HomeMy WebLinkAbout777 Airport Blvd - Staff Report 3.8.1999City of Burlingame I�M #$
Parking Variances and Conditional Use Permit
to Convert Conference Facilities to 13 Hotel Rooms
Address: 777 Airport Boulevard
Meeting Date: 3/8/99
Request: Parking variances for number of parking spaces (201 spaces provided; 213 spaces required)
and for number of compact spaces (85 compact spaces provided; 37 compact spaces allowed); and a
conditional use permit to allow a density of 69 rooms per acre (65 rooms per acre is the maximum
allowed by the Specific Area Plan) to convert 5000 SF of conference facilities to 13 hotel rooms at 777
Airport Boulevard, zoned C-4. (C.S. 25.70.034, 25.70.040 & 25.70.044)
Applicant: Michael Roach, Marchetti Construction, Inc. APN: 026-344-130
Property Owner: Red Roof Inns Inc.
Lot Area: 3.08 Acres
Burlingame Bayfront Specific Area Plan: Hotels/Motels Zoning: C-4
Adjacent Development: Hotels, Ofiices, Vacant Land
CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1(a),
Interior or exterior alterations involving such things as interior partitions, plumbing, and electrical
conveyances.
Previous Use: 200-room hotel with conference facilities and restaurant
Proposed Use: 213-room hotel with restaurant
Allowable Use: Hotels and Restaurants are permitted in the C-4 zone district; density in excess of 65
rooms per acre requires a conditional use permit.
History: In 1980, the City Council approved a project at this site for development of a 214-room hotel
with a restaurant, which was required to have 214 parking spaces. The project was to be built in phases.
In 1984, permits were issued for Phase II, which had been revised to include a total of 200 rooms and
5000 SF of conference rooms on the fifth floor. 200 parking spaces were required at that time.
Summary: The applicant, Michael Roach, Marchetti Construction, Inc., is requesting parking variances
and a conditional use permit to allow .conversion of 5000 SF of conference facility space to 13 hotel
rooms at the existing Red Roof Inn at 777 Airport Boulevard, zoned C-4. No changes are proposed to
the footprint or envelope of the building. The parking lot will be restriped to provide 201 parking
spaces by increasing the number of compact stalls. The following applications are required:
1. A parldng variance is required for providing 201 parking spaces where 213 spaces are required;
2. A parking variance is required for providing 85 compact parking spaces (42%) where 37
compact spaces (20%) are the maximum allowed;
3. A conditional use permit is required for increasing the density to 69 hotel rooms per acre where
65 rooms per acre is the maximum allowed by the Burlingame Bayfront Specific Area Plan; and
4. Approval of a traffic allocation for an additional 4 rooms per acre (69 rooms per acre requested;
65 rooms per acre allowed).
� PARRING VARIANCES AND CONDITIONAL USE PERMIT
777 Airport Boulevard
Traf�c Allocation and Compliance with the Burlingame Bayfront Specific Area Plan: The
Burlingame Bayfront Specific Area Plan speciiied development densities are derived by computing the
traffic which would be generated by different land uses. Hotels are limited to a density of 65 rooms per
acre. The existing Red Roof Inn at 200 rooms has a room per acre density of 65. The originally
approved hotel in 1980 before the adoption of the Burlingame Bayfront Specific Area Plan had 114
rooms with a density of 69.5 rooms per acre; when Phase II was built out in 1984 only 200 rooms were
built at 65 rooms per acre. The proposed 13-room conversion of space at the existing 200-room hotel
on 3.08 acres results in a density of 69 hotel rooms per acre, and exceeds the density requirement of the
specific area plan. If the Commission determines to approve the project, the action will also include
approval of an additional traffic allocation for the net increase of 4 rooms per acre over the rooms per
acre of the existing hotel.
The proposed hotel conversion is projected to generate an additional 7 p.m. peak hour trips. This
proposal will exceed the traffic allocation allotted for this site (at 65 rooms per acre) by the 7 trips
during the p.m. peak hour. The projected intersection capacity consumed by this project and the total
projected consumed capacities for the three key intersections in the Anza azea based on existing and
currently approved projects and this proposal are listed in the table below. This analysis of consumed
capacity includes the traffic allocadons granted for the ofiice building at 577 Airport Boulevard, for the
hotel development at 765 Airport Boulevard, the hotel expansion at 835 Airport Boulevard, and the hotel
expansion at 600 Airport Boulevazd.
It should be noted that the office proposal at 577 Airport Boulevard has been developed at a density of
0.46 FAR, where the Specific Area Plan allows development of up to 0.9 FAR. Therefore, there is a
surplus of peak hour vehicle trips from this site in the trafiic analyzer. Some of this surplus could be
considered to offset the excess of 7 p.m. peak hour trips generated by this project as it was for the
excess if 36 p. m. peak hour trips generated by the addition to the Doubletree Hotel, and the 87 p. m.
peak hour trips generated by the hotel expansion at 600 Airport Boulevard. There is also an application
under consideration to add 9936 SF of office space at 851 Burlway Road, for a total area of 76,331 SF
(0.93 FAR). This other proposal would exceed its traffic allocation (at 0.9 FAR) by 4 p.m. peak hour
trips. If both of these applications are approved, 36% of the surplus will be used.
Capacity
Consumed -
Existing +
Approved Projects
Bayshore Hwy/US 101
Bayshore Hwy./Airport
Airport/Coyote Point
71.3%
79.02 %
64.05 %
Capacity
Consumed -
This Project
0.07 %
0.03 %
0.06 %
Capacity
Consumed -
851 Burlway
0.23 %
0.44 %
0.05 %
Total
Consumed
Capacity
71.60%
79.49 %
64.16%
The expanded hotel will be open 7 days a week, 24 hours per day. There will be 27 full-time employees
and 3 part-time employees before 5:00 p. m. on weekdays, and 13 full-time employees and 1 part-time
employee after 5:00 p.m. on weekdays. On weekends, there will be 27-full time employees and 8 part-
time employees before 5:00 p.m., and 13 full-time employees and 2 part-time employees after 5:00
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✓ PARKING VARIANCES AND CONDITIONAL USE PERMIT 777 Airporl Boulevard
p.m. There will be a maximum of 250 employees and customers on site at any one time. The numbers
of employees is expected to stay the same in 5 years. There aze two airport shuttle vans which will be
parked on site. No other trucks or service vehicles are expected to park on the site for this business.
Proposed
Use:
213-room hotel
with restaurant
Parking:
Compact
Parking Spaces:
*201 spaces
*85
Existing
200-room hotel,
5000 SF conference
space and restaurant
200 spaces
30
Allowed/Req'd.
Hotel & Restaurant
permitted in C-4;
conditional use permit
required for density
> 65 rooms/acre
space for each hotel
room = 213 spaces
20% of total;
37 spaces allowed
* Pazking Variances for number of spaces (201 spaces proposed; 113 spaces required) and for number
of compact spaces (85 compact spaces proposed; 37 compact spaces allowed).
This project meets all other zoning code requirements.
Staff Comments: The Chief Building Official notes (December 22, 1998 memo) that the applicant shall
indicate rooms which are a) fully accessible, b) have roll-in showers, and c) aze equipped for the hearing
impaired. The Fire Marshal and the City Engineer had no comments on the project. Planning staff
would note that the City Engineer had requested that the applicant provide information on the impact
of the conversion on the city's sanitary sewer system. The applicant provided information which shows
that the increase in sewer flows will be minimal, and the existing sanitary sewer system can
accommodate this increase. �
Maureen Brooks
Planner
c: Michael Roach, Marchetti Construction, Inc., applicant
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