved tree injuries or tree removals occur during project construction, the applicant shall contact City Planning Staff. Additional permits may be required.
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e. After completion of exterior construction work and before final building permit inspection, the applicant shall submit a final written report/letter from the Project Landscape Architect or Arborist. Said report/letter must provide an evaluation of the construction impactsto the subject tree’s health orstructural stability and must identify any additional provisions that may be required to these address impacts. The applicant is responsible to implement these recommendations. A final report may be required on the effectiveness of the measures.
14. Tree Removal Fees
a. The applicant shall pay a removal fee in accordance with the fee schedule for all regulated trees being removed due to direct/indirect conflicts with proposed work/site plan.
15. Electric Vehicle Charging Stations
a. Signage. Any required electrical vehicle charging station must be clearly marked with a sign reading “Electrical Vehicle Charging Station” and the associated California Vehicle Code restrictions, and only a vehicle that is connected. b. Equipment. Any required electrical vehicle charging stations must be wired for a minimum of 240 volts and 32 amps, designed to allow for future provision of higher amperage conduit, equipped with electrical outlets, and may also be equipped with card readers, controls, connector devices and other equipment, as necessary for public use.
16. Geotechnical Conditions
a. Geotechnical Plan Review - The GEOR should review the geotechnical aspects of the completed project civil and architectural drawings and provide a professional certification letter to the City. In addition, the GEOR should review the completed structural plans and calculations for the new construction for conformance to his geotechnical recommendations, provide supplemental recommendations as necessary, and also provide a professional certification letter to the City to that effect. b. In addition to responding to the above items, following geotechnical approval for development, the GEOR should perform the following during and at the completion of construction:
i. Geotechnical Construction Observation and Testing - The GEOR should be retained to observe the geotechnical and foundation aspects of the construction.
The GEOR should observe foundation excavations and based on their observations, confirm that adequate embedment has been achieved in supporting materials judged to be competent supporting material. In addition, the GEOR should prepare and submit at the completion of project construction a final report that addresses the following items.
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ii. Summary of earthwork operations, including temporary shoring and dewatering, subgrade preparation, earthwork construction, and site drainage and subdrainage installations, as applicable.
iii. Recording of test locations and results of field and laboratory compaction tests where testing is determined to be appropriate by the project geotechnical engineer.
iv. Building foundations, including observation of foundation supporting materials, and confirmation of supporting materials with respect to the geotechnical engineer's recommendations.
v. Site and subsurface drainage, including finish grading around the building, and discharge of collected surface and subsurface water to appropriate discharge facilities.
c. The applicant must adequately submit to the City prior to the issuing of the building permit the supporting data, analysis, and documentation including fill material specifications for the sustenance of the conclusions and the recommendations stated in the geotechnical engineering report and for satisfying the criteria for approval of a project within a seismic hazard zone. As a guide, Special Publication 117 (SP 117) by the California Department of Conservation, Division of Mines and Geology in 1997, provides general considerations for the earthquake hazard evaluation and mitigation, including seismic slope stability (SCEC, 2002).
17. Airport Hazards
a. The project is subject to the requirements of the Federal Aviation Administration outlined in a letter dated March 11, 2024, including but not limited to the following:
i. The manager of San Carlos Airport (SQL) be notified at (650) 573-3700 at least three business days prior to the temporary structure being erected and again when the structure is removed from the site. It is required that the manager of SQL Air Traffic Control Tower be notified at 650-591-8051 at least three business days prior to the temporary structure being erected and again when the structure is removed from the site.
ii. The applicant or a designated representative must provide contact information for the onsite operator in the event that Air Traffic Control requires the temporary structure to be lowered immediately.
iii. Federal Aviation Administration determination letter for temporary structures expires on 09/11/2025 unless extended, revised, or terminated by the issuing office.
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18. Mid-Peninsula Water District
a. The applicant shall demonstrate that the final landscape plan has been reviewed and approved by the Mid-Peninsula Water District (MPWD) prior to the issuance of a Building Permit and is consistent with MPWD’s Water Efficient Landscape Ordinance (WELO), prior to installation of landscaping. A post installation certification from MPWD is also required prior to final Certificate of Occupancy. Contact the MPWD Water Resource Coordinator (650) 591-8941 or [email protected] for more information.
19. Impact Fees
a. The applicant/developer agrees to pay all applicable regulatory, connection, and including plan check, building permit, tree removal permit, Maintenance, Sewer Impact and Sewer Connection Fees, as specified by each respective City Ordinance or the City's Master Fee Schedule.
b. Prior to issuance of Building Permits, the applicant/property owner must pay all required Park Improvement Impact Fees. The calculated fee for the project is $9,856.80 as required via the Settlement Agreement for this project. c. Prior to issuance of Building Permits, the applicant/property owner must pay all required Transportation Impact Fees (TIF). The calculated fee for the project is $153,519.66 as required via the Settlement Agreement for this project. d. Prior to issuance of Building Permits, the applicant/property must pay all required Housing Mitigation/Inclusionary In-Lieu Fees. The calculated fee for the project is $180,502.65 as required via the Settlement Agreement for this project. a. Public Art Requirement (Belmont City Code Sec. 17-128) - The City has a development standard that requires non-residential and mixed-use development involving 10,000 square feet or more of new floor area to devote an amount not less than 1% of building development costs for acquisition and installation of public art on the development site. For projects that do not include public art on the development site, developers can meet this obligation by either: 1) by acquiring and installing freely accessible art on city property or in the public right of way; or 2) providing an in-lieu contribution (payment) to the City for acquisition and placement of public art in the city not less than 1%.
20. Building Division
a. Prior to any construction, the applicant or a designated representative shall obtain all of the required building permits for the project. The applicant will be required to provide a construction and demolition-recycling plan as a condition of the building permit. The Building Department will inspect for compliance with this plan. The 127
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conditions of approval for this permit also require the applicant to perform all work in conformance with the NPDES requirements.
b. All construction and related activities which require a City building permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m. Monday through Friday, and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, Dr. Martin Luther King, Jr. Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day, and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.
c. Specify that the 2022 California Code of Regulations as amended by the State of California and all applicable City of Belmont ordinances will be employed during this project.
d. This project is subject to the School Facilities Fee. Proof of payment must be presented to the City of Belmont before the permit will be issued. Contact the Sequoia Union School District directly for further information (Sequoia Union School District 480 James, Ave., Redwood City, CA 94062. 650.369.1411 ext. 2290 or 2203. www.seq.org).
e. Pursuant to the Belmont Fire Department Ordinance #2016-001, CFC Section 903, the building will receive a fire sprinkler system and the plan will be a deferred submittal. f. Pursuant to Regulation 6, Rule 3 per the Bay Area Air Quality Management District, effective January 1, 2009, no person or builder shall commence construction of a new building or structure permitted to contain or containing a wood-burning device or install a new wood-burning device resulting from a remodel unless the device meets the requirements of Section 6-3-303. Any gas fueled heating device or electric-powered heating device is allowed under this standard.
g. The City of Belmont Municipal Code requires a soils and engineering geology report for all new or substantially altered foundations. Prior to issuance of a Building Permit, provide such a report and a letter from the geotechnical engineer confirming that the foundation plan has been reviewed and that it has been determined that the recommendations in the soils report are properly incorporated into the plans. BMC 7- 12, IBC 106.1 & 1804.3.
h. This project is subject to the requirements of the Green Building Standards Code (Belmont City Code Division 10 Sec. 7-96), the photovoltaic system requirements in the California Energy Code, and the EV charging in the California Green Code. 128
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i. Plans to be submitted for a building permit shall show the location of all transformers, fire standpipes, back flow preventer, main electrical service, all subpanels, gas meter, furnace, and water heater.
j. All retaining walls shall be engineered and subject to the California Building Code Standards.
k. All utilities shall be shown on the plans. The relationship between proposed improvements such as retaining walls or utility meters, valves, backflow preventors, and other facilities, shall be shown on the plans. Plans shall show all existing easements on the property.
l. Verify location of utility meters, valves, back flow preventers, and hydrants with appropriate utility company.
m. The contractor/property owner shall be responsible to post hours of operation and phone numbers for noise complaints.
n. A minimum of 65% of the construction waste generated by this project shall be recycled or salvaged for use. Documentation shall be provided before the final inspection. Sample forms found in “A Guide to the California Green Building Standards Code (Residential)” located at https://www.hcd.ca.gov/ may be used to assist in documenting compliance. CALGreen Section 4.408.
o. All activities shall be subject to the requirements of the Belmont Noise Ordinance (maximum 65 dBA for daytime hours, Maximum 55 dBA for nighttime hours). p. After the City permits are approved but before beginning construction, the owner/applicant shall hold a preconstruction conference with Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls.
II COMPLY WITH THE FOLLOWING CONDITIONS OF THE SAN MATEO CONSOLIDATED FIRE DEPARTMENT:
1. A separate application and permit are required for the installation or alteration of any Automatic Fire Extinguishing System. Application shall be made by either a Registered Engineer or by the Licensed Fire Sprinkler Contractor who will be performing the work. This shall include any Fixed Fire Protection System. A valid Permit and Approved Plans shall be at the jobsite at all times.
2. Prior to application for a Fire Sprinkler Permit, the applicant shall submit plans to the MidPeninsula Water District (MPWD) for their review and approval. Contact MPWD at 650- 591-8941 to coordinate review of the project.
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3. A separate application and permit are required for the installation or alteration of any Fire Alarm, or Water-flow Monitoring System. This application shall include the interconnection of any Fixed Fire Protection System to an Alarm System where provided. A valid Permit and Approved Plans shall be at the jobsite at all times.
4. A separate application and permit are required for the installation of any underground fire service lines. Application shall be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed Fire Sprinkler Contractor, who will be performing the work.
5. Every building, or structure, shall be provided with an address. Numerals shall be located where clearly visible from the street or roadway upon which it fronts. Residential Structures shall have numerals a minimum of 4 inches in height and of ½ stroke. Commercial Structures shall have numerals a minimum of 6 inches in height and ¾ inch stroke. Numerals shall be of contrasting color to their background and illuminated at night. Numerals shall be white in color where located upon glazing.
6. A Knox Key-Lock Box is required to be installed as shown on plans. Please contact Fire Prevention at 650-522-7940 to obtain an application.
7. Plans to be submitted for building permits shall show the location of all required Smoke Alarms and Carbon Monoxide Alarms, in accordance with CRC Sections 314 & 315.
8. In accordance with the Municipal/Regional Stormwater Permit, no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to either a landscape area large enough to contain the outflow, or to the Sanitary Sewer by means of an indirect connection. Show the location of the Fire Sprinkler System drain on plans submitted for a building permit.
9. Plans to be submitted for building permits for the project shall identify the size of bedroom windows, demonstrating that they meet egress requirements of CRC 310.
10. This project shall require a fire inspection. All fire inspections are performed on Wednesdays between 9AM - 2PM, unless special arrangements are made with the Fire Inspector. Please call 650-522-7940 a minimum of 48 hours in advance to place your inspection request.
11. The following additional conditions shall apply to the project or site development permit:
a. Egress. The project shall maintain required egress for all building properties. b. Standpipes. For projects that require standpipes by California Fire Code Section 905.3.1, the applicant must provide not less than one standpipe for use during construction or demolition.
c. Barricades Across Emergency Access Roads. Prior to the installation or use of barricades, fences, or gates across emergency vehicle access roads during construction, 130
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the applicant must submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee.
d. Address Numbers. The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road. e. Demolition. The applicant shall comply with the California Fire Code Chapter 33 during all phases of the construction of the project.
f. Fire Flow. The applicant shall provide fire flow information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her designee. g. Code Conformance. The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal.
The building permit plans are subject to review and approval by the Fire Marshal or his/her designee.
h. Remote Power Disconnect. The plans shall show a key switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee.
i. Fire Control Room. he plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee.
j. Fire Apparatus Access Road. The plans shall show a Fire Apparatus Access Road serving each structure on the property. Each access road shall have a minimum (Fire Plan Checker to Enter: 20 to 26 feet)-foot unobstructed linear width and provide an unobstructed height of no less than 13 feet, 6 inches subject to the review and approval Fire Marshal or his/her designee.
k. Fire Department Submittals. The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. l. Roadway Load Capacity & Design. The applicant shall submit a letter from a certified soils or geotechnical engineer stating the final roadway is able to support a load of 68,000 pounds. A “Click to Enter” system shall be installed on all Fire Emergency Access Roads. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. m. Fire Hydrants. The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance. All fire hydrants used 131
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for fire flow for the project site shall be upgraded to a Clow model 980 or equivalent consisting of (2) 2-½ inch and (1) 4-½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. n. Emergency Responder Radio Coverage. An Emergency Responder Radio Coverage system may be required for this project. Testing shall occur during construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection.
III COMPLY WITH THE FOLLOWING CONDITIONS OF THE BELMONT POLICE DEPARTMENT:
1. All activities shall be subject to the requirements of the Belmont Noise Ordinance.
2. No debris boxes or building materials shall be stored on the street, unless approved as part of the Construction Management Plan.
3. Any lane/road closures must only be conducted during non-commute hours (9am-3pm).
4. A flag person shall be required for street closures and positioned at both ends of any closure.
5. 24-hour written notice to and approval from the Belmont Police Department (BPD) is required before any lane closure. (Contact BPD Traffic Unit or Watch Commander for approvals.)
6. No construction vehicles or equipment shall be parked, placed or stored in the roadway unless approved as part of the Construction Management Plan.
7. A signage plan shall be required for any road closures/detours. Such plan shall be approved by the BPD Traffic Unit.
8. Any lane/road closures must only be conducted during non-commute hours (9am-3pm).
9. The applicant shall provide the Police Department a security plan for the construction period, prior to issuance of a building permit. Said plan shall, at minimum, include lighting, surveillance, physical security of property, and securing of any tools, equipment and/or materials left on site. The Police Department shall also be provided 24-hour emergency contact information for the contractor and owner. The security plan and emergency contact information shall be provided to Sgt. Adam via email [email protected]. 132
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10. Ensure the Police Department has access to any secured emergency access easements/gates/pathways.
11. No Trespassing signs, per 602 PC, shall be required to be posted around property to discourage unauthorized entry and aid in criminal prosecutions for trespassing/theft.
12. Any burglar alarm shall be registered with the BPD per BCC 18-50 et. Seq.
13. A minimum roadway width of 12’ shall be maintained at all times for emergency access.
14. The property address shall be clearly posted at all times during and after construction, visible and legible from the entire roadway frontage(s).
15. The developer and their contractors shall ensure that Belmont PD has access to any secured emergency access easements, gates, or pathways.
IV. COMPLY WITH THE FOLLOWING CONDITIONS OF THE PUBLIC WORKS DEPARTMENT:
Project Specific Conditions
1. Temporary shoring may be required for excavation and construction of the proposed building, foundation and site improvements. The Applicant shall prepare and submit a structural shoring design, plans, and calculations to the Building Department for review and approval prior to issuance of a Grading or Building Permit.
2. The Applicant shall prepare and submit design, details, structural plans and calculations to the Building Department and the Public Works Department for review and approval for the proposed retaining walls within the Hill Street public street right of way prior to issuance of a Building Permit. The Applicant shall also obtain an Encroachment Permit from the Public Works Department prior to starting any work within the public street right of way or easements. In addition, the Applicant shall be responsible for coordinating with the Public Works Department to execute a Permanent Encroachment Agreement for the proposed retaining walls within the Hill Street public street right of way prior to final acceptance of the required improvements on Hill Street.
3. The Applicant shall prepare and submit a Grading and Drainage Plan for review and approval prior to issuance of a Grading or Building Permit. the Grading and Drainage Plan shall show detailed finished on-site grading and drainage design, including pad and finished floor elevations, top of curb, pavement elevations, finished grades on hardscape and/or landscape areas, storm water inlets, area drains, sizes of storm drains and connection points. All onsite storm drainage shall be captured onsite. No on-site private drainage shall be allowed to sheet flow directly onto Hill Street right of way.
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A. The following conditions shall be shown on plans submitted for a building permit and/or site development permit or otherwise met prior to issuance of the first building permit (i.e., foundation permit) and shall be completed and/or installed prior to occupancy and remain in place at all times that the use occupies the premises except as otherwise specified in the conditions.
Public Improvements
1. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed and replaced in accordance with the Department of Public Works approved standards. Photographs or video of before condition are recommended.
2. New sidewalk, curb and gutter shall be installed in accordance with the Department of Public Works approved standards.
Grading and Drainage
1. Roof leaders and site drainage shall be directed to a vegetated area onsite or the City stormwater drainage system. A dissipator box or other energy reduction method shall be used.
2. The owner/applicant shall submit C3 & C6 stormwater pollution prevention checklist, impervious calculation checklist and BMP measures checklist prior to design review approval.
MRP Regulated Project
1. The Project shall comply with all requirements of the Municipal Regional Stormwater NPDES Permit Provision C.3. Please refer to the San Mateo Countywide Water Pollution Prevention Program’s (SMCWPPP) C.3 Stormwater Technical Guidance Manual for assistance in implementing LID measures at the site.
2. Treatment controls shall be designed and sized to treat run‐off from new and/or replaced impervious areas.
Source Control Conditions
1. Trash storage areas (including recycling or food compactor areas or similar areas), wash areas, loading docks, repair/maintenance bays, and equipment or material storage areas shall be completely covered and bermed to ensure that no stormwater enters the covered area.
Covered areas shall be sloped so that spills and washwater flow to area drains connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
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2. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
3. Efficient irrigation systemsshall be used throughout all landscaped areas in accordance with the Model Water Efficient Landscape Ordinance.
4. On‐site storm drain inlets shall be clearly marked with the words “No Dumping! Flows to Bay,” or equivalent using thermoplastic material or a plaque.
5. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning activitiesshall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
a. Discharge the rinse water to landscaping. Ensure that the rinse water does not flow to the street or storm drain. Block off storm drain inlet if needed. b. Collect rinse water in a tank and pump to the sanitary sewer. Contact your local sanitary sewer agency before discharging to the sanitary sewer. c. Collect the rinse water in a tank and haul off‐site for proper disposal.
Biotreatment Measures
1. Biotreatment measures (including bioretention areas, flow‐through planters shall be sized to treat run‐off from 100% of the applicable drainage area (all impervious areas and applicable landscaped areas) using flow or volume based sizing criteria as described in the Provision C.3.d of the MRP or using the simplified sizing method (4% rule of thumb), described in the C.3 Technical Guidance and based on the flow‐based sizing criteria in Provision C.3.d.i.(2)(c).
Operation & Maintenance (O&M) Conditions
1. Property Owner shall enter into a Maintenance Agreement with the municipality to ensure long‐term maintenance and servicing by the Property Owner of stormwater site design and treatment control measures according to the approved Maintenance Plan(s). The Maintenance Agreement shall be recorded for the property and/or made part of the CC&Rs.
Dust Control
1. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce dust levels, exposed earth surfaces shall be watered as necessary.
The application of water must be monitored to prevent runoff into the storm drain system.
Spillage resulting from hauling operations along or across any public or private property shall be removed immediately. Dust nuisances originating from the contractor’s operations, 135
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either inside or outside of the right-of-way must be controlled. The measures must also include:
a. Water all active construction sites at least twice daily. 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 (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h. Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i. Replant vegetation in disturbed areas as quickly as possible. j. Watering should be used to control dust generation during the break-up of pavement. k. Cover all trucks hauling demolition debris from the site. l. Use dust-proof chutes to load debris into trucks whenever feasible. m. Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n. 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 in proper running order prior to operation. o. Diesel powered equipment shall not be left inactive and idling for more than five minutes and shall comply with applicable BAAQMD rules.
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p. Use alternative fueled construction equipment, if possible. q. All vehicle speeds on unpaved roads shall be limited to 15 mph. r. Post a 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 24 hours. The Air District phone number shall also be visible to ensure compliance with applicable regulations.
Construction Management Plan
1. The Applicant shall prepare a construction management plan (CMP) for review and approval by the Public Works Department in consultation with the Community Development Department and Police Department. For properties located at or in close proximity to the City borders, the plan shall be routed to adjacent jurisdictions. The CMP shall include a response to construction-related conditions and requirements identified by reviewing City departments, and outside agencies for inclusion in the Plan. The plan shall include at least the following items:
a. Schedule
A project construction schedule shall be provided that includes the approximate date and expected time frame for each stage of construction. At minimum, the schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
b. Site & Logistics Plan
Site and logistics plan(s) shall be provided for each phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access Control for The Site • Proposed Circulation Pattern, including Access & Egress, for Each Phase of Construction
• Location of Dewatering Tanks, Construction Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for Materials, Equipment, & Vehicles • Crane Plane (Location, Height, & Radius), as applicable 137
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• Construction Worker Parking
c. Traffic Control Plan
Routes for construction-related traffic (hauling, deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling, and construction delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP shall identify the maximum size of construction equipment /trucks, during construction, expected temporary street closure and the use of flag personnel during construction, and the location of construction worker parking/car-pooling. Comprehensive traffic control measures shall be identified, including: any required detour signage, lane closures, and sidewalk closures. A 24 Hour Written notice must be given to the Public Works and Police Departments prior to lane closures. Trained flag persons shall be positioned at both ends of blocked traffic lanes to ensure safe movement of vehicles, and pedestrians. The proposed traffic control plan may require review by a traffic engineer, to ensure an adequate intersection/driveway turning radius would be provided for large vehicles, and/or when other large projects are in construction at the same time. d. Noticing
The CMP shall include notice to property owners within 300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to construction activity, including identification of an on-site complaint manager. 24-hour advance written notice shall also be provided to adjacent property owners, adjacent businesses, and Public Works and Police Department personnel prior to all major deliveries, detours, and lane closures.
e. Road Conditions
Documentation of road pavement conditions shall be provided to the Public Works Department for all routes that will be used by construction vehicles, both before and after project construction. Roads found to have been damaged by construction vehicles shall be repaired to the level at which they existed prior to project construction.
B. The following conditions shall be met prior to the issuance of the first building permit (i.e., foundation permit) and/or site development permits except as otherwise specified in the conditions.
Public Works Permits
1. The property owner/applicant shall apply for and obtain temporary encroachment permits from the Department of Public Works for work in the City public right-of-way, easements or property in which the City holds an interest, including driveway, sidewalk, sewer connections, sewer clean-outs, curb drains, storm drain connections, placement of a debris box.
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2. The property owner/applicant shall apply for and obtain a Permanent Encroachment agreement from the Department of Public Works, with approval by the City Council, for a structure, retaining wall, awning, or other features constructed in the public right-ofway, easement or on property in which the City holds an interest.
3. Property owner/applicant shall apply for and obtain a grading permit from the Department of Public Works. The grading permit fee is based on the total amount of earth moved including cut and fill.
3. The Developer shall apply for and obtain a hauling permit from Public Works before issuance of any site development permit including tree removal, demolition, foundation, or building permit.
Other Agency Permits
1. Construction activity resulting in a land disturbance of one acre or more, or less than one acre but part of a larger development shall obtain the Construction Activities Storm Water General Permit (General Permit) from the State Water Quality Control Board (Home Page | California State Water Resources Control Board or (916) 341-5537). The State requires a completed Notice of Intent to comply (NOI) package and a Storm Water Pollution Prevention Plan (SWPPP) prepared in accordance with Section A of the General Permit prior to the commencement of soil disturbing activities. The State will issue a Waste Discharge Identification (WDID) number within 10 business days after it receives a complete NOI package (original signed NOI, vicinity map, and check). Applicant shall also submit copies of the NOI and SWPPP to the City for review and approval. Throughout the project life, the SWPPP shall be revised as necessary to accommodate site changes during to construction.
Grading and Drainage
1. The owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division prior to any grading or clearing being performed on-site. a. The applicant should note that if the proposed grading meets one or more of the criteria outlined in Section 9-23 of the City Code, a Planning Commission review will be required. Caution: If the total grading quantity changes after Planning Commission approval, a new grading approval may be required.
The applicant may choose to complete the grading plan and calculations early in the planning process to limit delays in scheduling this review. (See Section 9-28 of City Code for review process).
a. The plan shall incorporate the following restrictions:
i. All soils stockpiled on the site during construction shall be covered or otherwise protected from wind and water erosion.
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ii. During construction, erosion and sedimentation control plans shall be implemented in order to retain sediments on-site.
iii. Site grading and finished construction shall be designed and executed in such a manner as to avoid diverting runoff onto other properties. iv. Restrictions and recommendation of the Geologic and Soils report as approved by the City’s Geologist.
Utilities
1. Applicant must possess a valid sewer lateral certificate issued under City Ordinance Section 21-213 before receiving a final building permit for:
a. Improvements valued by the building official at $200,000 or more, or b. Work associated with a change in water service (e.g. change in meter size or adding a second meter).
c. Applicant shall install the sanitary sewer connection in accordance with Department of Public Works approved standards and pay the applicable sewer connection fee. d. Sanitary sewer to include a back flow prevention device. e. If PG&E is requiring the developer to put in the gas and/or electrical connection, then the developer must submit plans for the encroachment to the Department of Public Works.
NPDES Stormwater Controls
1. The applicant shall submit an erosion and sedimentation control plan describing Best Management Practices (BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The plan shall include the following items:
a. A site plan showing the property lines, existing and proposed topography, and slopes; areas to be disturbed, locations of cut/fill and soil storage/disposal area; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourses or sensitive areas on-site or immediately downstream of project; and designated construction access routes, staging areas and washout areas. b. Erosion and sediment controls to be used during construction, selected as appropriate from the California Regional Water Quality Control Board, San Francisco Bay Region Erosion and P.O. Box 791, Oakland, CA 94604-0791.
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c. Methods and procedures to stabilize denuded areas and install and maintain temporary erosion and sediment control continuously until permanent erosion controls have been established.
d. Provision for preventing erosion and trapping sediment on-site, such as sediment basins or traps, earthen dikes or berms, fiber rolls, silt fence, check dams, storm drain inlet protection, soil blankets or mats, coversfor soil stock piles and/or other measures. e. Provisions for installing vegetative cover in disturbed areas, including areas to be seeded, planted, and/or mulched, and types of vegetation proposed. f. Provision for diverting on-site runoff around exposed areas and diverting off-site runoff around the project site (e.g., swales and dikes). g. Notes, specifications, and/or attachments describing the construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; methods and schedule for grading, excavation, filling clearing of vegetation and storage and disposal of excavated or cleared material; types of vegetative cover and mulch, including methods and schedules for planting and fertilization; and provisions for temporary and permanent irrigation.
2. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be prepared by applicant incorporating the conditions of this section.
3. The developer shall provide to the first residents/occupants/tenants practical information materials (as furnished by the City) on good housekeeping for hazardous products, proper use and disposal of hazardous products, and prohibited discharge practices.
4. All landscaping shall be maintained and shall be designed with efficient irrigation systems to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides and pesticides.
5. The property owner/association shall implement a trash management and litter control program including emptying trash receptacles in common areas, noting trash disposal violations by homeowners or business, and notifying violators.
6. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street cleaning shall be reported to the Department of Public Works on an annual basis on or before June 30 of each year.
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7. Outdoor storage areas for oils, fuels, solvents, coolant, and other chemicals shall be designed to provide secondary containment such as berms and roof covers. Process equipment sited outdoors shall be placed on an impermeable surface and covered. Property owners/associations shall implement a regular program of sweeping and litter control at these sites.
8. Loading docks shall be covered, surrounded by berms or curbs or otherwise constructed to prevent drainage onto or from the area. Water used for washing and accumulated waste shall be diverted to the sanitary sewer.
9. For stream erosion control, the stormwater discharge must pass through an erosion control structure such as an energy dissipater or other form of outlet protection prior to entering the stream. Bioengineered controls shall be used for stream bank protection as feasible.
10. No wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning washwater) shall be discharged to the storm drain system, the street or gutter.
MRP Regulated Project
1. Applicant shall prepare a Stormwater Management Plan (SWMP) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatment measures; project watershed; total project site area and total area of land disturbed; total new and/or replaced impervious area; treatment measures and hydraulic sizing calculations; a listing of source control and site design measuresto be implemented at the site; hydromodification management measures and calculations, if applicable; NRCS soil type; saturated hydraulic conductivity rate(s) at relevant locations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater table; a brief summary of how the project is complying with Provision C.3 of the MRP; and detailed Maintenance Plans for each site design, source control and treatment measure requiring maintenance.
2. LID treatment measures to be shown on final improvement or grading plans shall not differ materially from the LID treatment measures presented on the project’s approved entitlement drawings without written approval from the Planning Department.
Site Design Conditions
1. Self‐treating areas must be designed to store and infiltrate the rainfall that lands on the self‐ treating area. Refer to Section 4.2 of the C.3 Technical Guidance.
2. Self‐retaining areas must be designed to store and infiltrate the rainfall run‐off volume described in the MRP Provision C.3.d (80% capture volume), for rainfall that lands on the self‐retaining area and the impervious surface that drains to the self‐retaining area. Refer to Section 4.3 of the C.3 Technical Guidance.
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Treatment Control Conditions
1. No treatment measures (other than properly sealed and screened cisterns or rain barrels) shall have standing water more than 5 days, for vector control.
Infiltration Measures
1. All infiltration devices shall be located and designed to ensure no damage will occur to surrounding improvements from underground water.
2. Soil media within the bioinfiltration measure shall consist of 18 inches of biotreatment soil consistent with the Attachment L of the MRP.
3. Other parameters of final design shall be consistent with the design guidelines presented in the latest version of the C.3 Technical Guidance.
Biotreatment Measures
1. Plant species used within the biotreatment measure area shall be consistent with Appendix A of the C.3 Technical Guidance.
2. Biotreatment soil mix for biotreatment measures shall have a minimum percolation rate of 5 inches per hour and a maximum percolation rate of 10 inches per hour and shall be in conformance with Attachment L of the MRP, which is included in Appendix K of the C.3 Technical Guidance.
3. Design of biotreatment measures shall be consistent with technical guidance for the applicable type of biotreatment measure provided in Chapter 6 of the C.3 Technical Guidance.
Operation & Maintenance (O&M) Conditions
1. A Maintenance Plan for every stormwater treatment control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.
C. The following conditions shall be met prior to occupancy except as otherwise specified in the conditions.
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Public Works Permits
1. The property owner/applicant shall apply for and obtain an administrative permanent encroachment agreement from the Department of Public Works, for placement of nonstandard materials within the public right-of-way.
2. After the City permits are approved but before beginning construction, the owner/applicant shall hold a preconstruction conference with Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls.
3. Failure to comply with any permit condition may result in a “Stop Work” order or other penalty.
4. All construction and related activities which require a City permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.
Other Agency Permits
1. The project includes construction or installation of stationary equipment that may cause air pollution. The applicantshould contact the Bay Area Air Quality Management District (415- 771-6000) to determine if an air quality permit is required.
Public Improvements
1. "As-built" drawings for any public improvement including streets, sewers, etc. shall be submitted to the City in AutoCAD on CD ROM.
Grading and Drainage
1. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or other construction materials shall not be stockpiled in the public right-of-way unless an encroachment permit is obtained from the Department of Public Works. Grading shall neither be initiated nor continued between November 15 and April
15. Grading shall be done between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday unless otherwise specifically authorized by the Director of Public Works. The Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality. 144
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2. The owner/applicant shall ensure that applicable Best Management Practices (BMPs) from the San Mateo Stormwater Pollution Prevention Program (STOPPP) are followed to prevent discharge of soil or any construction material into the gutter, storm drain system or creek.
NPDES Stormwater Controls
1. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality protection during construction of project. These includes, but are not limited to, the following:
a. Store, handle and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b. Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, washwater or sediment, and nonstormwater discharges to storm drains and watercourses. c. Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d. Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and treated.
e. Delineate clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses with field markers or fencing. f. Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching or other measures as appropriate.
g. Perform clearing and earth moving activities only during dry weather (April 15 through November 14).
h. Limit and time applications of pesticides and fertilizers to prevent polluted runoff. i. Limit construction access routes and stabilize designated access points. j. Do not track dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods.
2. If construction is not complete by the start of the wet season (November 15 through April 15), prior to November 15 the developer shall implement a winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and status of construction, disturbed soils through temporary or permanent seeding, mulching, matting, tarping or other winterization requirements shall include inspecting/maintaining/cleaning all soil erosion and sedimentation controls prior to, 145
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during, and immediately after each storm event; stabilizing physical means; rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and polluted runoff from all site conditions.
As site conditions warrant, the Department of Public Works may direct the developer to implement additional winterization requirements.
Source Control Conditions
1. Fire sprinkler test water shall discharge to onsite vegetated areas, or alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
2. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
Operation & Maintenance (O&M) Conditions
1. Property Owner shall be responsible for conducting all servicing and maintenance as described and required by the treatment measure(s) Maintenance Plan(s). Maintenance of all site design and treatment control measures shall be the owner’s responsibility.
2. Approved Maintenance Plans shall be kept on‐site and made readily available to maintenance crews. Maintenance plans shall be strictly adhered to.
3. By April 1 each year, Maintenance Inspection and Servicing Reports for the stormwater treatment systems shall be submitted to the municipality for the previous calendar year (January 1 through December 31).
4. Site access shall be granted to representatives of the City, the San Mateo County Mosquito and Vector Control District, and the Water Board, at any time, for the sole purpose of performing operation and maintenance inspections of the installed stormwater treatment systems. A statement to that effect shall be made a part of the Maintenance Agreement and/or CC&Rs recorded for the property.
5. Property Ownershall be required to pay for all municipal inspections of installed stormwater treatment systems as required by the Regional Water Quality Control Board or the municipality.
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Installation Conditions
1. Applicant shall coordinate installation of stormwater treatment measures with the municipality and shall arrange to have a municipal Special Inspector or designated third party inspector present at the time of installation. Applicant shall be responsible for all fees associated with special stormwater inspections during construction.
Certification of Approved Final Conditions:
October 2, 2024
Rob D. Gill, Senior Planner Date
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Conceptual Development Plan (CDP)
Attachment “2”
Ordinance No. 2024 –
Conceptual Development Plan (CDP)
Memory Care Development - 1041 Hill Street
(Appl. No.PA2023-0006)
The following standards comprise the Conceptual Development Plan (CDP) for the Assisted Living and Memory Care Land Uses (“Project”) at 1041 Hill Street:
1. The Detailed Development Plan shall be consistent with the following design standards, which are derived from the plans on file date stamped May 21, 2024.
Criteria Existing PD Standards Proposed PD Standards
Use(s) Assisted Living & Convalescent Hospital Assisted Living & Memory Care Lot Size 58,142 SF. No Change
Square Footage 57,191 SF. (for all buildings) 73, 469 SF. (for all buildings) FAR 0.984 FAR. (for all buildings) 1.26 FAR. (for all buildings) Height 40’ 55’
Landscaping % Approx.18.8% Approx. 19.6%
Walls & Fences As per approved 1998 DDP plans As per approved DDP plans Parking Spaces: 41 34 (12 Compact 22 Standard)
Loading Space 1 space located on 6th Ave. No Change
Bicycle Parking None 9
Setbacks
Front (6th Avenue) 0’ to 3’ 0’ to 3’
Rear (South) 11’ 6’ 15’
Side (East) 5’ 11’ 7’
Corner Street Side
(Hill Street) 19’ 6 24’ 4”
2. The Detailed Development Plan shall be consistent with the following design standards, which are derived from the plans on file and date stamped May 21, 2024 a. Lot Size: As indicated on project plans – 58,142 square feet or 1.33-acre. b. Maximum Floor Area: 73, 469 sq. ft. (for all buildings) as indicated on project plans date stamped May 21, 2024.
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c. Minimum Setbacks and Building Separations: Setbacks from the property lines and separations between buildings shall be no less than shown on the plans date stamped May 21, 2024, in the subject file.
d. Maximum Building Height: 55’ as indicated on project plans date stamped May 21, 2024.
e. Maximum Wall Heights: as indicated on project plans date stamped May 21, 2024.
f. Off-Street Parking: 34 (12 Compact 22 Standard)
g. Building Materials: as indicated on project plans and material palette sheet date stamped May 21, 2024.
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RESOLUTION NO. 2024 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
APPROVING AN IMPACT FEE AGREEMENT, CONDITIONAL USE PERMIT,
DETAILED DEVELOPMENT PLAN, DESIGN REVIEW, GRADING PERMIT, AND TREE REMOVAL PERMIT AT 1041 HILL STREET (APPL. NO. 2023-0006) WHEREAS, ERDMAN, applicant, on behalf of GAHC4 BELMONT CA ALF LLC, property owner, requests approval of entitlements for the construction of a 24,806 square foot Memory Care facility building, landscaping, and ancillary improvements at 1041 Hill Street, Assessor’s Parcel Numbers: 045-152-540 & 045-152-570; and, WHEREAS, on August 20, 2024, the Planning Commission, following notification in the prescribed manner, conducted a public hearing, at which hearing the Commission considered public testimony and at which hearing the Commission considered the Project, received public testimony and evidence, and adopted a resolution recommending City Council approval of the Planned Development Zone Amendment and associated Conceptional Development Plan; and, WHEREAS, on August 20, 2024, the Planning Commission, following notification in the prescribed manner recommended that the City Council also approve the Conditional Use Permit, Detailed Development Plan, Design Review, Grading Permit, Tree Removal Permit and Permanent Encroachment Permit; and,
WHEREAS, on September 24, 2024, the City Council, following notification in the prescribed manner, conducted a public hearing, at which hearing the Council considered public testimony and at which hearing the Council introduced the Planned Development Amendment Ordinance, and considered the resolution for the project Conditional Use Permit, Detailed Development Plan, Design Review, Grading Permit, Tree Removal Permit and Permanent Encroachment Permit; and,
WHEREAS, all project entitlements shall take effect thirty (30) days after adoption of the Planned Development Amendment Ordinance; and,
WHEREAS, the applicant has expressed concern that the City’s development impact fee categories are generally based on whether the proposed use is commercial or residential and the proposed memory care facility is a use that was not specifically examined in the City’s impact fee studies; and,
WHEREAS, the proposed memory care facility may have impacts different from those of typical residential and commercial projects, and consequently, calculating the Project Impact Fees based on common space area square footage only, rather than the square footage of the entire facility is reasonable and will resolve the applicant’s concern; and, WHEREAS, the City Council considered the potential environmental impacts of the project and finds the project is exempt from environmental review under provisions of the California Environmental Quality Act (CEQA) Guidelines Section 15332, In-Fill Development Projects and Section 15300.2 Exceptions to Categorical Exemptions. 150
NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:
SECTION 1. Fee Agreement
The Council approves the impact fee settlement agreement and authorizes the City Manager to make minor amendments and execute the agreement.
SECTION 2. Findings
The City Council after reviewing all the relevant evidence before the City Council, including the information provided in the staff report and enclosures to the City Council, the public meeting, public correspondence and testimony received, the City Council incorporates herein by reference and adopts the analysis and findings in the staff reports dated September 24, 2024 and October 8, 2024. The City Council determined that the requisite findings for approval of the project entitlements can be made in the affirmative, as follows:
Planned Development
The City Council shall make the following findings prior to amending the existing Planned Development (PD) Zoning of the property to PD:
1. That the total development in each individual unit therein can exist as an independent unit capable of creating an environment of sustained desirability and stability or that adequate assurance will be provided that such objective will be attained; that the uses proposed will not be detrimental to the present and potential surrounding uses but will have a beneficial effect which could not be achieved under other zoning districts.
The proposed project is considered an infill development and located within an area that is already developed. The proposed Memory Care facility will be replacing the former skilled nursing facility and would be an adapted use to better serve the adjacent assisted living community.
The project conditions of approval as recommended by the various City departments demonstrate that the development can remain an independent project and is capable of sustainability. This finding is affirmed.
2. That the streets and thoroughfares proposed are suitable and adequate to carry anticipated traffic and the density will not generate traffic in such amounts as to overload the street network outside the PD District.
The project location is in close proximity to El Camino Real and Ralston Avenue, and less than one mile from U.S. 101. The proposed use is served by two public streets, 6th Avenue and Hill Street that are of capacity to carry the traffic generated by the proposed and existing land uses (assisted living and memory care uses). The proposed use will not place an undue burden on existing transportation, utilities, or services in the vicinity. A complete traffic analysis was prepared for the project, and peer reviewed by the City’s traffic consultant. The traffic analysis concluded that the development of the proposed Memory Care facility will not result in any 151
significant traffic impacts or contribute to significant traffic impacts in the area. This finding is affirmed.
3. That any proposed commercial development can be justified economically at the locations proposed, to provide for adequate commercial facilities of the types proposed.
No commercial development is proposed as part of this PD. This finding is affirmed.
4. That the economic impact created by the PD District can be absorbed by the City (police and fire service, water supply, sewage disposal, etc.) The project site is currently zoned Planned Development (PD). The proposed zoning amendment would amend the existing PD District to incorporate the proposed memory care use with the existing assisted living facility use. The project has been reviewed by all appropriate departments to ensure that all service levels can be maintained to protect the public health, safety, and welfare. In addition, all appropriate City departments and consultants have reviewed the proposal and have provided conditions of approval that should ensure that the proposed project will not adversely affect public health, safety, or welfare.
Therefore, the proposed development will not increase the City's costs in providing services to the project site, and the City will be able to absorb the economic impact created by the project.
This finding is affirmed.
5. That the proposed off-street parking is in substantial conformance with the provisions of Section 8 of this Ordinance, that where an applicant's proposed off-street parking is less than that set forth by the standards of Section 8 of this Ordinance, circumstances are such that it would be a practical difficulty or create a physical hardship on the applicant for him to conform to the standards of Section 8.
Per Section 8 of the Parking Ordinance, a total of 50 spaces is required between the existing assisted living community and proposed memory care land uses. The proposed project will provide a total of 34 on-site parking spaces between the two land uses, resulting in a deficiency of 16 spaces.
The existing PD currently operates with 41 spaces, where two spaces are used for dedicated shuttle bus parking. The site improvements for the proposed memory care facility will result in the loss of seven parking spaces (from 41 to 34 parking spaces). The loss of parking spaces is due to reconfiguration of the site to construct the required fire control room, generator room, roof access stairs, solid waste, and recycling alcoves, and provide a van assessable parking space, and dedicated shuttle bus parking.
The project site is a hillside property with moderately steep slopes. The property is developed with an assisted living community, unoccupied skilled nursing building, parking structure and associated site and landscaping improvements. The project would demolish the existing skilled nursing building occupying the site and, in its place, construct a new memory care facility. Due 152
to the hillside constraints (moderately steep slopes), and layout of the existing structures and site improvements, additional parking spaces could not reasonably be located on site.
Although the project provides fewer parking spaces than the existing PD parking standard and Section 8 of the Parking Ordinance, the loss of parking would not result in significant impacts as future Memory Care residents will not be driving due to their medical needs; the project, however, does expand visitor and staff parking on-site. In addition, nine parking spaces and one loading space in the 6th Avenue right-of-way would also be available to employees and visitors.
The operator of the assisted living community and Memory Care facility will provide shuttle bus transportation for residents for appointments, errands, and outings organized by the facility which would place less of a demand for parking on site. This finding is affirmed.
Conditional Use Permit
The following two additional findings as per Section 12.4.C (1 & 2) of the Zoning Code are required to adopt a DDP as part of the Conditional Use Permit.
1. Such use or uses substantially conform to the adopted General Plan of the City of Belmont.
The General Plan designates the project site as Institutional, and the requested development does not change that current designation. Based on the General Plan consistency analysis in “Exhibit “B”, a specific finding can be made that the proposed use of the subject property for the amended Planned Development achieves the goals and objectives of the General Plan for the City. This finding is affirmed.
2. Such use or uses are as shown on the approved Conceptual Development Plan for the particular PD District.
The proposed use (memory care) will be shown on the approved (2024) Conceptual Development Plan for the site. This finding is affirmed.
Design Review
The project is consistent with Design Review Section 13.5.2 (a-d) of the Belmont Zoning Ordinance as follows:
(a) City staff and consultants have provided technical review and conditions of approval are included, as applicable, regarding project-related traffic, parking, grading, drainage, storm-water runoff, sanitary sewer impacts, vehicular and pedestrian access, site circulation, site stability, structural encroachments, and construction impacts.
All appropriate City departments and consultants have reviewed the proposal and have provided conditions of approval that should ensure that the proposed project will not adversely affect public health, safety, or welfare. This finding is affirmed. 153
(b) The project is consistent with the landscape standards under Sections 13.3.1 as applicable.
The site is currently landscaped throughout the site and along the roadway frontages. New landscaping will be planted along the perimeter of the proposed memory care development.
Landscape plantings have been selected for compliance with water efficiency and landscape requirements identified by the Mid-Peninsula Water District. The project will contain a fully automated underground irrigation system. The project has been reviewed and found consistent with the water efficiency in landscaping ordinance (WELO) by the Mid-Peninsula Water District. The project is consistent with the landscape standards as applicable. This finding is affirmed.
(c) The project is consistent with the development standards in the underlying zoning district.
The proposed project will be consistent with the development standards for the amended PD district. This finding is affirmed.
(d) The project is consistent with the objective design standards in Section 13.6 as applicable.
The project is consistent with the applicable objective design standards (General Design Standards Section 13.6.1). Belmont Zoning Ordinance Section 13.6.1 includes design standards for buildings that are two and three stories or greater that are located on primary street frontages and corner street side frontages, and for buildings adjacent to a public park or public open space.
The proposed memory care facility building will be constructed at the rear of the site and will not be located along a primary frontage or corner street side frontage, or adjacent to a park or public open space. However, the memory care facility building will incorporate articulating features, and colors and materials that moderate the building bulk and are appropriate for this structure.
The proposed memory care facility will include two levels of residences over two stories of parking and resident amenity space. The proposed building would incorporate offsets and recessed building walls. The building will provide a ground floor elevation that is distinctive from the upper stories by providing a material change between the first and upper floors along the building façade. The building would utilize neutral colors (off-white, and green, tan, and brown tones), and materials (fiber cement lap and panel siding) that would blend with the site and surrounding area. This finding is affirmed.
Grading Permit
The required Grading Permit findings, as required by Section 9-27 (a)-(h) of the City of Belmont Municipal Code, are made in the affirmative as follows:
(a) The project will not endanger the stability of the site or adjacent properties, or pose a significant ground movement hazard to adjacent properties. 154
The City's Building Division and Public Works Department have reviewed the grading plans for the project and have determined that the plan is in conformity with the Building Code and the City of Belmont Grading Ordinance (Chapter 9 of the City Code). In addition, the City’s standard requirements require the preparation of a site-specific geotechnical investigation, independent peer review of the investigation and incorporation of the findings of the independent peer review into the project design.
The City’s consulting geologist prepared an independent peer review of the geotechnical investigations proposed as part of the project and concurs with the characterization of the project site, findings, and design specifications. The City’s consulting geologist adds that the project geotechnical consultant shall review all plans, field work and conditions to assure that the project is built to specifications. The project geotechnical reports and the City’s independent peer review requirements will, as a matter of grading and building permit procedures, be required of the project as conditions of project approval.
Based on reviews by City departments and the City’s consulting geologist to assess site stability, no immediate safety concerns or hazards have been identified for the subject site or adjacent properties. Therefore, as proposed, and conditioned, the project will not endanger the stability of the site or adjacent properties or pose a significant ground movement hazard to adjacent properties. This finding is affirmed.
(b) The proposed drainage improvements, landscaping, and erosion control measures would be adequateto control erosion or flooding and would not degrade riparian habitats, stream channel capacity or water quality.
There are no streams or rivers on the site. The applicant has submitted a C-3 Checklist, and landscaping, grading, and drainage plans. The submitted materials identify appropriate methods to treat drainage from the site. The project has been reviewed and found acceptable by the City’s Department of Public Works at this stage of the Development Review process. Detailed working drawings with storm water measures will be required to be submitted for review and approval as part of the building permit application process.
The Department of Public Works has also reviewed the proposed drainage plans and facilities and has provided conditions of approval. In addition, the City requires the implementation of Best Management Practices (BMP’s) for new development and construction as part of its storm water management program, as levied through standard City conditions of project approval.
For new development and construction projects, the City requires the implementation BMP’s to ensure the protection of water quality in storm runoff from the project site. In brief, the measures address pollution control and management mechanisms for contractor activities, e.g., structure construction, material delivery and storage, solid waste management, employee, and subcontractor training, etc. They also provide direction for the control of erosion and sedimentation as well as the establishment of monitoring programs to ensure the effectiveness of the BMP’s. The City also requires an agreement with the applicant that ensures the permanent and on-going maintenance of water quality control improvements by the applicant and/or project site owner(s).
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Therefore, the proposed drainage improvements, landscaping, and erosion control measures would be adequate to control erosion or flooding and would not degrade riparian habitats, stream channel capacity or water quality. This finding is affirmed. (c) The amount of grading proposed is necessary to allow reasonable use of the site.
A grading and drainage plan has been prepared by the project civil engineer, and grading estimates have been provided by the applicant for the project. Approximately 1,570 cubic yards (CY) of cut and 280 CY of fill (1,290 CY of off haul) would be necessary for the construction of the project. The amount of grading proposed would allow for demolition of structures, installation of required landscaping, storm water treatment measures, and construction of the proposed site improvements.
Lastly, the project grading and drainage plans have been reviewed by the Department of Public Works to ensure site stability, and a standard condition of project approval would require submittal of a construction management plan for review and approval by the Department of Public Works in consultation with the Community Development Department, Fire Department, and Police Department. Said plan would, at a minimum, establish a dust control and noise control coordinator, identification of a staging area on site, and approval of a haul route.
Therefore, the amount of grading proposed is necessary to allow reasonable use of the site. This finding is affirmed.
(d) The proposed grading would result in a building site that is visually compatible with the surrounding land and accommodates any required off-street parking and wall landscaping.
The building site would be visually compatible with the existing on-site assisted living facility building and site improvements. There would not be large quantities of fill and clearcutting of trees on the project site. The proposed grading would accommodate construction of the building, drainage, utilities, and the landscaping of the subject property. This finding is affirmed.
(e) The proposed grading will meet the standards and specifications of Article IV of Chapter 9 in the CityCode (Grading Ordinance).
Conditions of Approval have been attached to the project to ensure that the final grading plan for the project will meet all the standards contained in Article IV of Chapter 9 of the City Code (Grading Ordinance). This finding is affirmed.
(f) The Director of Public Services and the applicant’s Geotechnical engineer shall find that the form of vehicular access and methods of excavation are the simplest and least intrusive possible to obtain the geologic information required by the city.
The Public Works Department has reviewed the grading plan, vehicular access, and methods of excavation and, as proposed and conditioned, found them to be adequate and complete.
Conditions of approval require the final grading and drainage plans be consistent with Public 156
Works Department requirements for the design and construction of the site improvements. This finding is affirmed.
(g) The grading permit is conditioned on issuance of a hauling permit, if required.
A Hauling Permit is required as a condition of approval for this project. This finding is affirmed. (h) The design of the project preserves existing protected trees on the site and trees on adjoining property to the extent possible.
The project includes the removal of one right-of-way tree. The submitted project site plans indicate that the tree proposed for removal will be directly impacted by the construction for the project. Conditions of the project approval will require the applicant to implement all tree protection measures for existing trees to remain. This finding is affirmed.
The City Council has considered the applicant’s request for a Grading Permit and finds that the project meets the findings as specified in Section 9-27(a)-(h) of the City of Belmont Municipal Code.
Tree Removal Permit
The City Council evaluated a Tree Removal Permit proposal for the project, and recommends conditionally approving the Permit based on the balancing of the Criteria for Permit Determination set forth in Section 25-7 (b)-(c)
(b) “The reviewing authority shall issue a permit to remove the following trees without consideration of the criteria in subsection (c):
(1) Blue Gum Eucalyptus (Eucalyptus globulus);
(2) Dwarf Blue Gum Eucalyptus (Eucalyptus globulus ‘Compacta’); (3) Monterey Pine;
(4) Palm (all species);
(5) Acacia (all species);
(6) a dead tree (any species); and
(7) Any tree that a public utility is required to remove under California Public Utility Commission regulations.”
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(1) Criteria Supporting Removal (2) Criteria Supporting Retention (A) The tree is: (i) in poor condition; (ii) at the relative end of its life span of the particular species; (iii)
diseased or infested beyond reasonable remediation;
(iv) has poor structural integrity; (v) is in danger of falling; or, (vi) poses a safety hazard.
(B) The particular tree species is undesirable due to
characteristics such as invasiveness, tendency toward
limb failure, and fire hazard.
(C) The tree is damaging or interfering with existing
structures, site improvements, or utility services.
(D) Removal of the tree is needed in order to construct improvements or otherwise allow conforming use of
the property.
(E) Proximity of the tree to existing or proposed
structures.
(A) The tree is located outside the
developable area of the property.
(B) The tree and its location
contribute substantially to the
aesthetic appeal of the property or
the neighborhood.
(C) The effect of the requested tree
removal on the remaining number,
species, size and location of
existing trees on the site and in the
area, including trees mutually
dependent on each other for
survival, structural integrity or
aesthetics.
Criteria Supporting Removals & Retention
The project includes the removal of one right-of-way tree. The submitted project site plans indicate that the tree proposed for removal will be directly impacted by the construction for the project. As such, the tree proposed for removal is in line with criteria D supporting removal.
Based upon review of the site and grading plans, the City Council finds that the proposed tree removal is necessary for the construction of the project. In addition, the Commission finds that adequate arrangements would be made for the protection of trees to be retained as conditioned.
Preferred Tree Species & Conditions of Permit
The Tree Ordinance indicates that for each protected tree removed, the applicant shall plant a Preferred Species tree, minimum 15-gallon size, or pay an in-lieu planting fee. The applicant has proposed to replant a Preferred Species tree on site in accordance with City Code Chapter 25 - Trees. Conditions of the project approval require the applicant to implement all tree protection measures and payment of tree removal fees.
SECTION 3. Approval
The City Council approves the impact fee agreement, conditional use permit, detailed development plan, design review, grading permit, and tree removal permit for the project subject to conditions of approval in Exhibit “A”.
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ADOPTED October 8, 2024 by the City of Belmont City Council by the following vote:
Ayes:
Noes:
Absent:
Abstain:
ATTEST:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
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RESOLUTION NO. 2024 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
DETERMINING THAT THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO CEQA GUIDELINE SECTION 15332 (IN-FILL DEVELOPMENT) TO CONSTRUCT A NEW MEMORY CARE FACILITY AT 1041 HILL STREET (APPL. NO. 2023-0006)
WHEREAS, the City Council considered the Project Planned Development Zone Amendment and associated Conceptual Development Plan, Conditional Use Permit for a Detailed Development Plan, Design Review, Grading Permit, and Tree Removal Permit for the subject project; and,
WHEREAS, the project qualifies as a Class 32 project, and meets the specified conditions under CEQA Guidelines Section 15332 (a-e) (“In-Fill Development Projects”); and, WHEREAS, the project is Categorically Exempt under the California Environmental Quality Act (CEQA), Section 15332 (a-e) (“In-Fill Development Projects”) because it is characterized as an in-fill development which is consistent with the applicable General Plan and zoning designation; is on a project site that is less than five acres; contains no value as habitat for endangered, rare, or threatened species; would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can adequately be served by all required utilities and public services; and,
WHEREAS the Planning Commission held a duly noticed public hearing on August 20, 2024 to consider the Project and the exemption from Environmental Review under CEQA 15332, In-Fill Development Projects; and,
WHEREAS, the City Council held a duly noticed public hearing on September 24, 2024 to introduce the Project and resolutions for the project entitlements and the exemption from Environmental Review under California Environmental Quality Act (CEQA) Guidelines Section 15332, In-Fill Development Projects; and,
WHEREAS, the City Council held a duly noticed public hearing on October 8, 2024 to consider the Project the exemption from Environmental Review under CEQA Guidelines Section 15332, In-Fill Development Projects.
NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:
SECTION 1. The foregoing Recitals are true and correct and are incorporated herein.
SECTION 2. The Council has independently considered the Project, and finds that the project would not have a significant effect on the environment, and that the Project is exempt from CEQA under Section 15332, In-Fill Development Projects.
SECTION 3. The Council directs the Planning Division to file a Notice of Exemption with the San Mateo County Clerk, in accordance with the CEQA guidelines. 160
* * *
ADOPTED October 8, 2024 by the City of Belmont City Council by the following vote:
Ayes:
Noes:
Absent:
Abstain:
ATTEST:
City Clerk Mayor
APPROVED AS TO FORM:
City Attorney
161
EXHIBIT “A”
PROJECT CONDITIONS – PLANNED DEVELOPMENT ZONE AMENDMENT,
CONCEPTUAL DEVELOPMENT PLAN, DETAILED DEVELOPMENT PLAN,
CONDITIONAL USE PERMIT, GRADING PERMIT, DESIGN REVIEW, TREE REMOVAL PERMIT AND ENCROACHMENT PERMIT AT 1041 HILL STREET APN: APN 045-152-540 & 045-152-570 (APPL. NO. PA2023-0006)
I. COMPLY WITH THE FOLLOWING CONDITIONS OF THE COMMUNITY DEVELOPMENT DEPARTMENT:
Planning Division
1. Developers are hereby notified, as required by Government Code §66020, that the approved plans, the conditions of approval, and the adopted City fee schedule found at www.belmont.gov constitute written notice of the description of the dedications, reservations, amount of fees and other exactions related to the project. As of the date of project approval, the 90-day period has begun in which Developer may protest any dedications, reservations, fees or other exactions imposed by the City which the City has informed the Developers of as of the date of project approval of the adopted City fee schedule found at www.belmont.gov. Failure to file a protest in compliance with all of the requirements of Government Code §66020 will result in a legal bar to challenging the dedications, reservations, fees or other exactions.
2. Indemnification. Land Owner hereby agrees to and shall indemnify, defend, and hold harmless City, any City agencies and their respective elected and appointed councils, boards, commissions, officers, agents, employees, volunteers, and representatives (collectively, for the purposes of this condition, "City") from any and all loss, liability, fines, penalties, forfeitures, costs, and damages (whether in contract, tort, or strict liability, including but not limited to personal injury, death at any time, and property damage) and from any and all third party claims, demands, and actions in law or equity (including attorneys' fees and litigation expenses) directly or indirectly arising or alleged to have arisen out of or in any way related to: (a) the approval of the City Approvals; (b) any development or use of the Property under the City Approvals; and (c) any actions or inactions by the Land Owner or its contractors, subcontractors, agents, or employees in connection with the construction or improvement of the Property and the Project as defined in the development agreement; excepting to the extent arising from the intentional acts or willful misconduct of City, its elected and appointed representatives, officers, agents, employees, contractors or subcontractors.
This indemnification and hold harmless agreement applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the operations referred to in this condition, regardless of whether or not City prepared, supplied, or approved plans or specifications for the Property, but does not apply to damages and claims for damages caused by City with respect to public improvements and facilities after City has accepted maintenance responsibility for them.
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Conditions of Approval
1041 Hill Street - PA2023-0006
October 8, 2024
3. The Detailed Development Plan shall be consistent with the following design standards, which are derived from the plans on file and dated 5/21/24. a. Maximum Floor Area: 73,469 sq. ft. (for all buildings) as indicated on project plans dated 5/21/2024.
b. Floor Area Ratio: Entire PD – 1.26 and as indicated on project plans dated 5/21/24. c. Minimum Setbacks and Building Separations: Setbacks from the property lines and separations between buildings shall be no less than shown on the plans date stamped dated May 21, 2024 in the subject file.
d. Maximum Building Height: 55’ as indicated on project plans dated 5/21/24. e. Off-Street Parking: 34 (12 Compact 22 Standard). Parking spaces shall consist of one ADA accessible space and one ADA van accessible space.
4. Aesthetics
a. Except as modified by these conditions of approval, or as required by subsequent project review, the Building Permit Plans shall be consistent with the approved Planning Plans, dated 5/21/24 and inclusive of the architectural drawings (Sheets G001 through G006, Sheets AD100 through AD200, Sheets AS100 through AS102, Sheets A100 through A342 & Sheets P101 through P202); Civil Engineering Plans (Sheets C1.0 through C9.0); Landscape Plans (Sheets L-0.0 through L-6.0); and Electric Photometric Lighting Plan (Sheet EP100).
b. Installation of roof mounted mechanical equipment shall be consistent with the Roof Plan (Sheet A1014) and Mechanical Screen Diagrams (Sheet G112) as shown on the project plans dated 5/21/24. Roof mounted equipment shall be placed behind the parapet of the building’s roofline as not to be visible from surrounding vantage points at or below the highest point of the equipment.
c. Ground Equipment Screening. All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters must be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space, and parks). Said screening must incorporate the same architectural design, colors, and materials as the main building on site.
d. Exterior building materials shall be consistent with Elevation Drawing and submitted materials sheets A200 through A202, dated 5/21/24, except for minor modifications approved by the Community Development Department, or as modified via an approved Design Review Amendment.
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Conditions of Approval
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e. The plans submitted for a Building Permit shall include: a) a plan sheet that includes all project conditions of approval; b) boxed-out floor plans demonstrating that the proposed Memory Care facility building would not exceed the maximum floor area permitted for the project.
f. The plans submitted for a Building Permit shall include a final lighting plan and a photometric study. All exterior lighting shall employ the use of cut-off fixtures to restrict the direction of the light in accordance with City standards. Lighting should be the minimum required for safety, but not result in undue glare off site. There shall be no floodlighting of landscape plantings, the memory care building, courtyards, or patios/decks. To ensure consistency with city standards for lighting and compliance with the submitted photometric plan, a final lighting review shall occur after installation of project lighting and before final Building Permit inspection.
5. Air Quality
a. Pursuant to GP EIR Mitigation Measure AQ-1, the applicant shall require their contractors, as a condition of contract, to further reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities shall operate on an EPA-approved Tier 4 or newer engine. Exemptions can be made for specialized equipment where Tier 4 engines are not commercially available within 200 miles of the project site. The construction contract must identify these pieces of equipment, document their unavailability, and ensure that they operate on no less than an EPA- approved Tier 3 engine. ARB regulations will result in the percentage of Tier 4 engines increasing over the next several years.
b. Pursuant to GP EIR Mitigation Measure AQ-2, the applicant shall require their contractors, as a condition of contract, to reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of construction activities shall operate on renewable diesel (such as Diesel high performance renewable). Renewable diesel is currently commercially available in San Francisco Bay Area. c. Pursuant to GP EIR Mitigation Measure AQ-3, the applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive ROG emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used during construction. The project applicant will submit evidence of the use of low-VOC coatings to BAAQMD prior to the start of construction.
d. Require Fugitive Dust Best Management Practices. All applicants proposing development of projects within Belmont shall require their contractors, as a condition of contract, to reduce construction-related fugitive dust by implementing BAAQMD’s basic control measures at all construction and staging areas. The following measures are based on BAAQMD’s current CEQA guidelines:
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Conditions of Approval
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i. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. ii. All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
iii. 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 power sweeping is prohibited.
iv. All vehicle speeds on unpaved roads shall be limited to 15 miles per hour (mph). v. All roadways, driveways, and 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.
vi. Post a publicly visible sign with the telephone number and the name of the person to contact at the lead agency regarding dust complaints. This person will respond and take corrective action within 48 hours. The phone number of the District will also be visible to ensure compliance.
e. Pursuant to GP EIR Mitigation Measure AQ-5, the developer(s) shall provide education for residential and commercial tenants concerning green consumer products. Prior to receipt of any certificate of final occupancy, the project sponsors shall work with the City of Belmont to develop electronic correspondence to be distributed by email to new residential tenants that encourages the purchase of consumer products that generate lower than typical VOC emissions. Examples of green products may include low-VOC architectural coatings, cleaning supplies, and consumer products, as well as alternatively fueled landscaping equipment.
f. The applicant must require their contractors, as a condition of contract, to reduce construction-related exhaust emissions by implementing following measures during construction related activities:
i. Idling times must be minimized either by shutting equipment off when not in use or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Clear signage must be provided for construction workers at all access points.
ii. All construction equipment must be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment must be checked by a certified mechanic and determined to be running in proper condition prior to operation. 165
Conditions of Approval
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g. The applicant must require their contractors, as a condition of contract, to reduce construction-related fugitive ROG emissions by ensuring that paints and solvents have a VOC content of 100 grams per liter or less for interior surfaces and 150 grams per liter or less for exterior surfaces.
6. Green House Gases
a. A minimum of 10% of the construction materials shall be acquired (sourced) within 100 miles of the planning area. Documentation shall be provided before the final building permit inspection.
b. A minimum of 65% of the construction waste generated by this project shall be recycled or salvaged for use. Documentation shall be provided before the final building permit inspection. Sample forms located https://www.hcd.ca.gov/ may be used to assist in documenting compliance.
c. Prior to the start of construction for the Building Permit, the applicant shall provide documentation (i.e., construction contracts or signed agreements) demonstrating that all contractors and subcontractors agree to operate all off-road equipment greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of work on renewable diesel (such as Diesel high performance renewable).
7. Cultural Resources
a. Prior to the start of construction for the Building Permit, the applicant shall demonstrate that construction crews have proper training for the discovery, handling and retention methods for paleontological, archeological and/or cultural resources found at the project site. Project personnel should not collect cultural resources.
Prehistoric resources include: chert, or obsidian flakes, projectile points, mortars and pestles, dark, friable soil containing shell and bone dietary debris, heat- affected rock, or human burials. Historic resources include: stone or adobe foundations or walls, structures and remains with square nails, and refuse deposits or bottle dumps. b. In the event that paleontological, archaeological, and/or cultural resources are encountered during construction activities, all construction activity in the area of the find shall be halted, and the Community Development Director shall be notified; an archaeologist shall examine the find and make appropriate recommendations. A plan for the mitigation of impacts to the resources will be prepared and submitted to the City of Belmont for approval. Additional CEQA review may be required depending upon the evaluation of the find.
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8. Human Remains
a. If any human remains are discovered or recognized in any location on a project site, there shall be no further excavation or disturbance of the site, or any nearby area reasonably suspected to overlie adjacent human remains until:
o The San Mateo County Coroner/Sheriff has been informed and has determined that no investigation of the cause of death is required; and, o If the remains are of Native American origin:
a. The descendants of the deceased Native Americans have made a recommendation to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains, and any associated grave goods as provided in Public Resources Code Section 5097.98; or
b. The Native American Heritage Commission was unable to identify a descendant, or the descendant failed to make a recommendation within 24 hours after being notified by the commission.
9. Noise Standard Conditions
a. Noise Control Plan. The applicant must prepare and implement a noise control plan.
Said plan must incorporate the noise reduction measures identified in the Noise and Vibration assessment prepared for the project by Illingworth & Rodkin, Inc, and the City standard construction noise COAs required for all projects, identified below. b. Noise Coordinator. Prior to construction activities, the project applicant or contactor shall designate a “Construction Noise Coordinator” who would be responsible for responding to any local complaints about construction noise. The Construction Noise Coordinator shall determine the cause of the complaint and shall require that reasonable measures warranted to correct the problem be implemented. The telephone number for the Construction Noise Coordinator must be conspicuously posted at the construction site. Prior to construction activities, the project applicant or contactor shall notify adjacent residents of the construction schedule in writing and provide them with the contact information of the Construction Noise Coordinator. c. Notice. The applicant shall notify property owners within 300 feet of the project site two weeks prior to the initiation of construction activities on site. A schedule of construction activities, contact phone number for the Noise Coordinator, and a copy of the noise control plan shall be included with this notice. d. Grading & Building Noise. The applicant must ensure that the following preventative and monitoring measures are enforced during grading and building operations:
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i. Limit construction activity to the hours listed in the City Noise Ordinance. (8:00 am to 5:00 pm on weekdays, 10:00 am to 5:00 pm on Saturdays, no construction activity on Sundays and holidays). Exceptions to these hours may be approved by the Building Official though the standard City process. ii. Schedule highest noise-generating activity and construction activity away from noise- sensitive land uses.
iii. Equip internal combustion engine-driven equipment with original factory (or equivalent) intake and exhaust mufflers which are maintained in good condition. iv. Prohibit and post signs prohibiting unnecessary idling of internal combustion engines.
v. Locate all stationary noise-generating equipment such as air compressors and portable generators as far as practicable from noise-sensitive land uses. vi. Utilize “quiet” air compressors and other stationary equipment where feasible and available.
e. Noise Barrier Standards. When noise barriers are required or proposed, their design and placement must be reviewed and approved by the project noise consultant, prior to issuance of grading or building permits. These barriers must be installed prior to grading and excavation activities and must be inspected by the project noise consultant to ensure that it has been properly constructed/installed. The barrier must remain in place for the duration of grading and excavation activities, unless approved for removal by the noise consultant to allow work at that location. f. Engine Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of internal combustion engine-driven equipment with original factory (or equivalent) intake and exhaust mufflers, which are maintained in good condition.
g. Equipment Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of “quiet” air compressors and other stationary equipment. If the applicant demonstrates that the use of quiet air compressors and other stationary equipment is not feasible, moveable sound barriers or portable sound huts must be used for noise mitigation.
h. Operation. The Project Noise Consultant shall conduct an acoustic analysis of all mechanical and HVAC equipment proposed with the final building permit plans. The results of the analysis and design recommendations to ensure compliance with the City’s Noise Ordinance shall be summarized by the Consultant in a letter submitted 168
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with the building permit plans. The consultant’s recommendations shall be incorporated into the building plans, prior to issuance of a building permit. i. Noise Impacted Locations. All new development that would be exposed to noise greater than the “normally acceptable” noise level range, and residential and other noise-sensitive land uses within the 65 dB contours, as shown in [BVSP] Figure 6-6d are required to reduce interior noise through design, sound insulation, or other measures to achieve an interior noise level of not more than 45 dBA. At minimum, the following is required:
i. A detailed acoustical analysis of the project must be completed by a qualified acoustical consultant to define the measures required such that the interior noise level requirements are satisfied.
ii. Prior to issuance of a Building Permit, the project noise consultant must certify in writing that the submitted Building Plans include all required noise reduction recommendations specified in the detailed acoustical analysis (i.e., construction methods, increased insulation, noise baffling, etc.) to reduce interior noise levels below the City and State level of 45 dB. iii. The final project design must include a suitable form of forced-air mechanical ventilation, as determined by the local building official, for all residential units so that windows can be kept closed at the occupant’s discretion to control interior noise and achieve the interior noise standards.
10. Construction Vibration Standard Conditions
a. After obtaining permission from the subject property owners, the applicant must conduct preconstruction photo surveys of foundation/building wall cracks in adjacent structures and install vibration monitors at any sensitive receptor sites identified in the project Vibration Assessment (structures located within 20 feet of construction).
The applicant must submit a copy of the photo survey and written confirmation from the Project Acoustic Consultant that all required monitors have been installed and inspected, and that they meet the consultant’s specifications, prior to issuance of grading or building permits.
b. The applicant must designate a person responsible for registering and investigating claims of excessive vibration. The contact information of such person shall be clearly posted on the construction site.
c. Neighboring property owners within 300 feet of the project site must be noticed of the construction activities and construction schedule (including estimated dates of various construction phases) at least two weeks prior to the start of construction.
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d. The applicant must ensure that the preventative and monitoring measures identified in the Vibration Assessment are enforced during grading and building operations. The applicant must demonstrate that all project construction personnel have been made aware of these measures, prior to issuance of a grading or building permits. On-site identification of any buffer distances between construction (i.e., vibratory rollers, excavators, backhoes, etc.) and adjacent structures (structures located within 20 feet of construction) that are specified in the Vibration Assessment must occur prior to grading operations.
e. Vibration monitors shall be placed at the sensitive receptors (structures located within 20 feet of construction) to monitor construction activities and make sure the project thresholds are met. Real-time alerts must be sent to the Contractor in case of near threshold vibration levels or in case of threshold exceedances. In case of exceedances, work must stop, and the source of the exceedance must be identified, and the required mitigation measure should be incorporated. f. Building structures near the project (structures located within 20 feet of construction) must be periodically checked for cracks, and any cracks must be monitored. If minor cracks are reported or existing cracks propagate, vibration project action levels must be restricted.
g. Whenever possible, construction or equipment activity generating relatively high levels of vibration must not occur at the same time and shall be spaced as far apart in time as possible from one another. In general, the most severe activities must be reserved for the middle of the day (noon). If activities must occur simultaneously, they shall be performed as far away from one-another as possible within the construction zone.
h. All deliveries of material and equipment must occur during daytime hours, including queueing of construction vehicles outside the site. Vehicles delivering materials and equipment must be operated in strict conformance with regulations established by the United States Department of Transportation and all State and Local requirements. All materials and equipment must be stored on-site and within the confines of the construction barricades.
i. Stationary and portable construction equipment must be located at positions where the noise/vibration impact to nearby noise/vibration-sensitive receptors is minimal.
At times where the equipment cannot be positioned at a minimal noise/vibration impacting location, mitigation devices shall be implemented, as determined by the Project Acoustic Consultant, or designated Vibration Monitor. j. After construction activities are complete, the applicant must conduct a postconstruction photo survey of previously surveyed buildings (structures located within 20 feet of construction) for foundation /building wall cracks. The post construction survey, and a summary letter of any resulting actions taken (repairs or 170
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restitutions) must be provided to the Community Development Department, prior to final building permit inspection.
11. Construction Vibration Reduction and Monitoring
a. A construction noise logistics plan shall be prepared that specifies hours of construction, noise and vibration minimization measures, posting or notification of construction schedules, and designation of a noise disturbance coordinator who would respond to neighborhood complaints will be required to be in place prior to the start of construction and implemented during construction to reduce noise impacts on neighboring residents and other uses. Project construction operations shall use best available noise suppression devices and techniques including, but not limited to the following:
i. Pursuant to the Municipal Code, restrict noise-generating construction activities to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and Holidays. ii. Construct solid plywood fences around ground level construction sites adjacent to residences, or other noise-sensitive land uses. A temporary 10- to 12-foot noise barrier would provide 5 to 6 dBA attenuation for adjacent sensitive land uses when construction activities occur at the ground level. iii. Erect a temporary noise control blanket barrier, where feasible, at the property line or on scaffolding just outside the proposed buildings facing the adjoining residences to the west during construction to control construction noise when activities do not occur at the ground level. The temporary noise control blanket barriers shall be installed at residences nearest to the active construction activities only.
iv. A temporary noise control blanket barrier could be erected, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling.
Noise control blanket barriers can be rented and quickly erected. v. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. vi. Prohibit unnecessary idling of internal combustion engines. vii. Locate stationary noise-generating equipment such as air compressors or portable power generators as far as possible from sensitive receptors. Construct temporary noise barriers to screen stationary noise-generating equipment when located near adjoining sensitive land uses. Any enclosure openings or venting shall face away from sensitive receptors.
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viii. Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far as feasible from residential receptors. ix. Utilize “quiet” air compressors and other stationary noise sources where technology exists.
x. Control noise from construction workers’ radios to a point where they are not audible at existing residences bordering the project site. xi. Construction staging areas shall be established at locations that will create the greatest distance between the construction-related noise sources and noisesensitive receptors nearest the project site during all project construction. xii. Notify all adjacent business, residences, and other noise-sensitive land uses of the construction schedule, in writing, and provide a written schedule of “noisy” construction activities to the adjacent land uses and nearby residences. xiii. Designate a “disturbance coordinator” who shall be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and shall require that reasonable measures be implemented to correct the problem.
Conspicuously post a telephone number for the disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding the construction schedule.
b. Wherever feasible, operation of vibration inducing equipment shall be avoided within the distance to existing buildings specified below:
o Clam shovel drop – 18 ft.
o Hydromill (slurry wall) in soil – 1 ft.
o Hydromill (slurry wall) in rock – 2 ft.
o Vibratory Roller – 19 ft.
o Hoe Ram – 9 ft.
o Large bulldozer – 9 ft.
o Caisson drilling – 9 ft.
o Loaded trucks – 8 ft.
o Jackhammer – 4 ft
o Small bulldozer - <1 ft.
c. If the above equipment must operate closer to existing buildings than specified above, a vibration monitoring plan shall be prepared, submitted to the City, and implemented to monitor construction vibration at the nearest structures, including at a minimum the following:
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i. A list of all heavy construction equipment to be used for this project known to produce high vibration levels (e.g., tracked vehicles, vibratory compaction, jackhammers, hoe rams, clam shovel drop, and vibratory roller, etc.). ii. An indication of what efforts will be implemented for reducing vibration levels below the thresholds, such as location of equipment away from adjacent building as possible and use of alternative methods or equipment that would produce less vibration.
iii. A designated contact responsible for registering and investigating claims of excessive vibration. The contact information of such person shall also be clearly posted on the construction site. Any damage to adjacent buildings shall be addressed by the applicant team.
iv. Document conditions at all structures located within 20 feet of construction prior to, during, and after vibration-generating construction activities. Perform a photo survey, elevation survey, and crack monitoring survey prior to any construction activity, at the end of each phase of construction, and after project completion, and shall include internal and external crack monitoring in structures, settlement, and distress, and shall document the condition of foundations, walls and other structural elements in the interior and exterior of said structures. If vibration generated by project construction results in damage to adjoining structures, repairs shall be completed to restore structures to pre-construction conditions.
12. Nesting Birds & Roosting Bats – Preconstruction Surveys a. To minimize potential impacts on nesting raptors, the applicant shall either: 1) Avoid construction activities (i.e., tree pruning, tree removal, tree protection work, demolition, grading, and construction) during the active nesting season (between February 1, and August 31); or 2) Conduct pre-construction surveys for nesting raptors and provide appropriate buffer zones, if construction has the potential to impact nesting birds.
b. Pre-construction surveys shall be conducted by a qualified biologist or ornithologist in order to ensure that no raptor nests will be disturbed during project implementation.
This survey will be conducted no more than 15 days prior to the initiation of construction activities during the early part of the breeding season (February through April) and no more than 30 days prior to the initiation of these activities during the late part of the breeding season (May through August). During this survey, the biologist will inspect all trees in and immediately adjacent to the impact areas for raptor nests.
If an active raptor nest is found close enough to the construction area to be disturbed by these activities, the ornithologist, in consultation with the California Department of Fish and Wildlife Service, will determine the extent of a construction-free buffer zone to be established around the nest.
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c. A qualified biologist shall visually inspect trees to be removed for bat roosts within 7 days prior to their removal. The biologist will look for signs of bats including sightings of live or dead bats, bat calls or squeaking, the smell of bats, bat droppings, grease stains, or urine stains around openings in trees or structures, or flies around such openings. Trees with multiple hollows, crevices, forked branches, woodpecker holes or loose and flaking bark have the highest chance of occupation and shall be inspected the most carefully.
d. If signs of bats are detected, CDFW should be contacted about how to proceed. Echolocation surveys may be needed to verify the presence of bats, or an exclusion zone around the occupied tree may be recommended until bats leave the roost. Due to restrictions of the California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.
13. Tree Protection
a. The applicant shall implement the Tree Protection Guidelines identified on the project Landscape Plans (Demolition Notes Sheet L-0.1).
Clearing & Grubbing: Clear and grub two the limits of work per specifications taking care to not disturb the root system of existing trees to remain. i. Existing Trees to Remain: Existing trees to remain shall be pruned under the direction of a certified arborist in accordance with International Society of Arboricultural (ISA) guidelines prior to beginning of construction. During construction, fencing shall be installed at the drip line of all existing trees to remain per arborist and tree protection plan. All excavation within the drip lines of existing trees to remain shall be done by hand with care taken not to damage the root system of these trees. The contractor shall be responsible for watering and ensuring the health of the trees to remain. Do not water California native oak trees to remain during the dry season (April – October). b. Prior to issuance of a grading or building permit, the applicant must submit written confirmation that all tree protection measures, and pre-construction treatments have been installed and inspected, and that they meet the specifications shown tree protection plan (Sheet L-0.1).
c. Tree protection devices are to remain until all site work has been completed within the work area.
d. If unplanned or unapproved tree injuries or tree removals occur during project construction, the applicant shall contact City Planning Staff. Additional permits may be required.
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e. After completion of exterior construction work and before final building permit inspection, the applicant shall submit a final written report/letter from the Project Landscape Architect or Arborist. Said report/letter must provide an evaluation of the construction impactsto the subject tree’s health orstructural stability and must identify any additional provisions that may be required to these address impacts. The applicant is responsible to implement these recommendations. A final report may be required on the effectiveness of the measures.
14. Tree Removal Fees
a. The applicant shall pay a removal fee in accordance with the fee schedule for all regulated trees being removed due to direct/indirect conflicts with proposed work/site plan.
15. Electric Vehicle Charging Stations
a. Signage. Any required electrical vehicle charging station must be clearly marked with a sign reading “Electrical Vehicle Charging Station” and the associated California Vehicle Code restrictions, and only a vehicle that is connected. b. Equipment. Any required electrical vehicle charging stations must be wired for a minimum of 240 volts and 32 amps, designed to allow for future provision of higher amperage conduit, equipped with electrical outlets, and may also be equipped with card readers, controls, connector devices and other equipment, as necessary for public use.
16. Geotechnical Conditions
a. Geotechnical Plan Review - The GEOR should review the geotechnical aspects of the completed project civil and architectural drawings and provide a professional certification letter to the City. In addition, the GEOR should review the completed structural plans and calculations for the new construction for conformance to his geotechnical recommendations, provide supplemental recommendations as necessary, and also provide a professional certification letter to the City to that effect. b. In addition to responding to the above items, following geotechnical approval for development, the GEOR should perform the following during and at the completion of construction:
i. Geotechnical Construction Observation and Testing - The GEOR should be retained to observe the geotechnical and foundation aspects of the construction.
The GEOR should observe foundation excavations and based on their observations, confirm that adequate embedment has been achieved in supporting materials judged to be competent supporting material. In addition, the GEOR should prepare and submit at the completion of project construction a final report that addresses the following items.
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ii. Summary of earthwork operations, including temporary shoring and dewatering, subgrade preparation, earthwork construction, and site drainage and subdrainage installations, as applicable.
iii. Recording of test locations and results of field and laboratory compaction tests where testing is determined to be appropriate by the project geotechnical engineer.
iv. Building foundations, including observation of foundation supporting materials, and confirmation of supporting materials with respect to the geotechnical engineer's recommendations.
v. Site and subsurface drainage, including finish grading around the building, and discharge of collected surface and subsurface water to appropriate discharge facilities.
c. The applicant must adequately submit to the City prior to the issuing of the building permit the supporting data, analysis, and documentation including fill material specifications for the sustenance of the conclusions and the recommendations stated in the geotechnical engineering report and for satisfying the criteria for approval of a project within a seismic hazard zone. As a guide, Special Publication 117 (SP 117) by the California Department of Conservation, Division of Mines and Geology in 1997, provides general considerations for the earthquake hazard evaluation and mitigation, including seismic slope stability (SCEC, 2002).
17. Airport Hazards
a. The project is subject to the requirements of the Federal Aviation Administration outlined in a letter dated March 11, 2024, including but not limited to the following:
i. The manager of San Carlos Airport (SQL) be notified at (650) 573-3700 at least three business days prior to the temporary structure being erected and again when the structure is removed from the site. It is required that the manager of SQL Air Traffic Control Tower be notified at 650-591-8051 at least three business days prior to the temporary structure being erected and again when the structure is removed from the site.
ii. The applicant or a designated representative must provide contact information for the onsite operator in the event that Air Traffic Control requires the temporary structure to be lowered immediately.
iii. Federal Aviation Administration determination letter for temporary structures expires on 09/11/2025 unless extended, revised, or terminated by the issuing office.
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18. Mid-Peninsula Water District
a. The applicant shall demonstrate that the final landscape plan has been reviewed and approved by the Mid-Peninsula Water District (MPWD) prior to the issuance of a Building Permit and is consistent with MPWD’s Water Efficient Landscape Ordinance (WELO), prior to installation of landscaping. A post installation certification from MPWD is also required prior to final Certificate of Occupancy. Contact the MPWD Water Resource Coordinator (650) 591-8941 or [email protected] for more information.
19. Impact Fees
a. The applicant/developer agrees to pay all applicable regulatory, connection, and including plan check, building permit, tree removal permit, Maintenance, Sewer Impact and Sewer Connection Fees, as specified by each respective City Ordinance or the City's Master Fee Schedule.
b. Prior to issuance of Building Permits, the applicant/property owner must pay all required Park Improvement Impact Fees. The calculated fee for the project is $9,856.80 as required via the Settlement Agreement for this project. c. Prior to issuance of Building Permits, the applicant/property owner must pay all required Transportation Impact Fees (TIF). The calculated fee for the project is $153,519.66 as required via the Settlement Agreement for this project. d. Prior to issuance of Building Permits, the applicant/property must pay all required Housing Mitigation/Inclusionary In-Lieu Fees. The calculated fee for the project is $180,502.65 as required via the Settlement Agreement for this project. a. Public Art Requirement (Belmont City Code Sec. 17-128) - The City has a development standard that requires non-residential and mixed-use development involving 10,000 square feet or more of new floor area to devote an amount not less than 1% of building development costs for acquisition and installation of public art on the development site. For projects that do not include public art on the development site, developers can meet this obligation by either: 1) by acquiring and installing freely accessible art on city property or in the public right of way; or 2) providing an in-lieu contribution (payment) to the City for acquisition and placement of public art in the city not less than 1%.
20. Building Division
a. Prior to any construction, the applicant or a designated representative shall obtain all of the required building permits for the project. The applicant will be required to provide a construction and demolition-recycling plan as a condition of the building permit. The Building Department will inspect for compliance with this plan. The 177
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conditions of approval for this permit also require the applicant to perform all work in conformance with the NPDES requirements.
b. All construction and related activities which require a City building permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m. Monday through Friday, and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, Dr. Martin Luther King, Jr. Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day, and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.
c. Specify that the 2022 California Code of Regulations as amended by the State of California and all applicable City of Belmont ordinances will be employed during this project.
d. This project is subject to the School Facilities Fee. Proof of payment must be presented to the City of Belmont before the permit will be issued. Contact the Sequoia Union School District directly for further information (Sequoia Union School District 480 James, Ave., Redwood City, CA 94062. 650.369.1411 ext. 2290 or 2203. www.seq.org).
e. Pursuant to the Belmont Fire Department Ordinance #2016-001, CFC Section 903, the building will receive a fire sprinkler system and the plan will be a deferred submittal. f. Pursuant to Regulation 6, Rule 3 per the Bay Area Air Quality Management District, effective January 1, 2009, no person or builder shall commence construction of a new building or structure permitted to contain or containing a wood-burning device or install a new wood-burning device resulting from a remodel unless the device meets the requirements of Section 6-3-303. Any gas fueled heating device or electric-powered heating device is allowed under this standard.
g. The City of Belmont Municipal Code requires a soils and engineering geology report for all new or substantially altered foundations. Prior to issuance of a Building Permit, provide such a report and a letter from the geotechnical engineer confirming that the foundation plan has been reviewed and that it has been determined that the recommendations in the soils report are properly incorporated into the plans. BMC 7- 12, IBC 106.1 & 1804.3.
h. This project is subject to the requirements of the Green Building Standards Code (Belmont City Code Division 10 Sec. 7-96), the photovoltaic system requirements in the California Energy Code, and the EV charging in the California Green Code. 178
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i. Plans to be submitted for a building permit shall show the location of all transformers, fire standpipes, back flow preventer, main electrical service, all subpanels, gas meter, furnace, and water heater.
j. All retaining walls shall be engineered and subject to the California Building Code Standards.
k. All utilities shall be shown on the plans. The relationship between proposed improvements such as retaining walls or utility meters, valves, backflow preventors, and other facilities, shall be shown on the plans. Plans shall show all existing easements on the property.
l. Verify location of utility meters, valves, back flow preventers, and hydrants with appropriate utility company.
m. The contractor/property owner shall be responsible to post hours of operation and phone numbers for noise complaints.
n. A minimum of 65% of the construction waste generated by this project shall be recycled or salvaged for use. Documentation shall be provided before the final inspection. Sample forms found in “A Guide to the California Green Building Standards Code (Residential)” located at https://www.hcd.ca.gov/ may be used to assist in documenting compliance. CALGreen Section 4.408.
o. All activities shall be subject to the requirements of the Belmont Noise Ordinance (maximum 65 dBA for daytime hours, Maximum 55 dBA for nighttime hours). p. After the City permits are approved but before beginning construction, the owner/applicant shall hold a preconstruction conference with Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls.
II COMPLY WITH THE FOLLOWING CONDITIONS OF THE SAN MATEO CONSOLIDATED FIRE DEPARTMENT:
1. A separate application and permit are required for the installation or alteration of any Automatic Fire Extinguishing System. Application shall be made by either a Registered Engineer or by the Licensed Fire Sprinkler Contractor who will be performing the work. This shall include any Fixed Fire Protection System. A valid Permit and Approved Plans shall be at the jobsite at all times.
2. Prior to application for a Fire Sprinkler Permit, the applicant shall submit plans to the MidPeninsula Water District (MPWD) for their review and approval. Contact MPWD at 650- 591-8941 to coordinate review of the project.
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3. A separate application and permit are required for the installation or alteration of any Fire Alarm, or Water-flow Monitoring System. This application shall include the interconnection of any Fixed Fire Protection System to an Alarm System where provided. A valid Permit and Approved Plans shall be at the jobsite at all times.
4. A separate application and permit are required for the installation of any underground fire service lines. Application shall be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed Fire Sprinkler Contractor, who will be performing the work.
5. Every building, or structure, shall be provided with an address. Numerals shall be located where clearly visible from the street or roadway upon which it fronts. Residential Structures shall have numerals a minimum of 4 inches in height and of ½ stroke. Commercial Structures shall have numerals a minimum of 6 inches in height and ¾ inch stroke. Numerals shall be of contrasting color to their background and illuminated at night. Numerals shall be white in color where located upon glazing.
6. A Knox Key-Lock Box is required to be installed as shown on plans. Please contact Fire Prevention at 650-522-7940 to obtain an application.
7. Plans to be submitted for building permits shall show the location of all required Smoke Alarms and Carbon Monoxide Alarms, in accordance with CRC Sections 314 & 315.
8. In accordance with the Municipal/Regional Stormwater Permit, no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to either a landscape area large enough to contain the outflow, or to the Sanitary Sewer by means of an indirect connection. Show the location of the Fire Sprinkler System drain on plans submitted for a building permit.
9. Plans to be submitted for building permits for the project shall identify the size of bedroom windows, demonstrating that they meet egress requirements of CRC 310.
10. This project shall require a fire inspection. All fire inspections are performed on Wednesdays between 9AM - 2PM, unless special arrangements are made with the Fire Inspector. Please call 650-522-7940 a minimum of 48 hours in advance to place your inspection request.
11. The following additional conditions shall apply to the project or site development permit:
a. Egress. The project shall maintain required egress for all building properties. b. Standpipes. For projects that require standpipes by California Fire Code Section 905.3.1, the applicant must provide not less than one standpipe for use during construction or demolition.
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the applicant must submit plans to the Fire Plan Checker subject to the review and approval of the Fire Marshal or his/her designee.
d. Address Numbers. The applicant shall post temporary address numbers on each building at the project site that must be easily visible from the street or fire access road. e. Demolition. The applicant shall comply with the California Fire Code Chapter 33 during all phases of the construction of the project.
f. Fire Flow. The applicant shall provide fire flow information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her designee. g. Code Conformance. The applicant shall indicate on all building permit plans that all construction shall meet current code standards at the time of building permit submittal.
The building permit plans are subject to review and approval by the Fire Marshal or his/her designee.
h. Remote Power Disconnect. The plans shall show a key switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire Department personnel. The key switch/shunt trip location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee.
i. Fire Control Room. he plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire Department’s local Ordinance and subject to the review and approval of the Fire Marshal or his/her designee.
j. Fire Apparatus Access Road. The plans shall show a Fire Apparatus Access Road serving each structure on the property. Each access road shall have a minimum (Fire Plan Checker to Enter: 20 to 26 feet)-foot unobstructed linear width and provide an unobstructed height of no less than 13 feet, 6 inches subject to the review and approval Fire Marshal or his/her designee.
k. Fire Department Submittals. The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee. l. Roadway Load Capacity & Design. The applicant shall submit a letter from a certified soils or geotechnical engineer stating the final roadway is able to support a load of 68,000 pounds. A “Click to Enter” system shall be installed on all Fire Emergency Access Roads. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. m. Fire Hydrants. The applicant shall install the approved number of public/private fire hydrant(s) spaced as per the Fire Department’s local Ordinance. All fire hydrants used 181
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for fire flow for the project site shall be upgraded to a Clow model 980 or equivalent consisting of (2) 2-½ inch and (1) 4-½ inch outlets. Each hydrant shall be capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water purveyor’s specifications. The water supply shall be tested, flushed and approved operable prior to any combustible construction materials being placed on the site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection. n. Emergency Responder Radio Coverage. An Emergency Responder Radio Coverage system may be required for this project. Testing shall occur during construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department subject to the review and approval by the Fire Marshal or his/her designee prior to the Fire Final Inspection.
III COMPLY WITH THE FOLLOWING CONDITIONS OF THE BELMONT POLICE DEPARTMENT:
1. All activities shall be subject to the requirements of the Belmont Noise Ordinance.
2. No debris boxes or building materials shall be stored on the street, unless approved as part of the Construction Management Plan.
3. Any lane/road closures must only be conducted during non-commute hours (9am-3pm).
4. A flag person shall be required for street closures and positioned at both ends of any closure.
5. 24-hour written notice to and approval from the Belmont Police Department (BPD) is required before any lane closure. (Contact BPD Traffic Unit or Watch Commander for approvals.)
6. No construction vehicles or equipment shall be parked, placed or stored in the roadway unless approved as part of the Construction Management Plan.
7. A signage plan shall be required for any road closures/detours. Such plan shall be approved by the BPD Traffic Unit.
8. Any lane/road closures must only be conducted during non-commute hours (9am-3pm).
9. The applicant shall provide the Police Department a security plan for the construction period, prior to issuance of a building permit. Said plan shall, at minimum, include lighting, surveillance, physical security of property, and securing of any tools, equipment and/or materials left on site. The Police Department shall also be provided 24-hour emergency contact information for the contractor and owner. The security plan and emergency contact information shall be provided to Sgt. Adam via email [email protected]. 182
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10. Ensure the Police Department has access to any secured emergency access easements/gates/pathways.
11. No Trespassing signs, per 602 PC, shall be required to be posted around property to discourage unauthorized entry and aid in criminal prosecutions for trespassing/theft.
12. Any burglar alarm shall be registered with the BPD per BCC 18-50 et. Seq.
13. A minimum roadway width of 12’ shall be maintained at all times for emergency access.
14. The property address shall be clearly posted at all times during and after construction, visible and legible from the entire roadway frontage(s).
15. The developer and their contractors shall ensure that Belmont PD has access to any secured emergency access easements, gates, or pathways.
IV. COMPLY WITH THE FOLLOWING CONDITIONS OF THE PUBLIC WORKS DEPARTMENT:
Project Specific Conditions
1. Temporary shoring may be required for excavation and construction of the proposed building, foundation and site improvements. The Applicant shall prepare and submit a structural shoring design, plans, and calculations to the Building Department for review and approval prior to issuance of a Grading or Building Permit.
2. The Applicant shall prepare and submit design, details, structural plans and calculations to the Building Department and the Public Works Department for review and approval for the proposed retaining walls within the Hill Street public street right of way prior to issuance of a Building Permit. The Applicant shall also obtain an Encroachment Permit from the Public Works Department prior to starting any work within the public street right of way or easements. In addition, the Applicant shall be responsible for coordinating with the Public Works Department to execute a Permanent Encroachment Agreement for the proposed retaining walls within the Hill Street public street right of way prior to final acceptance of the required improvements on Hill Street.
3. The Applicant shall prepare and submit a Grading and Drainage Plan for review and approval prior to issuance of a Grading or Building Permit. the Grading and Drainage Plan shall show detailed finished on-site grading and drainage design, including pad and finished floor elevations, top of curb, pavement elevations, finished grades on hardscape and/or landscape areas, storm water inlets, area drains, sizes of storm drains and connection points. All onsite storm drainage shall be captured onsite. No on-site private drainage shall be allowed to sheet flow directly onto Hill Street right of way.
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A. The following conditions shall be shown on plans submitted for a building permit and/or site development permit or otherwise met prior to issuance of the first building permit (i.e., foundation permit) and shall be completed and/or installed prior to occupancy and remain in place at all times that the use occupies the premises except as otherwise specified in the conditions.
Public Improvements
1. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed and replaced in accordance with the Department of Public Works approved standards. Photographs or video of before condition are recommended.
2. New sidewalk, curb and gutter shall be installed in accordance with the Department of Public Works approved standards.
Grading and Drainage
1. Roof leaders and site drainage shall be directed to a vegetated area onsite or the City stormwater drainage system. A dissipator box or other energy reduction method shall be used.
2. The owner/applicant shall submit C3 & C6 stormwater pollution prevention checklist, impervious calculation checklist and BMP measures checklist prior to design review approval.
MRP Regulated Project
1. The Project shall comply with all requirements of the Municipal Regional Stormwater NPDES Permit Provision C.3. Please refer to the San Mateo Countywide Water Pollution Prevention Program’s (SMCWPPP) C.3 Stormwater Technical Guidance Manual for assistance in implementing LID measures at the site.
2. Treatment controls shall be designed and sized to treat run‐off from new and/or replaced impervious areas.
Source Control Conditions
1. Trash storage areas (including recycling or food compactor areas or similar areas), wash areas, loading docks, repair/maintenance bays, and equipment or material storage areas shall be completely covered and bermed to ensure that no stormwater enters the covered area.
Covered areas shall be sloped so that spills and washwater flow to area drains connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
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2. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
3. Efficient irrigation systemsshall be used throughout all landscaped areas in accordance with the Model Water Efficient Landscape Ordinance.
4. On‐site storm drain inlets shall be clearly marked with the words “No Dumping! Flows to Bay,” or equivalent using thermoplastic material or a plaque.
5. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning activitiesshall be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
a. Discharge the rinse water to landscaping. Ensure that the rinse water does not flow to the street or storm drain. Block off storm drain inlet if needed. b. Collect rinse water in a tank and pump to the sanitary sewer. Contact your local sanitary sewer agency before discharging to the sanitary sewer. c. Collect the rinse water in a tank and haul off‐site for proper disposal.
Biotreatment Measures
1. Biotreatment measures (including bioretention areas, flow‐through planters shall be sized to treat run‐off from 100% of the applicable drainage area (all impervious areas and applicable landscaped areas) using flow or volume based sizing criteria as described in the Provision C.3.d of the MRP or using the simplified sizing method (4% rule of thumb), described in the C.3 Technical Guidance and based on the flow‐based sizing criteria in Provision C.3.d.i.(2)(c).
Operation & Maintenance (O&M) Conditions
1. Property Owner shall enter into a Maintenance Agreement with the municipality to ensure long‐term maintenance and servicing by the Property Owner of stormwater site design and treatment control measures according to the approved Maintenance Plan(s). The Maintenance Agreement shall be recorded for the property and/or made part of the CC&Rs.
Dust Control
1. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce dust levels, exposed earth surfaces shall be watered as necessary.
The application of water must be monitored to prevent runoff into the storm drain system.
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either inside or outside of the right-of-way must be controlled. The measures must also include:
a. Water all active construction sites at least twice daily. 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 (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. d. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites.
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). g. Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h. Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i. Replant vegetation in disturbed areas as quickly as possible. j. Watering should be used to control dust generation during the break-up of pavement. k. Cover all trucks hauling demolition debris from the site. l. Use dust-proof chutes to load debris into trucks whenever feasible. m. Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n. 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 in proper running order prior to operation. o. Diesel powered equipment shall not be left inactive and idling for more than five minutes and shall comply with applicable BAAQMD rules.
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q. All vehicle speeds on unpaved roads shall be limited to 15 mph. r. Post a 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 24 hours. The Air District phone number shall also be visible to ensure compliance with applicable regulations.
Construction Management Plan
1. The Applicant shall prepare a construction management plan (CMP) for review and approval by the Public Works Department in consultation with the Community Development Department and Police Department. For properties located at or in close proximity to the City borders, the plan shall be routed to adjacent jurisdictions. The CMP shall include a response to construction-related conditions and requirements identified by reviewing City departments, and outside agencies for inclusion in the Plan. The plan shall include at least the following items:
a. Schedule
A project construction schedule shall be provided that includes the approximate date and expected time frame for each stage of construction. At minimum, the schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
b. Site & Logistics Plan
Site and logistics plan(s) shall be provided for each phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access Control for The Site • Proposed Circulation Pattern, including Access & Egress, for Each Phase of Construction
• Location of Dewatering Tanks, Construction Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for Materials, Equipment, & Vehicles • Crane Plane (Location, Height, & Radius), as applicable • Construction Worker Parking
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c. Traffic Control Plan
Routes for construction-related traffic (hauling, deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling, and construction delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP shall identify the maximum size of construction equipment /trucks, during construction, expected temporary street closure and the use of flag personnel during construction, and the location of construction worker parking/car-pooling. Comprehensive traffic control measures shall be identified, including: any required detour signage, lane closures, and sidewalk closures. A 24 Hour Written notice must be given to the Public Works and Police Departments prior to lane closures. Trained flag persons shall be positioned at both ends of blocked traffic lanes to ensure safe movement of vehicles, and pedestrians. The proposed traffic control plan may require review by a traffic engineer, to ensure an adequate intersection/driveway turning radius would be provided for large vehicles, and/or when other large projects are in construction at the same time. d. Noticing
The CMP shall include notice to property owners within 300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to construction activity, including identification of an on-site complaint manager. 24-hour advance written notice shall also be provided to adjacent property owners, adjacent businesses, and Public Works and Police Department personnel prior to all major deliveries, detours, and lane closures.
e. Road Conditions
Documentation of road pavement conditions shall be provided to the Public Works Department for all routes that will be used by construction vehicles, both before and after project construction. Roads found to have been damaged by construction vehicles shall be repaired to the level at which they existed prior to project construction.
B. The following conditions shall be met prior to the issuance of the first building permit (i.e., foundation permit) and/or site development permits except as otherwise specified in the conditions.
Public Works Permits
1. The property owner/applicant shall apply for and obtain temporary encroachment permits from the Department of Public Works for work in the City public right-of-way, easements or property in which the City holds an interest, including driveway, sidewalk, sewer connections, sewer clean-outs, curb drains, storm drain connections, placement of a debris box.
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2. The property owner/applicant shall apply for and obtain a Permanent Encroachment agreement from the Department of Public Works, with approval by the City Council, for a structure, retaining wall, awning, or other features constructed in the public right-ofway, easement or on property in which the City holds an interest.
3. Property owner/applicant shall apply for and obtain a grading permit from the Department of Public Works. The grading permit fee is based on the total amount of earth moved including cut and fill.
3. The Developer shall apply for and obtain a hauling permit from Public Works before issuance of any site development permit including tree removal, demolition, foundation, or building permit.
Other Agency Permits
1. Construction activity resulting in a land disturbance of one acre or more, or less than one acre but part of a larger development shall obtain the Construction Activities Storm Water General Permit (General Permit) from the State Water Quality Control Board (Home Page | California State Water Resources Control Board or (916) 341-5537). The State requires a completed Notice of Intent to comply (NOI) package and a Storm Water Pollution Prevention Plan (SWPPP) prepared in accordance with Section A of the General Permit prior to the commencement of soil disturbing activities. The State will issue a Waste Discharge Identification (WDID) number within 10 business days after it receives a complete NOI package (original signed NOI, vicinity map, and check). Applicant shall also submit copies of the NOI and SWPPP to the City for review and approval. Throughout the project life, the SWPPP shall be revised as necessary to accommodate site changes during to construction.
Grading and Drainage
1. The owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division prior to any grading or clearing being performed on-site. a. The applicant should note that if the proposed grading meets one or more of the criteria outlined in Section 9-23 of the City Code, a Planning Commission review will be required. Caution: If the total grading quantity changes after Planning Commission approval, a new grading approval may be required.
The applicant may choose to complete the grading plan and calculations early in the planning process to limit delays in scheduling this review. (See Section 9-28 of City Code for review process).
a. The plan shall incorporate the following restrictions:
i. All soils stockpiled on the site during construction shall be covered or otherwise protected from wind and water erosion.
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ii. During construction, erosion and sedimentation control plans shall be implemented in order to retain sediments on-site.
iii. Site grading and finished construction shall be designed and executed in such a manner as to avoid diverting runoff onto other properties. iv. Restrictions and recommendation of the Geologic and Soils report as approved by the City’s Geologist.
Utilities
1. Applicant must possess a valid sewer lateral certificate issued under City Ordinance Section 21-213 before receiving a final building permit for:
a. Improvements valued by the building official at $200,000 or more, or b. Work associated with a change in water service (e.g. change in meter size or adding a second meter).
c. Applicant shall install the sanitary sewer connection in accordance with Department of Public Works approved standards and pay the applicable sewer connection fee. d. Sanitary sewer to include a back flow prevention device. e. If PG&E is requiring the developer to put in the gas and/or electrical connection, then the developer must submit plans for the encroachment to the Department of Public Works.
NPDES Stormwater Controls
1. The applicant shall submit an erosion and sedimentation control plan describing Best Management Practices (BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The plan shall include the following items:
a. A site plan showing the property lines, existing and proposed topography, and slopes; areas to be disturbed, locations of cut/fill and soil storage/disposal area; areas with existing vegetation to be protected; existing and proposed drainage patterns and structures; watercourses or sensitive areas on-site or immediately downstream of project; and designated construction access routes, staging areas and washout areas. b. Erosion and sediment controls to be used during construction, selected as appropriate from the California Regional Water Quality Control Board, San Francisco Bay Region Erosion and P.O. Box 791, Oakland, CA 94604-0791.
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c. Methods and procedures to stabilize denuded areas and install and maintain temporary erosion and sediment control continuously until permanent erosion controls have been established.
d. Provision for preventing erosion and trapping sediment on-site, such as sediment basins or traps, earthen dikes or berms, fiber rolls, silt fence, check dams, storm drain inlet protection, soil blankets or mats, coversfor soil stock piles and/or other measures. e. Provisions for installing vegetative cover in disturbed areas, including areas to be seeded, planted, and/or mulched, and types of vegetation proposed. f. Provision for diverting on-site runoff around exposed areas and diverting off-site runoff around the project site (e.g., swales and dikes). g. Notes, specifications, and/or attachments describing the construction, operation and maintenance of erosion and sediment control measures, including inspection frequency; methods and schedule for grading, excavation, filling clearing of vegetation and storage and disposal of excavated or cleared material; types of vegetative cover and mulch, including methods and schedules for planting and fertilization; and provisions for temporary and permanent irrigation.
2. All plans shall conform to the requirements of the City NPDES stormwater discharge permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP). The project plans shall include permanent storm water quality protection measures. The project plans shall identify Best Management Practices (BMPs) appropriate to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be prepared by applicant incorporating the conditions of this section.
3. The developer shall provide to the first residents/occupants/tenants practical information materials (as furnished by the City) on good housekeeping for hazardous products, proper use and disposal of hazardous products, and prohibited discharge practices.
4. All landscaping shall be maintained and shall be designed with efficient irrigation systems to reduce runoff, promote surface filtration, and minimize the use of fertilizers, herbicides and pesticides.
5. The property owner/association shall implement a trash management and litter control program including emptying trash receptacles in common areas, noting trash disposal violations by homeowners or business, and notifying violators.
6. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street cleaning shall be reported to the Department of Public Works on an annual basis on or before June 30 of each year.
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7. Outdoor storage areas for oils, fuels, solvents, coolant, and other chemicals shall be designed to provide secondary containment such as berms and roof covers. Process equipment sited outdoors shall be placed on an impermeable surface and covered. Property owners/associations shall implement a regular program of sweeping and litter control at these sites.
8. Loading docks shall be covered, surrounded by berms or curbs or otherwise constructed to prevent drainage onto or from the area. Water used for washing and accumulated waste shall be diverted to the sanitary sewer.
9. For stream erosion control, the stormwater discharge must pass through an erosion control structure such as an energy dissipater or other form of outlet protection prior to entering the stream. Bioengineered controls shall be used for stream bank protection as feasible.
10. No wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning washwater) shall be discharged to the storm drain system, the street or gutter.
MRP Regulated Project
1. Applicant shall prepare a Stormwater Management Plan (SWMP) that includes, at a minimum, exhibit(s) showing drainage areas and location of Low Impact Development (LID) treatment measures; project watershed; total project site area and total area of land disturbed; total new and/or replaced impervious area; treatment measures and hydraulic sizing calculations; a listing of source control and site design measuresto be implemented at the site; hydromodification management measures and calculations, if applicable; NRCS soil type; saturated hydraulic conductivity rate(s) at relevant locations or hydrologic soil type (A, B, C or D) and source of information; elevation of high seasonal groundwater table; a brief summary of how the project is complying with Provision C.3 of the MRP; and detailed Maintenance Plans for each site design, source control and treatment measure requiring maintenance.
2. LID treatment measures to be shown on final improvement or grading plans shall not differ materially from the LID treatment measures presented on the project’s approved entitlement drawings without written approval from the Planning Department.
Site Design Conditions
1. Self‐treating areas must be designed to store and infiltrate the rainfall that lands on the self‐ treating area. Refer to Section 4.2 of the C.3 Technical Guidance.
2. Self‐retaining areas must be designed to store and infiltrate the rainfall run‐off volume described in the MRP Provision C.3.d (80% capture volume), for rainfall that lands on the self‐retaining area and the impervious surface that drains to the self‐retaining area. Refer to Section 4.3 of the C.3 Technical Guidance.
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Treatment Control Conditions
1. No treatment measures (other than properly sealed and screened cisterns or rain barrels) shall have standing water more than 5 days, for vector control.
Infiltration Measures
1. All infiltration devices shall be located and designed to ensure no damage will occur to surrounding improvements from underground water.
2. Soil media within the bioinfiltration measure shall consist of 18 inches of biotreatment soil consistent with the Attachment L of the MRP.
3. Other parameters of final design shall be consistent with the design guidelines presented in the latest version of the C.3 Technical Guidance.
Biotreatment Measures
1. Plant species used within the biotreatment measure area shall be consistent with Appendix A of the C.3 Technical Guidance.
2. Biotreatment soil mix for biotreatment measures shall have a minimum percolation rate of 5 inches per hour and a maximum percolation rate of 10 inches per hour and shall be in conformance with Attachment L of the MRP, which is included in Appendix K of the C.3 Technical Guidance.
3. Design of biotreatment measures shall be consistent with technical guidance for the applicable type of biotreatment measure provided in Chapter 6 of the C.3 Technical Guidance.
Operation & Maintenance (O&M) Conditions
1. A Maintenance Plan for every stormwater treatment control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.
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C. The following conditions shall be met prior to occupancy except as otherwise specified in the conditions.
Public Works Permits
1. The property owner/applicant shall apply for and obtain an administrative permanent encroachment agreement from the Department of Public Works, for placement of nonstandard materials within the public right-of-way.
2. After the City permits are approved but before beginning construction, the owner/applicant shall hold a preconstruction conference with Building and Public Works Department staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all subcontractors who are responsible for grading and erosion and sedimentation protection controls.
3. Failure to comply with any permit condition may result in a “Stop Work” order or other penalty.
4. All construction and related activities which require a City permit shall be allowed only during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m., Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and the following holidays: New Year’s Day, President’s Day, Memorial Day, 4th of July, Labor Day, Thanksgiving Day and Christmas Day. All gasoline powered construction equipment shall be equipped with an operating muffler or baffling system as originally provided by the manufacturer, and no modification to these systems is permitted.
Other Agency Permits
1. The project includes construction or installation of stationary equipment that may cause air pollution. The applicantshould contact the Bay Area Air Quality Management District (415- 771-6000) to determine if an air quality permit is required.
Public Improvements
1. "As-built" drawings for any public improvement including streets, sewers, etc. shall be submitted to the City in AutoCAD on CD ROM.
Grading and Drainage
1. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or other construction materials shall not be stockpiled in the public right-of-way unless an encroachment permit is obtained from the Department of Public Works. Grading shall neither be initiated nor continued between November 15 and April
15. Grading shall be done between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday unless otherwise specifically authorized by the Director of Public Works. The 194
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Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction shall be implemented to protect water quality.
2. The owner/applicant shall ensure that applicable Best Management Practices (BMPs) from the San Mateo Stormwater Pollution Prevention Program (STOPPP) are followed to prevent discharge of soil or any construction material into the gutter, storm drain system or creek.
NPDES Stormwater Controls
1. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality protection during construction of project. These includes, but are not limited to, the following:
a. Store, handle and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b. Control and prevent the discharge of all potential pollutants, including solid wastes, paints, concrete, petroleum products, chemicals, washwater or sediment, and nonstormwater discharges to storm drains and watercourses. c. Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d. Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and treated.
e. Delineate clearing limits, easements, setbacks, sensitive or critical areas, buffer zones, trees, and drainage courses with field markers or fencing. f. Protect adjacent properties and undisturbed areas from construction impacts using vegetative buffer strips, sediment barriers or filters, dikes, mulching or other measures as appropriate.
g. Perform clearing and earth moving activities only during dry weather (April 15 through November 14).
h. Limit and time applications of pesticides and fertilizers to prevent polluted runoff. i. Limit construction access routes and stabilize designated access points. j. Do not track dirt or other materials off-site; clean off-site paved areas and sidewalks using dry sweeping methods.
2. If construction is not complete by the start of the wet season (November 15 through April 15), prior to November 15 the developer shall implement a winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and 195
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status of construction, disturbed soils through temporary or permanent seeding, mulching, matting, tarping or other winterization requirements shall include inspecting/maintaining/cleaning all soil erosion and sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means; rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and polluted runoff from all site conditions.
As site conditions warrant, the Department of Public Works may direct the developer to implement additional winterization requirements.
Source Control Conditions
1. Fire sprinkler test water shall discharge to onsite vegetated areas, or alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
2. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
Operation & Maintenance (O&M) Conditions
1. Property Owner shall be responsible for conducting all servicing and maintenance as described and required by the treatment measure(s) Maintenance Plan(s). Maintenance of all site design and treatment control measures shall be the owner’s responsibility.
2. Approved Maintenance Plans shall be kept on‐site and made readily available to maintenance crews. Maintenance plans shall be strictly adhered to.
3. By April 1 each year, Maintenance Inspection and Servicing Reports for the stormwater treatment systems shall be submitted to the municipality for the previous calendar year (January 1 through December 31).
4. Site access shall be granted to representatives of the City, the San Mateo County Mosquito and Vector Control District, and the Water Board, at any time, for the sole purpose of performing operation and maintenance inspections of the installed stormwater treatment systems. A statement to that effect shall be made a part of the Maintenance Agreement and/or CC&Rs recorded for the property.
5. Property Ownershall be required to pay for all municipal inspections of installed stormwater treatment systems as required by the Regional Water Quality Control Board or the municipality.
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Conditions of Approval
1041 Hill Street - PA2023-0006
October 8, 2024
Installation Conditions
1. Applicant shall coordinate installation of stormwater treatment measures with the municipality and shall arrange to have a municipal Special Inspector or designated third party inspector present at the time of installation. Applicant shall be responsible for all fees associated with special stormwater inspections during construction.
Certification of Approved Final Conditions:
October 8, 2024
Rob D. Gill, Senior Planner Date
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Categorial Exemption Evaluation
City of Belmont
1 Twin Pines Lane
Belmont, CA 94002
July 2024
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Evaluation for Applicability of a Categorical Exemption Under CEQA Section 15332 (In-Fill Development Projects) Vista Terrace of Belmont Memory Care Facility Project
City of Belmont
Introduction
The City of Belmont (City) has received an application from Erdman Company (Project Applicant/Architect) to demolish an existing skilled nursing facility and construct a new memory care facility at 1041 Hill Street in eastern Belmont. The proposed project, referred to as the Vista Terrace of Belmont Memory Facility Project, involves demolishing the existing approximately 8,528 square-foot (SF), two-story, wood-framed skilled nursing facility building and replacing it with a 24,086 SF, three-story, 36-unit, non-combustible memory care facility building in the same location.
The project site consists of two parcels (APN 045-152-540 and APN 045-152-570) and is located northwest of the intersection of El Camino Real and Ralston Avenue. The project site is bounded by Hill Street to the northwest and 6th Avenue to the northeast and east. The project is located in the Planned Unit Development (PD) zoning district and has a General Plan land use designation of Institution.
The project includes amending the existing PD zoning district to incorporate the memory care use; approval is subject to the review of Section 12 of the Belmont Zoning Ordinance. Unlike properties in other zoning districts, properties seeking an amendment to a PD designation are typically governed by a two-step review process: First, general issues of land use, site plans and circulation plans are reviewed by way of a Conceptual Development Plan (CDP). More detailed issues, such as building architecture, landscaping, parking layout, grading/drainage, tree removal, and lighting are evaluated by way of a Detailed Development Plan (DDP).
However, this application request includes both a CDP and DDP for concurrent consideration.
As part of the DDP, a Conditional Use Permit (CUP), Design Review, Grading Permit, and Tree Removal Permit are also required to be evaluated and approved. The proposed amendment to the existing PD will require a recommendation by the Planning Commission and approval of the City Council. The project will also require the following:
• Water Efficient Landscape Ordinance (WELO) approval
• Alternative Means and Methods Request (AMMR) approval for noncompliant aerial apparatus access and perimeter building access
• Permits for fire sprinkler system installation Type (NFPA 13); two-way communication system; elevator; and emergency voice/alarm communication system The existing skilled nursing facility was constructed in approximately 1960 and, therefore, under CEQA Guidelines Section 15064.5 may qualify as a significant historical resource due to its age (i.e., over 50 years old). This Categorical Exemption documentation contains the findings of the applicant’s peer reviewed Historic Resource Evaluation for the Vista Terrace Skilled Nursing Facility (4/25/2023, revised 6/4/2024).
The City of Belmont has reviewed the application materials submitted for the project, this Categorical Exemption Project Description, the Environmental Protection Measures (EPMs) incorporated into the project, and the project’s potential environmental impacts as described below. Based on this information, the project qualifies as exempt from further CEQA analysis under Section 15332: In-Fill Development Projects. No exceptions to a Categorical Exemption 200
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have been identified as documented in this Categorical Exemption. A Notice of Exemption for the project will be filed with the San Mateo County Clerk’s Office and with the State Office of Planning and Research (OPR).
Required Entitlements
The project will be required to secure the following entitlements:
• Planned Development Zone Amendment
• Conceptual Development Plan
• Detailed Development Plan
• Conditional Use Permit
• Design Review
• Grading Permit
• Tree Removal Permit
• Encroachment Permit for retaining walls within the public right-of-way Project Description
The information within the Project Description was obtained from the following plan sets and technical reports provided by the project applicant:
• Vista Terrace of Belmont Memory Care American Healthcare REIT Entitlement Set (3/21/2024)
• Geotechnical Investigation 1041 Hill Street Belmont, California (1/25/2023) • Traffic & Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA Rev 2 (2/15/2024)
• Belmont Memory Care Noise and Vibration Assessment (10/27/2023) • Vista Terrace Memory Care Health Risk & Greenhouse Gas Assessment (7/16/2023, revised 2/14/2024)
• Mid-Peninsula Water District Water Efficient Landscape Ordinance (WELO) PreApproval (9/19/2023) • Historic Resource Evaluation Vista Terrace Skilled Nursing Facility (4/25/2023, revised 6/4/2024)
• Will Serve Letters from PG&E (2/3/2023), Mid-Peninsula Water District (MPWD) (8/10/2023), Recology (11/28/2023), AT&T (6/1/2023), and Comcast (5/31/2023) • Alternative Means (AMMR) Application for 1041 Hill St, Belmont, CA 94002 Project Location and Site Description
The project site is in eastern Belmont at the intersection of Hill Street and 6th Avenue (Figure 1 Project Location). The site consists of two parcels (APN 045-152-540 and APN 045-152-570) bounded by Hill Street to the northwest and Laurel Avenue to the northeast. The project site is surrounded by multi-family housing to the north across Hill Street and 6th Avenue, vacant land and a single-family residence to the west, commercial buildings to the south, and commercial buildings to the east across 6th Avenue. (Figure 2 Project Vicinity) (Figure 3 Site Photos). 201
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Figure 1 – Project Location
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Figure 2 – Project Vicinity
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Figure 3 Site Photos
Existing skilled nursing facility looking southeast from Hill St (Erdman 2022). Existing facility with 1998 elevator addition (photo left), looking southwest from 900 6th Avenue parking lot (Erdman 2022).
Existing facility looking south from 900 6th Avenue parking lot (Erdman 2023). Existing facility and covered parking looking south from lower driveway off Hill St (Erdman 2022).
Figure 3 Site Photos (continued)
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Existing upper level parking looking southeast from upper driveway off Hill St (Traffic Patterns 2024).
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The project site is currently developed with the Vista Terrace of Belmont Assisted Living & Skilled Nursing facility, which is comprised of an assisted living community building located on the parcel with APN 045-152-570 and a skilled nursing community building located primarily on the parcel with APN 045-152-540. The existing assisted living community building was constructed in 1998 and consists of a three-story building constructed into the hillside with access to 6th Avenue from the lowest level. A skilled nursing community facility that was constructed in approximately 1960 is located adjacent to the occupied assisted living community building.
The skilled nursing facility is currently unoccupied. A small section of the skilled nursing building, including a covered corridor that connects the skilled nursing building and assisted living building, extends onto the eastern parcel with APN 045-152-570. The project site is fully landscaped with trees, shrubs, vines, and groundcover plants, and contains no natural vegetation. The two parcels comprise a hillside property and have relatively steep slopes. The parcel on which the skilled nursing building is located has grades sloping down from approximately 114 feet above mean sea level (msl) at the western parcel boundary to approximately 86.3 feet above msl at the eastern parcel boundary. Between the western parcel boundary and the skilled nursing building, the site grades are terraced with two retaining walls.
The project site also extends into a portion of the Hill Street right-of-way (ROW). Ingress and egress for the skilled nursing facility is currently provided off Hill Street via two driveways.
Zoning and Land Use
The project site is zoned Planned Unit Development (PD) with a General Plan Designation of Institution. The project site is located in a downtown urban setting and is not located in or near a CAL FIRE-designated Fire Hazard Severity Zone (CAL FIRE 2024).
The project site is surrounded by parcels with the following zoning district designations: Single Family Residential, 6,000 sq. ft./D.U. (R1B) to the southwest; Multi-Family Residential, 1,950 sq. ft./D.U. (R3) to the northwest and south; Village Core (VC) to the east; and Corridor Mixed Use (CMU) to the southeast.
The project site is surrounded by parcels with the following General Plan land use designations:
Single Family Residential to the northwest, west, and south; Multi-family Residential to the northeast; and General/Retail Commercial/Mixed Use to the east.
Project Proposal
The project applicant proposes to demolish the existing approximately 8,528 square-foot (SF), two-story, wood-framed skilled nursing home building and replace it with a 24,806 SF, threestory, 36-unit, non-combustible memory care building. The proposed building would include two levels of residences over two stories of parking and resident amenity space. The memory care facility would continue to be connected to the assisted living facility by a covered corridor that would be demolished and reconstructed. Parking would continue to be shared between the two buildings. The number of parking stalls provided for the memory care facility is proposed to be reduced by several stalls from 41 stalls to 34 stalls to accommodate the new building configuration. Bike parking stalls are proposed in lieu of the vehicular spaces lost. While there are no plans to change the existing assisted living building, the demolition of the existing skilled nursing building and associated site features, such as pavements, would include work on the parcel containing the assisted living facility. Access to and from the new memory care facility would continue to be provided via two driveways off Hill Street. Table 1 shows the project’s proposed building improvements. Figure 4 – Site Plan shows the proposed site layout. 206
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Figure 4 – Site Plan
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Table 1 Summary of Proposed Building Improvements
Feature Existing Proposed
Building Lot Coverage 47.9% 52.6%
Building Height 40’-0”1 55’-0”
Front Setback (North) 3’-0” 3’-0”
Rear Setback (South) 11’-6” 15’-0”
Side Setback (East) 5’-11” 7’-0”
Side Setback (West) 19’-6” 22’-4”
Floor Area Ratio (F.A.R.) 0.9842 1.262
Gross Building Area (sq. ft.) 8,528 24,806
Notes
1 The height of the existing skill nursing facility is unknown. The maximum allowed building height for the existing PD District is 40 feet.
2 The FAR shown here is the combined FAR of all on-site buildings.
Access and Roadway Improvements
The project applicant has submitted and received approval from San Mateo Consolidated Fire for an Alternative Means and Methods Request (AMMR) Application for aerial apparatus access. Existing site constraints would make it infeasible to provide aerial apparatus access and perimeter building access that would meet California Fire Code (CFC) requirements. San Mateo Consolidated Fire has granted the applicant’s AMMR, which includes mitigation in the form of two sets of staircases with roof access, a firefighter footpath around the building perimeter with exterior standpipes, and increased sprinkler hydraulic requirements.
The project includes paving beyond the existing paved end of Hill Street up to the proposed retaining walls at the end of the Hill Street right-of-way (ROW). A new retaining wall would be constructed in the Hill Street ROW along the edge of the newly installed pavement. Within the Hill Street ROW, the project also proposes to demolish and reconfigure the existing curb between the lower and upper drive aisles to create a revised turning radius to facilitate emergency vehicle access.
A new Americans with Disabilities Act (ADA)-accessible pedestrian pathway would be installed from Hill Street to the main entrance of the new building. This pathway would roughly follow the configuration of the existing pathway immediately west of the assisted living building that extends from the sidewalk in the Hill Street ROW and leads to existing ADA-accessible parking spaces at the skilled nursing building entrance. The two existing accessible parking stalls at the skilled nursing facility entrance would be retained but restriped in the same location. 210
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Architectural Design
The proposed memory care facility would consist of a three-story building with two levels of residential units over two stories of parking and resident amenity space. The Lower Level of the new memory care building would contain open structure parking, a passenger drop-off and loading area, and the main building entrance (including ADA-compliant elevator and stairway).
Level 1 of the building would contain a parking garage, lobby, storage, utility, and auxiliary rooms. Levels 2 and 3 of the building would contain residential units, balconies, and auxiliary rooms. The building façade would consist of a combination of horizontal lap siding in green and taupe coloring, horizontal brown panel siding, white trim, stone veneer, asphalt shingles, and vinyl windows.
As with the existing skilled nursing facility building to be demolished, the new memory care facility building would be constructed into the hillside with access to Hill Street from the two existing drive aisles. The existing lower-level parking structure, guardrail bollards, and columns would remain in place to retain the existing lower-level, open parking structure. Existing parking stalls on the upper level of the parking structure would be restriped. The upper-level drive aisle off Hill Street would provide access to the parking garage on Level 1 of the new building.
The project would reconstruct in the same location the covered corridor that currently links the existing skilled nursing facility with the assisted living facility. The new covered corridor would extend from the Lower Level of the new building and continue to provide access to the assisted living facility.
Landscaping
Site landscaping improvements would include a new accessible pathway from Hill Street to the main building entrance, new and existing concrete drive and sidewalk pavements, new and existing stairways, new and existing retaining walls, an existing gate at the existing sidewalk between the existing assisted living facility and new memory care facility, new biofiltration planters, and various plantings (see Figure 4 – Site Plan).
The project proposes the removal of one of the six on-site trees. The tree to be removed is located in the Hill Street ROW and is proposed for removal to facilitate the reconfiguration of the existing curb between the lower and upper drive aisles. ROW trees are considered protected trees in the Belmont Tree Ordinance (Belmont Municipal Code Chapter 25); therefore, the proposed removal of this tree would require a tree removal permit from the City. The remaining five on-site trees would be protected during project construction through implementation of a tree protection plan (see Table 2). The project would install 3,235 square feet of new landscaping, a portion of which would extend off-property into the Hill Street ROW. New plantings would consist of a mix of low and medium water use trees, shrubs, herbaceous plants, grasses, and vines. Two bioretention planters would be installed immediately adjacent to the southwestern façade of the new building.
All existing on-site retaining walls would be retained, though portions of several of the retaining walls would be sawcut and removed to accommodate the new building footprint and site improvements. The project proposal includes at least one new retaining wall to support the new building.
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Utilities
The project site contains existing water supply, sanitary sewer, electricity, gas, storm drain, and communications utilities infrastructure. New utility laterals would be needed to serve the new memory care facility. Per the project Utility Plan (Sheet C4.0) dated March 21, 2024, new utilities infrastructure would include but not be limited to:
• New storm drain system, including piping, outfalls, catch basins, and bio-infiltration planters
• Relocated catch basin
• New sanitary sewer lateral to connect to replacement sanitary sewer cleanout in driveway
• New water lateral to connect to existing water meter in driveway • New Fire Department Connection (FDC) for fire suppression system • Relocated fire hydrant
• New transformer
Other utilities, including gas, telephone, and electric, are not currently depicted on the project Utility Plan, but new infrastructure locations will be determined by utility purveyors prior to project approval. The project would continue to be served by the utility providers that currently serve the site (i.e., PG&E, MPWD, City of Belmont, Recology, AT&T, and Comcast).
Construction
The anticipated construction start date and schedule are not currently known. Project construction would not occur until after the project has received Planning and Building Department approval. Project construction activities, which would include excavation, grading, application of coatings, paints, and solvents, and building construction, would follow the erosion and sedimentation control best management practices (BMPs) contained within the project entitlement plan set, specifically on Sheets C6.0, C6.1, C7.0, C8.0, and C9.0. According to the project Civil Site Improvements Cover Sheet (C1.0) prepared by Coffman Engineers and dated March 21, 2024, project grading would amount to 1,570 cubic yards (CY) of cut and 280 CY of fill, for a net export of 1,290 CY.
All construction would be carried out in accordance with the final version of the project site plans approved by the City, including all construction notes, and notes regarding construction site management and environmental controls.
Environmental Protection Measures
The Environmental Protection Measures (EPMs) listed in Table 2 below are incorporated into the planning, design, construction, operation, and maintenance of the project to minimize the potential adverse effects of the project on the surrounding community and the environment.
EPMs include impact Avoidance and Minimization Measures (AMMs), including best management practices (BMPs), identified by the applicant on the proposed project plans and the City’s standard Conditions of Approval (COAs) that apply to the project. For the purposes of this Categorical Exception, these EPMs were considered part of the project and not mitigation measures. The City’s conclusion that the project would not have any significant adverse effects on the environment assumes the implementation of these measures.
In addition to the EMPs presented in Table 2 below that are the City’s standard COAs, Attachment A contains the Public Works Department’s draft conditions of approval which 212
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contain measures for the protection of environment, including grading and drainage, stormwater runoff, utility infrastructure improvements, dust control, and a construction traffic control plan.
Table 2: Environmental Protection Measures Incorporated into the Project Environmental
Topic Area EPM Type EPM
Aesthetics COA EPM-1: All exterior lighting shall employ the use of cut-off fixtures to restrict the direction of the light in accordance with City standards. Lighting should be the minimum required for safety, but not result in undue glare off site. There shall be no floodlighting of landscape plantings, the memory care
building, courtyards, or patios/decks. To ensure consistency with city standards for lighting and compliance with the submitted photometric plan, a final lighting review shall occur after installation of project lighting and before final Building Permit inspection.
COA EPM-2: Installation of roof mounted mechanical equipment shall be consistent with Elevation Drawings (Sheet A1014) and Mechanical Screen Diagrams (Sheet G112) as shown on the project plans dated May 21, 2024. Roof mounted
equipment shall be placed behind the parapet of the
building’s roofline so as not to be visible from surrounding vantage points at or below the highest point of the
equipment.
COA EPM-3: Except as modified by these conditions of approval, or as required by subsequent project review, the Building Permit Plans shall be consistent with the approved Planning Plans, dated May 21, 2024 and inclusive of the architectural drawings (Sheets G001 through G006, Sheets AD100
through AD200, Sheets AS100 through AS102, Sheets A100
through A342 & Sheets P101 through P202); Civil
Engineering Plans (Sheets C1.0 through C9.0); Landscape Plans (Sheets L-0.0 through L-6.0); and Electric Photometric Lighting Plan (Sheet EP100).
COA EPM-4: The applicant shall demonstrate that the memory care building is consistent with the maximum floor area and height approved for the project, prior to final building permit inspection. As built, floor plans and a roof height elevation from an engineer or surveyor that includes any roof top equipment and screens shall be provided.
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COA EPM-5: Ground Equipment Screening.
All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters must be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening must incorporate the same architectural design, colors, and materials as the main building on site.
Air Quality COA EPM-6: Construction and Operational Emissions The General Plan EIR (GP EIR) indicates that individual development projects have the potential for construction and operational emissions in excess of BAAQMD’s project level thresholds; however, Mitigation Measures AQ-1 through AQ4 would reduce construction related emissions, and Mitigation Measure AQ-5 would address operational-related emissions. Thus, all large projects are required to implement the following mitigation measures as standard conditions of project approval:
1. Pursuant to GP EIR Mitigation Measure AQ-1, the
applicant shall require their contractors, as a condition of contract, to further reduce construction-related exhaust emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20
total hours over the entire duration of construction
activities shall operate on an EPA-approved Tier 4 or
newer engine. Exemptions can be made for specialized
equipment where Tier 4 engines are not commercially
available within 200 miles of the project site. The
construction contract must identify these pieces of
equipment, document their unavailability, and ensure that they operate on no less than an EPA- approved Tier 3
engine. ARB regulations will result in the percentage of Tier 4 engines increasing over the next several years.
2. Pursuant to GP EIR Mitigation Measure AQ-2, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related exhaust
emissions by ensuring that all off-road equipment greater than 50 horsepower (hp) and operating for more than 20
total hours over the entire duration of construction
activities shall operate on renewable diesel (such as
Diesel high performance renewable). Renewable diesel is currently commercially available in San Francisco Bay
Area.
3. Pursuant to GP EIR Mitigation Measure AQ-3, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive ROG
emissions by ensuring that low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are used
during construction. The project applicant will submit
evidence of the use of low-VOC coatings to BAAQMD
prior to the start of construction.
4. Pursuant to GP EIR Mitigation Measure AQ-4, the
applicant shall require their contractors, as a condition of contract, to reduce construction-related fugitive dust by 214
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implementing BAAQMD’s basic control measures at all
construction and staging areas. The following measures
are based on BAAQMD’s current [2017] CEQA
guidelines.
a) All exposed surfaces (e.g., parking areas, staging
areas, soil piles, graded areas, and un- paved access
roads) will be watered two times per day.
b) All haul trucks transporting soil, sand, or other loose material offsite will be covered.
c) All visible mud or dirt track-out onto adjacent public roads will be removed using wet power vacuum street
sweepers at least once per day. The use of dry power
sweeping is prohibited.
d) All vehicle speeds on unpaved roads, driveways, or
driving surfaces shall be limited to 15 mph.
e) All roadways, driveways, and sidewalks to be paved
will be completed as soon as possible. Building pads
will be laid as soon as possible after grading unless
seeding or soil binders are used.
f) Post a publicly visible sign with the telephone number and the name of the person to contact at the lead
agency regarding dust complaints. This person will
respond and take corrective action within 48 hours.
The phone number of the District will also be visible to ensure compliance.
5. Pursuant to GP EIR Mitigation Measure AQ-5, the
developer(s) shall provide education for residential and commercial tenants concerning green consumer products.
Prior to receipt of any certificate of final occupancy, the project sponsors shall work with the City of Belmont to develop electronic correspondence to be distributed by
email to new residential and commercial tenants that
encourages the purchase of consumer products that
generate lower than typical VOC emissions. Examples of
green products may include low-VOC architectural
coatings, cleaning supplies, and consumer products, as
well as alternatively fueled landscaping equipment.
6. The applicant must require their contractors, as a
condition of contract, to reduce construction-related
exhaust emissions by implementing following measures
during construction related activities:
a. Idling times must be minimized either by shutting
equipment off when not in use or reducing the
maximum idling time to five minutes (as required by
the California airborne toxics control measure Title
13, Section 2485 of California Code of Regulations).
Clear signage must be provided for construction
workers at all access points.
b. All construction equipment must be maintained and
properly tuned in accordance with the manufacturer’s
specifications. All equipment must be checked by a
certified mechanic and determined to be running in
proper condition prior to operation.
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7. The applicant must require their contractors, as a
condition of contract, to reduce construction-related
fugitive ROG emissions by ensuring that paints and
solvents have a VOC content of 100 grams per liter or
less for interior surfaces and 150 grams per liter or less for exterior surfaces.
COA EPM-7: Dust Control
1. The owner/applicant must submit a dust control plan for approval by the Department of Public Works. To reduce
dust levels, exposed earth surfaces shall be watered as necessary. The application of water must be monitored to prevent runoff into the storm drain system. Spillage
resulting from hauling operations along or across any
public or private property shall be removed immediately.
Dust nuisances originating from the contractor’s
operations, either inside or outside of the right-of-way must be controlled. The measures must also include:
a) Water all active construction sites at least twice daily. 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 paved access
roads, parking areas and staging areas at
construction sites.
e) Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.
f) Hydroseed or apply (non-toxic) soil stabilizers to
inactive construction areas (previously graded areas
inactive for ten days or more).
g) Enclose, cover, water twice daily, or apply non-toxic soil binders to exposed stockpiled materials.
h) Install sandbags or other erosion-control measures to prevent silt runoff to public roadways.
i) Replant vegetation in disturbed areas as quickly as
possible.
j) Watering should be used to control dust generation
during the break-up of pavement.
k) Cover all trucks hauling demolition debris from the
site.
l) Use dust-proof chutes to load debris into trucks
whenever feasible.
m) Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind.
n) All construction equipment shall be maintained and
properly tuned in accordance with manufacturer’s
specifications. All equipment shall be checked by a
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certified mechanic and determined to be in proper
running order prior to operation.
o) Diesel powered equipment shall not be left inactive
and idling for more than five minutes, and shall
comply with applicable BAAQMD rules.
p) Use alternative fueled construction equipment, if
possible.
q) All vehicle speeds on unpaved roads shall be limited to 15 mph.
r) Post a 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 24 hours. The Air District
phone number shall also be visible to ensure
compliance with applicable regulations.
COA EPM-8: Greenhouse Gases
1. A minimum of 10% of the construction materials must be acquired (sourced) within 100 miles of the planning area.
Documentation must be provided before the final building permit inspection.
2. A minimum of 50% of the construction waste generated by this project must be recycled or salvaged for use.
Documentation must be provided before the final building permit inspection. Sample forms located at
www.hcd.ca.gov/CALGreen.html may be used to assist in
documenting compliance.
Prior to issuance of a building permit, the applicant must provide documentation (i.e., construction contracts or signed agreements) demonstrating that all contractors and
subcontractors agree to operate all off-road equipment
greater than 50 horsepower (hp) and operating for more than 20 total hours over the entire duration of work on renewable diesel (such as Diesel high performance renewable).
Biological
Resources
COA Nesting migratory birds are protected under the Migratory Bird Treaty Act, and Section 3503 of the California Fish and Game Code. Several species of bats that inhabit the Bay Area are listed as a California Species of Special Concern (CSSC). Tree removal has the potential to disturb nesting migratory birds and bats. Thus, all applications that include tree removal are required to implement the following
measures as standard conditions of project approval:
EPM-9: Nesting Birds
1. To minimize potential impacts on nesting birds, the
applicant shall avoid construction activities (i.e., tree pruning, tree removal, tree protection work, demolition, grading, and construction) during the active nesting
season (between February 1, and August 31). If it is not possible to schedule construction activities between
September 1 and January 31, then pre-construction
surveys for nesting birds should be conducted by a
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during project implementation. These surveys shall be
conducted no more than 7 days prior to the initiation of construction activities. During this survey, a qualified biologist will inspect all trees and other potential nesting habitats (e.g., trees, shrubs, and structures) in and
immediately adjacent to the impact areas for nests. If an active nest is found sufficiently close to work areas to be disturbed by these activities, the biologist will determine the extent of a construction-free buffer zone to be
established around the nest (typically 300 ft for raptors and 100 ft for other species, typically recommended by
the California Department of Fish and Wildlife), to ensure that no nests of species protected by the Migratory Bird Treaty Act and California Fish and Game Code will be
disturbed during project implementation.
2. If construction activities will not be initiated until after the start of the nesting season, all potential nesting substrates (e.g., bushes, trees, grasses, and other vegetation) that are scheduled to be removed by the Project should be
removed prior to the start of the nesting season (e.g., prior to February 1). This will reduce the initiation of nests in the vegetation and reduce potential delays of the Project due to the presence of active nests within these
substrates.
EPM-10: Bats
1. A qualified biologist shall visually inspect trees to be removed for bat roosts within 7 days prior to their removal.
The biologist will look for signs of bats including sightings of live or dead bats, bat calls or squeaking, the smell of bats, bat droppings, grease stains, or urine stains around openings in trees or structures, or flies around such
openings. Trees with multiple hollows, crevices, forked branches, woodpecker holes or loose and flaking bark
have the highest chance of occupation and shall be
inspected the most carefully.
2. If signs of bats are detected, CDFW should be contacted about how to proceed. Echo-location surveys may be
needed to verify the presence of bats, or an exclusion
zone around the occupied tree may be recommended
until bats leave the roost. Due to restrictions of the
California Health Department, direct contact by workers with any bat is not allowed. The qualified bat biologist shall be contacted immediately if a bat roost is discovered during project construction.
COA EPM-11: Tree Protection
The applicant shall implement the Tree Protection Guidelines identified on the project Landscape Plans (Demolition Notes Sheet L-0.1).
Clearing & Grubbing: Clear and grub two the limits of work per specifications taking care to not disturb the root system of existing trees to remain.
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Existing Trees to Remain: Existing trees to remain shall be pruned under the direction of a certified arborist in
accordance with International Society of Arboricultural (ISA) guidelines prior to beginning of construction. During
construction, fencing shall be installed at the drip line of all existing trees to remain per arborist and tree protection plan.
All excavation within the drip lines of existing trees to remain shall be done by hand with care taken not to damage the root system of these trees. The contractor shall be responsible for watering and ensuring the health of the trees to remain. Do not water California native oak trees to remain during the dry season (April – October)
Prior to issuance of a grading or building permit, the applicant must submit written confirmation that all tree protection measures, and pre-construction treatments have been
installed and inspected, and that they meet the specifications shown tree protection plan (Sheet L-0.1).
Tree protection devices are to remain until all site work has been completed within the work area.
If unplanned or unapproved tree injuries or tree removals occur during project construction, the applicant shall contact City Planning Staff. Additional permits may be required.
After completion of exterior construction work and before final building permit inspection, the applicant shall submit a final written report/letter from the Project Landscape Architect or Arborist. Said report/letter must provide an evaluation of the construction impacts to the subject tree’s health or structural stability and must identify any additional provisions that may be required to these address impacts. The applicant is
responsible to implement these recommendations. A final report may be required on the effectiveness of the measures.
Cultural
Resources
COA EPM-12: Archaeological Resources
1. Prior to issuance of building permits, the applicant shall demonstrate that construction crews have proper training for the discovery, handling, and retention methods for
paleontological, archeological and/or cultural resources found at the project site. Project personnel should not collect cultural resources. Prehistoric resources include:
chert, or obsidian flakes, projectile points, mortars and pestles, dark, friable soil containing shell and bone dietary debris, heat- affected rock, or human burials. Historic resources include: stone or adobe foundations or walls, structures and remains with square nails, and refuse
deposits or bottle dumps.
2. In the event that paleontological, archaeological, and/or cultural resources are encountered during construction
activities, all construction activity in the area of the find shall be halted, and the Community Development Director shall be notified; an archaeologist shall examine the find and make appropriate recommendations. A plan for the
mitigation of impacts to the resources will be prepared and submitted to the City of Belmont for approval.
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Additional CEQA review may be required depending upon
the evaluation of the find.
COA EPM-13: Human Remains
1. If any human remains are discovered or recognized in any location on a project site, there shall be no further
excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains
until:
o The San Mateo County Coroner/Sheriff has been
informed and has determined that no investigation
of the cause of death is required; and
o If the remains are of Native American origin:
a) The descendants of the deceased Native
Americans have made a recommendation
to the landowner or the person
responsible for the excavation work, for
means of treating or disposing of, with
appropriate dignity, the human remains
and any associated grave goods as
provided in Public Resources Code
Section 5097.98; or
b) The Native American Heritage
Commission was unable to identify a
descendant or the descendant failed to
make a recommendation within 24 hours
after being notified by the commission.
Geology and Soils COA EPM-14: Geotechnical
The project applicant shall be required to implement the recommendations, including those pertaining to site
preparation and grading, spread footings, drilled piers, retaining wall design, floor slab design, 2019 California Building Code Site Class and Seismic Design Criteria,
excavation and shoring, asphalt pavements, concrete
pavements and exterior slabs, utilities, site drainage, and construction monitoring, of the current, approved version of the project-specific geotechnical report, and any subsequent detailed geotechnical plans, available upon issuance of building permit(s).
COA EPM-15: Grading and Erosion Control
1. Prior to any grading or clearing being performed on-site, the owner/applicant shall submit a grading plan prepared by a California-registered Civil Engineer in accordance with City Grading Ordinance, Chapter 9, Section 3 of the City Code, with a grading permit application, for approval by the Department of Public Works and Building Division.
The plan must incorporate the following restrictions:
a. All soils stockpiled on the site during construction must be covered or otherwise protected from wind
and water erosion.
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b. During construction, erosion and sedimentation
control plans must be implemented to retain
sediments on-site.
c. Site grading and finished construction must be
designed and executed in such a manner as to avoid
diverting runoff onto other properties.
d. Restrictions and recommendation of the Geologic and
Soils report as approved by the City’s Geologist.
Hydrology and
Water Quality
COA EPM-16: Construction BMPs
1. Grading shall be performed in accordance with the City Grading Ordinance, Chapter 9 of the City Code. Soil or
other construction materials shall not be stockpiled in the public right-of-way unless an encroachment permit is
obtained from the Department of Public Works. Grading
shall neither be initiated nor continued between
November 15 and April 15. Grading shall be done
between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday unless otherwise specifically authorized by the Director of Public Works. The Stormwater Pollution
Prevention Program Best Management Practices (BMPs)
for construction shall be implemented to protect water
quality.
2. The owner/applicant shall ensure that all construction personnel follow standard BMPs for stormwater quality
protection during construction of project. These includes, but are not limited to, the following:
a) Store, handle, and dispose of construction materials and wastes properly, so as to prevent their contact with stormwater.
b) Control and prevent the discharge of all potential
pollutants, including solid wastes, paints, concrete,
petroleum products, chemicals, wash water or
sediment, and non- stormwater discharges to storm
drains and watercourses.
c) Use sediment controls, filtration, or settling to remove sediment from dewatering effluent.
d) Do not clean, fuel, or maintain vehicles on-site, except in a designated area in which runoff is contained and
treated.
e) Delineate clearing limits, easements, setbacks,
sensitive or critical areas, buffer zones, trees, and
drainage courses with field markers or fencing.
f) Protect adjacent properties and undisturbed areas
from construction impacts using vegetative buffer
strips, sediment barriers or filters, dikes, mulching, or other measures as appropriate.
g) Perform clearing and earth moving activities only
during dry weather (April 15 through November 14).
h) Limit and time applications of pesticides and fertilizers to prevent polluted runoff.
i) Limit construction access routes and stabilize
designated access points.
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j) Do not track dirt or other materials off-site; clean offsite paved areas and sidewalks using dry sweeping methods.
3. If construction is not complete by the start of the wet season (November 15 through April 15), prior to
November 15 the developer shall implement a
winterization program to minimize the potential for erosion and sedimentation. As appropriate to the site and status of construction, disturbed soils through temporary or
permanent seeding, mulching, matting, tarping or other
winterization requirements shall include
inspecting/maintaining/cleaning all soil erosion and
sedimentation controls prior to, during, and immediately after each storm event; stabilizing physical means;
rocking unpaved vehicle access to limit dispersion of mud onto public right-of- way; covering/tarping stored
construction materials, fuels, and other chemicals. Plans to include proposed measures to prevent erosion and
polluted runoff from all site conditions. As site conditions warrant, the Department of Public Works may direct the
developer to implement additional winterization
requirements.
COA EPM-17: Operational BMPs
1. All plans shall conform to the requirements of the City NPDES Stormwater Discharge Permit and the San
Mateo Stormwater Pollution Prevention Plan (STOPPP).
The project plans shall include permanent storm water
quality protection measures. The project plans shall
identify Best Management Practices (BMPs) appropriate
to the uses to be conducted on-site to effectively prohibit the discharge of pollutants with storm water run-off. A Maintenance and Operation Agreement shall be
prepared by the applicant incorporating the conditions of this section.
2. A Maintenance Plan for every stormwater treatment
control, and/or Hydro Modification measure or applicable site design measure, inclusive of maintenance and
inspection checklists and Maintenance Inspection Report Forms, shall be submitted to the City for review and
approval prior to issuance of a grading permit. A copy of the final, approved Maintenance Plan(s) shall be made a part of the Maintenance Agreement. A copy of the final, approved Maintenance Plan(s) shall also be on file with the Public Works Department.
3. The developer shall provide to the first
residents/occupants/tenants practical information
materials (as furnished by the City) on good
housekeeping for hazardous products, proper use and
disposal of hazardous products, and prohibited
discharge practices.
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4. Efficient irrigation systems shall be used throughout all landscaped areas in accordance with the Model Water
Efficient Landscape Ordinance.
5. All landscaping shall be maintained and shall be
designed with efficient irrigation systems to reduce
runoff, promote surface filtration, and minimize the use of fertilizers, herbicides, and pesticides.
6. The property owner/association shall implement a trash management and litter control program including
emptying trash receptacles in common areas, noting
trash disposal violations by homeowners or business,
and notifying violators.
7. Streets and parking lots must be swept immediately prior to and once during the storm season. Records of street
cleaning shall be reported to the Department of Public
Works on an annual basis on or before June 30 of each
year.
8. No wastewater (including equipment cleaning wash
water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning wash water) shall be
discharged to the storm drain system, the street or
gutter.
9. Interior level parking garage floor drains, and any other interior floor drains, shall be connected to the sanitary sewer system, subject to the local sanitary sewer
agency’s authority and standards.
10. Swimming pools, hot tubs, spas, and fountains shall have a connection to the sanitary sewer, subject to the local sanitary sewer agency’s authority and standards.
This connection could be a drain in the pool to the
sanitary sewer or a cleanout located close enough to the pool so that a hose can readily direct the pool discharge into the sanitary sewer cleanout.
11. Boiler drain lines, roof top equipment with drain lines, and/or equipment for washing and/or steam cleaning
activities shall be connected to the sanitary sewer
system, subject to the local sanitary sewer agency’s
authority and standards.
12. The developer shall provide to the first
residents/occupants/tenants practical information
materials (as furnished by the City) on good
housekeeping for hazardous products, proper use, and
disposal of hazardous products, and prohibited
discharge practices.
13. The property owner/association shall implement a trash management and litter control program including
emptying trash receptacles in common areas, noting
trash disposal violations by homeowners or business,
and notifying violators.
14. Outdoor storage areas for oils, fuels, solvents, coolants, and other chemicals shall be designed to provide
secondary containment such as berms and roof covers.
Process equipment sited outdoors shall be placed on an
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impermeable surface and covered. Property
owners/associations shall implement a regular program
of sweeping and litter control at these sites.
15. Fire sprinkler test water shall discharge to onsite vegetated areas, or, alternatively shall be discharged to the sanitary sewer system, subject to the local sanitary sewer agency’s authority and standards.
16. Air conditioning condensate shall drain to landscaping, or alternatively may be connected to the sanitary sewer
system, subject to the local sanitary sewer agency’s
authority and standards.
Noise COA EPM-18: Construction Noise
1. Noise Control Plan. The applicant must prepare and
implement a noise control plan. Said plan must
incorporate the noise reduction measures identified in the Noise and Vibration study prepared for the project, and the City standard construction noise COAs required for all projects.
2. Noise Coordinator. Prior to construction activities, the project applicant or contactor shall designate a
“Construction Noise Coordinator” who would be
responsible for responding to any local complaints about construction noise. The Construction Noise Coordinator
shall determine the cause of the complaint and shall
require that reasonable measures warranted to correct
the problem be implemented. The telephone number for
the Construction Noise Coordinator must be
conspicuously posted at the construction site. Prior to construction activities, the project applicant or contactor shall notify adjacent residents of the construction
schedule in writing and provide them with the contact
information of the Construction Noise Coordinator.
3. Notice. The applicant shall notify property owners within 300 feet of the project site two weeks prior to the initiation of construction activities on site. A schedule of
construction activities, contact phone number for the
Noise Coordinator, and a copy of the noise control plan shall be included with this notice.
4. Grading & Building Noise. The applicant must ensure that the following preventative and monitoring measures are
enforced during grading and building operations:
a. Limit construction activity to the hours listed in the City Noise Ordinance. (8:00 am to 5:00 pm on weekdays,
10:00 am to 5:00 pm on Saturdays, no construction
activity on Sundays and holidays). Exceptions to
these hours may be approved by the Building Official
though the standard City process.
b. Schedule highest noise-generating activity and
construction activity away from noise- sensitive land
uses.
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c. Equip internal combustion engine-driven equipment
with original factory (or equivalent) intake and exhaust mufflers which are maintained in good condition.
d. Prohibit and post signs prohibiting unnecessary idling of internal combustion engines.
e. Locate all stationary noise-generating equipment such as air compressors and portable generators as far as
practicable from noise-sensitive land uses.
f. Utilize “quiet” air compressors and other stationary equipment where feasible and available.
5. Noise Barrier Standards. When noise barriers are
required or proposed, their design and placement must be reviewed and approved by the project noise consultant,
prior to issuance of grading or building permits. These barriers must be installed prior to grading and excavation activities, and must be inspected by the project noise
consultant to ensure that it has been properly
constructed/installed. The barrier must remain in place for the duration of grading and excavation activities,
unless approved for removal by the noise consultant to
allow work at that location.
6. Engine Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of internal combustion engine-driven equipment
with original factory (or equivalent) intake and exhaust mufflers, which are maintained in good condition.
7. Equipment Noise. Prior to issuance of grading or building permits, the applicant must demonstrate that a condition of contract of all contractors and subcontractors requires the use of “quiet” air compressors and other stationary equipment. If the applicant demonstrates that the use of quiet air compressors and other stationary equipment is not feasible, moveable sound barriers or portable sound huts must be used for noise mitigation.
COA EPM-19: Operational BMPs
1. The Project Noise Consultant shall conduct an acoustic analysis of all mechanical and HVAC equipment proposed
with the final building permit plans. The results of the analysis and design recommendations to ensure
compliance with the City’s Noise Ordinance shall be
summarized by the Consultant in a letter submitted with the building permit plans. The consultant’s
recommendations shall be incorporated into the building plans, prior to issuance of a building permit.
COA EPM-20: Construction Vibration
1. After obtaining permission from the subject property owners, the applicant must conduct preconstruction
photo surveys of foundation/building wall cracks in
adjacent structures, and install vibration monitors at
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any sensitive receptor sites identified in the project
Vibration Assessment. The applicant must submit a copy
of the photo survey and written confirmation from the
Project Acoustic Consultant that all required monitors
have been installed and inspected, and that they meet
the consultant’s specifications, prior to issuance of
grading or building permits.
2. The applicant must designate a person responsible for registering and investigating claims of excessive
vibration. The contact information of such person shall be clearly posted on the construction site.
3. Neighboring property owners within 300 feet of the
project site must be noticed of the construction
activities and construction schedule (including
estimated dates of various construction phases) at
least two weeks prior to the start of construction.
4. The applicant must ensure that the preventative and
monitoring measures identified in the Vibration
Assessment are enforced during grading and building
operations. These preventative and monitoring measures
are presented in the report titled Belmont Memory Care
Noise and Vibration Assessment, prepared by Illingworth & Rodkin, October 27, 2023. The applicant must
demonstrate that all project construction personnel have been made aware of these measures, prior to issuance
of a grading or building permits. On-site identification of any buffer distances between construction (i.e., vibratory rollers, excavators, backhoes, etc.) and adjacent
structures that are specified in the Vibration Assessment must occur prior to grading operations.
5. Vibration monitors shall be placed at the sensitive
receptors to monitor construction activities and make
sure the project thresholds are met. Real-time alerts
must be sent to the Contractor in case of near
threshold vibration levels or in case of threshold
exceedances. In case of exceedances, work must stop,
and the source of the exceedance must be identified,
and the required mitigation measure should be
incorporated.
6. Building structures near the project must be
periodically checked for cracks, and any cracks must
be monitored. If minor cracks are reported or existing
cracks propagate, vibration project action levels must be restricted.
7. Whenever possible, construction or equipment activity generating relatively high levels of vibration must not occur at the same time and shall be spaced as far
apart in time as possible from one another. In general, the most severe activities must be reserved for the
middle of the day (noon). If activities must occur
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one-another as possible within the construction zone.
8. All deliveries of material and equipment must occur
during daytime hours, including queueing of
construction vehicles outside the site. Vehicles
delivering materials and equipment must be operated
in strict conformance with regulations established by
the United States Department of Transportation and all
State and Local requirements. All materials and
equipment must be stored on-site and within the confines of the construction barricades.
9. Stationary and portable construction equipment must
be located at positions where the noise/vibration impact to nearby noise/vibration-sensitive receptors is minimal.
At times where the equipment cannot be positioned at a
minimal noise/vibration impacting location, mitigation
devices shall be implemented, as determined by the
Project Acoustic Consultant or designated Vibration
Monitor.
10.After construction activities are complete, the applicant must conduct a post-construction photo survey of
previously surveyed buildings for foundation /building
wall cracks. The post construction survey, and a
summary letter of any resulting actions taken (repairs or restitutions) must be provided to the Community
Development Department, prior to final building permit
inspection.
Transportation COA EPM-21: Construction Traffic
1. Prior to issuance of a building or grading permit, the Applicant shall prepare a construction management plan
(CMP) for review and approval by the Public Works
Department in consultation with the Community
Development Department and Police Department. For
properties located at or in close proximity to the City borders, the plan shall be routed to adjacent jurisdictions.
The CMP shall include a response to construction-related conditions and requirements identified by reviewing City departments, and outside agencies for inclusion in the
Plan. The plan shall include at least the following items:
a) Schedule
A project construction schedule shall be provided that
includes the approximate date and expected time frame
for each stage of construction. At minimum, the
schedule shall include:
• Excavation & Shoring (as applicable)
• Below Grade & Foundation Construction
• Above Grade Construction & Framing
• Exterior & Interior Finish Work
• Public Frontage Improvements
• Offsite & Utility Improvements
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b) Site & Logistics Plan
Site and logistics plan(s) shall be provided for each
phase of project construction. Said plan(s) shall include:
• Location of Construction Fencing & Access
Control for The Site
• Proposed Circulation Pattern, including Access &
Egress, for Each Phase of Construction
• Location of Dewatering Tanks, Construction
Trailer, Temporary Power Pole, & Restrooms
• Erosion & Dust Control Plans
• Security & Lighting Plans
• Location of Construction Staging Areas for
Materials, Equipment, & Vehicles
• Crane Plane (Location, Height, & Radius), as
applicable
• Construction Worker Parking
c) Traffic Control Plan
Routes for construction-related traffic (hauling,
deliveries, works, etc.) shall be identified in consultation with the Department of Public Works. Grading, hauling,
and construction delivery traffic shall be timed to avoid peak hour school and work commute traffic. The CMP
shall identify the maximum size of construction
equipment/trucks during construction, expected
temporary street closure, the use of flag personnel
during construction, and the location of construction
worker parking/car-pooling. Comprehensive traffic
control measures shall be identified, including: any
required detour signage, lane closures, and sidewalk
closures. A 24 Hour written notice must be given to the Public Works and Police Departments prior to lane
closures. Trained flag persons shall be positioned at
both ends of blocked traffic lanes to ensure safe
movement of vehicles, and pedestrians. The proposed
traffic control plan may require review by a traffic
engineer, to ensure an adequate intersection/driveway
turning radius would be provided for large vehicles,
and/or when other large projects are in construction at the same time.
d) Noticing
The CMP shall include notice to property owners within
300 feet of the project site two weeks prior to grading, and identification of haul route(s) and staging area for the project. The notice shall also include a process for responding to, and tracking, complaints pertaining to
construction activity, including identification of an on-site complaint manager. 24-hour advance written notice
shall also be provided to adjacent property owners,
adjacent businesses, and Public Works and Police
Department personnel prior to all major deliveries,
detours, and lane closures.
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e) Road Conditions
Documentation of road pavement conditions shall be
provided to the Public Works Department for all routes
that will be used by construction vehicles, both before and after project construction. Roads found to have
been damaged by construction vehicles shall be
repaired as required by current City pavement
restoration standards, or as otherwise directed by the
City Engineer.
f) Response to CMP Conditions
A response shall be provided to CMP conditions from
other City departments, and outside agencies.
COA EPM-22: Emergency Access
1. Street widening, improvements, and dedications shall be in accordance with City Standards and specifications as required by the Department of Public Works.
2. Streets, sidewalks and curbs in need of repair within and bordering the project shall be repaired and/or removed
and replaced in accordance with the Department of Public Works approved standards. Photographs or video of
before condition are recommended.
COA EPM-23: Transportation, Park Impact & Housing Fees
Park Impact Fee - Prior to issuance of Building Permit, the applicant shall pay all required Park Improvement Fees.
TIF Fees - Prior to issuance of Building Permit, the
applicant shall pay all required Transportation Impact Fees (TIF)
Utilities and
Service Systems
COA EPM-24: Landscape Plan Approval
1. The applicant shall demonstrate that the final landscape plan has been reviewed and approved by the MidPeninsula Water District (MPWD), and is consistent with MPWD’s Water Efficient Landscape Ordinance (WELO),
prior to installation of landscaping. A post installation certification from MPWD is also required prior to final building permit inspection. Contact the MPWD Water
Resource Coordinator at (650) 591-8941 or
[email protected] for more information.
Wildfire COA EPM-25: Standard Fire Hazards
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1. A separate application and permit are required for the installation or alteration of any Automatic Fire
Extinguishing System. The application shall be made by
either a Registered Engineer or by the Licensed Fire
Sprinkler Contractor who will be performing the work. This application shall include any Fixed Fire Protection
System. A valid Permit and Approved Plans shall be at
the jobsite at all times.
2. Prior to application for a Fire Sprinkler Permit, the applicant shall submit plans to the Mid-Peninsula Water District (MPWD) for their review and approval. Contact
MPWD at 650-591-8941 to coordinate review of the
project.
3. A separate application and permit are required for the installation or alteration of any Fire Alarm, or Water-flow Monitoring System. This application shall include the
interconnection of any Fixed Fire Protection System to an Alarm System where provided. A valid Permit and
Approved Plans shall be at the jobsite at all times.
4. A separate application and permit are required for the installation of any underground fire service lines.
Application shall be made by a Registered Engineer or by either a General Engineering Contractor or a Licensed
Fire Sprinkler Contractor, who will be performing the work.
5. Every building, or structure, shall be provided with an address. Numerals shall be located where clearly visible from the street or roadway upon which it fronts.
Residential Structures shall have numerals a minimum of 4 inches in height and of stroke. Commercial Structures shall have numerals a minimum of 6 inches in height and inch stroke. Numerals shall be of contrasting color to their background and illuminated at night. Numerals shall be
white in color when located upon glazing.
6. A Knox Key-Lock Box is required to be installed as shown on plans. Please contact Fire Prevention at 650-522-7940 to obtain an application.
7. Fire inspections are available Monday through Friday, 8:00 am to 4:00 pm. Call 650-522-7940 a minimum of 48
hours in advance to place your inspection request.
8. On plans submitted for a Building Permit, show the
location of all required Smoke Alarms and Carbon
Monoxide Alarms, in accordance with CRC Sections 314
& 315.
9. In accordance with the Municipal/Regional Storm water Permit, no fire sprinkler system drain shall discharge into any Storm Drain System. The system shall discharge to
either a landscape area large enough to contain the
outflow, or to the Sanitary Sewer by means of an indirect connection. Indicate the location of the Fire Sprinkler System drain on plans submitted for a building permit.
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10. Address Identification. New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals
or alphabet letters. Said numbers shall be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure.
Numbers shall be as follows: Minimum of one-half inch
(1/2”) stroke by six inches (6”) high. When the structure is thirty-six (36) to fifty (50) feet from the street or fire department access a minimum of one-half inch (1/2”)
stroke by nine inches (9”) high is required. When the
structure is more than fifty (50) feet from the street or fire apparatus access, a minimum of one-inch (1”) stroke by
twelve inches (12”) high is required.
COA EPM-26: The following additional conditions shall apply to the project or site development permit:
a. Egress. The project shall maintain required egress for all building properties.
b. Standpipes. For projects that require standpipes by
California Fire Code Section 905.3.1, the applicant must provide not less than one standpipe for use during
construction or demolition.
c. Barricades Across Emergency Access Roads. Prior to
the installation or use of barricades, fences, or gates across emergency vehicle access roads during
construction, the applicant must submit plans to the Fire Plan Checker subject to the review and approval of the
Fire Marshal or his/her designee.
d. Address Numbers. The applicant shall post temporary
address numbers on each building at the project site
that must be easily visible from the street or fire access road.
e. Demolition. The applicant shall comply with the
California Fire Code Chapter 33 during all phases of the construction of the project.
f. Fire Flow. The applicant shall provide fire flow
information to the Fire Plan Checker, which is subject to the review and approval of the Fire Marshal or his/her
designee.
g. Code Conformance. The applicant shall indicate on all building permit plans that all construction shall meet
current code standards at the time of building permit
submittal. The building permit plans are subject to
review and approval by the Fire Marshal or his/her
designee.
h. Remote Power Disconnect. The plans shall show a key
switch/shunt trip to disconnect the building electrical power and/or solar photovoltaic system by Fire
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Department personnel. The key switch/shunt trip
location(s) shall be subject to the review and approval of the Fire Marshal or his/her designee.
i. Fire Control Room. he plans shall show a fire control room with direct access from the exterior of the building subject to the requirements listed in the Fire
Department’s local Ordinance and subject to the review
and approval of the Fire Marshal or his/her designee.
j. Fire Apparatus Access Road. The plans shall show a
Fire Apparatus Access Road serving each structure on
the property. Each access road shall have a minimum
(Fire Plan Checker to Enter: 20 to 26 feet)-foot
unobstructed linear width and provide an unobstructed
height of no less than 13 feet, 6 inches subject to the review and approval Fire Marshal or his/her designee.
k. Fire Department Submittals. The applicant shall submit all plans involving fire systems (including but not limited to fire sprinklers, fire hydrants, and fire alarms) in
conjunction with the superstructure building permit plans to the Fire Department. The plans are subject to review and approval by the Fire Marshal or his/her designee.
l. Roadway Load Capacity & Design. The applicant shall
submit a letter from a certified soils or geotechnical
engineer stating the final roadway is able to support a load of 68,000 pounds. A “Click to Enter” system shall
be installed on all Fire Emergency Access Roads. The
letter shall be submitted to the Fire Marshal or his/her designee for review and approval prior to the Fire Final Inspection.
m. Fire Hydrants. The applicant shall install the approved number of public/private fire hydrant(s) spaced as per
the Fire Department’s local Ordinance. All fire hydrants used for fire flow for the project site shall be upgraded to a Clow model 980 or equivalent consisting of (2) 2-½
inch and (1) 4-½ inch outlets. Each hydrant shall be
capable of providing a minimum fire flow of 1500 gpm at 20 psi residual pressure. Water supply for fire protection is required to be installed in accordance with water
purveyor’s specifications. The water supply shall be
tested, flushed and approved operable prior to any
combustible construction materials being placed on the
site. Staged construction shall insure that the necessary water supply is maintained from stage to stage in the
construction planning. The letter shall be submitted to the Fire Marshal or his/her designee for review and
approval prior to the Fire Final Inspection.
n. Emergency Responder Radio Coverage. An
Emergency Responder Radio Coverage system may be
required for this project. Testing shall occur during
construction due to circuit protection requirements that will affect building design. The applicant shall provide a third-party testing grid report to the Fire Department
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subject to the review and approval by the Fire Marshal
or his/her designee prior to the Fire Final Inspection.
Findings for a CEQA Exemption
Based on the site plans, information provided by the project applicant, and documentation of potential environmental impacts resulting from the proposed project, the project is eligible for a categorical exemption under CEQA Guidelines Section 15332, In-Fill Development Projects.
Class 32 Exemption – In-Fill Development Projects
Projects falling under the Section 15332 exemption are considered Class 32 projects. Class 32 projects are characterized as in-fill development meeting the conditions listed below:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
(c) The project site has no value as habitat for endangered, rare, or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.
The project would not qualify for a Class 32 exemption if it does not meet all the conditions listed above. The project’s consistency with the Class 32 exemption requirements listed above have been assessed as described below and the project has been found eligible for a Class 32 exemption.
General Plan and Zoning Designation Policies and Regulations (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
General Plan Designation and Policies
The project site has a General Plan Designation of Office/Medical Office/Nursing Home. The project site is located in a downtown urban setting and is not located in or near a CAL FIREdesignated Fire Hazard Severity Zone (CAL FIRE 2023).
The project site is surrounded by parcels with the following General Plan land use designations:
Single Family Residential to the northwest, west, and south; Multi-family Residential to the northeast; and General/Retail Commercial/Mixed Use to the east.
The purpose of the memory care facility is to provide care for elderly individuals living with dementia. The PD zoning land use designation allows for the construction of this type of facility.
The project’s consistency with applicable General Plan policies is demonstrated in Table 3 below.
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Table 3 - Project Consistency with Applicable General Plan Policies Applicable General Plan Policy Project Consistency
Land Use Element
Policy 2.3-4: Focus new development in or directly
adjacent to already-developed areas, where it can
be served by existing public services and
infrastructure.
The project would construct a memory care facility
that will house dementia patients directly adjacent
to an already-developed neighborhood. The
project is consistent with this policy.
Goal 2.8: Promote infill development that makes
efficient use of limited land supply, while ensuring
compatibility and integration with existing uses.
The project would redevelop an already
developed parcel The proposed memory care
facility is essentially the same use as the previous
use and would be compatible with existing
surrounding land uses.
Policy 2.4-2: Maintain adequate and reasonable
tree protection and removal standards and best
management practices, implemented by the City’s
Tree Ordinance
The project proposes tree removal activities. The
project would comply with the City’s Tree
Ordinance and implement the recommended tree
protection best management practices included in
Table 2. The project is consistent with this policy.
Policy 2.8-1: Enable infill properties to develop
with uses and development intensities supporting
a cohesive development pattern.
The project consists of in-fill development of a
memory care facility adjacent to an assisted living
facility. The project is consistent with this policy.
Policy 2.9-2: Require that new development “pays
its way” so as to limit fiscal impacts on the City.
The project would be required to pay applicable
development impact fees as required by the City’s
development review process. The project is
consistent with this policy.
Policy 2.13-4: Minimize light and glare from new
development. See also Policy 5.3-6 in the
Conservation Element.
Project lighting is required to comply with the
City’s lighting standards. The City’s development
review process would ensure light and glare from
the new memory care facility are minimized. The
project is consistent with this policy.
Circulation Element
Policy 3.8-5: Ensure that parking is consistent with
guidelines established by the Americans with
Disabilities Act (ADA).
The project would comply with ADA parking
requirements.
Policy 3.8-6: Ensure parking supply associated
with the demand from future development is
adequate, balanced, and does not adversely
impact adjacent residential areas.
Parking would continue to be shared between the
two buildings (i.e., the existing assisted living
facility and the new memory care facility). The
number of parking stalls provided for the memory
care facility is proposed to be reduced by several
stalls from 41 stalls to 34 stalls to accommodate
the new building configuration. Off-street parking,
including nine parking spaces and one loading
space in the 6th Avenue ROW, would also be
available to project employees, visitors, and
occupants. Although the project provides seven
(7) fewer parking spaces, the loss of parking
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Applicable General Plan Policy Project Consistency
would not result in any impacts to the community
as the future memory care facility residents will
not be driving due to their medical needs. This in
turn expands visitor and staff parking on-site.
(Traffic Patterns, Traffic and Parking Analysis,
February 15, 2024). The project is consistent with
this policy.
Parks, Recreation, and Open Space Element
Policy 4.7-1: Ensure that residential and
nonresidential development projects contribute to
the City’s park, recreation, and open space
resources commensurate with their impacts,
through the Quimby Act and establishment and
collection of park impact fees.
The project is not required to dedicate land or
otherwise provide for mini parks, planned trails,
and other recreational space per the City’s
parkland dedication requirements. The project is
required to pay a park in-lieu fee. The project is
consistent with this policy.
Conservation Element
Policy 5.3-3: To the greatest extent feasible,
ensure that development does not disturb
sensitive habitat and special status species by
requiring appropriate and feasible mitigation
measures.
The project would not disturb sensitive habitats as
the project site does not contain any sensitive
habitat The project would implement EPMs during
project construction (see Table 2) to ensure
potential impacts to special-status wildlife species
are less than significant. The project is consistent
with this policy.
Policy 5.3-5: In design and construction, require
use of best practices that preserve natural
resources, such as soil, trees, native plants, and
permeable surfaces.
The project has been designed according to the
project geotechnical investigation, which
considered site soils. The project would
implement best management practices during
construction to protect trees. The project is
consistent with this policy.
Policy 5.3-6: Avoid light pollution and unnecessary
glare by requiring development projects to use
design features and shielding methods that cast
outdoor light downward and minimize glare and to
install the minimum amount of outdoor lighting
necessary for safety and security.
Project lighting is required to comply with the
City’s lighting standards. The City’s development
review process would ensure light and glare from
the new Memory Care Facility are minimized. The
project is consistent with this policy.
Policy 5.3-7: Encourage the planting of native
trees, shrubs, and grasslands in order to preserve
the visual integrity of the landscape, provide
habitat conditions suitable for native vegetation,
and ensure the maximum number and variety of
well-adapted plants are maintained.
The project would remove one tree and install
3,235 square feet of new landscaping. New
plantings would consist of a mix of low and
medium water use trees, shrubs, herbaceous
plants, grasses, and vines. Two bioretention
planters would be installed. The project is
consistent with this policy.
Policy 5.3-8: Use native or drought-resistant
vegetation in landscaping on City-owned property,
and encourage private property owners to use
native or drought-resistant vegetation in
landscaping on private property.
The project would remove one tree and install
3,235 square feet of new landscaping, New
plantings would consist of a mix of low and
medium water use trees, shrubs, herbaceous
plants, grasses, and vines. Two bioretention
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planters would be installed. The project is
consistent with this policy.
Policy 5.5-3 Require development projects to
incorporate structural and non-structural best
management practices (BMPs) to mitigate or
reduce the projected increases in pollutant loads,
in accordance with the NPDES permit guidelines.
The project includes BMPs to reduce project
increases in pollutant loads in accordance with
City requirements and NPDES permit guidelines
(see Table 2). The project proposal includes a
stormwater capture system that would help control
stormwater runoff onsite. The project is consistent
with this policy.
Policy 5.6-4 Set appropriate conditions of
approval for each new development proposal to
ensure that the necessary water supply facilities
and water resources are in place prior to
occupancy.
The project is required to comply with the
conditions of approval included in Table 2. These
conditions of approval include water supply and
water resources conditions. The project is
consistent with this policy.
Policy 5.9-2 Encourage development projects of
all sizes to incorporate site design measures that
facilitate groundwater recharge and natural
hydrological processes, allowing stormwater to
infiltrate the ground on-site and/or be collected for
reuse in landscaping and designated to on-site
stormwater detention facilities. Such measures
may include:
• Canopy trees or shrubs to absorb rainwater;
• Grading that lengthens flow paths over
permeable surfaces and increases runoff
travel time to reduce the peak hour flow
rate;
• Partially removing curbs and gutters from
parking areas where appropriate to allow
stormwater sheet flow into vegetated areas;
• Installation of green roofs on buildings;
• Use of permeable paving in parking lots and
other areas characterized by significant
impervious surfaces;
• On-site stormwater detention, use of
bioswales and bioretention basins to
facilitate infiltration; and
• Integrated or subsurface water retention
facilities to capture rainwater for use in
landscape irrigation and other non-potable
uses.
The project incorporates site design measures
including the preservation of some existing onsite
permeable space, which would facilitate
groundwater recharge, and an on-site stormwater
capture and detention system. Specific proposed
design measures include landscaped areas with
canopy trees, shrubs, and groundcover and flowthrough planters to treat and convey onsite stormwater to the City’s stormwater drainage
system. The project would create 1,677 square
feet of new pervious area on site, which would
facilitate groundwater recharge. The project is
consistent with this policy.
Policy 5.10-3 Ensure that construction and
grading activities minimize short-term impacts to
air quality by employing appropriate mitigation
measures and best practices.
The project would implement the construction
phase air quality protection measures included in
Table 2. The project is consistent with this policy.
Policy 5.12-1 Ensure that development avoids
potential impacts to sites suspected of being
archeologically, paleontologically, or culturally
The project would implement the cultural
resources conditions of approval included in Table
2, which are intended to protect archaeological
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significant, tribal or otherwise, or of concern by
requiring appropriate and feasible mitigation.
resources and human remains in the event of
accidental discovery. Project compliance with
cultural resources conditions of approval would
result in less than significant cultural resources
impacts. The project is consistent with this policy.
Policy 5.12-2 If cultural, archaeological,
paleontological, or cultural resources, tribal or
otherwise, are discovered during construction,
grading activity in the immediate area shall cease
and materials and their surroundings shall not be
altered or collected until evaluation by a qualified
professional is completed.
The project would implement the cultural
resources conditions of approval included in Table
2, which are intended to protect archaeological
resources and human remains in the event of
accidental discovery and include construction
phase resource impact avoidance and
minimization measures. Project compliance with
cultural resources conditions of approval would
result in less than significant cultural resources
impacts. The project is consistent with this policy.
Safety Element
Policy 6.1-1 Continue to maintain and enforce
appropriate standards to ensure new development
is designed to meet current safety codes and
requirements associated with seismic activity.
Require public and private development to be
located, designed, and constructed to minimize
the risk of loss of life and injury in the event of a
major earthquake or other natural disaster.
The proposed memory care facility would meet
current safety codes, including the California
Building Code (2022), and requirements
associated with seismic activity per the City’s
development review process. The proposed
project was sited and designed according to the
geotechnical investigation that was prepared for
the project. The project’s implementation of the
recommendations contained within the
geotechnical investigation, including those related
to foundation design, floor slab design, seismic
design, site preparation, and fill placement, would
minimize the risk of loss of life and injury in the
event of a major earthquake or other natural
disaster. The project is consistent with this policy.
Policy 6.1-4 Continue to require geotechnical site
analysis for proposed development on sites as
specified in the Municipal Code, prior to allowing
site development.
A geotechnical investigation was prepared for the
proposed development. The project is consistent
with this policy.
Policy 6.1-5 Geotechnical studies shall identify
any geologic hazards affecting the proposed
project site, any necessary mitigation measures,
and a statement of the site’s suitability for the
proposed development and whether or not it will
be safe from geologic hazard for its expected life.
The study shall identify net developable areas, if
any, based on landslide or ground shaking
potential or erosion risk. Impacts from the
development, such as those resulting from
increased water runoff, shall also be determined.
Such studies must be signed by a licensed
Certified Engineering Geologist or Geotechnical
The project geotechnical investigation identifies
the geologic hazards that affect the project site,
recommendations to be incorporated into the
project design, and a statement of the site’s
suitability for the proposed development. The
project geotechnical investigation determined the
proposed development is feasible from a
geotechnical standpoint and the site can be
developed as planned provided the
recommendations for foundation design, floor slab
design, seismic design, site preparation, and fill
placement contained within the geotechnical
investigation are incorporated into the project
plans and implemented during construction. The
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Engineer and are subject to review and approval
by City staff and/or contracted employees.
geotechnical investigation was prepared by a
licensed Registered Geologist and Registered
Professional Geotechnical Engineer. The project
is consistent with this policy.
Policy 6.1-6 Require any geotechnical studies to
include the study of expansive and creeping soils,
as well as analysis of erosion, seismic, and other
geotechnical hazards, and make
recommendations, as warranted.
The project geotechnical investigation studied the
site’s soils for expansive properties and erosion,
seismic, and other geotechnical hazards. The
geotechnical investigation provided
recommendations to be followed during project
design and construction. The project must
implement the geotechnical investigation’s
recommendations per the City’s standard COAs.
The project is consistent with this policy.
Policy 6.1-7 Prohibit mitigation measures for
potential geotechnical hazards if those measures
could adversely affect surrounding property,
including the use of public rights-of-way, or
adversely affect public health, safety, and welfare.
The geotechnical investigation’s
recommendations for project design and
construction would not adversely affect
surrounding property, or public health, safety, and
welfare. The project is consistent with this policy.
Policy 6.1-8 Ensure consideration of seismic and
geologic hazards at the earliest possible point in
the development process, preferably before
comprehensive engineering work has
commenced.
The project’s geotechnical investigation was
prepared prior to the preparation of the project
civil and design plans. The project is consistent
with this policy.
Policy 6.2-10 Continue to comply with the
Municipal Regional Stormwater Permit
requirements for municipal authorities to address
water quality and flow-related impacts of
stormwater runoff; continue to enforce NPDES
permits in Belmont; and continue to participate in
the San Mateo Countywide Water Pollution
Prevention Program.
The project is required to comply with the
requirements of the City’s NPDES permit and the
San Mateo Countywide Water Pollution
Prevention Program per the City’s standard COAs
for water quality protection. These standard COAs
are included as project EPMs in Table 2. The
project is consistent with this policy.
Policy 6.5-5 Require all new development to be
connected to the City’s sewer system.
The project would connect to the City’s sewer
system. The project is consistent with this policy.
Policy 6.6-3 Continue to review development
proposals to ensure that they incorporate
appropriate fire-mitigation measures, including
adequate provisions for evacuation and access by
emergency responders.
The project applicant has submitted and received
approval from San Mateo Consolidated Fire for an
Alternative Means and Methods Request (AMMR)
Application for aerial apparatus access. Existing
site constraints would make it infeasible to provide
aerial apparatus access and perimeter building
access that would meet California Fire Code
(CFC) requirements. San Mateo Consolidated
Fire has granted the applicant’s AMMR, which
includes mitigation in the form of two sets of
staircases with roof access, a firefighter footpath
around the building perimeter with exterior
standpipes, and increased sprinkler hydraulic
requirements. The project is consistent with this
policy.
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Policy 6.6-4 Continue the Belmont Fire Protection
District’s participation in plan review of new
buildings in potentially fire-prone areas.
The project design and application materials were
reviewed by the San Mateo Consolidated Fire
Department. The project is consistent with this
policy.
Noise Element
Policy 7.1-10 Require developers of new
development anticipated to generate a substantial
amount of vibration during construction to
implement mitigation practices to reduce vibration,
which can include: operating heavy equipment as
far as practical from residential uses; using
smaller bulldozers (operating weight less than
20,000 pounds) when grading must occur within
approximately 50 feet of residential uses or other
vibration sensitive uses; and using quiet pile
driving technology when feasible.
According to the project noise and vibration
assessment, the project is not expected to include
impact or vibratory pile driving activities, which
can cause excessive vibration. Project
construction may still generate substantial
vibration in the immediate vicinity that may
potentially result in cosmetic damage to adjacent
buildings. The noise and vibration assessment
recommends construction vibration reduction and
monitoring to reduce potential impacts. The noise
and vibration assessment recommendations are
incorporated into the project as conditions of
approval intended to reduce potential
groundborne vibrations that may be generated by
project construction activities. These conditions of
approval are included in Table 2. The project is
consistent with this policy.
The project is consistent with all applicable General Plan policies as demonstrated in Table 3.
Zoning District and Regulations
The project site is zoned Planned Unit Development (PD). The project site is located in a downtown urban setting and its proposed use is permitted in the PD zone. The project site is surrounded by parcels with the following zoning district designations: Single Family Residential, 6,000 sq. ft./D.U. (R1B) to the southwest; Multi-Family Residential, 1,950 sq. ft./D.U. (R3) to the northwest and south; Village Core (VC) to the east; and Corridor Mixed Use (CMU) to the southeast.
The proposed project would amend the project site’s existing PD zoning district standards. The proposed amendments would modify the PD zoning district’s existing objective standards, including but not limited to setbacks, building height, FAR, and parking requirements) through the approval of a Conceptual Development Plan as established in Section 12 – Planned Unit Development or “PD” District of the Belmont Zoning Ordinance. Because the project would establish its own objective zoning standards, the project would be consistent with all applicable zoning regulations. For the reasons listed above, the project would comply with Section 15332, item (a).
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The project site would be located within the city limits of the City of Belmont, in the central portion of the City. The project site is 1.3 acres total, which does not exceed five acres in size.
The project site is immediately surrounded by urban uses (i.e., single- and multi-family homes, paved roadways, local businesses, public utility infrastructure) to the north, east, south and west 239
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(See Figure 1). As such, the project site is substantially surrounded by urban uses. For these reasons, the project would comply with Section 15332, item (b). (c) The project site has no value as habitat for endangered, rare, or threatened species. CEQA Guidelines Section 15380 defines - Endangered, Rare or Threatened Species:
(a) "Species" as used in this section means a species or subspecies of animal or plant or a variety of plant.
(b) A species of animal or plant is:
(1) "Endangered" when its survival and reproduction in the wild are in immediate jeopardy from one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, disease, or other factors; or (2) "Rare" when either:
(A) Although not presently threatened with extinction, the species is existing in such small numbers throughout all or a significant portion of its range that it may become endangered if its environment worsens; or
B) The species is likely to become endangered within the foreseeable future throughout all or a significant portion of its range and may be considered “threatened” as that term is used in the Federal Endangered Species Act.
(c) A species of animal or plant shall be presumed to be endangered, rare or threatened, as it is listed in:
(1) Sections 670.2 or 670.5, Title 14, California Code of Regulations; or (2) Title 50, Code of Federal Regulations Sections 17.11 or 17.12 pursuant to the Federal Endangered Species Act as rare, threatened, or endangered. (d) A species not included in any listing identified in subdivision (c) shall nevertheless be considered to be endangered, rare or threatened, if the species can be shown to meet the criteria in subdivision (b).
(e) This definition shall not include any species of the Class Insects which is a pest whose protection under the provisions of CEQA would present an overwhelming and overriding risk to man as determined by:
(1) The Director of Food and Agriculture with regard to economic pests; or (2) The Director of Health Services with regard to health risks.
The project site is developed with a skilled nursing facility and is surrounded by urban uses.
Project implementation would not result in significant adverse effects on special‐status natural communities or landscape features because the project site is fully built-out with a building, pavements, and landscaping, and no special-status communities or landscape features are located on the project site. Additionally, project implementation would not result in significant adverse effects to any state or federally listed plant species, and therefore, no mitigation is required.
The project proposes the removal of one of the six on-site trees. As discussed in the Project Description, the tree proposed for removal is considered a protected tree by the City’s Tree Ordinance because it is located in the Hill Street ROW. The tree proposed for removal is an ornamental, landscaped tree. The remaining five on-site trees would be protected during project construction through implementation of a tree protection plan (see Table 2). The project would 240
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comply with the City’s Tree Ordinance, which includes obtaining a tree removal permit, and implement the recommended tree protection best management practices included in Table 2.
The project site does not provide habitat value to any endangered, rare, or threatened species as defined in the CEQA Guidelines (15380), and the project complies with Section 15332, item (c).
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Traffic
In February 2021, the Belmont City Council adopted policies to comply with SB 743 and CEQA requirements to establish vehicle miles traveled (VMT) as the metric used to determine the CEQA-related transportation impacts of new development and transportation projects. Under the City’s VMT policies, projects that generate less than 110 daily trips are exempt from CEQA VMT analysis. The project would generate trips during the construction phase (truck trips, construction vehicle trips) and once the project is operational The project’s construction phase trip generation would be temporary and cease following the end of construction. Construction VMT is not required for consideration under CEQA. The duration of the construction period is anticipated to be approximately 273 days.
Traffic Patterns Consulting conducted a traffic analysis to determine the number of daily trips the new memory care facility would generate. Trip generation is a measure of how many vehicle-trips a site generates over a typical weekday during the AM and PM commute periods of the day. The traffic analysis determined that operation of the project is expected to generate approximately 95 daily trips, which is less than 110 daily trips used for screening projects for VMT impacts. As such, the project is not required to prepare a CEQA VMT analysis and the project’s potential VMT impacts are considered less than significant.
The project consists of the construction of a memory care facility adjacent to an assisted living facility at the terminus of Hill Street. Due to the nature and scale of the project, the project is not expected to conflict with any applicable plan, ordinance, or policy pertaining to the circulation system.
The project is not expected to create hazards due to a design feature or incompatible uses. The project’s proposed use (i.e., memory care facility) is compatible with the existing adjacent assisted living facility residential land uses in the site’s vicinity. The project does not propose new roads or intersections or changes to the land use of the project site or area.
Existing site constraints would make it infeasible to provide aerial apparatus access and perimeter building access that would meet California Fire Code (CFC) requirements. However, the project applicant has received approval from San Mateo Consolidated Fire for an Alternative Means and Methods Request (AMMR) Application for aerial apparatus access. The applicant’s AMMR includes mitigation in the form of two sets of staircases with roof access, a firefighter footpath around the building perimeter with exterior standpipes, and increased sprinkler hydraulic requirements.
For the reasons described above, the project would not increase hazards due to a geometric design feature or incompatible uses.
Noise
The noise environment at the site and in the surrounding areas results primarily from traffic along nearby Ralston Avenue and El Camino Real and train activity along the Union Pacific 241
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Railroad/Caltrain corridor. Aircraft associated with San Carlos Airport and San Francisco International Airport intermittently contributes to the noise environment. Illingworth & Rodkin, Inc. performed a noise monitoring survey at the site beginning Wednesday June 7, 2023, and concluding on Friday June 9, 2023. The survey included two long-term (LT-1 and LT-2) and two short-term (ST-1 and ST-2) noise measurements.
Long-term noise measurement LT-1 was installed on a telephone pole at the end of Hill Street.
Hourly average noise levels at LT-1 typically ranged from 50 to 56 dBA Leq during daytime hours (between 7:00 a.m. and 10:00 p.m.) and from 39 to 54 dBA Leq during nighttime hours (between 10:00 p.m. and 7:00 a.m.). The day-night average noise level (Ldn) measured on Thursday, June 8, 2023, was 57 dBA Ldn.
LT-2 was made in the southwestern corner of the project site, along the boundary shared with the adjoining residences. Hourly average noise levels at LT-2 typically ranged from 45 to 54 dBA Leq during daytime hours and 35 to 51 dBA Leq during nighttime hours. The day-night average noise level was 53 dBA Ldn on Thursday, June 8, 2023.
Each short-term noise measurement was made on Wednesday, June 7, 2023, in 10-minute intervals between 12:20 p.m. and 12:50 p.m.
ST-1 was made in the southeastern corner of the project site, along the boundary shared with the existing senior living facility. During this 10-minute measurement, local traffic noise from Ralston Avenue generated noise levels ranging from 45 to 53 dBA. Additionally, noise sources contributing to the short-term measurement include a jet flyover (55 dBA), general aviation aircraft (50 to 64 dBA), a passing train (58 dBA), distant construction noise from a saw (50 to 51 dBA), and birds (48 to 52 dBA). The 10-minute average noise level at ST-1 was 51 dBA.
ST-2 was made in front of 860 Laurel Avenue, approximately 15 feet from the centerline of the roadway. Local traffic along Laurel Avenue (10 passenger vehicles), Hill Street (six passenger vehicles), and 6th Avenue (eight passenger cars) generated noise levels of 46 to 71 dBA at ST2. Background traffic noise at ST-2 ranged from 46 to 52 dBA. Other contributing noise sources included a jet flyover (65 dBA), general aviation aircraft (52 dBA), a passing train (60 dBA), a train horn (64 dBA), and birds (46 to 55 dBA). The 10-minute average noise level at ST-2 was 56 dBA.
Based on the data collected from the LT-1, LT-2, ST-1, and ST-2 analysis, the project site is anticipated to experience noise levels between 55 dBA Ldn and 59 dBA Ldn. This falls within the City’s “normally acceptable” (i.e. 55 dBA -65 dBA) range for multi-family residential land uses.
Noise Reducing Protocol 1a
Existing noise-sensitive land uses would be exposed to a temporary increase in ambient noise levels due to project construction activities. Construction activities would include demolition, site preparation, grading, trenching/foundation, building construction, architectural coating, and paving. Noise impacts resulting from construction depend upon the noise generated by various pieces of construction equipment, the timing and duration of noise-generating activities, and the distance between construction noise sources and noise-sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive land uses, or when construction lasts over extended periods of time.
To reduce noise impacts to sensitive receptors, the contractor shall prepare a construction noise logistics plan that specifies hours of construction, noise and vibration minimization measures, 242
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and posting or notification of construction schedules. A designated noise disturbance coordinator, who would respond to neighborhood noise complaints, will be required to be in place, prior to the start of construction and during construction, to reduce noise impacts on neighboring residents and other uses. Project construction operations shall use best available noise suppression devices and techniques including, but not limited to the following:
• Pursuant to the Belmont Municipal Code, restrict noise-generating construction activities to the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday and 10:00 a.m. to 5:00 p.m. on Saturdays. No construction activity or related activities shall be allowed outside of the aforementioned hours or on Sundays and Holidays. • Construct solid plywood fences around ground level construction sites adjacent to residences, or other noise-sensitive land uses. A temporary 10- to 12-foot noise barrier would provide 5 to 6 dBA attenuation for adjacent sensitive land uses when construction activities occur at the ground level.
• Erect a temporary noise control blanket barrier, where feasible, at the property line or on scaffolding just outside the proposed buildings facing the adjoining residences to the west during construction to control construction noise when activities do not occur at the ground level. The temporary noise control blanket barriers shall be installed at residences nearest to the active construction activities only. • A temporary noise control blanket barrier could be erected, if necessary, along building facades facing construction sites. This mitigation would only be necessary if conflicts occurred which were irresolvable by proper scheduling. Noise control blanket barriers can be rented and quickly erected.
• Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. • Prohibit unnecessary idling of internal combustion engines.
The implementation of the above protocols, in addition to the COAs imposed on the project (see Table 2) would reduce the temporary construction impact to less-than-significant levels at the noise-sensitive receptors in the vicinity.
Air Quality
The project is located in San Mateo County, which is in the San Francisco Bay Area Air Basin.
The Bay Area meets all ambient air quality standards with the exception of ground-level ozone, respirable particulate matter (PM10) and fine particulate matter (PM2.5).
Illingworth and Rodkin Inc. conducted a Health Risk Assessment (HRA) and greenhouse gas (GHG) emissions analysis for the emissions associated with the construction and operation of the proposed memory care facility. Emissions data was assessed against the thresholds of significance outlined in the updated 2023 BAAQMD CEQA Air Quality Guidelines. Thresholds of significance are:
• Projects must include, at a minimum, the following project design elements:
o Buildings:
The project will not include natural gas appliances or natural gas plumbing (in both residential and non-residential development). The project will not include natural gas appliances or natural gas plumbing (in both residential and non-residential development). 243
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o Transportation:
Achieve a reduction in project-generated vehicle miles traveled (VMT) below the regional average consistent with the current version of the California Climate Change Scoping Plan (currently 15 percent) or meet a locally adopted Senate Bill 743 VMT target, reflecting the recommendations provided in The Governor's Office of Planning and Research's Technical Advisory on Evaluating Transportation Impacts in CEQA.
For residential projects, CEQA requires a VMT rate of 15 percent below the existing VMT per capita.
Achieve compliance with off-street electric vehicle requirements in the most recently adopted version of CALGreen Tier 2.
• Be consistent with a local GHG reduction strategy that meets the criteria under State CEQA Guidelines Section 15183.S(b).
New land use projects are required to meet either section A or B from the above list, not both, to be considered less than significant.
Construction Emissions
On- and off-site construction period emissions were estimated using the California Emissions Estimator Model (CalEEMod) Version 2022.1.1. Average daily construction emissions for the anticipated construction duration of 273 days are summarized in Table 3.
Table 3. Construction Period Emissions
Year ROG NOX PM10
Exhaust
PM2.5
Exhaust
2024-2025 (273 days) 1.95 10.77 0.23 0.21
BAAQMD Threshold (pounds per day) 54 54 82 54
Threshold Exceeded? No No No No
Source: Illingworth & Rodkin, Inc. 2024
As indicated in Table 3, predicted daily project construction emissions would not exceed the BAAQMD significance thresholds during the year of construction.
The CalEEMod provided total uncontrolled annual PM10 exhaust emissions (assumed to be DPM) for the off-road construction equipment and for exhaust emissions from on-road vehicles.
Total DPM emissions were estimated to be 0.03 tons (62 pounds) and fugitive dust emissions (PM2.5) to be 0.01 tons (10 pounds) from all construction stages. The on-road emissions as a result of haul truck travel during grading activities, worker travel, and vendor deliveries during construction. A trip length of half a mile was used to represent vehicle travel while at or near the construction site. It was assumed that the emissions from on-road vehicles traveling at or near the site would occur at the construction site.
Operation Emissions
Operation of the project would have long-term emissions from stationary sources (i.e., generators). While these emissions would not be as intensive as or near the site of construction activity, they would contribute to long-term effects to sensitive receptors. 244
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Health Risk Assessment
The project is expected to generate air pollutants during project construction through the use of construction equipment and dust emissions. The primary health risk impact associated with construction projects are cancer risks associated with diesel exhaust (i.e., DPM), which is a known toxic air contaminant (TAC), and exposure to high ambient concentrations of dust (i.e., PM2.5). A health risk assessment was prepared to address project construction and operational impacts on the surrounding off-site sensitive receptors. Health risk impacts were assessed by predicting increased cancer risk, the increase in annual PM2.5 concentrations and computing the Hazard Index for non-cancer health risks. The risk impacts from the project are the combination of risks from construction and operation sources. These sources include on-site construction activity, construction truck hauling, and emergency generator powered by a diesel engine. To evaluate the increased cancer risks from the project, a 30-year exposure period was used, per BAAQMD guidance.
The maximum increased cancer risks were calculated using the modeled TAC concentrations combined with the BAAQMD CEQA guidance for age sensitivity factors and exposure parameters. Age-sensitivity factors reflect the greater sensitivity of infants and children to cancer causing TACs. Third-trimester, infant, child, and adult exposures were assumed to occur at all residences during the entire construction period, while adult exposures were assumed at the assisted livings facility.
The maximum modeled annual DPM and PM2.5 concentrations were identified at nearby sensitive receptors to find the maximally exposed individuals (MEI). Results of this assessment indicated that the cancer risk MEI and annual PM2.5 concentration MEI occurred at two different locations. The construction cancer risk MEI was located on the second floor (15 feet) of a residence located west of the construction site. The annual PM2.5 concentration was located on the third floor (25 feet) of an assisted living facility unit southeast of the construction site. Table 4 summarizes the health risks from construction activities at the locations of the construction MEIs.
Table 4. Construction Risk Impacts at Off-Site MEIs.
Source Mitigation
Status
Cancer Risk
(Per Million)
Annual PM2.5
(µg/m3)
Hazard
Index
Project Construction (years 0-1) Unmitigated
Mitigated
15.30 (infant)
5.13 (infant)
0.22 0.11
0.02 0.01
Project Generator Operation (years 0-30) 1.16 (infant) <0.01 <0.01 Total/Maximum Project Impact
(years 0-30)
Unmitigated
Mitigated
16.64 6.29
0.22 0.11
0.02 0.01
BAAQMD Single-Source Threshold 10 0.3 1.0
Exceeds Threshold? Unmitigated
Mitigated
Yes
No
No
No
No
No
Source: Source: Illingworth & Rodkin, Inc. 2024
Project risk impacts shown in Table 4 indicate that the unmitigated maximum cancer risks from construction activities at the MEI locations would exceed the significance threshold. However, with the incorporation of Best Management Practices, the reduced risk would no longer exceed the significance threshold. The unmitigated annual PM2.5 concentration and Hazard Index from 245
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project construction and operation activities at the MEI locations would not exceed the singlesource significance thresholds.
The BAAQMD recommends all projects include a set of best management practices (BMPs) to manage fugitive dust and consider impacts from dust (i.e., fugitive PM10 and PM2.5) to be less than significant if BMPs are implemented. The project is required to implement the City of Belmont’s standard dust control measures, which are listed in Table 2 and will be incorporated into the project as conditions of approval (COAs).
Greenhouse Gas Emissions
GHG emissions associated with development of the proposed project would occur over the short term from construction activities, consisting primarily of emissions from equipment exhaust and worker and vendor trips. There would also be long-term operational emissions associated with vehicular traffic within the project vicinity, energy and water usage, and solid waste disposal.
GHG emissions associated with construction were computed using CalEEMod for the total construction period. This includes emissions from on-site operation of construction equipment, vendor and hauling truck trips, and worker trips. The CalEEMod model was also used to estimate daily emissions associated with operation of the proposed project. These sources included full buildout of the project, operation of the project as an assisted living facility, daily trips, energy, solid waste generation, and stationary sources (e.g., woodburning devices, generator).
According to the project health risk & greenhouse gas assessment, the project would not result in significant impacts related to GHG emissions. The BAAQMD encourages the incorporation of BMPs to reduce GHG emissions during construction activities. The project is required to incorporate the construction-period GHG emissions-related EPMs included in Table 2 as project COAs. The project would be required to comply with the City’s Building Codes and CAP, which would ensure the project does not conflict with local plans, policies or regulations applicable to GHG emissions. The project is required to incorporate the operational GHG emissions-related EPMs included in Table 2 as project COAs.
Water Quality
Project construction would include excavation, grading, application of coatings, paints, and solvents, and building construction activities that have the potential to result in the release of pollutants and sediments from onsite to offsite locations. The project would implement the erosion and sedimentation control best management practices (BMPs) contained within the project design review plan set, specifically on Sheets C6.0, C6.1, and C7.0, which would avoid and/or minimize the release of pollutants and sediments into the surrounding environment. In addition, project construction activities must comply with the City’s standard water quality protection COAs for all projects, which include BMPs for and restrictions on grading activities, required implementation of the San Mateo County Stormwater Pollution Prevention Program Best Management Practices (BMPs) for construction activities, and the preparation and approval of a project erosion and sedimentation control plan describing Best Management Practices (BMPs) to be used to prevent soil, dirt, and debris from entering the storm drain system. The project would comply with the City’s standard construction-period water quality protection COAs, which are included as EPMs in Table 2 and Attachment A.
The project may also result in the release of sediments post-construction. The City’s standard water quality protection COAs include operational BMPs including but not limited to the preparation and implementation of project plans that conform to the requirements of the City 246
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NPDES Stormwater Discharge Permit and the San Mateo Stormwater Pollution Prevention Plan (STOPPP) and the installation, operation, and maintenance of permanent onsite stormwater quality protection measures. The project proposal includes an onsite stormwater drainage system that would capture runoff and divert it to the City of Belmont’s stormwater drainage system. The project would comply with the City’s standard operational water quality protection COAs, which are included in Table 2 as EPMs, and presented in Attachment as draft COAs from the Public Works Department.
For these reasons, the project would comply with Section 15332, item (d). (e) The site can be adequately served by all required utilities and public services.
The project site currently contains existing water supply, sanitary sewer, electricity, gas, storm drain, and communications utilities infrastructure. New utility laterals would be needed to serve the new memory care facility. Per the project Utility Plan (Sheet C4.0) dated March 21, 2024, new utilities infrastructure would include but not be limited to:
• New storm drain system, including piping, outfalls, catch basins, and bio-infiltration planters
• Relocated catch basin
• New sanitary sewer lateral to connect to replacement sanitary sewer cleanout in driveway
• New water lateral to connect to existing water meter in driveway • New Fire Department Connection (FDC) for fire suppression system • Relocated fire hydrant
• New transformer
Other utilities, including gas, telephone, and electric, are not currently depicted on the project Utility Plan, but new infrastructure locations will be determined by utility purveyors prior to project approval. The project would continue to be served by the utility providers that currently serve the site (i.e., PG&E, MPWD, City of Belmont, Recology, AT&T, and Comcast).
The project would provide 42 beds in a total of 36 units. As such, the project would have the capacity to serve a maximum of 42 memory care patients at any time. Considering the project is a memory care facility rather than a typical new housing project, it is likely the project would serve existing residents from Belmont rather than generate new residents in the city, though the project may also attract residents from surrounding jurisdictions. Any increase in Belmont’s population that may result from the project would be minor and would not interfere with the ability of public service providers to continue to serve the population within their respective service areas. Public service providers are anticipated to be able to adequately serve the project.
For these reasons, the project would comply with Section 15332, item (e).
Exceptions to CEQA Exemptions
There is no substantial evidence that any exceptions to a CEQA Exemption apply, pursuant to Section 15300.02 of the CEQA Guidelines and discussed in more detail below. a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are 247
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considered to apply all instances, except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.
The project is a Class 32 project. The Location exception does not apply to the proposed project.
b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place over time is significant.
The proposed project would demolish an existing skilled nursing facility and construct a new memory care facility in the same location on a developed parcel in a built-out area in the City of Belmont. Although there may be additional private development projects underway in the project vicinity and other in-fill redevelopment may be proposed in the project vicinity in the future remaining undeveloped land in the project vicinity and City of Belmont is limited and development of remaining undeveloped lands may be infeasible due to zoning or general plan land use designation and other constraints. Further, similar redevelopment projects that may be proposed in the future would be subject to City conditions of approval and mitigation measures, if needed, to reduce potentially significant impacts.
According to the project health risk & greenhouse gas assessment, the project’s potential cancer risk, annual PM2.5 concentration, and hazard index, unmitigated or mitigated, would not exceed BAAQMD cumulative-source thresholds. The project would not result in a cumulatively considerable air quality impact.
According to the project noise and vibration assessment, potential project cumulative noise and vibration construction impacts would be less than significant.
Therefore, the project would not have a significant cumulative impact. c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility the activity will have a significant effect on the environment due to unusual circumstances.
In published CEQA cases, Banker’s Hill, Hillcrest, Park West Community Preservation Group v. City of San Diego (2006) (139 Cal. App. 4th 249) (Banker’s Hill case) and Azusa Land Reclamation Company, Inc. v. Main San Gabriel Basin Watermaster et al. (1997) (52 Cal. App. 4th 1165), an unusual circumstances test is satisfied “where the circumstances of a particular project (i) differ from the general circumstances of the projects covered by a particular categorical exemption, and (ii) those circumstances create an environmental risk that does not exist for the general class of exempt projects.”
The proposed project is considered an In-Fill Development project and is typical of Class 32 CEQA Exemptions.
As described above, project implementation may have potentially significant impacts related to air quality, hydrology and water quality, noise, and transportation; however, with the incorporation of the EPMs included in Table 2 into the project, potentially significant environmental impacts would be reduced to a less-than-significant level of impact.
The project entails the demolition of an existing skilled nursing facility and the construction of a new memory care building in its place on a developed parcel. Project 248
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implementation, including construction activities, would be typical of those involved in the demolition of an existing multi-story building and construction of a multi-story building of substantially the same land use in its place. There is no reasonable possibility the project will have a significant effect on the environment due to unusual circumstances.
As such, the proposed project would not have significant effects on the environment. d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.
According to the California Department of Transportation (Caltrans) scenic highway mapping system, the project site is not located on or near a state scenic highway (Caltrans 2019). The nearest scenic highway is Highway 280, located approximately 2.2 miles southwest of the project site. The project would not remove any historic buildings, trees, or other scenic resources within a state scenic highway. All work, except improvements proposed in the Hill Street ROW (not a state scenic highway), would occur within the parcel boundary.
e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. The provisions in this code are commonly referred to as the “Cortese List”. The list itself is a planning document used by the State of California and its various local agencies and developers to comply with CEQA requirements in providing information about the location of hazardous materials release sites. The Code requires the California Environmental Protection Agency to develop at least an annually updated Cortese List. The California Department of Toxic Substances Control (DTSC) is responsible for a portion of the information contained in the Cortese List. Other State and local government agencies are required to provide additional hazardous material release information for the Cortese List.
According to the Department of Toxic Substance Control’s (DTSC) Envirostor database and the State Water Resources Control Board’s (State Water Board) Geotracker database, there are eight hazardous materials sites located within 1,000 feet of the project site (DTSC 2024, State Water Board 2024). The eight hazardous materials sites within 1,000 feet of the project site include a combination of seven leaking underground storage tank (LUST) sites and one Cleanup Program site. The seven LUST sites have a status of “Completed – Case Closed,” meaning these sites have received a closure letter or other formal closure decision document. The former LUST sites do not pose a risk to future project occupants due to the physical distance from the project site and the intervening terrain. The Cleanup Program site is the Richard’s Dry Cleaners site (#T10000011472), which has a status of “Open – Site Assessment” as of 3/22/2018. The status of “Open – Site Assessment” means site characterization, investigation, risk evaluation, and/or site conceptual development are occurring at the site. The Richard’s Dry Cleaners site is currently under assessment for potential tetrachloroethylene (PCE) vapor contamination. According to the GeoTracker case summary for the Richard’s Dry Cleaners site, potential PCE-affected soil gas contamination, if any, is localized and does not appear to have spread beyond the boundaries of the site. The Richard’s Dry Cleaners site does not currently pose a risk to future project occupants due to the physical distance from the project site and the intervening terrain. 249
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No sensitive receptors such as schools or churches are located within 1,000 ft of the project site. The nearest off-site sensitive receptor is Central Elementary School, located approximately 1,775 feet northwest of the project site. Project construction activities would not impact Central Elementary School due to its physical distance from the school and intervening terrain and structures.
f) Historical Resources (Historic Architecture, Archaeological Resources, and Tribal Cultural Resources). A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
The project site is developed with a multi-story skilled nursing facility, a building constructed in 1960 that may potentially be included in or eligible for listing in the California Historic Resource Information System (CHRIS) or the California Register of Historic Resources (CRHR). According to the Historic Resource Evaluation (HRE) report prepared for the project, the skilled nursing building at 1041 Hill Street is not a locally, state or nationally registered historic place. The property at 1041 Hill Street is not noted as “National Register Eligible” or located in a historic district, as documented in the City’s General Plan. In conclusion, the building does not appear to meet the criteria for listing in the National Register of Historic Places (NRHP) or the CRHR, nor is it a historic resource for the purposes of CEQA. The project would not affect historic resources, including buildings, structures, or districts.
The project site has not been evaluated for the potential occurrence of archaeological or tribal cultural resources. Project construction activities may potentially uncover previously unknown archaeological or tribal cultural resources. However, the project is required to adhere to the City’s standard Conditions of Approval (COAs) for the accidental discovery or archaeological resources. Implementation of the City’s COAs pertaining to the accidental discovery of previously unknown archaeological resources and human remains as included in Table 2 would ensure the project does not result in a substantial adverse change in the significance of an archaeological resource.
For these reasons, the proposed project would not affect built environment historic resources, nor would it affect buried archaeological or tribal resources. In the event of an unanticipated discovery, the aforementioned EPMs would safeguard unknown buried resources.
Findings
Based on the information provided above, the proposed Vista Terrace of Belmont Memory Care Facility Project qualifies for a Categorical Exemption under CEQA Section 15332. 250
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References
California Department of Forestry and Fire Protection (CAL FIRE). 2024. Fire Hazard Severity Zones. https://osfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-andmitigation/fire-hazard-severity-zones, accessed June 5, 2024.
California Department of Transportation (Caltrans). 2019. California State Scenic Highway System Map.
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8 e8057116f1aacaa, accessed 6/3/2024.
California Environmental Protection Agency (CalEPA). 2024. Cortese List Data Resources. https://calepa.ca.gov/sitecleanup/corteselist/, accessed June 3, 2024.
City of Belmont. 2017. City of Belmont 2035 General Plan. Adopted November 14, 2017.
City of Belmont. 2017. Belmont 2035 General Plan. Adopted November 14, 2017. https://www.belmont.gov/departments/community-development/2035-general-planupdate/final-adopted-general-plan, accessed 6/5/2024.
City of Belmont. Belmont Municipal Code. 2024.
https://library.municode.com/ca/belmont/codes/code_of_ordinances, accessed 6/5/2024.
Department of Toxic Substances Control (DTSC). 2024. EnviroStor Database. https://www.envirostor.dtsc.ca.gov/public/search?cmd=search&reporttype=CORTESE&s ite_type=CSITES,FUDS&status=ACT,BKLG,COM&reporttitle=HAZARDOUS+WASTE+A ND+SUBSTANCES+SITE+LIST+%28CORTESE%29, accessed June 3, 2024.
Erdman. 2024. Historic Resource Evaluation Vista Terrace Skilled Nursing Facility. April 25, 2023, revised June 4, 2024.
Erdman. 2024. Vista Terrace of Belmont Memory Care American Healthcare REIT Entitlement Set. March 21, 2024.
Illingworth & Rodkin, Inc. 2023. Belmont Memory Care Noise and Vibration Assessment.
October 27, 2023.
Illingworth & Rodkin, Inc. 2024. Vista Terrace Memory Care Health Risk & Greenhouse Gas Assessment. July 16, 2023, revised February 14, 2024.
Langan Engineering and Environmental Services, Inc. 2023. Geotechnical Investigation 1041 Hill Street Belmont, California. January 25, 2023.
Mid-Peninsula Water District (MPDW). 2023. Certificate of Completion & Installation [Water Efficient Landscape Ordinance (WELO) Pre-Approval]. September 19, 2023.
State Water Resources Control Board (State Water Board). 2024. GeoTracker Database. https://geotracker.waterboards.ca.gov/search?CMD=search&case_number=&business_ name=&main_street_name=&city=&zip=&county=&SITE_TYPE=LUFT&oilfield=&STATU S=&BRANCH=&MASTER_BASE=&Search=Search, accessed June 4, 2024.
San Mateo Consolidated Fire. Alternative Means (AMMR) Application for 1041 Hill St, Belmont, CA 94002.
Traffic Patterns. 2024. Traffic & Parking Analysis: Proposed Nursing Home Expansion Project at 1041 Hill Street, Belmont, CA Rev 2. February 15, 2024.
Will Serve Letters from PG&E (2/3/2023), Mid-Peninsula Water District (MPWD)(8/10/2023), Recology (11/28/2023), AT&T (6/1/2023), and Comcast (5/31/2023). 251
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Report Preparers:
MIG, Inc.
2055 Junction Avenue, Suite 205
San Jose, California 95131 | USA
Barbara Beard, Senior Project Manager
Eleanor Cox, Senior Historian
Miranda Miller, Analyst
Rose Redlich, Analyst and GIS Specialist
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Attachment A: Public Works Department
Draft Conditions of Approval
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