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Home My WebLink About800 Airport Blvd - Staff Report 10.23.2000-• :,�: ��. . z �� X;,� �`: � � _ �a F ° � City of Burlingame Conditional Use Pe�mit for Lease of Parking Address: 800 Airport Boulevard E�sting '` �S i Spaces Request: Conditional use permit for lease of parking spaces in excess of required parking at an existing office building at 800 Airport Boulevard, zoned C-4. (C.S. 25.41 (k)) Applicant: Todd Green, 800 Airport Partnership APN: 026-342-310 Property Owner: 800 Airport Partnership Lot Area: 1.73 Acres General Plan: Offices Zoning: C-4 Adjacent Development: of�ces and hotels CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing Facilities, Class 1, minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Previous Use: Office Building Proposed Use: Office Building with excess parking spaces leased to off-site users. Allowable Use: Lease of excess parking spaces requires conditional use permit as a use determined to be compatible with the purposes �of the district. Summary: The applicant, Todd Green for 800 Airport Partnership, is requesting a conditional use permit to allow leasing of 23 parking spaces in excess of the required parking in an existing parking lot which serves a 47,700 SF gross floor area of�ce building at 800 Airport Boulevard, zoned C-4. The following application is required: 1. A conditional use permit is required to establish that the lease of parking spaces in excess of required parking is a use which is compatible with the purposes of the C-4 zone district. When the structure was built in 1981, a restaurant occupied the top floor. This space has since been converted to office use. The parking requirement for a restaurant in the C-4 zone district is 1 space per 100 SF, plus 1 space per 1000 SF. The parking provided on the site reflects the former use of the top floor as a restaurant. The parking requirement for the 47,700 SF office building is 159 parking spaces, and there are a total of 182 spaces on site in surface parking, lower level parking below the building and in the second floor parking area. There are 23 spaces in excess of the current parking requirement for the office building. The applicant proposed to lease these 23 parking spaces to businesses in the area. Proposed Use: *lease of 23 parking spaces Item # c.. Consent Calendar Meeting Date: 10/23/00 Allowed/Req'd. Parking Conditional Use Permit for uses which are found to be desirable and compatible with the purposes of the C-4 zone district �. Conditional Use Pernzit for Lease of Parking Spaces Proposed Parking: 159 spaces for of�ces *lease of 23 parking spaces to area business Existing 182 spaces 800 Airport Boulevard Allowed/Req' d. 1 space for each 300 SF of office area (159 spaces total required) * Conditional use permit for lease of parking spaces in excess of required parking. This project meets all other zoning code requirements. Staff Comments: The Chief Building Official, the Fire Marshal and the City Engineer had no cornments on the project. Study Meeting: At the October 10, 2000 Planning Commission study meeting, the commission asked how long would the lease be for the parking spaces; how will they decide what business could rent the parking spaces; will there be a restriction on the type of use of these parking space, for example, no car rental storage, does the applicant have a tenant in mind. The commission also asked what would happen to the leased spaces if a restaurant returned to this building. � The applicant has responded in the attached letter date stamped October 13, 2000. The applicant notes that the leases would be on a month-to-month basis with a thirty-day termination. They intend to lease the spaces to businesses within a short distance from the parking lot, and the majority of those businesses are hotels and restaurants within the hotels. They do not intend to lease the spaces to a car rental company. Planning staff would note that a condition of approval has been added which would prohibit the lease of these spaces to a car rental company. The applicant notes that there has not been a restaurant on the fifth floor since 1984, and they do not intend to return the fifth floor to that use. If that were to occur, the code requirement for parking would have to be met. Planning staff has added a condition of approval that states that if any restaurant or other use which requires additional parking is proposed in this building, an amendment to this use permit shall be required. Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c): (a) (b) the proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convemence; the proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adjoining properties in the general vicinity. Fa �� Conditional Use Permit for Lease of Parking Spaces 800 Airport Boulevard Findings: Based on the fact that there are adequate parking spaces available on site for the current of�ce use of the building, that the spaces will only be leased to area businesses, and that conditions of approval have been proposed to prohibit the lease of the spaces to a car rental agency or for long term automobile storage of more than 24 hours, and to ensure that the permit is amended if the use of the building is intensified, the proposed use is found to be compatible with the required findings for a conditional use permit. Planning Coxnmission Action: The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution and should include findings. The reasons for any action should be clearly stated. At the public hearing the following conditions should be considered: Conditions: 1. that the project shall operate as shown on the plans submitted to the Planning Department and date stamped September 13, 2000, Sheet A-1, site plan, and date stamped August 14, 2000, sheets A2.1, A2.2, A2.3, A2.5 and S-6, floor plans; 2. that the applicant shall lease no more than 23 parking spaces to area businesses in the area delineated on Sheet A-1 date stamped September 13, 2000, site plan; 3. that the lease of these spaces to a car rental company or an automobile sales facility for vehicle storage shall be prohibited; � 4. that these spaces shall not be leased for long-term airport parking or for any vehicle storage for a length of time greater than 24 hours; 5. that if any restaurant or other use which requires additional parking is proposed in this building, an amendment to this use permit shall be required; and 6. that any improvements for the use shall meet all California Building and Fire Codes, 1998 Edition as amended by the City of Burlingame. Maureen Brooks Senior Planner c: Todd Green, 800 Airport Partnership, applicant 3