HomeMy WebLinkAbout615 Ansel Avenue - Staff Reportl `r�
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MEMO TO:
FROM:
PLANNING COMMISSION
PLANNER
� . D M �
t
�. P.C. 12/12/88
Item # 3
SUBJECT: NEGATIVE DECLARATION AND CONDOMINIUM PERMIT FOR A 20
UNIT RESIDENTIAL CONDOMINIUM AT 615/617 ANSEL AVENUE,
ZONED R-3
Tim Brosnan, representing Trico Pacific, is requesting a
condominium permit to build a 20 unit residential condominium at
615/617 Ansel Avenue, zoned R-3. The project consists of 18 one-
bedroom units and two studio units. The studio units are 611 SF
each and the one bedroom units are 782 SF each, including the
required private open space of 75 SF per unit. Thirty parking
spaces, 6 of which are to be designated for guest parking, are
provided in an underground garage behind a security gate. The
proposed project meets all the requirements of the condominium
guidelines and zoning regulations.
Staff Review
City staff have reviewed this request. The Chief Building
Inspector (November 28, 1988 memo) and the Fire Marshal (November
28, 1988 memo) had no comments. The City Engineer (December 5,
1988 memo) notes a number of items which will have to be complied
with at the building permit stage of the project.
The City Attorney has reviewed the proposed CC&Rs and had no
comment. The Park Director (November 23, 1988 memo) notes that
existing street trees are to be protected during construction.
He also states that final landscape and irrigation plans will be
required for review and approval before issuance of a building
permit for the project.
Neaative Declaration
�
An initial study was prepared and no
environmental effects were found to
therefore a Negative Declaration was
page 2 of project assessment).
Applicant�s Letter
In his letter of November
have tried to compliment
design of the building.
use of the site would be
have designed the project
Study Questions
significant negative
result from this project,
prepared (See ND-414P on
23, 1988 the applicant notes that they
the neighborhood with the proposed
Their research indicates that the best
for condominium development and they
to meet all code requirements.
At study the Commission raised several questions. The water
conservation guidelines are included in the packet. These
guidelines have been developed to give developers of new
commercial and multi-family developments clear requirements for
.�� ,' 2
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low water use and drought resistant landscaping. A breakdown of
the size of storage unit designated to each condominium unit has
been included in the packet. The storage spaces range in size
from 14 SF to 50 SF. There are no storage spaces designated for
the two studio units. The garage door is operable in the event
of a power failure; it may be lifted up manually. The developer
of this project, Trico Pacific, is the same developer that is
building the 19 unit condominium project at 623 Ansel at the
corner of Ansel and Oak Grove.
Planning Commission Action
The Planning Commission should hold a public hearing and act on
the Negative Declaration first and the project second.
Affirmative action on the Negative Declaration and project should
be taken by resolution. The reasons for any action should be
clearly stated. At the public hearing the following conditions
should be considered:
1. that the project as built shall conform to the plans
submitted to the Planning Department and date stamped
November 23, 1988;
2. that the conditions of the City Engineer's December 5, 1988
memo and the Parks Director�s November 23, 1988 memo
shall be met;
3. that final inspection be completed and certificate of
occupancy issued before the close of escrow on the sale of
each unit;
4. that the developer prepare a maintenance book which indicates
the useful life of items such as the roof, carpet, etc, and
that each of the condominium owners be provided with a copy
of this book prior to the sale of a unit;
5. that the storage units in the underground garage which have
doors opening into parking spaces shall be designated to the
same unit as the parking space;
6. that the Association Room shall not have a full kitchen;
7. that the final landscape plans shall be reviewed and approved
by the Parks Department prior to issuance of a building
permit and that this landscaping shall comply with the
water conservation guidelines adopted by the City, which
shall include the removal of the proposed fountain;
8. that at least 6 spaces in the underground garage shall be
designated for guest parking and that an intercom system
shall be provided at the entry to the driveway to allow
guests to contact the appropriate condominium unit in order
to gain access to the parking on the other side of the
security gate.
�-�%��f1c'���' "� f�'`V �
Adriana Garefalos cc: Tim Brosnana
Planner Neil Gabbay �
,�
.�� PROJECT APPLICATION ��e ��TY °� 615/617 ANSEL AVENUE
Y �r CEQA ASSESSMENT �RIJNGAME ProJe�t �,,�,r�s� �
�� � i_ ANSEL COURT
�����,••°� project name - = any
Application received ( 11 2 88 )
Staff review/acceptance ( / / )
1. APPLICANT Tri co Paci fi c 347-0703
name telephone no.
Post Office Box 1904, Burlingame, CA 94011
appl�cant s address: street, city, zip code
Tim Brosnan 347-0703
contact person, if different telephone no.
LANDSCAPING
Landscaping in front
setback -
918 SF required
997 SF proposed
Private open space -
75 SF per unit required
75 SF proposed
General open space -
2,000 SF required
2,102 SF proposed
2. TYPE OF APPLICATION
Specia.l Perr�it () Variance* () Condominium Permit ( X) Other
'`Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION
CONDOMINIUM PERMIT to construct a 3 story, 20 unit residential
condominium which would consist of 18 one bedroom units and two
studios. The units will ranqe in size from 611 SF for the studio
to 782 SF for the one bedroom units (includin 75 SF of private
anPn 5�3�). The �roject meets all zonincl requirements for
setbacks, lot coverage, height, parking and open space.
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( Chap.26.30 )( PC Res. 5-80)
4. PROPERTY IDEPITIFICATION
( 029-100-160 )
APN OZ9-lOO-17O
( R-3 )
zoning district
�Ptn
( 14&1 ) ( 7
lot no. block no.
( 13,489.52
land area, square feet
(Burlingame Land Co. Map #2 )
subdivision name
Trico Pacific Post Office Box 1904
land owner's name addre s
Bur�lingame, CA 94011
Renuire�! Date received city zip code
(yes) (�g� (11/18/88) Proof of ownership (call to Assessor's Office)
(�es� (no) ( — ) Owner's consent to a�plication
5. EXISTIPJG SITE CONDITIONS
617 Ansel Avenue consists of a two story, two unit apartment
buildinq. 615 Ansel is a four unit,two story apartment bui ing.
Rea,ui red
(yes ) �e�
(yes) ��
(yes) �r�
(yrs) (no)
(other)
Date received
( 11/?3J88 )
a
( " )
� I �� 23�88 j
Site plan showino: property lines; public sidewall:s and
curbs; all str�ctures and improvements;
paved on-site parking; landscaping.
Floor plans of all buildings showing: gross floor area
by type of usc�`on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s (if @levant).
letter of exp ana�ion
*Land use classifications are: residential (sho�v # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT P�np�SAL NEW EONSTRUCTION
Proposed cnnsiruction, "elova orade ( 12,168 sr) Second floor ( 6,449 Sf)
nross fl oor area Fi rst floor ( 6�322 SF) Thi rd floor ( (�398 �`)
Prn.ject Coc+�
Pro�o;al Requir�i�ut�t
Frnnt setback 15' 15' min.
Side setback _ _
Side yard 9� 9�
°�ar Yarci �� i ! �� i �
^roject Code
Proposal Requirement
I_ot cover�., e . 47 .8 0 ° X.
ruii:!�r,�� heinht � 35' � 35' max.�
Lardsclned area � � -�
n^ ;i ke ��ke.sn,icet� � 30 � 30 I
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,.
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6. PROJECT PROPOSAL (continued)
EXISTING
after
8-5 5 PM
Full time employees on site
Part tir�e emoloyees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
IP! 2 YEARS IP! 5 YEARS
� after after
8-5 5 PM 8-5 5 PM
—�
�
�_
,_
.-_
__
*Show calculations on reverse side or attach seoarate sheet.
7. ADJACENT BUSINESSES/LAND USES
Residential uses on all adjacent lot�,; this use conforms
� the General Plan.
Required Date received
(yTes) (no) ( - ) Location plan of adjacent properties.
(y�s) (no) ( - ) Other tenants/firms on property:
no. firris ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. comoany vehicles at this location ( )
8. FEES Special Permit, all districts $100 () Other application type, fee � ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 ( X)
Variance/other districts $ 75 () Neoative Declaration $ 25 ( X)
Condominium Permit $ 50 (X ) EIR/City & consultant fees S O
TOTAL FEES $ 1��.0� RECEIPT N0. ZZ95 Received by �.Kranitsky
I herehy cert
true and �erF
Signature,
-im8er p aJ ty o pe
.�
to th� t of/ k
i�� � ,'L'Y� - �7
y that the information given h�reir. is
edge and belief.
�ate NOVEM6t'R 2 . 1988
STAFF USE ONLY
NEGATIVE DECLARATION Fi�e No. ND-414P
The City of Burlingame by MARGARET MONROE on �WD✓, -�.�— , �9��
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons for a cor,��Us; or,: The devel opment of th i s s i te wi th 20 res i denti al
condominium units is consistent with the general plan densities for the area.
The project meets all zoninq reauirements for setbacks, lot coverage, height and
parking, therefore the project will comply with the densities established for the area. The
project is consistent�1t b,s rroundin residential uses th refore it should not result in
any adverse environmentaT impac s on a �acen�si�es� ����i�azt�errrs.
(�,� CITY PLANNER �)�`Z�.r ���q).��
re of �ocessinq Official Title Dai:e Signed
Unless �nnealed within 10 days hereof the �ate nosted, the deterriination shall be final.
�
DECLARATIO'V OF POSTI�IG Date Posted: p2�-- ,/ y(��
I declare under penalty of perjiiry cnat T ar� Cit.y Clerk oF the City o 6 ingame and that
I�osted a true copy of the above Ne�ati��e Declaration ac the City Hall of said City near
the doors to i;h� Council Charabers.
�xecuted at >urlingame, California o�� /�����/ v�' �-- , 19 ��.
Apoeal��ci: ( )Yes ( )f!o
_-- ��/ /
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;(1D H 11.— '^;1.��1 . CITY CLE� C�I , ' �UZLINGAP�IE
.'
STAFF REVIEW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review hy:
date circulated reply received
City Engineer ( 11/4/88 ) (yes) (no)
Building Inspector ( " ) (yes) (no)
Fire Marshal ( " ) (yes) (no)
Park Department ( — ) (yes) (no)
City Attorney ( _ ) (yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATION MEASUP.ES
3. CEQA REQUIREP�EPJTS
_��o attached
;yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
(yes) (no)
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? See Negative Declaration ND-t�c.�.r�,�°
IF AN EIR IS REQUIRED:
Initial Study completed
Decision to prepare EIR
Notices of preparation mailed
2FP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR accepted by staff
Circulation to other agencies
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)
)
)
)
)
)
)
)
Study by P.C.
Review period ends
Public hearing by P.C.
Final EIR received by P.C.
Certification by Council
Decision on project
Notice of Determination
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4. APPLICATIOPJ STATUS Date first received ( II�Z�HH )
Accepted as complete: no( ) letter to aoplicant advising info. required ( )
Yes( ) date P.C. study ( 11�28�g8)
Is application ready for a�ublic hearing?C�(yes)/ (no) Recommended date (izjFJ,:'� s)
Date staff report mailed ,�o aoplicant ( ) Date Commission hearing (��` /�= �� �)
Application approved (�) Denied ( ) Appeal to Council (yes) �
Date Council hearing ( ) Aoolication aporoved ( ) Denied ( )
(`� � . Z?��
� signed date
Concerns Mitigation Measures
,
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�4�5% 347- 0703
November 23, 1988
Planning Commission
City of Burlingame
501 Primrose Road
Burlingame, California 94011
Dear City Planners:
J . (�. 1�ox 19oq
L�uzCi.nyamE, �a gqoll-lgoq
RE�EIVEp
NOV � 3 �i988
CI� 0 NINGDEP ME
We have submitted a set of drawings for eighteen, one bedroom condominiums
and two studio condominiums to 6e located at 615 Ansel Avenue. After
investigating the Croject, we found the best use would be for a condominium
development. We have tried to complement the neigh6orhood with our design.
The plan meets all re�uirements reaarding zoning, lot coverage, height
limits, and set 6acks. l�fe hope you agree, and thank you.
Very tr 1y yours,
� r
mo h,y . Brosnan
TPB:jo
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MEMO T0: CITY ENGINEER
CHIEF BUILQLNG INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: ��rJ;' f��I //�1f — �G��l
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, An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for
, at their �. Z Q meeting. We would appreciate having
your comrraen t:s by �% ,,,�. %'9. �,, // �� 8^ - �'�' -
Thank you. �G �� �� h K�K� '
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MEMO T0: CITY ENGINEER .-�
CHIEF BUILDLNG INSP�-CT'OR '
FIRE MARSHAL 1r�
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DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: �I u,7 �6% %/`1f
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An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for
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at their��. Z Q meeting. We would appreciate having
your comrraents by � ,s. /'�%• �,,
Thank you. � �Q� ��
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MEMO
TO: PLANNING
FROM: ENGINEERING
DATE: DECEMBER 5, 1988
RE: 615 ANSEL; CONDOMINIUM PERMIT
Engineering recommends approval of this condominium permit subject to
the following conditions:
Condominium Permit
1. More dimensions will be required in the garage to confirm individual
parking space dimensions at the time of building permit.
2. A plan for shoring the garage excavation will be needed or easements
on adjacent properties may be required for building permits.
3. Al1 new trees shall be a minimum 2' from the public sidewalk.
4. Existing sanitary sewer laterals must be removed to the main.
5. Any transformers shall be installed underground or screened behind
the front setback. No additional pole sets allowed.
6. New curb, gutter and sidewalk shall be installed by the applicant
along property frontage and shall be designed by applicant's civil
engineer and approved by the City Engineer. All street paving
removals and replacement required by the City Engineer to meet these
improvements shall be done by the applicant.
7. Water bodies that are part of the landscaping are discouraged as a
water conservation measure.
8. Adjacent site drainage directions must be shown. If going into this
property, it must be accepted and carried by gravity to the street.�
9. Guest parking spaces (six minimum) shall be designated.
djm
DATE : �`j/�Il� 2.3 �
MEMO T0: CITY ENGINEER
CHIEF BUILDLNG INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: �/ SJ�I�% ���rU
CG�%0'.
���r��Y
An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for /,
at their_ ,/ �. �Zx /�� meeting. We would appreciate having
your comments by �%J`� 3�Q� �g,��
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Thank you.
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DATE : dU�lYI►JwG�� 29r I 9��
C'i �y � f /�i�
MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: � S 6 ��
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An application has been received for the above project for review by the
Planning Commission. The application will be scheduled for � f�i�
at their �('� ��, ���� meeting. We would appreciate having
your comments by �(', �� ��,�
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Thank you.
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CITY OF BURLINGAME PLANNING COMMISSION
NOVEMBER 28, 1988
CALL TO ORDER
A regular meeting of the Planning Commission, City of Burlingame
was called to order by Chairman Jacobs on Monday, November 28, 1988
at 7:30 P.M.
ROLL CALL
Present:
Absent:
Commissioners Ellis, Garcia, Giomi, H. Graham, S.
Graham, Harrison, Jacobs
None
Staff Present: Margaret Monroe, City Planner; Jerome Coleman,
City Attorney; Frank Erbacher, City Engineer; Bill
Reilly, Fire Marshal
MINUTES - The minutes of the November 14, 1988 meeting were
unanimously approved.
AGENDA - Order of the agenda approved.
ITEMS FOR STUDY
1. NEGATIVE DECLARATION, CONDOMINIUM PERMIT AND CONDOMINIUM
MAP, 615/617 ANSEL AVENUE ZONED R-3
Requests: include guidelines for water conservation in the packet;
clarify storage area for each unit; will garage gate be operable
manually in case of power failure; include condition requiring
final inspection be completed and certificate of occupancy issued
before the close of escrow on the sale of each unit; request
developer prepare a maintenance book which would indicate useful
life of items such as roof, carpets, etc., can this be required as
a condition of approval. Item set for public hearing December 12,
1988.
2. NEGATIVE DECLARATION AND TWO VARIANCES FOR CONSTRUCTION OF A
RETAIL/OFFICE BUILDING, 701 CALIFORNIA DRIVE ZONED C 2
Requests: availability of parking in the neighborhood; is the
elevator a UBC requirement; is handicapped parking required;
justification for the variances; clarification of stall #6 by City
Engineer; permitted uses in this area; reason for the large light
well between first and second floors. Item set for public hearing
December 12, 1988 if complete information is available.
ti
Burlingame Planning Commission Minutes Page 2
November 28, 1988
3. SIGN EXCEPTION FOR HEIGHT OF SIGNS, NUMBER OF SIGNS AND SIGN
AREA - 1070 BROADWAY ZONED M-1
Requests: compare height of signs on building to others in the
city, are they needed on all four sides; comparison of this signage
to other dealers in the area, what was allowed; orientation of the
20� pole sign; has staff received any response from the auto
dealers following discussion a year ago on signage for auto
dealerships; clarify CE�s comments; applicant�s justification for
the sign exception; some of the signs are quite long, could these
be made shorter; comparison of wall signs in the area, hotel, auto
and others, with regard to height, size and illumination; what is
the wattage of these signs; why is Sign A designated on the primary
frontage. Item set for public hearing December 12, 1988 if
complete information is available.
4. SPECIAL PERMIT FOR RETAIL AUTOMOBILE PAINTING AND BODY
REPAIR AT 55 STAR WAY ZONED M-1
Requests: will all cars be kept inside; where will employees park;
uses and number of people employed in the businesses on each side
of this operation; number of parking spaces in front of this
business; is the business operating now, how long at 55 Star Way;
why so few cars being repaired per month. Item set for public
hearing December 12, 1988.
5. SPECIAL PERMIT AMENDMENT AND PARKING VARIANCE - 50/60/70
STAR WAY ZONED M-1
Requests: uses and number of people employed in the businesses on
each side of this operation; number of parking spaces in front of
this business; better letter addressing justification for the
variance; are cars parked inside, how is parking allocated on site;
how long has applicant been operating in 60 Star Way; employees are
instructed to park across the railroad tracks, how and where do
they cross the tracks, do they park in city lot; how does applicant
intend to advertise; difference between the wholesale use and this
retail use; auto repair businesses in the M-1 zone in that general
area. Item set for public hearing December 12, 1988 pending
completion of the requested information.
ITEMS FOR ACTION
6. VARIANCE TO LOT COVERAGE TO ALLOW EXTENSION OF AN EXISTING
GARAGE AT 1290 OAK GROVE AVENUE ZONED R-2
Reference staff report, 11/28/88, with attachments. CP Monroe
reviewed details of the request, staff review, Planning staff
comment, applicant�s letter, required findings. Two conditions
were suggested for consideration at the public hearing. Responding
TO: City Planner
FROM: Planner
SUBJECT: 615/617 Ansel - P.C. Study Questions
DATE: November 30, 1988
The project architect has stated that in the event of a power
failure, the garage door will operate manually, it is simply a
matter of pushing the door up.
Below is a break-down of the approximate square footage of the
storage areas designated to each of the condominium units:
unit 101 = 21 SF
unit 102 = 24 SF
unit 103 = 32 SF
unit 104 = 34 SF
unit 105 = 25 SF
unit 106 = 14 SF
unit 201 = 31 SF
unit 202 = 34 SF
unit 203 = 32 SF
unit 204 = 36 SF
unit 205 = 36 SF
unit 206 = 23 SF
unit 301 = 27 SF
unit 302 = 36 SF
unit 303 = 27 SF
unit 304 = 25 5F
unit 305 = 50 SF (under stairway)
unit 306 = 32 SF (under stairway)
units 207 and 307, the two studio condominiums, do not appear to
have any designated storage areas.
. �. ,
RESOLUTION NO 89-88
RESOLUTION ADOPTING WATER CONSERVATION GUIDELINES
FOR NEW CONIMERCIAL AND MULTIPLE FAi�lILY DEVELOPMENTS
RESOLVED by the CITY COUNCIL of the CITY OF BURLINGAME that:
WHEREAS, due to below normal rain and snowfall the San
Erancisco Public Utilities Commission has declared a water shortage
emergency, and this City has also declared a water emergency and
established rules and regulations therefore, and
[aHEREAS, since 1977 the City of Burlingame has required
developers to install low water use and drought resistant land-
scaping, but has not had clear standards and c�efinitions for such
installations, and
WHEREAS, San Francisco has called on all its wholesale '�
customers, including the City of Burlingame, to adopt water �
conservation guidelines and the Parks, Planning and Public L9orks
Departments of this City have reviewed those proposed by San ,
Francisco and are recommending that they be adopted to give develop�
ers and landscape architects clear requirements for such low water
use and drought resistant landscaping,
NOW, THEREFORE, the CITY OF BURLINGADIE does hereby adopt
the water conservation guidelines for new cor,lmercial and multiple-
family residential developments as set forth ' hibit "A" at che�
hereto. �/� � �
r i� w i •
. ..
, , an was a op e y g
�� vote : ' �
I, JUDITH A. MALFATTI, City Clerk �of��tKe Ci`ty of Burlingame�
do hereby certify that the foregoing resolution was introduced at
a regular meeting of the City Council held on the 6th day of
September 1988 d d t d thereafter b the followin I
AYES:
NOES:
ABSENT:
COUNCILMEN: AP�STRUP, BARTON, LEMBI, PIANGINI, PAGLIARO
COUNCILMEN: NONE
COUNCILMEN: NONE
'
City Clerk
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EXHIBIT A
CITY OF BURLINGAME
WATER CONSERVATION GUIDELINES FOR NEW
COMMERCIAL AND MULTIPLE FAMILY RESIDENTIAL DEVELOPMENTS
RESOLUTION N0. 89-8g
PlantinQ Desian
1. The combined turf and water area should be limited to 25� of
planted areas for industrial, commercial, multifamily
residential with common area, and institutions. If turf is
an essential part of a public or quasi-public development,
such as playing fields for schools, a higher percentage can
be allowed. No turf will be allowed in median strips of
roadways and is discouraged in any long, narrow strip. The
perimeter-to-area ratio for all turfgrass areas should be
minimized to improve irrigation efficiency. Ground cover
other than turf will be used on all slopes exceeding 10
percent.
2. The landscape plan should address functional energy,
environmental and aesthetic conditions specific to the site,
as well as water conservation. The organization and
usefulness of the space, through the arrangement of
architectural elements and plans, is important. There
should be a functional relationship between the buildings,
landscaping and their uses, the site itself, and the local
community.
3. Plants and turfgrass should be selected which are best
suited to the climate of the region and which require
minimal water. Up to 5% of the planted area can be used for
annual color plants that are not low water using. Water
intensive landscape elements should be confined to areas of
high visibility and to areas of high use. There should be a
specific reason for each plant selection, based on the
plant�s function in the design. The areas of turfgrass and
annual color may vary within the total 30$ allowed, but turf
may not exceed 25$ of the planted area.
Decorative Use of Water
1. Water bodies that are part of the landscaping should be
discouraged for new developments, unless the water body is
an integral part of the operation of the development, such
as a recreation area. The surface area of such a water body
will be counted as turf in the calculations which limit turf
to 25$ of the landscaped area.
�
.' .
E
Irricration
1. All parks, median strips, landscaped public areas,
landscaped areas surrounding residential and commercial
developments and industrial parks will have automatic
irrigation systems designed by a landscape architect or
other competent person. Soils tests should be performed as
part of the design and plant selection process.
2. Specifications for the irrigation system will include a
watering schedule with amendments for seasonal changes.
Water used for irrigation should be minimized to the amount
needed to maintain adequate plant health and growth; and the
schedule should be followed in the subsequent maintenance
program.
3. Low volume irrigation systems shall be required in areas
where it improves efficiency of water use. This includes
low volume sprinkler heads, drip emitters, and bubbler
emitters. Low volume sprinklers are defined as "emitting
less than 0.75 inches per hour of water." Water should be
applied so that it soaks into the soils and is timed to
apply the correct amount of water for each type of plant.
The application rate should not exceed .25" per cycle and
should not exceed .75" per hour.
4. Separate valves will be installed for turf and nonturf
areas. In many cases mature plants require only infrequent
irrigation. Separate valve watering will encourage plants
to extend deeper roots and to become less dependent on
frequent watering.
5. Electric controllers should be set to water between 7:00
P.M. and 10:00 A.M. Drip irrigation systems can operate at
any time.
6. Sprinkler heads should have matched precipitation rates
within each control valve circuit.
7. If a system is found to have overspray resulting in water
wasted on paved or street areas, then system modifications
to prevent overspray will be required before the
installation will be finaled for the building permit.
Soils
1. A layer of mulch (1 inch minimum, 2 inches preferred) should
be added on the soil surface. This will reduce evaporation,
moderate solid temperatures and discourage weeds.
,, � � �.
3
2. Top soil tests should be performed to determine the type of
soil, soil depth and uniformity. Soils can vary widely in
their water-holding capacity, and these tests will determine
how much water should be applied and how much runoff is
likely to occur.
3. Decomposed organic matter or polymer products should be
incorporated into the soil. This improves infiltration,
water retention and soil structure.
4. Grading should be
wind erosion. To
where practical;
avoid wind erosion.
Miscellaneous
minimized to avoid soil disturbance and
psoil should be stockpiled for backfill
stockpiled material will be covered to
1. Inert material should be used as appropriate for landscaping
needs. Inert material or pavement over a portion of the
site with the remainder in drought tolerant groundcover
offers an alternative to unbroken expanses of turf. Inert
material or paving may be necessary where continual or heavy
foot or vehicular traffic occurs.
2. Use of porous paving
improves the percolatio
Wood decking is a very
It allows infiltration
table. Loose aggregat
drainage channels and
infiltration of runoff
eliminate the need for
materials is preferred since this
n of rain water into the water table.
water conserving landscape treatment.
of rainwater into the soil and water
e paving, mortarless tile pavers, open
gravel or bark paving will permit
water into the water table and may
costly subsurface drainage systems.
Adopted by Ci ty Counci 1 September 6, 1988
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�he C�tt� IIf �uritrt��xzn�
SAN MATEO COUNTY
CITY HALL- 501 PRIMROSE ROAD
BURLINGAME,CALIFORNIA 94010 TEL'(415) 342-8931
NOTICE OF HEARING
COAOMINIUM PERMIT
NOTICE IS HEREBY GIVEN that Monday, the 12th dzy oi December, 1988 , at
the hour of 7:30 P.M., in the City Hall Council ChambQrs , 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
a public hearing on the application t� construct a 3 story, 20 unit residential
condominium at 617 Anse.1 Ave., ZONED R-3.
0
At the time of the hearing all persons interested will be heard.
For further particulars reference is made to the Planning Department.
MARGARET MONROE
CITY PLANPIER
DECEMBER 'Ly 1988
. •
RESOLUTION NO.
RESOLUTION APPROVING NEGATIVE DECLARATION
RFSOLVED by the Planning Commission of the City of
Burlingame, California that:
WHEREAS, a Negative Declaration has been proposed for
A 20 UNIT RESIDENTIAL CONDOMINIUM PROJECT AT 615/617 ANSEL AVENUE
, and
WHEREAS, it is the intention of this Commission to approve
said Negative Declaration as set forth hereinafter;
NOW, THEREFORE, it is FOUND, ORDERED and DETERMINED that:
On the basis of the Initial Study and any comments received
by the Planning Commission it is hereby found that there is no
substantial evidence that the project set forth above will have a
significant effect on the environment, and Negative Declaration
ND- 41``� is hereby approved.
CHAIRMAN
I� Mike Ellis , Secretary of the Planning
Commission of the City of Burlingame, do hereby certify that the
foregoing Resolution was introduced a�d adopted at a regular
meeting of the Planning Commission held on the 12th day of
Decer.lber 19 R� by the following vote:
r
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
.
�
� PROJECT APPLICATION ���"T" °� 615/617 ANSEL AVENI�F
�r CEQA ASSESSMENT �RUNc�E project a��r�S ;
� � ANSEL COURT
�y���,�•°� project name - ' any
Application received ( 11/2/88 )
Staff review/acceptance ( )
1. APPLICANT Tri co Paci fi c 347-0703
name telephone no.
Post Office Box 1904, Burlingame, CA 94011
applicant s address: street, city, zip code
Tim Brosnan 347-0703
contact person, if different telephone no.
2. TYPE OF APPLICATION
Specia.l Perr�it O Variance* O Condomi�ium Permit ( X) Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION
CONDOMINIUM PERMIT to construct a 3 story, 20 unit residential
condominium which would consist of 18 one bedroom units and two
s_tudi�s. The units will ran4e in size from 611 SF for the studio
to 782 SF for the one bedroom units (includin 75 SF of private
ot coverage, hei ht, parking and open space.
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( Chap.26.30 )( PC Res. 5-80)
4. PROPERTY IDEhITIFICATION
( 029-100-160 )
APN 029-100-170
( R-3 )
zoning district
�Ptn
( 14&1 ) ( 7
lot no. block no.
( 13,489.52
land area. square feet
(Burlingame Land Co. Map #2 �
subdivision name
Trico Pacific Post Office Box 1904
land owner's name address
Burlinqame, CA 94011
Renuire�! Oate received city zip code
(yes) (�g� (11/18/88> Proof of o�vnershi� (call to Assessor's Office) -
(�res� (no) ( — ) Owner's consent to a�plication
5. EXISTING SITE CONDITIONS
617 Ansel Avenue consists of a two story, two unit apartment
building. 615 Ansel is a four unit,two story apartment ui ing.
LANDSCAPING
Landscaping in front
setback -
918 SF required
997 SF proposed
Private open space -
75 SF per unit required
75 SF proposed
General open space -
2,000 SF required
2,102 SF proposed
Re�uired
(yes ) �en�
(yes) ��
(yes ) #r�
(y�s) (no)
(other)
Date received
( 11 /X�188 )
n
( " )
� Ir! z31s� j
Site plan showino: property lines; public sidewall:s and
c�rbs; all structures and improvements;
paved on-site parking; landscaping.
Floor plans of all buildings showing: gross floor area
by type of usc# on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s (if elevant).
_ letter of exp ana�ion
*Land use classifications are: residential (sho!v � dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousinq; other (to be described).
6. PROJECT P�npr�cAL NEW EONSTRUCTION
Proposed c^nsi.ruction, "elov� orade (].2,168 sr) Second floor ( 6,449 SF)
gross floor area First floor ( 6�322 SF) Third floor ( (�398 �F)
Prn.leCt Co��
Pronosal Requir�rt,;�'i,
Front setback 15' __ 15' min.l
Si�ie setback �
C j�in y a r�{ I n � � n 1 �
� y
"AI' YdYci �O � �O �
^roject Code
f'roposal Requirement
Lot cnver•�,e I 47.8°0 ° X.
�ui i'�n�� !ieiriht � 35' � 35' max.'
�_ardsc.,ned a��ea ! � �
_ , _
,,r :;.,, �,k��.>�,.���_ i 30 30
��/
.
6. PROJECT PROPOSAL (continued)
Full tir�e employees on site
Part tir�e employees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Tri� ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
EXISTIN6 IM 2 YEARS IM 5 YEARS�
after arter after
8-5 5 PM 8-5 �; P" 8-5 5 PM
_�
�_
�_
__
__
*Show calculations on reverse side or attach se�arate sheet.
7. ADJACENT BUSINESSES/LAND USES
Residential uses on all adjacent lot�,; this use conforms
to the General Plan.
Required Date received
(yTe�s) (no) ( - ) Location plan of adjacent properties.
(y*�) (no) ( - ) Other tenants/firms on property:
no. firr.�s ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
no. employee vehicles regularly on site ( )
no. comoany vehicles at this location ( )
8. FEES Special Permit, all districts $100 () Other application type, fee $ ()
Variance/R-1,R-2 districts g 40 () Project Assessment $ 25 ( X)
Variance/other districts $ 75 O Neoative Declaration $ 25 ( X)
Condominium Permit � 50 (X ) EIR/City & consultant fees $ ()
TOTAL FEES $ 1��.0� RECEIPT N0. 22g5 Received by �. Krani tsky
I hereby certif ` er p alty o� per' that the information
�. Y given �12Ce7^ is
true and e to the t of y k edge and belief.
Signature '� ��'?�t-� - .! ;; � ? Date NOVEM6eR 2 1g88
� PP ica � -
�RYI
STAFF USE ONLY
NEGATIVE DECLARATION File No. ND-414P
The Ci ty of Burl ingame by MARGARET MONROE on �D ✓, 2. Z > 19�8,
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environmental Impact Report is required.
Reasons fo,- a con�i us; on: The devel opment of th i s s i te wi th 20 res i denti al
condominium units is consistent with the general plan densities for the area.
The project me�ts_�]1 zoninq requirements for setbacks, lot coverage, heiqht and
parking, therefore the pro.iect will comply with the densities established for the area. The
project is consistent�.1tb,s roundin residential uses therefore it should not result in
any adverse env�ronmentaT impac s on a �acen si e .
�� (S'`�.. CITY PLANNER �)�`ZZ.� ��
of rocessinc! Official Title Dai:e Signed
Unless ap�ealed within 10 days hereof the �ate oosted, the deterriination shall be final.
DECL,�RATIO'V OF POSTI�IG Das:e Posted: �fj�j� p2rL ,/��(�
I declare under penalty of perjnry i;hat T ar� City Clerl; o� the City o— f Gurl game and that
I �osted a true copy of the above fle��ti�e Declar�tion ai: the Cit,� Hall of said City near
the doors to ih� Council Charabers.
-xecuted at „urlingame, California on `/���o'�/ a�- �
1 �
reoea 1 ���1: ( )'(es ( ) i'�� �
—\ :E„ — / % � / i
n _ ., �,�,,�-�%��- � �,_ ,
/ .,
. , . �� . . ..L�i� ��,^LI',�r..1E
�
�
• �
RE50LUTION N0.
RESOLUTION APPROVING CONDOMINIUM PERMIT
RESOLVED by the Planning Commission of the City of
Burlingame that:
WHEREAS, application has been made for a condominium permit
FOR A 20 UNIT RESIDENTIEIL CONDOMINIUM
at 615/6]_7 ANSEL AVENUE ��ApN 029-100-160/170 �� ,
and
wHEREAS, this Commission held a public hearing on said
application on December 12 , 1988, at which time it reviewed
and considered the staff report and all other written materials and
testimony presented at said hearing;
NOW, THEREFORE, it is hereby RESOLVED and DETERMINED by this
Planning Commission that said condominium permit is approved,
subject to the conditions set forth in Exhibit "A" attached hereto.
It is further directed that a certified copy of this
resolution be recorded in the official records of the County of San
Mateo.
RUTH E. JACOBS
CHAIRMAN
I, MIKE ELLIS, Secretary of the Planning Commission of
the City of Burlingame, do hereby certify th'at the foregoing
Resolution was introduced and adopted at a regular meeting of the
Planning Commission held on the 12th day of December �
1 88 by the following vote: -
AYES:
NOES:
ABSENT:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
MIKE ELLIS
SECRETARY