HomeMy WebLinkAbout601 Ansel Avenue - Staff Report (2)f_
City of Burlingame
Negative Declaration
Address: 601 Ansel Avenue
ITEM #?
Meeting Date: 12/9/96
Request: Negative Declaration for new three-story, 25-unit apartment building at 601 Ansel
Avenue, zoned R-3. An on-grade parking lot located under the building provides space for the
required 38 parking stalls for the 25 one-bedroom units.
Applicant: N. N. Gabbay
Property Owner: Con Brosnan
Lot Area: 21416 SF
General Plan Designation: Medium-high Density Residentia
Adjacent Development: Multiple Family Residential
CEQA Status: Refer to Negative Declaration 483-P
APN: 029-100-180, 190 & 200
Zoning: R-3
Previous Use: Three separate lots containing a total of ten dwelling units
Proposed Use: Three-story, 25-unit apartment building
Summary: The applicant is proposing a new three-story building with parking on grade under
two floors of living space at 601 Ansel Avenue, zoned R-3. The structure will have 25 one-
bedroom apartment units including a disabled accessible living unit on the first floor. Parking to
code requirements is provided for 38 parking spaces, 31 covered and 7 uncovered (SO % covered
where 80 % is required). The first floor has one one-bedroom, disabled accessible unit. The
second and third floor each contain twelve one-bedroom units. The one-bedroom units range in
size from 710 SF to 750 SF, with patios and decks for each unit. The project has landscaped
front, exterior side and rear setback areas; the interior side setback is paved and some of it is used
for parking access. The second story also has a landscaped interior court above the parking
garage.
The site now consists of three lots with a total of ten dwelling units. The applicant intends to
merge the three lots to create a 21,416 SF lot. The existing structures will have to be demolished
to accommodate the new building.
This project as proposed meets all zoning code requirements, and no special permits or variances
are required. However, since the project consists of new construction of more than four apartment
units, the project is not exempt from the requirements of the California Environmental Quality
Act. Therefore, an initial study was prepared. A Negative Declaration has been prepared for
review and action by the Planning Commission. As presented the Negative Declaration concludes
that there are no significant effects on the environment as a result of this project. The purpose of
the present review is to hold a public hearing and evaluate that conclusion based on the initial
study, facts in the Negative Declaration, public testimony and Planning Commission observation
and experience.
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NEGATIVE DECLARATION
Pro�osed
Front Setback (Ansel Ave.): 15'-0"
Interior Side Setback:
First Floor 7' -0"
Second Floor 9'-0"
Third Floor 9'-0"
Exterior Side Setback:
First Floor 7' -6"
Second Floor 7'-6"
Third Floor 8' -6"
NOTE: Eaves projecting into side setback are exempt (C.S.25.32.080 la).
Rear Setback:
601 Ansel Avenue
Required
15' -0"
1
: 1
. �
7' -6"
7'-6"
8'-6"
First Floor 15'-0" 15'-0"
Second Floor 15'-0" 15'-0"
Third Floor 20' -0" 20' -0"
Lot Coverage: 59.5 % 60 %
Building Height: 35' 35'
NOTE: The towers proposed to provide skylights exceed the 35'-0" height limit by 6'-0", as
allowed by C.S. 25.08.340 (5% of roof area may project not more than 10 feet above top of
parapet).
Declining Height Envelope: N/A N/A
On-site Parking Spaces: 38 spaces 38 spaces
Covered Spaces: 31 spaces 31 spaces
This project meets all other zoning code requirements.
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NEGATIVE DECLARATION 601 Ansel Avenue
Staff Comments: The City Engineer notes (November 14, 1996 memo) that parking spaces No.
36 and 37 need to have bollards at the back next to wall. The Chief Building Inspector
(November 12, 1996 memo) has no comments at this time. The Parks Director (November 20,
1996 memo) indicates that the project will require 8 new 24" box size trees in addition to those
listed as "to remain", and that the project requires a Water Conservation Plan. Complete
landscape and irrigation plans must be approved before building permit is issued. The Fire
Marshal (November 12, 1996 memo) indicates that the building must be protected by a complete
automatic sprinkler system, and a complete fire alarm system, both of which must be connected
to an approved central station. Planning staff would note that in order to add mitigations or
modifications to the project through the negative declaration the Planning Commission would have
to find, based on specific facts, that the project would have a signiiicant (negative) effect in one
of the areas of evaluation identiiied in CEQA and then note that the proposed mitigation would
reduce that effect to an acceptable level. If impacts cannot be mitigated or additional information
is needed by the Planning Commission in order to make a iinding of no significant impact then
the applicant must prepare an Environmental Impact Report (EIR). Findings of overriding
concern (accepting impacts which cannot be mitigated) can only be made in an EIR.
The initial study identified the following mitigation measures to be applied as conditions of
approval for this project.
The project is subject to the state-mandated water conservation program. A complete
Irrigation Water Management Plan must be submitted with landscape and irrigation plans
at time of permit application.
2. This proposal is required to meet the Tree Protection and Reforestation Ordinance passed
by the City of Burlingame in 1993 and enforced by the Parks Department.
3. All construction must abide by the construction hours established by the municipal code.
4. All new utility connections to serve the site and which aze affected by the development will
be installed to meet current code standards and diameter; sewer laterals will be checked
and replaced if necessary. Abandoned utilities and hookups will be removed.
5. Should any cultural resources be discovered during construction, work will be halted until
they are fully investigated.
6. The project shall meet all the requirements of the California Building and Fire Codes,
1995 edition, as amended by the City of Burlingame.
cc:
N.N. Gabbay, architect
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