HomeMy WebLinkAbout615 Ansel Avenue - Staff Report�• 1
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BURLINGAME
�,�� �:;���,:.. STAFF REPORT
14..
TO
_HONORABLE MAYOR AND GITv .O N Tr
SUE
BY
DATE
FROM:
DECEMBER 13 1988
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AP
8Y
AGENDA
ITEM k
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7B
sue�ECT: �1'�N'1'A�r1V� AND FINAL PARCEL MAP TO COMBINE LOTS AND TENTATIVE
CONDOMINIUM MAP FOR 20 CONDOMINIUM UNITS - 615/617 ANSEL AVENUE
PM 88-16
Recommendation: It is recommended that Council concur with the Planning
Commission and approve both the lot combination as a Tentative and Final
Parcel Map and the Tentative Condominium Map, complete with the permit
plans. Approval of the Lot Combination Map was recommended subject to
the following condition:
1. At least one of the existing dwelling structures be removed prior
to the filing of the Lot Combination Parcel Map.
Background: At their meeting of December 12, 1988, the Planning Commis-
sion reviewed the attached two staff reports on these maps and the
Condominium Permit. They approved the Permit Plans and recommended
approval of these maps to Council.
Exhibits: Map; Condominium Permit Plans; Condominium Permit and Map
Staff Reports
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' rank C. Erbacher
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cc: City Clerk/City Attorney
Hugh Anton
Trico Pacific
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DATE
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MEMO T0:
FROM:
/�Zafi/YJ�7V/� %a �Ul.l,� c� [
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PLANNING COMMISSION
P.C. 12/12/88
Item � 4
DEPARTMENT OF PUBLIC WORKS - CITY ENGINEER
SUBJECT: TENTATIVE AND FINAL PARCEL MAP TO COMBINE LOTS AND
TENTATIVE CONDOMINIUM MAP, PORTION OF LOT 14 AND PORTION
OF LOT 1, BLOCK 7, MAP NO. 2 OF THE�PROPERTY OF BURLIN-
GAME LAND COMPANY - 615 ANSEL ROAD - PM 88-16
The attached Tentative Parcel Map should be considered as a Tentative
and Final Parcel Map for lot combination purposes. This map together
with the Condominium Permit Plans are sufficient for action as the
Tentative Condominium Map.
These Tentative Maps may be recommended to Council for approval
subject to the following condition: _
1. At least one of the existing dwelling structures be removed
prior to the filing of the Lot Combination Parcel Map.
.
G
Frank C. Erbacher
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cc: Hugh Anton
Tim Brosnan
Trico Pacific
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MEMO TO: PLANNING C
FROM: PLANNER
SUBJECT:
�� �f �+�r����P.C. IG�I2�88
��I��G Item # 3
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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.
NeQative 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
Studv Ouestions
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
�i
low water use and drought resistant landscaping. A:-�reakdown of
the size of storage unit designated to each condomi::ium unit has
been included in the packet. The storage spaces rang� �n 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.
Plannina 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' a re are a maintena
the useful life of items W ich indicates
� that each of t oof carpet, etc, and
ominium owners be provi e
of t' 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 c�riveway 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.
<'�!���/���� ' ,it �� ,
Adriana Garefalo���
Planner cc: Tim Brosnana
Neil Gabbay
�
�• PROJECT APPLICATION ��e"T" °- 615/617 ANSEL AVENUE
�r CEQA ASSESSMENT �'RUNcn�E ;Pr�ANSEL�`couRT --
�,���,'� project r.•jme - -:ny
Application received ( 11/2/88 )
Staff review/acceptance ( )
i. APPLICANT Tri co Paci fi c 347-0703
name celephone no.
Post Office Box 1904, Burlingame, CA 94011
applicant s address: street, city, zip code
Tim Brosnan 347-0703
contact person, if different _ te.lephone no.
LANDSCAPING
Landscaping in front
setback -
918 SF required
997 SF proposed
Private open space - 6
75 SF per unit required
75 SF proposed
General open space -
2,000 SF required
2,102 SF proposed
2. TYPE OF APPLICATION ,
Special Perr.^.it () Variance* () Condomi�ium Perrii: ( 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
studioc_ Th mi_ will range in size from 611 SF for the studio
to 782 SF for the one bedroom units (includin 75 SF of private
a Pn e��_ ThP oroje�t meetS all zoninq requirements for
setbacks, lot coverage, height, parkinq and open space.
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( Chap.26.30 )( PC Res. 5-80)
a. PROPERTY IDE�•ITIFICATION �ptn
( 029-100-160 ) ( 14&1 ) ( 7 ) (Burlingame Land Co. Map #2 �
APN 029-1QQ-1�� lot no. block no. subdivision name
( R-3 ) ( 13,489.52 )
zoning district land area. square feet
Trico Pacific Post Office Box 1904
land owner's name address
Burlinqame, CA 94011
Reauire�± Date received city zip code
(yes) (aas� (11/18/88) Proof of ownershi� �Cdll t0 ASS2SS01"'S Office)
(�ces� (nol ( — ) Owner's consent to a�plication
5. EXISTIPlG 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.
Required Date received
(Yes) �� ( 11/?.3188 )
�Yes) �� ( �� )
�Yes) � ( �� )
(fe=) (�o) ( )
(other) ( 11�2313�)
r . ��,, --��� 2�� , , ,,. , ,,:. , 30 ��
Site plan sho�•+ino: property lines; public sidewall:s and
cur5s; all structur�s and improvements;
paved on-site parking; landscaping.
Floor plans of all buildings showino: gross floor area
by tyoe of use' on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s (if relevant).
_ letter of exp�lanation
'Land use classifications ar-e: residential (sho�.v � d��elling units); office use; retail
sales; r•est�urant/c�fe; manufacturin�/repair shop; �,�arehousinq; other (to be described).
PROJECT P!?np�1�qL NEIJ CONSTRUCTION
Proposed c^ns��•uction, "elo�� arade ( 12�16$ SF) Second floor ( 6,449 SF)
gro�s floor ar-ea First floor ( 6�322 5�) ;��ird floor ((�398 ���
Prnject i'nr�� '�•�iect �ode
f'rn��;al RPnuirr���•��t �'ro�o�al "cauir�ment
�r�nt :etrac�; 15' � 15' mi_n,l ��'t ��"'���'.� I 47.8% 50°.'� mdx '
iir!e 5�?thic'4: , _ I "iiii' �,�� 1i�i�iht 35� I 35' max.
- , � �I
-- -�
�. ,, y �•r� 2� L__ �i1�r�• • ��u ,:r�� t _
ti.
6
PROJECT PROPOSAL (continued)
EXISTING
after
8-5 5 PM
Full tine emuloyees on site
Part tir�e employees on site
Visitors/customers (weekday)
Visitors/customers (Sat.Sun.)
Residents on property
Trip ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
IPl 2��'�.,-> IPI 5 YEARS
� � ""��' after
8-5 = 8-5 5 PM
"Show calculations on reverse side or attach senarate sheet.
7. ADJACENT BUSINESSES/LAND USES
Residential uses on all adjacent lots,; this use conforms
t� the General Plan.
Required Date received
(Tes) (no) ( ' )
(.v�) (�o) ( - )
Location plan of adjacent properties.
Other tenants/firms on property:
no. firr.is ( ) 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 5
Variance/R-1,4-2 districts $ 40 () Project Assessment S 25 ( X)
Variance/other districts 5 75 () veoative Declaration 5 25 ( X)
Condominium Permit 3 50 (X ) EIR/City & consultant fees S ()
TOTAL FEES 3 1��.�0 RECEIPT N0. ZZgS Received by_�.Kranitsky
I hereby certif er pe,nalty of per' y that the information given lierei� fs
true and e to the p t o`�my k►�ledge and belief.
Signature ! . -/ �T-t� _ ?
i' r /1 � J�.
� � � ^✓���!'� Date NOVEM6��;� � �g�@
i� p 11 CdR ' T •
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STAFF USE OP1LY
NEGATIVE DECLARATION Fi�e No. ND-414P
The City of Burlingame by MARGARET MONROE o�_�/p�/ 2Z � 19��
completed a review of the proposed project and determined that:
( ) It �aill not have a significant effect on the environment.
( ) No Environmental Imoact Report is required.
Reasons for a co�ci�s;o�: The devel opment of th i s S 1 tE W1 th 20 resi denti al
condominium units is consistent with the general plan densities for the area.
The project meet� all zoninq reQuirements for setbacks, lot coveraqe, heiqht and
parking, therefore the pro7ect will comply with the densities established for the area The
project is consistent� h surroundinq residential uses, therefore it should not result in
any adverse environmenta�-impacts on ad�acen s� e ��-attPrTr�
� � VU� �, CITY PLANNER �j `z,�, ��11�qq]��C�
ture of rocessin� i)fficial iitle D��e Sig e�� —
Unless �nnealed �•�ithin 10 days hereof the r{�te oosted, the �leterriin�tion shall be final,
OECL^RAT1�"1 OF f'f1ST["IG Date Posted: ��_ /� ����'��
_ _' ' L7C� �.
I decl�re under penalty of perj�iry L'nat I�ii� f.itv Clcr� or the City or Curlinqaine and [hat
[�ostcrl �� true r.�pY or the �iboe� fle���ti�e f'ecl,ir-,ir,ion ,i� the l:ity �{all of sai� Citv near
the doors to �h � Counci 1 Char��her•s.
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STAFF REVIEW
1. CIRCULATION OF APPLICATION
Project proposal/plans have been circulated for review hy:
date circulated reply received o attached
City Engineer ( 11/4/88 ) (yes) (no) ,.;es) (no)
Building Inspector ( " ) (yes) (no) (Yes) (no)
Fire Marshal ( " ) (yes) (no) (yes) (no)
Park Department ( — ) (yes) (no) (yes) (no)
City Attorney ( _ ) (yes) (no) (yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOP! MEASUP,ES
Concerns �._ �_ __ �. _ _ ..
3
IF AN EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
2FP to consultants
Contract awarded
.4dmin. draft EIR received
Draft EIR accepted by staff
Circulation to other agencies
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Study by P.C.
Review oeriod 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. APPLICATIOP! STATUS Date first received ( 11/2/gg �
Accepted as comolete: no( ) letter to aoplicant advising info. required (
Yes( ) date P.C. study ( 11�2$�88�
Is application ready for a public hearin�? (yes) (no) Recommended date ( �
Date staff report mailed to aoplicant ( ) Date Comnission hearing ( �
Application aoproved ( 1 Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) A�olication aporoved ( ) Denied ( )
� Y � 1 �j '�i � . ZZC�ZJ
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CEQA REQUIREPIEPlTS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? See Negative Declaration ND-.4c�,r��
�z«o J a�� f«
�4�5% 347- 0703
November 23, 1988
Planninq Commission
City of Burlinoame
501 Primrose Road
Burlingame, California 94011
Dear City Planners:
�. �. L?�.� �qoq
�uz�i,nyain_�:, �a gqo»-�go4
RE���yEp
N�� � 3 �1988
CITy OF BURLIN
q e vNINC OEPrME
l�Je have submitted a set of drawings for eighteen, one bedroom condominiums
and two studio condominiums to be located at 615 Ansel Avenue. After
investigating the nroject, we found the best use would be for a condominium
develonment. We have tried to complement the neighborhood with our desi4n.
The olan meets all requirements reaarding zoning, lot coverage, height
limits, and set backs. lJe hope you agree, and thank you.
�erY truly yours,
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mo hy . Brosnan
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MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: �/`a�7 A/ ljl�� f�/�fP� — ���1
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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� ��{'�� meeting. We would appreciate having
your corrar�en �y� ;,� �;.� �"'• �' �. �/ �,2 $' - �'�'
Thank you . �G ,� �� h ,� �k�� �
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MEMO T0: CITY ENGINEER /
CHI�F BUILDING INSP�CT'OR
FIRE MARSHAL ti/
DiP.ECTOR OF PARKS
FROM: PL:�,��NING DEPARTMENT �
SUBJECT: UI u� %���� �`1I��
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An app.lication has been received for the above project for review by the
Planning Commission. The application will be scheduled for
at tfieir ('. � �{ meeting. We would a
ppreciate having
your corr�ents by � • s.
•
Thank you.
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MEMO
T0:
FROM:
DATE:
RE:
PLANNING
ENGINEERING
DECEMBER 5, 1988
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.
4.
Al1 new trees shall be a minimum 2' from the public sidewalk.
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.
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DATE : �j/�If'J 23 q
MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: �I S/�%r% /j'J`I�SI
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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 tfieir �. Iz�, /�g��meeting. We would appreciate having
your comments by %��jj'� 30, �g��
Thank you.
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DATE : �(/QYN/,�IG�'� � / � � 9,��
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MEMO T0: CITY ENGINEER
CHIEF BUILDING INSPECTOR
FIRE MARSHAL
DIRECTOR OF PARKS
FROM: PLANNING DEPARTMENT
SUBJECT: �� S,
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An application has been received for the above project for review �y the
Planning Commission. The application will be scheduled for C{?i�
at their ��, �g�� meeting. We would appreciate having
your corrIInents by �(', � ' ���
Thank you.
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CITY OF BURLINGAME PLANNIIVG 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 2g, lggg
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
unanimously approved. ' 1988 meeting were
AGENDA - Order of the agenda a
pproved.
ITEMS FOR STUDY
�1• NEGATIVE DECLARATION,
� M�1P. 615/617 ANSEL AV]
/
CONDOMINIUM PERMIT AND CONDOMINIUM
JE , 7n►vFn R_ �
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-
final inspection be completed and cert ficat e ofn o cu anc equiring
before the close of escrow on the s a le o f each unit;y request�
deve loper prepare a maintenance book which would indicate useful
life of items such as roof, carpets, etc.
a condition of approval. Item set for ' can this be required as
1988, public hearing December 12,
2• NEGATIVE DECLARATIpIV ANp TWO VARIANCES FOR CONSTRUCTIOIV OF A
RETAIL OFFICE BUILDING 701 CALIFORIVIA DRIVE ZONED C-2
Requests: availability of parking in the neighborhood; is the
elevator a UBC requirement•
justification for the variances;l clar � cat�ion� o p stal g#6 ebuired;
Engineer; permitted uses in this area; reason for the largeylight
well between first and second floors. Item set for
December 12, 1988 if complete information is availableublic hearing
T0: 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 manuaTly, 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 tv 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 SF
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.
a:
FESOLUTION NO 89-88
d/26/�8
RESOLUTION ADOPTING WATER CONSERVATIQ:I ;';IDELINES
FOR NEW CONIMERCIAL AND MULTIPLE Fr1:�iIi,Y �n�,'ELOPMENTS
H RESOLVED by the CITY COUNCIL of the CITY OF BURLIVGAME that:
�I WHEREAS, due to below normal rain and snowfall the San
t
�Francisco Public Utilities Commission has declared a water shortage
iemergency, and this City has also declared a water emergency and
�established rules and regulations therefore, and
i
; [9HEREAS, since 1977 the City of Burlingame has required
Idevelopers to install low water use and drought resistant land-
scaping, but has not had clear standards and definitions for such '
installations, and I
WHEREAS, San Francisco has called on all its wholesale
Icustomers, including the City of Burlingame, to adopt water
I
�conservation guidelines and the Parks, Planning and Public Works
�Departments of this City have reviewed those proposed by San
'Francisco and are recommending that they be adopted to give develop
�i
�jers and landscape architects clear requirements for such low water
'use and drought resistant landscaping,
�i
i; NOW, THEREFORE, the CITY OF BURLINGAriE does hereby adopt
��the water conservation auidelines �or new cor.tmercial and multiple-�
;I
'�family residential developments as set forth '
hibit "R" at che�
iI hereto . �, /-
i "�
I
I or ,
1�
l� I, JUDITH A. NIALFATTI, City Clerk of � e Ci of Burlingame
ido hereby certify that the foregoing resolution was introduced at
i
��a regular meeting of the City Council held on the 6th I
September �ay ot
, ,1988, and �•�as adopted thereatter by the following �
�� vote : ,
�� I
'� i
,' AYES= COUNCILMEtv: AP-1STRUP, gARTON, LEMQI, f1ANGI�11I, PAGLIARO
�' NOES : �
;! r1BS��ji :
i
COUNCILtilEN : NONE
COUNC IL,tilEN : NONE �
,� � �
i .
% � �ity c:l�rk
l/ �
�
EXHIBIT A
CITY OF BURLINGAME
WATER CONSERVATION GUIDELINES FOR NEW
COMMERCIAL AND MULTIPLE FAMILY RESIDENTIAL DEVELOP�IENTS
RESOLUTION N0. 89-88 '
Plantina 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.
�
...,
2
IrriQation
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 betore 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 discouraqe weeds.
.' � , .
�
3
2. Top soil tests should be performed to determine t'�e type of
soil, soil depth and uniformity. Soils can vary �ridely 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 minimized to avoid soil disturbance and
wind erosion._ Topsoil should be stockpiled for backfill
where practical; stockpiled material will be covered to
avoid wind erosion.
Miscellaneous
1• Inert material should be used as appropriate
needs. Inert material or pavement over a
site with the remainder in drought tole
offers an alternative to unbroken expanses
material or paving may be necessary where co
foot or vehicular traffic occurs.
for landscaping
portion of the
rant groundcover
of turf. Inert
ntinual or heavy
2. Use of porous paving materials is preferred since this
improves the percolation of rain water into the water table.
wood decking is a very water conserving landscape treatment.
It allows infiltration of rainwater into the soil and water
table. Loose aggregate paving, mortarless tile pavers, open
drainage channels and gravel or bark paving will permit
infiltration of runoff water into the water table and may
eliminate the need for costly subsurface drainage systems.
Adopted by City Council September 6, 1988
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�.hr C�itu af �urlirt��mP
SAN MATEO COUNTY
CITY HqLL- 501 PRiMROSE ROAD
BURLINGAME, CALIFORNIq gq010
TEL�;415) 342-6931
NOTICE OF HEARING
COLIOMINIUM PERMIT
NOTICE IS HEREBY GIVEN that Monday, the 12th dzy of December, 1988
, at
the hour of 7:30 P.M., in the City Hall coun�il Chambers
, 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
a public hearing on the application tc constrt�ct a 3 story, 20 unit residential
ndominium at 617 Ansel 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 PLANNER
DEC�MBER �, 1988
RESOLUTION NO.
RESOLUTION APPROVING NEGATIVE DECLARATIOr1
RESOLVED by the Planning Commission of the City .�
Burlingame, California that:
wHEREAS, a Negative Declaration has been proposed for
A 20 L'NIT 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"L 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 and adopted at a regular
meeting of the Planning Commission held on the l�day of
Decen��_r 19 �� by the following vote:
AYES : COM1ti1I SS IONERS :
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
SECRETARY
�
'� PROJECT APPLICATION ,�� "T� �� , �
�t CEQA ASSESSMENT 615/617 ,, 1 EL AVENUE
BURLINGAME project r...:.��•,
� ANSEL ��OUP,T
APPlication received ( 11�2�88 ��b-.—.�...••'� IPro�ect n,me --.�y
Staff review/acceptance ( �
1. APPLICANT Tri co Paci fi c 34
name 7-0703
Post Office Box 1904, Burlingame, CA 9401Ihone �o.
appticant s address: street, city, zip code
Tim Brosnan 347-0703
co t
2
3.
_ANOSCAPING
_andscaping in front
�etback -
918 SF required
997 SF proposed
'rivate open space - 6
75 SF per unit required
75 SF proposed
�eneral open space -
2,000 SF required
2,102 SF proposed
n act person, if different
teiephone no.
TYPE OF APPLICATION
Speci�.l Petr.:it ( ) Variance* ( ) Condomi�ium Perrii: ( X) Oth�r
*Attach letter which addresses each of the 4 findings required by Coae Chapter 25.54.
PROJECT DESCRIPTION
CONDOMINIUM PERMIT to construct a 3 story, 20 unit residential
condominium which would consist of 18 one bedroom units and two
� nits will ran4e in size from 611 SF for the studio
to 782 SF for the one bedroom units (includinq 75 SF of private
_�oro�P�t me�t� all zoninq reQuirements for
setbacks lot covera e, 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)
n• PROPERTY IDEhITIFICATION �ptn
( 029-100-160 )( 14&1 )( 7 )(Burlingame Land Co. Map =�2 �
APN 029-10�-1�� lot no. block no. subdivision name
� R-3 ) ( 13,489.52 )
zoning district land area. square feet
Trico Pacific Post Office Box 1904
land owner's name address
Re„�;re,, Burl inqame, CA 94011
�ate received city
(yes ) (aag� � � p code
(11/18/88> Proof of ownershio (call to Assessor's Office)
i�esj (nol ( — ) Owner's consent to a�plication
5. EXISTIFlG 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.
Re�uired Date received
(yes) �sn� ( 11/?.3/88 )
�Yes) ��tFi ( u �
�Yes) � ( �� �
('tcs) (�o) (
(other) ( Jf�2jl���
Site plan sho�•�i�g: property lines; public sidewali;s and
cur5s; all structur�s and improvements;
Floor plans of all buildinnssshowp�Qking; landscaping,
9 _ 9ross floor area
by tyoe of us�`on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(sL (if rPlevant).
letter of explanation
`L�nd use classifications ir�: residential (shoiv � dwellinq uni[s); orfice use; retail
sales; rnst�urant/cafe; manufacturinq/rap��r shop; �,,arehousinq; other (to be described),
PROJECT P�nv�cq� NEIJ EONSTRUCTION
ProPoSed C^,'15�V'UCC10t1. ^elo�� �r,�e ( 12,168 s�� ����„�i r��o�• ( 6,449 sF1
nro�5 floor ,�rea Fir;t floor
� 6,322 ��1 '�,;���, r�oor ( 6,398 `�'
Prn1�Ct �'nr�� .•r�iCCt
C��e
'r'i�nrni ;,i 1 �'�niii rrr�„�� �'ri��u<<il ".i�oui rnr�ent
rrnn[ ;eth,ir_k ( 15' 15' min.l I�,[ cnv��r,�.,, � 47.gc� 5� °��� �(���
� , _ -_- � . . � l .J �__��a'��
�:;�.e � ��cr..,c�: _ _ _ ��,�i � �� ,,�,,,� ;5 � 35' �
' ' q� q� , ,, , , � x
--'� � �� � -. _' ?Q --- ��
�..
6
PROJECT PROPOSAL (continued)
EXISTING
after
8-5 5 PM
Full tine emoloyees 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
[�I 2 � ::
8-5
IPI 5 YEARS
after
8-5 5 PM
�now caicuiations on reverse side or attach senarate sheet.
7. ADJACENT BUSINESSES/LAND USES
Residential uses on all adjacent lot�,; this use conforms
to the General Plan
Required Date received
(�e's) (no) ( - )
�.Y�) ��o) � - )
Location plan of adjacent properties.
Other tenants/firms on property:
no, firr,is ( ) 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 5100 () Other application type, fee 5
Variance/R-1,4-2 districts 5 40 () Project Assessment S 25 ( X)
Variance/other districts 5 75 () ^Jeaative Declaration 5 25 ( X)
Condominium Permit S 50 (X ) EIR/City & consultant fees S ()
TOTAL FEES $ 1�0.�� RECEIPT PJO. 2Zg5 _Received by �.Kranitsky
I hereby certif ` er p alty o,� per'
� y that the information given I12!'oj^ is
true and e to the t ofimy k w�edge and belief.
<i , / I
Signature '' _ � � - ;�.�'� � ' IC� oate NOVEM6��;� �, �g�g
• PP ican, ..
STAFF USE OPlLY �Y�
NEGATIVE DECLARATION F�1e No. ND-414P
The �ity of Burlingame by MARGARET MONROE on A/p �/ 2 Z , 19�g
completed a review of the proposed project and determined that:
( ) It will not have a significant effect on the environment.
( ) No Environriental Impact Report is required.
Reasons for a co�cius;o�: The devel opment Of th 1 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 nin re uirements for setbacks, lot coveraqe, hei ht and
parking, therefore the ro'ect will com 1 with the densities established for the area. The
project is consistent�C1 tb,s roundin residential uses therefore it should not result in
any adverse environmental �mpac s on a �acen s� e
�`� CITY PLANNER ��`z,Z� �
�i�ldatur� or rocessin� i)fticial iitle
Da�e �igned
Unless �nnealed o-iithin 10 days hereof the r+ate �nsted, c,li� �Ieter•r.iinotion shall be final,
�ECL"2l1Ti�'! �F rnsrir,r, na�.e Posted: ,;"Z,�-,,� J2� � f��
I cleclare under penalty or oerjnry i.nat I��i� Citv l;lerlc or tLe City or Curlinqame ,�nd [hat
[ �ost�d a r.rue c�py or the nbo�•;� ;;ea,��i��,. f'�cl,irnr.inn ,ic the �i[�� Hall �t saiii Citv near
rhe dnors to �,Ii � Counci 1 Charahers.
recuCCrl ,�', ,', ir•1 inc���i�•e. i.� 1 i`nrnt,l nu ��/�� ��-- �
------ - � — — -----
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RESOLUTION NO
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 RESIDENTIAL CONDOMINIUM
at 615/517 ANSEL AVENUE jApN 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 that the foregoing
Resolution was introduced and adopted at a regular meeting of the
Planninq Commission held on the 12th day of December
1 88 by the following vote: �
AYES: COMMISSIONERS:
NOES: �,OMMISSIONERS:
ABSENT: COMMISSIONERS:
MIKE c.LLIS
SECRETARY
�
;jl�a. i;. -. ., , � . . ._ _. '2'1
NOTICE OF HEARING
COLIOMINIUM PERMIT
rEu;at5) 342-8931
NOTICE IS HEREBY GIVEN that Monday, the 12th day oi December, 1988
, at
the hour of 7:30 P.M., in the City Hall Council Chambers
, 501 Primrose Road,
Burlingame, California the Planning Commission of the City of Burlingame will conduct
d pUb11C hearing 0� the dppllCdtlO� tc constrt�ct a 3 story, 20 unit residential
ndominium at 617 .Anse1 Ave,, ZONED R-3.
At the time of the hearing all persons interested will be heard.
For further particulars reference is made to the Planning Department.
� �' 1--�`-Z-�� �� � �' ) �%
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G,( i.��� �� ti,_' � GG—� C� �---� -�� .� S��
- �� -% �'��� ���-�--� . MARGARET MONROE �
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� , TY PLANPIER
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�\ DEC�MBER '� , 1988
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SAN MATEO COUNTY
CITY MqLL- 5O1 PRIMROSE ROAD
BURLINGAME, CALIFORNIq g4010 ,
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