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Home My WebLink About765 Airport Blvd - Staff Report 4.14.1997.� . ;:,. -. � � 1�: �; :- } + y� -� City of Burlingame Negative Declaration and Special Permits for a 132-room Hotel Address: 765 Airport Boulevard ITEM #SZ Meeting Date: 4/14/97 Request: Negative Declaration and Special Permits for a building which exceeds the 35' maximum height within the jurisdiction of the Bay Conservation and Development Commission (BCDC) and exceeds the design review height of 50', and to exceed the view obstruction, lagoon setback and landscape outside the shoreline band, in.the front setback, and within the parking area. design guidelines for Bayfront Development at 765 Airport Boulevard, zoned C-4 (C.S. 25.41.025 (d) and (�). Applicant: 765 Airport Boulevazd Limited Partnership APN: Property Ow�er: same Lot Area: 2.038 Acres (88,775 SF) Burlingame Bayfront Specific Area Plan: Hotels Adjacent Development: Offices, Hotels, Airport Parking, and Sanchez Creek Lagoon CEQA Status: Refer to attached Negative Declaration No. ND 485P. Previous Use: Site is now vacant. � Proposed Use: Construction of a 132-room hotel Allowable Use: Hotels � 026-344-120 Zoning: C-4 Summary: The applicant and property owner, 765 Airport Boulevarcl Limited Partnership, is requesting a special permit for a building 77'4" in height where 35' is the maximum height allowed within Bay Conservation and Development Commission (BCDC) jurisdiction; a special permit to exceed the height limitations of the design guidelines for Bayfront Development (77'-4" where 50'-0" is the maximum allowed); and.special permits to exceed the view obstruction limitations, setback from the lagoon which is less than the building height, and to vary from the landscape requirements for outside the shoreline band, in the front setback and within the parking area of the Design Guidelines for Bayfront Development for the development of a six-story, 132-room hotel. The pazking requirement for hotel use is one parking space for each hotel room, which results in a requirement for 132 parking spaces for this project. The code allows up to 23 compact stalls (1 compa.ct space for the first 20 required spaces, and 20 % of the spaces over 20) dimensioned at 8' -0" x 17' -U" . The applicant is proposing 23 compact spaces. The hotel will operate seven days a week, 24 hours a day. There will be one airport shuttle van used to take guests to and from the airport. It will be parked on site. Initially, there will be 6 full-time employees and 12 part-time employees during the day, and 3 full-time and 2 part-time employees after 5:00 p. m. on weekdays. On weekends, there will be 6 full-time and 12 part-time employees during the day, and 3 full-time and 3 part-time employees after 5:00 p.m. It is projected that the number of employees will remain the same in five years. It is expected that 20 customers will come to the site during the day, and 106 will come to the site after 5:00 p.m. The maximum number of people expected at the site at any one time is 138. It is expected that small delivery trucks or vans will make periodic deliveries during operating hours. No trucks will be parked on-site continuously throughout the day. � .� ,� SPECIAL PERMIT, PARRING VARIANCE AND NEGATNE DECLARATION 577 Airport Boulevard Property Development Standards: The attached table shows the requirements of the Zoning Ordinance and the Bayfront Development Design Guidelines as they relate to this project. In summary, the project requires special permits for (1) a building 77'4" in height where 35' is the maximum height allowed within Bay Conservation and Development Commission (BCDC) jurisdiction; (2) to exceed the height limitations of the design guidelines for Bayfront Development (77'-4" where 50'-0" is the rnaximum allowed); (3) to exceed the view obstruction limitations or apparent width (100% provided from Airport Boulevard, 80 % required; 55 % provide from the lagoon, 40 % required; (4) setback from the lagoon which is less than the building height (65' provided, 77' required); (5) to vary from the landscape requirements of the Design Guidelines for Bayfront Development (area outside BCDC jurisdiction 12. 8% provided, 15 % required; area within front setback 59.7 %` provided, 80 % required); (6) landscaping within the parking azea. (8.5 % provided, 10 % required); ('� to exceed the ma�cimum height review line of 50', proposed 77'-41/a"; and (8) to excced 35' in height within BCDC jurisdiction, 77'-4 lh" proposed. The project meets a11 other zoning requirements and design guidelines. Traffic Study: The applicant provided a traffic study for the proposal, prepazed by Fehr & Peers Associates, Transportation Consultants. The traffic study analyzed the impacts of the project on the surrounding transportation system. The study looked at existing traffic counts, impacts of the proposed development, impacts of approved development which has not yet been built, and cumulative impacts upon full build-out of the Bayfront Area. The study also evaluated impacts on traffic at the project's driveways, at the key intersections in the Bayfront Area. (Bayshore/US 101, Bayshore/Airport Drive, Airport/Anza and Airport/Coyote Point Drive) and on the Freeway Segments on US 101. The proposed project is projected to generate 77 a.m. peak hour vehicle trips (45 inbound and 32 outbound) and 82 p.m. peak hour vehicle trips (49 inbound and 33 outbound). The project impacts were evaluated using standard traffic impact analysis methodology and the Traffic Analyzer which was developed for the Burlingame Bayfront Specific Plan Area. The traffic study concluded that under a11 of the above scenarios except cumulative conditions, the project would not have an adverse impact on the key intersections in the Bayfront Area. When the azea. is built out, the Airport Boulevard/Coyote Drive intersection is projected to be operating beyond its capacity, and intersection improvements are recommended. However, this intersection is planned to be improved in the future with the Peninsula interchange improvements when conditions warrant and funding is a�ailable. Access roadway improvements to Peninsula are covered by the Bayfront Development fee. This project is required to pay this fee and, therefore, is contributing its proportional shaze towazd mitigation of this cumulative impact. � In its analysis of the freeway segments on US 101, the traffic study concluded that all of the area freeway segments are now operating beyond their design capacity, and under project and cumulative conditions, will continue to operate beyond their capacity. The project is estimated to add 3 to 17 vehicles per hour during the a.m. and p.m. peak hours. The project would result in a 0.2% increase in traffic volumes on U.S. 101 at peak commute hours, and the addition of project traffic would have a negligible effect on freeway operations. � 2 �' �a SPECIAL PERMIT, PARKING YARIANCE AND NEGATIVE DECLARATION 577 Airport Boulevard Negative Declaration: The initial study prepazed for this project identified potential impacts in the azeas of geological problems and bransporta.tion and circulation. However, based upon the traffic study prepared for the project and the mitigation measures identified in the initial study, it has been determined that the proposed project can be covered by a negative declaration since the initial study did not identify any adverse impacts which could not be ieduced to accepta.ble levels by mitigation. The mitigation measures in the initial study are incorporated into the recommended conditions of approval. Staff Comments: The City Engineer and the Chief Building Inspector had no comments on the proposed project. The Fire Marshal (Apri13, 1997 memo) sta.tes that the plans date stamped Mazch 31, 1997 appear to have been adjusted for adequate maneuvering of fire apparatus. Planning staff would note that BCDC's Design Review Board has reviewed this project on Mazch 10, 1997. Their comments and direction have been incorpora.ted into the project as presented to the Planning Commission. Maureen Brooks Planner c: Robert Sauvagea.u, architect �3 � � ' � L SPECIAL PERMIT, PARRING YARIANCE AND NEGATIVE DECLARATION 577 Airport Boulevard � C-4 Pro e Develo ment Standarrls and Desi n Guidelines or Ba ront Develo ment :::::;:�:«:«<:«:;:<;::;:«:<::<::<::<:>:<::>::::::::>:>::;::><:<:::<:;>:;::;>::::::>:«<»»»»;::::;: »»>:::<;:::� >::>::«>::»>::»»»>::>:>::<»»:<:_:»»»::>::>::>::: ::>::>::>::>::>::>::>::>::>::>::>::»:<:>:>::>:<:>::>::»»>:«:>::::�:»»»:;:::»»::>::>::>::>:;:>::>::>:::;::::>::»>::»>:::;:»>::<; ::»»»>::>: y:` � °;:` ::;:::: : ,;<> .;»:.;>:.;;;:.::; .;,>:.;:.::;: .: :;;.>:.>:.::.:;:.;:.;:. :.::.;:.:;:.;;:.;::.:::.;:;.;:.>:.>::.:. ::> ::::::>::»:<:>::>:: :�::.;;,:;::::::.:.::�;:.,.;.:;�;:»�;:;:<:::>:<::<::<::::::>::>::»<>:>:>:«..::: ........... .... <::>:«::<::<::::, :. ;:::<::« ::. ... :::::::::<::<::::... :.:...::...:............ .... ..... ...........°<:<:`:::::>;>:::>:::::............... :>::::>:::::<:::::»::::.>::>::>:::::::<::::::<:>::::>::>::::::>::»:�'�+��:::"'::>:>:'':�`:>:»>;:::::«::::_::::':::::>:<:<:>:��... > ;.'` . . . <::::`>:>;>: :::::....:::::.:::::::.......:...................................................................................................................................................................................:.:.....:..:. ��::::::::.. �� :::..:.::::::.:�::::: :..::.::. <:>:;;:.: ;:>::<';:<:�::<:::::`>':::;;�::::::>;:::<:::::>::;�<:<:<:>::' . :`:'S�T$�:��:.>::>::»:<:::»»::>::>::>::;:::»::>::>::»::><::>:::� : ............................................................................ Front (Setback from 125' 30'; not less than bldg. ht. streetJ (77'-4") & not less than 1/a ' Appt. Width of bldg. (72.5') Side (Right) 66' 10' (Left) 75' 10' Rear 58'-6° 25' Setback from 65' Not less than Building Height Lagoon* � � (77'-4") ......................................................................... ............................................................................. ............................................................................. ............................................................................. ............................................................................. ............................................................................. <::��:�1��:':<;:;<>;<;>:><:;>:>;:::;::<> ;:: � .......................... ........................................................................... ......................................................................... ...... C-4 District 29,470.5 SF Landscaped/ 15 % of Total Land Area. . Requirement 88,775 SF Lot Area. =33.2% (13,316 SF landscaped) Bayfront Guidelines 22,321.5 SF Landscaped/ 40% of 100' Shoreline Band - Shoreline 32,965 SF Shoreline Band (13,186 SF landscaped) =67.7 % Bayfront Guidelines 7149 SF Landscaped/ 15 % of area. outside Shoreline - Outside of 55, 810 Outside Shoreline Band Band Shoreline Band* = 12.8% (8371 SF landscaped) Bayfront Guidelines 2325 Landscaped/ 80% of Front Setback - Front Setback* 4028 SF Front SB = 59.7 % (3222 SF landscaped) Bayfront Guidelines 4343 SF Landscaped/ 10 % of Parking Area - Parking Area* 51,494 SF Parking Area =8.5 % (5149 SF landscaped) ; � �'''�:::;;:>;:;: From A' ort Blvd - 100 %_ From Ai Bl - 4 0 <>::Y�>::f )��:TT+��'��Ji�<.:»»>;,: u'P rP ort vd 5 % From La oon - 55.2 % From La oon - 40 % g g :::�I�HT;:;S�<:�II��:`;;::;:';:;;::;:«�;`;. ;'::: *Bayfront Guidelines 77'-4° 50'-0" Maximum - Building Height . (35' maximum within BCDC jurisdiction) Bayfront Spec�c 132 Rooms - 65 rooms per acre Plan - Densities 2.038 Acres = 65 rooms/acre (132 rooms) . �� . .� SPECIAL PERMIT, PARSING VARIANCE AND NEGATIVE DECLARATION C-4 577 Airpori Boulevard Standar�ds and DesiEn Guidelines Space Requirement 132 Spaces 1 Sp./room = 132 Spaces *Space Dimensions Standard - 109 Compact - 23 (20 %) Standard - 109 Compact - 23 (20 %) * Special permit for setback from the lagoon which is less than the building height, 12. 8% landscaping outside the shoreline band where 15 % landscaping is the minimum required, 59.7 % landscaping of the front setback area, where 80% is the minimum required, 8.5% landscaping within the parking area., where 10 % is the minimum required, 100 % view obstruction from Airport Boulevard where 54 % is the maximum view obstrucrion allowed, 55.�% view obstruction from the lagoon where 40% is the maximum view obstruction allowed, 77'-4" building height where 50' is the maximum height, and where 35' is the maximum height within BCDC jurisdiction. This project meets all other zoning code and design guideline requirements. 5