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5. EXISTING SITE CONDITIONS :
4 7672 acres of undeveloped landf�ill
Required Date received
(yes) �r�o-j (10/19/83)
(yeS� -t�
(yes ) ��
(yes)� �ars�
(other)
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Site plan shov�ing: property lines; public sidewall;s and
� curbs; all structures and improvements;
paved on-site parkino; landscaping.
Floor plans of all buildings showing: gross floor area
by type of us�`on each floor plan.
Building elevations, cross sections (if relevant).
Site cross section(s) (if relevant}.
t�ographi c ma�
*Land use classifications are: residential (show # dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described).
6. PROJECT PP,OPOSAL �
Proposed construction, Below grade ( � SF) Second floor ( 2 3,5� 0 S�)
gross floor area � First floor ( 30 776 sF Third floor ( 23,440 s� �
4�8 floor't85,85�) pro'ect Code
(Airport Blvd.)
(Anza Blvd.)
Front setback
Side setback
Side yard
Rear yard
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PROJECT APPLICATE�N ���"�` °�
835 AIRPORT �OULEVARD
�r CEQA i��SESSMENT B�R""�""''E �project address
� .� IBIS BAYVIEW HOTEL
�.���'���,� project name - if any
Application received (10/19/$3 )
Staff review/acceptance ( � )
i. APPLICANT Ibis Bayview, �Ltd. (213) 621-2110
name telephone no.
350 So. Figueroa, Suite 907, Los Angeles, CA 90071
applicant s address: streez, city, zip code
Gestec�Rrbperties,, Christian Frere, �lanaging (213) 621-2110
contact p son., if diff rent r n er telephone no.
� d Jaco�son Associat s, �.
2. TYPE OF APPLICATION ��b West Duarte Road, �1rca ia, CA 91006
Special Perr�it ( X) Variance* O Ccndomi:nium Permit O Other
*Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
3. PROJECT DESCRIPTION SPECIAL PERMIT to construct �n 8�' -2" �hi gh hotel
which exceeds the height limitations of Code Sec. 25.41.025 (50'
maximum height is permitted). The eight story hotel contains 305
rooms, a dininq room and bar, and 1,725 SF of ineeting room space.
Parkinq for 305 cars is provided at qrade. Guest facilities include
an outdoor pool and iacuzzi with a deck at the fourth floor level.
The hotel meets other zoninq requirements for lot coverage,
setbacks and landscaping.
(attach letter of explanation if additional space is needed)
Ref. code section(s): ( 25.41.025f ) (
4. PROPERTY IDEPITIFICATION
(026-343-360/370� (1,2,3,4) ( 4 )(Anza Airport Unit No. 7
APN 380 390) lot no. block no. subdivision name
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� ( _ C-4 ) ( 207,661 � )
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zoning district land area, square feet
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� Ibis Bayview, Ltd. __ �350 So. Figueroa, Suite 907
� land owner's name address
,r Los Angeles, CA 90071
.� . Reouired Date received city zip code
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> (yes) �n�� ( 9/28/83 ) Proof of ownershi� .
� (�e� (no) ( - ,) Owner's consent to anplication
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Pro,7ect Code
Pr000sal Requirement
30' 30'
30' 25'
10' 10'
�25' 25'
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Proposal Requirement
Lot coverage 1°0 25 o m X.
Buildina height $9' -2" 5 ' m
Landscaped area � * 15%*
On-site pkg.spaces 305 305
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6. PROJECT PROPOSAL (continued)
(SEE AERIAL PHOTO)
EXISTING IPl 2 YEARS Ial 5 YEARS
after after after
8-5 5 PM 8-5 5 PM 8-5 5 PM
Full time employees on site
Part time employees on site
Visitors/customers (weekday)
Visitors/customers (Sat.sun.) see EI —59P
Residents on property
Trip ends to/from site*
Peak hour trip ends*
Trucks/service vehicles
,
*Show calculations on reverse side or attach separate sheet.
7. ADJACENT BUSINESSES/LAND USES
See EIR-59P; offices to the north, hotel to the east, city dump
to the west� this use conforms to the General Plan.
Required Date received
(�€s� (no) ( - ) Location plan of adjacent properties.
(�� (no) ( n/� ) Other tenants/firms on property:
no. firms ( ) no. employees ( )
floor area occupied ( SF office space)
, ( SF other)
. no. employee vehicles regularly on site ( )
no. company vehicles at this location ( )
8. FEES Special Permit, all districts $100 (X ) Other application type, fee $ ()
Variance/R-1,R-2 districts $ 40 () Project Assessment $ 25 Q( )
- - Variance/other districts $ 75 ( ) Negative Declaration $ 25 ( )
Condominium Permit $ 50 ( ) EIR/City & consultant fees $ ( - )
TOTAL FEES � 2� '�� RECEI PT N0.0220 Recei ved by H. TOW er
MISSING .
I hereby certify under penalty of per°jury that the information giver. t�erein is ���
true and correct to the best of my knowledge and �lief.
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Signature . � �� /��. Date Oct. 19, 1983
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STAFF USE ONLY ,
NEGATIVE DECLARATION F;,e "°.
The City of Burlingame by on , 19_,
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 Conclusion: �
SEE EIR-59P
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//1(✓�Q 1'Q� C� a Q�ra��sz... LI --3 —�3
ignf�ture of Processing Offi cial itle Date Signed
Unless appealed within 10 days hereof the da.te posted, the deternination shall be final.
DECLARATION OF POSTIPlG Dai;e Posted:
I declare under penalty of perjury that I ar� City Clerk of 'the City of Burlingame and that
, I posted a true copy of the above Neoative Declaration at the City Hall of said City near
the doors to th� Council Chambers.
� Executed at Durlingame, California on � 19
Apoealed: ( )Yes ( . )P!o
EVELYP� H. NILL, CITY CLERK, CITY OF BURLINGAME
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STAFF REVI EW
1. CIRCULFlTION OF APPLICATIOPJ
Project proposal/plans have been circulated for review hy:
date circulated reply received
City Engineer (10/20/83 ) (yes) (no)
. Building Inspector ( �� ) (yes) (no)
�Fire Marshal ( " ) (yes) (no)
Park Department ( " ) (yes) (no)
City Attorney ( _ ) (yes) (no)
memo attached
(yes) (no)
(yes) (no}
(yes) (no)
(yes) (no)
(yes) (no)
2. SUMMARY OF STAFF CONCERNS/POSSIBLE MITIGATIOPI MEASURES
Concerns Mitigation Measures
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IF AN EIR IS REQUIRED:
Initial Study comoleted
Decision to prepare EIR
Notices of preparation mailed
RFP to consultants
Contract awarded
Admin. draft EIR received
Draft EIR acce�ted by staff
Circulation to other agencies
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)
)
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)
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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. APPLICATIOPI STATUS Date first received ( 10/19/8��
Accepted as complete: no( ) letter to anplicant advising info. required (`_ �� S�
Yes( ) date P.C. study ( l )
Is application ready for a�ublic hearing? (yes) (�) Recommended date (11- Za-$�)
Date staff report mailed to plicant ( Il- 23-gj3) Date Comm`;ssion h aring (Li-Zc'�-�3 )
� �c�ktL �= /� dI� � � f' - 7 c�t.v
Application approved (r/) Denied ( ) Appeal'�� Council yes �no)
Date Council hearing ( /� 3 /8 � ) Apnlication aporoved ( ) Denied ( )
�� ��-z2-�3
signed date
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CEQA REQUIREMENTS •
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? YeS. See EIR-59P.
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.;• �; EXEIIBIT A
DESIGN GUIDELINES FOR BAYFRONT DEVELOPMENT
(City Council Resolution 9-80 adopted 2/19/80)
1. BUILDING HEIGHT
��'Z��.� - a 50' maximum should be observed along Bayshore Highway and in the
i�OP05�'D Western half of the Anza area.
7b 7bP af - a 65' maximum* may be approved with a special permit in the eastern
� f�,q,p�� hal f of the Anza area.
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- building height is defined as the vertical distance between curb grade and
parapet line. Building height shall apply to not less than 95% of the total
roof surface; the remaining 5% (possible elevator penthouse, etc.) may
project not more than 10' above the parapet 1 ine. �z,Q�,q p,c 5��,a��.r r� �-y�
2. LOT COVERAGE - /��1^���ES �-' ,�jo dF/'�O�y��'�,
- a 30-35% maximum should be observed for all buildings 50' or less in height.
(7°�0 - a 20-25% maximum should be observed for all buildings over 50' in height.
P�A�
3. SETBACKS FROM STREETS
- the minimum setback should be not less than the building height.
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f�1R�oi�T 8t,fi'D . . �6 ' G�i!/�: : �7� PD��` � j /.iZ ' r"'O BGl��a . F1.9�� ,
A 65' maximum allows 5 story office development, equivalent to the-existing
buildings at 433/533 Airport Boulevard.
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(��- - the minimum setback should also be not less than half the apparent
width ('AW') of the building from the adjacent street.
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- in all cases,�a 30' minimum setback shall be observed to any portion
of the building.
VIEW CORRIDORS AND VISUAL ACCESS TO THE SHORELINE
- buildings located close to a street (at a distance half its apparent width)
should not obstruct more than 40% of the frontage.
f��- buildings located at a distance greater than their apparent widih should
not obstruct more than 60% of the frontage. 3dZ �(3�� tZ?2� ��5 %�i4'I�fb2T $�V1� .
�0 P�o�??SE� F�p�n�� Frta�rl�E �J�O�UTfI-E�E�
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- all other buildings may use the following scale:
Setback, as a 50% 55 60 65 70 75 80 85 �90 95 100+
% of the AW of the �maximum � �
building ! �
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�Max. . vi ew oi�str�cti on , 40% 1 42� 44 46 48 50 52 54 � 56 { 58 60%
as a% of the frontage � maximum
� _
- buildings, structures, parking lots and landscaping of new shoreline
projects should be planned so as not to obstruct or detract from views
of the bay from nearby public thoroughfares.
- shoreline development should be clustered* to allow bay views and access
between building clusters.
5.. SETBACKS FROM SHORELINES WITHIN BCDC JURISDICTION l��i�' '• $11� ISu�7'" �'�nhlU �l�U�
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- the minimum setback should be not less than the building height.
- in all cases, a 25' minimum setback from top of bank shall be observed.
- uses that do not orient to the bay should be set well back and not impact
on the shoreline. �
- service areas should be located away from the shoreline or screened from
public view.
6. PUBLIC ACCESS TO THE SHORELINE SHOULD BE 'PUBLIC'
��� - where private or conflicting uses exist as part of the project, the public
areas should be clearly delineated by the use of signs, planting,.fences
or elevational changes.
- public access should be useable by th�e greatest number and diversity of
people including the physically handicapped.
- basic public amenities such as benches, paths, trash containers, drinking
fountains and lighting should be provided where appropriate.
- shoreline access should connect to the nearest public thoroughfare where
convenient parking or public transportation may be available.
- wherever possible projects should connect to other public access systems
and areas.
*A 'cluster' is up to three buildings of heights greater than the 50'/65' maximum
in bayfront area; more than three such buildings may be a'crowd' and should be
avoided.
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7. LANDSCAPING .
N�� - 40% of the 100' shoreline band (if applicable) should be landscaped.
`���a - 80% of the minimum front setback (30') should be landscaped. ���y %�'1)D.f/ �tIOT
l.r�/OSt,�PEI� i5 E�'k.a�,vCE' D,Q1v�1
`�p�o - landscaped areas equal to not less than 10� of the total surfaces paved
for vehicle parking and circulation should be provided within such paved
areas to screen or visually break up the paved surfaces into smaller sections. �
C/��oa= ii3 5'�)
2i! �- in all cases, not less than 15� of the.site area outside the 100' shoreline
band shoul d be 1 andscaped. l fr7�p� �� : Zp7�60�
8. VEHICLE PARKING
- 50% of all on-site parking should be screened from the views of pedestrians
or motorists using adjacent streets, access easements or public shorelines..
MEMO T0: PLANNING COMMISSION
FROM: CTTY PLANNER
SUBJECT: ENVIRONMENTAL REVIEW OF IBIS PROJECT
P.C. STUDY - 11/14/83
Environmental Impact Report EIR-59P was prepared, publicly reviewed and certified by
the Council on June 20, 1983 for this site (Resolution No. 53-83). The EIR addressed
a number of mitigations which were identified as assisting.to reduce the environmental
effects of development on this site. Since the EIR.was certified the project has been
redesigned; and a number of the environmental concerns identified in the EIR have been
addressed by the project (e.g., such items as on-site circulation, landscaping in the
front setback area and raising the occupied floors of the building to elevation nine
feet or greater). However, to ensure that the project responds to environmental
concerns expressed in the document which are not reflected at this stage of plan
development the following mitigations will be.required as conditions on the project:
1. provide on-site security services;
2. determine capacity of the affected water mains and provide any
improvements required to meet the requirements of the city; install
fire hydrants as required by the city;
3. redesign access.at Airport Boulevard at north corner of site for
realignment of Airport Boulevard; participate in installing traffic
signal at intersection of Anza and.Airport Boulevards as cumulative
traffic increases;
4. give preference in hiring qualified:permanent employees to Burlingame
residents;
5. build structure on driven piles,-minimize settlement on remainder of
site by recompaction or surcharge, remove�material in fill on site which
can decompose; develop ground response spectra and incorporate findings
into high rise structure design, use on-site borings;
6. if necessary sump pump storm.water.into storm drains in adjacent
public streets;
7. during construction:take specific measures to protect Sanchez Creek
Lagoon and San Francisco Bay from site preparation and.grading impacts;
prepare and grade during dry season, provide sediment traps near sump
pump; keep heavy equipment�away from the edge of the lagoon; monitor
water in sump to assure toxic contaminants and heavy metal ions are
within permissible levels. If contaminants exceed permissible levels
provide on-site treatment before discharge into storm sewer or disposal
in suitable off-site location;
8. place oil separating traps at all drains and driveways/parking areas or
at central collection point ahead.of drainage pumps; slope streets and
parking away from`lagoon edge so that runoff will pass through the oil
separating traps prior to discharge;
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9. fill the site to elevation 1' MSL to prevent ground seepage under the
structure if contaminants are found to be present; intercept surface
drainage from adjacent solid waste disposal area� in lined ditch along
western edge of site, carry to-safe disposal area;
10. use sulphate resistant concrete for any structures that would �e in
contact with soil or ground waters; put underground utilities in non-
ferrous pipes or encase or coat steel pipes;
11. landscape materials should be-salt.toler.ant requiring a:minimum of
fertilizer and pest control, sub-drains.will.be necessary to prevent
root rot;
12. vent areas.under:structures to:prevent collection of inethane gas,
protect underground utilities�with.cutoff collars, vents, impervious
backfill material to prevent gas migration thr.ough these facilities;
under structure ventilation shou7d be twice.that normally provided,
ventilation to outside for furnace areas,:hot water heaters, motors or
equipment with pilot lights or_electrical�rays should also be twice
required by the Building Code;
13. contribute to providing a:new water main.under U.S. 101;
14. contribute a sewer service fee and provide on-site pretreatment for
liquid waste from any area in which food is prepared; and
15. provide pile drivers with,shields and limit hours of pile driving to
city standards; build and vegetate landscape berms to impede noise flow
onto site; insulate to reduce inter�ior noise levels to:45 dBA; surround
construction site with solid fence.
``
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MARGARET MONROE
CITY PLANNER
MM/s
cc: Christian Frere, Gestec Properties
David Jacobson�Associates, Inc.
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RESOLUTION N0. 53 -83
RESOLUTION CERTIFYIfdG ENVIRONMENTAL IMPACT REPORT
AND MAKING FINDINGS WITH RESPECT TO THE PROPOSED
,. FOUR SEAS HOTEL LOCATED AT 835 AIRPORT BOULEVARD
RESOLVED by. the City Council of the City of Burlingame, California
that:
WHEREAS, a draft environmental impact report was prepared for the
Four Seas Hotel at 835 Airport Qoulevard, Burlingame, California, and �
WHEREAS, said draft environmental impact report ��as submitted to
the Planning Commission for review and subsequently submitted for review and
comment by public agencies having jurisdiction by law with respect to the
project, and by persons, organizations and agencies having special expertise
concerning the environmental effects of said project, and
� WHEREAS, said Planning Commission held a noticed public hearing on
April 3, 1983, and by its Resolution No. 1-83 recommended the adoption of
said draft environmental impact report, and
4JHEREAS, this Council thereafter did set Monday, June 20; 1983 in
the Council Chambers, City Hall, 501 Primrose Road, Burlingame, California, as
the time and place when and N�here its public hearing would be conducted
`� concerning the environmental effects of said project, and said hearing was
duly noticed and held on said environmental impact report, including the
. final EIR Addendum to EIR-59P dated May 3, 1983.
NOW, THEREFORE, it is FOUND, ORDERED and DETERMINED that:
l. The changes or alterations identified as potentially part of the
• ;' project in the Mitigations have been or will be required, or incorporated
into, the project in order to.avoid the significant environmental effects
identified in the Final EIR;
� 2. If these changes are within the responsibility and jurisdiction
of another public agency, they have been, can be or should be adopted by such
other agency; �
3. Specific economic, social or other considerations may make
infeasible the mitigation measures or project alternatives identified in the :
final EIR;
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4. That City shall not approve or carry out a project as proposed ;
� unless the significant environmental effects have been reduced to a level �
' acceptable to the City. � �
NOW, THEREFORE, it is hereby ORDERED that the Environmental Impact
Report designated above, inclucing the Addendum to EIR-59P dated May _ . '
1983, as the same was prepared and filed with the City Clerk, is hereby
recommended to the City Council to be the Environmental Impact Report required
; by law to be made by the local agency, with the Significant Effects, Mitigations
and Findings as set forth in EXHIBIT A attached hereto.
__��/M� � �• °
Mayor
I, EVELYN H. HILL, City Clerk of the City of Burlingame, do hereby
" certify that the foregoing resolution was introduced at a regular meeting of '
,�
•' the City Council held on the 20 th day of Jun e ,1983, and was adopted ;
' thereafter by the following vote:
''AYES: COUNCILMEN: AMSTRUP, BARTON, CROSBY, MANGINI, MARTIN ;
.; NOES: COUfJCILMEN: NONE
-:•s- :. � �
, ABSENT: COUNCILMEN: NONE ��� ; �` j •-.'°�>���
, � •'��
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FOUR SEAS HOTEL
835 AIRPORT BOULEVARD
SIGNIFICANT EFFECTS
1. Height would exceed 50' lfmit
established in Specific Area Plan.
2. 80% of minimum front setback (30')
is not landscaped.
3. Site and cumulative development
in area would require an increase
in police protection services.
4. Adequate water capacity to meet
fire flow requirements.
EXHIBIT A
MITIGATIOPJS
la. Grant a use permit and accept; or
lb. Reduce height to 50' consistent with
Specific Area Plan height limit, or
height consistent with adjacent buildings.
2a. Accept; or
2b. Require parking to be revised so that
front setback landscaping requirement
is met.
3. Provide on-site security services, and
to meet cumulative need add one police
beat.
4a. Project would be designed to meet
California hiahrise requirement and
city regulations.
FINDINGS
la. Height limit is a review line,
therefore there is no maximum height
limit in the C-4 zone. Proposed height
does not exceed any limits established
by the FAA. Building would be lower
than tallest approved but higher than
adjacent buildings.
lb. Would have less impact on adjacent
buildings and future city park; would �
obstruct views through site more.
2a. Landscaping is a design guideline
requiring a use permit, therefore it
is not an exception to the code but a
review line. Because of its triangular
shape this site has two frontages which
are affected by the landscape require-
ment, therefore some adjustment may be
suitable.
2b. Parking could be re-laid out or a
variance considered to pull parking
back out of the front setbacks to
allow more landscaping; curb cuts and
driveways could also be adjusted.
�1
3. On-site security would reduce city
police staffing requirements; addition
of one city police beat would provide
effective support to private security
to meet the cumulative policing need.
4a. Meeting internal building design
requirements would reduce effects to
an acceptable level.
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IGNIFICANT EFFECTS
5. Safety hazards to motorists
using site access roads.
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MITIGATIONS .
4b. The capacity of the affected water mains
would be determined and any improvements
necessary to provide adequate water
pressures and fire flows made to meet
the standards of the city Fire Department.
4c. Install fire hydrants and provide
emergency access as required by the
Burlingame Fire Department.
5a. Redesign access from Airport Boulevard
at north corner of site to anticipate
realignment of Airport Boulevard resulting
from planned improvements.
5b. Greater separation of service driveway
and garage ramp on Airport Boulevard or
operate as a divided roadway with vehicles
entering only the service roadway and
exiting only the ramp driveway.
5c. If use divided roadway approach on Airport
' Boulevard, then service road and ramp on
Anza Boulevard should be operated/
coordinated with service road an exit
and garage ramp an entrance.
5d. Provide left hand turn lane on Airport
Boulevard for the service driveway.
5e. Widen curve on Anza Boulevard garage ramp
to avoid accidents caused by U-turns on
Anza Boulevard.
-2-
FINDINGS
4b. Completion of the study and meeting
the approved requirements would reduce
the effects to an acceptable level.
4c. Installing fire hydrants and emergency
access to city standards will reduce
the effects to acceptable levels.
5a. Circulation plan for Anza Area
anticipates a future widening and re- �1
alignment of Airport Bouleva.rd which
will affect this site. Improvements
will be paid'for by developers (Bayfront
Development fee) and by city. These
improvements are probably ten years in
the future.
5b-d.Proposed improvements will reduce
effects to acceptable levels.
�
5e. Ramp modification would reduce'effects
to acceptable level.
�
;
�
SIGNIFICANT EFfECTS MITIGATIONS FINDINGS
� 5f. Provide left turn lane at main entrance 5f. The proposed improvements or alterations
and Airport Boulevard or prohibit left to traffic pattern will reduce effect
turns from Airport into project. If to acceptable level.
' left turns are prohibited from Airport
Boulevard, these vehicles could enter
from Anza Boulevard.
6. Cumulative traffic in area east
of Highway 101.
7. Increased demand for housing in
city and market area.
6a. Build new on- and off-ramp at Anza
Boulevard to U.S. 101 northbound.
bb. Widen to four lanes the existing two
lane section of Airport Boulevard between
Bayshore Highway and Bayfront Channel
(also see 5a).
6c. Install traffic signal at intersection
of Anza and Airport Boulevards as
cumulative traffic increases.
7. �ive preference to hiring qualified
permanent employee applicants who are
residents of Burlingame.
6a. Addition of this roadway and ramp will
improve operations at all three critical
points in the Anza/Bayfront area.
Improvements will be paid for by
Bayfront Development fee and city. r1
Thus new roadway will reduce cumulative
effects of this and other projects east
of 101 to acceptable levels.
6b-c.Improvements will improve operation of
entire roadway system serving area on
east side of 101 and are designed to
reduce to acceptable levels the
cumulative effects of this and other
projects in the area.
7. Demand for housing�in city would be
reduced by the number of local residents
employed. This plus number of units �
expected to be added in next ten years
and availability of housing and improved
mass transit access to the site will
reduce the housing demand to an
acceptable level.
8.. Seismic hazard to empleyees and 8. Build structure on driven piles; minimize 8. The effects of potential ground shaking
visitors to the site. settlement of rest of site by recompacting hazard will be reduced to acceptable
or surcharging artificial fill and removing levels.
material in fill on•site which can decompose;
develop ground response spectra and
incorporate findings into highrise structure •
design, use on-site borings.
:,
„3.
9
SIGNTFICANT EfFECTS
tVater quality and drainage, surface
runoff and underground water.
MITIGATIONS
9a. Sump pump to pump storm �•�ater into storm
drains; elevate occupied areas of hoteT
to at least 9 feet MSL.
9b. During construction take specific measures
to protect Sanchez Creek Lagoon and San
Francisco Bay from site preparation and
grading impacts; prepare and grade during
dry season, provide sediment traps near
sump pumps; keep heavy equipment away from
the edge of the lagoon; monitor water in
sump to assure toxic contaminants and
heavy metal ions are within permissible
levels. If contaminants exceed permissible
level provide on-site treatment before
discharge into storm sewer or dispose of
in suitable off-site location.
9c. Waterproof below grade construction for
underground parking facilities.
9d. Place oil separating traps at all drains
in driveway/parking areas or at central
collection point ahead of drainage pumps.
9e. Fill site to elevation 1' MSL to prevent
ground seepage under the structure if
contaminants are found to be present.
9f. Intercept surface drainage from adjacent
solid waste disposal area in lined ditch
along western edge of the site, carry
to safe disposal area.
9g. Slope streets and parking away from lagoon
edge so that runoff will pass through oil
separating traps prior to discharge.
-4-
FIPJDINGS
9a-j. Additional tests could identify
potential leachate and methane gas
problems on this site, however if
these mitigations are included in
the project design effects will be
reduced to acceptable levels.
�
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SIGNIfICANT EfFECTS MITIGATIONS
� 9h. Use sulphate resistant concrete for
any structures that would be in contact
with soil or ground waters; put under-
_ ground utilities in non-ferrous pipes
or encase or coat steel pipes.
� 9i. Landscaping materials should be salt
tolerant requiring a minimum of fertilizer
and pest control, sub-drains will be
necessary to prevent root rot.
, 9j. Vent areas under structures to prevent
collection of inethane gas, protect under-
ground utilities with cutoff collars, vents,
impervious backfill material to prevent
gas migration through these facilities.
Under structure ventilation should be
twice that normally provided, ventilation
• to outside for furnace areas, hot water
heaters, motors or equipment with pilot
lights or electrical rays should also be
twice that required by the Building Code.
10. Improvements to the areawide
water service facilities.
11. Improvements to secondary
wastewater treatment system.
12. Noise increases from cumulative
development.
10. Provide a new water main under U.S. 101.
11. Project will contribute a sewer service
fee and will provide on.-site pretreatment
for liquid wastes from any area in which
food is prepared.
12.
0
Provide pile drivers with shields and limit
hours of pile driving to city standard;
build and vegetate landscape berms to impede
noise filow onto site; insulate to reduce
interior noise to 45 dBA; surround construc-
tion site with solid fence.
fINDINGS
�
10. When justified by cumulative need
the construction of a main will reduce
the effect to an acceptable level.
il. Inclusion of these mitigations will •�
meet the requirements of the San
Francisco Regional Water Quality
Control Board and the city and will
reduce the effects of this project to
acceptable levels.
12. Inclusion of these items to city
standards would reduce significant
effects to acceptable levels.
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SIGNIFICANT EFFECTS
13. Irreversible environmental change
in use of nonrenewable resources
and construction and operation of
project.
n
MITIGATIONS
13. Project built in compliance with
city planned densities which are
based on manageable levels of traffic,
land use and construction.
fINDINGS
13. Because development based on planned
development of city the irreversible
environmental change caused by use of
nonrenewable resources in construction
and operation of the project are kept
to a minimum; although vacant, use
of this site will not stimulate further
use of these resources because the
available area for new development in
the city is very limited.
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EXHIBIT A
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October 27, 1983
MEMO T0: PLANNING DEPARTMENT
FROM: BUILDING DIVISION
RE: 835 AIRPORT
305 Room Hotel
The following information required to be shown on plans:
1. Indicate on plans height:from lowest point of exter.ior grade to
the top of the highest occupied floor.
2. Eliminate deadend corridors on floors two through eight.
3. Plan does not appear to show.a,stairway to the roof.
4. Prefinished nonreflective and..ICBO approved metal..roof exposed must
meet the municipal ordinance.
5. Facility to meet the requirement.of Title 24 Handicap Accessibility
(e.g., elevations).
Pete Kriner
Chief Building Inspector
s/
. ,
INTEROFFICE MEMO
T0: Meg Monroe, City Planner
FROM: Malcolm Towns, Fire Marshal
DATE: October 24, 1983
SUBJECT: 835 Airport Boulevard (Ibes Hotel)
I have reviewed the plans submitted and have the following
comments on this.project:
•l. No exits out of offices behind workroom on first floor.
•2. Guest rooms on each end of corridor on every floor and
end of dead end corridor in excess of twenty (20) feet.
3. On fourth (4th) floor, is there an exit across the roof?
4. Are there hydrants proposed for Anza Boulevard?
5. On-site hydrants are required so as no portion of the
building in excess of three hundred (300) feet from a
fire hydrant.
6. The entire complex must be protected by automatic
sprinklers.
7. The entire complex to be protected by a manual and auto-
matic fire alarm.
• 8. Is this building classified as a high rise building
under the state high rise ordinance?
9. The elevators must be removed from the corridor by
required separation walls.
�(., CC� �.. r--�_
Malcolm Towns
Fire Marshal
MT/fas
November 22, 1983
T0: Planning Department
FROM: Dept. of Public Works - Engr. Division
Re: Special Permit for a 305 Room Hotel at 835 Airport
Boulevard - IBIS Hotel - Burlingame - Job No. 239
The following conditions should be attached to any Commission action on this project:
1. Handicapped ramning from parkino areas needs to be included with final plan.
2. Some methane gas noted in E.I.R. Approval notations should indicate that the
area should be again investigated for methane, especially under structures.
3. No above ground transformers within roadway frontage landscap�d: area,
unless approved as to location by the City Engineer.
4. All utilities to be instal�led underground.
5. At the time of the issuance of the Building Permit, the applicant to de-
posit $26,000 for their frontage on Airport Boulevard�. yet to be improved
to City Standards (curb, gutter, sidewalk and 22' of paving). Improvement
will be constructed by City at the time of Airport Boulevard realignment.
6. Applicant to install all of the temporary access roadway in proposed Anza right-
of-way to City`s street standards, complete with signing a nd storm drainage.
This includes widening on the existing Anza Boulevard temporary roadway.
7. Applicant to construct temporary A.C. paving, curbing and walk from the
existing Airport Boulevard improvements to those adjacent to the dump site at
an alignment approved by City. Bicycle path-striping and signing shall be in-
cluded.
8. Applicant or successors to provide and maintain landscaping and irrigation
from temporary Airport Boulevard improvement site.
9. The left turn.pocket on Airport Boulevard shall be constructed 25'± north
of the location shown on plan. Applicant to provide all signing, striping,
irrigation and landscaping necessary for median work shown on the plan.
10. The applicant or successors shall install and maintain 8' minimum width paved
pedestrian and bicycle path complete with signing in.this site's land-
scaped area adjacent to future Anza Boulevard.
Frank C. Erbacher
City Engineer
REK:mg
TO � �U�, � e {� DATE � "-' �'�
FROM ` ��'(/ � SUBJECT �� J � r�G O'�
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�-' ( /lrG, � � � �Of /li �J`� C-a
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TO
y"- > �"V ' � ' di.�*O �(J
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SIGNED �/ :�.1
PLEASE REPLY HERE
DATE
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SIGNED
INSTRUCTIONS - FILL IN TOP PORTION, REMOVE DUPLICATE (YELLOW) AND FOR-
WARD REMAINING PARTS WITH CFRBONS. TO REPLY, FILL IN LOWER PORTION AND
SNAP OUT CARBONS.RETAIN TRIPLICATE (PINK) AND RETURN ORIGINAL.
FORM M�02
,
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Callander Associates
877 Cowan Road
Buriingame, CA 94010
�15 697-8551
Jeff Riness
David Jacobson Associates
650 W. Duarte Road
Arcadia, CA 91006
a
November 10, 1983
RE: Ibis Bayview Hotel Landscaping
Dear Mr. Riness:
Pursuant to your recent phone conversation with Peter Callander, I have
prepared the landscape information you requested for the City's review.
From our experience in the Anza area, we have developed the following
general plant list: � ��
TREES:
SHRUBS:
�15 gallon size typical, with 24" box trees at key entrance
and streetfront locations -
- Myoporum laetum
- Acacia longifolia, Sydney Golden Wattle
- Eucalyptus sideroxylon, Red Ironback
- Salix :-�ba�ylonica, Weeping Willow
- Populus alba, White Alder
- Maytenus boaria, Mayten Tree
- Photinia fraseri, Photinia
5 gallon size typical
- Hebe speciosa, Hebe
- Rosemarinus officinalis, Rosemary
- Trachelospermum jasminoides,.Star Jasmine
- Sarcococca
- Ceanothus g. horizontalis
- Agapanthus africanus, Lily-of-the-Nile
- Comprosma kirkii, Comprosma_ �
- Raphilepis indica, India Hawthorn
���i��� ��
rrov� 1 � ��3
CI ��N �RQ �E�P7ME
Landscape Architecture
Land Planning Peter Callander, ASLA, Principal
Environmental Design � Steven T. Kikuchi, ASLA, Associate
�
� ` �
Ibis Bayview Hotel Landscaping
November 10, 1983
� Page 2
GROUND COVERS: Planted from flats at 12"-18" o.c. (depending on type and
� location) � _
- Hedera helix, English Ivy
- Baccharis pilularis, Coyote Brush
- Carpobrotus edulis, Ice Plant
-� Lawn, from seed or sod
VINES: 5 gallon cans, tie to support
- Ficus repens
- Lonicera hildebrandiana, Giant Burmese Honeysuckle
- �Parthenosissus tricuspidata, Boston ivy .
Plant materials have been selected based on ability to tolerate wind and
saline soil conditions. A more precise plant list will be developed and
will be part of the construction documents submitted to the City for the
building permit. In addition, planting areas will be watered with an auto-
matic irrigation system.. ��
I am forwarding this letter to the City so it may be incorporated into the .
present information required for the November 14 Planning Commission meet- :�
ing. Please let me know if additional information is required. �
Sincerely,
Mar ar t Fa"kirr`i ng
Pro� t Manager
MF:cp
cc: Meg Monroe
Rich Quadre
R�������
October 19, 1983
City of Burlingame.
501 Primrose Road
Burlingame, Ca. 94010
Attention: Margaret W. Monroe
City Planner
Re:
Variance
Requested:
1' < ` ' ,• '
..
CiTY af BURIiNGAME
PLANNI, ; DEPT.
Ibis Bayview Hotel, Burlingame, California
Variance request per Zaning Regula�ions,
Chapter 25.54
Building Height Variance
Building Height in C-4 zone allowed:. 50,feet proposed
variance requested for building height of 86'-2"
(36'-2" above allowed height)
The proposed project would not be commercially feasible if held to a
50' height limit since land.costs and development costs (land fill and
site development) would be too expensive to support a lower structure,
due tQ consequent loss of guest rooms and revenue. Adjacent properties
have been approved with height variances consistent with the variance
requested, therefore the Owner would be deprived of a similar economic
use of his property if the variance is not granted. An environmental
impact report has been filed and approved substantiating the Owner's
belief that such a variance would not be detrimental to the Public
Health Safety or welfare or injurious to the property or improvements
of other property owners or their enjoyment of same.
TO:
DATE:
`. CITY
t,t, OA'
BURLINGAME
��;�:�.. STAFF REPORT
I}�10 ORABLE MAYOR AND CITY COUNCIL suE
BY
NOVEMBER 16, 1983
FROM: CITY PLANNER
AP
BY
SUBJEC T:
LAND SWAP FOR THE IBIS HOTEL PROJECT AT 835 AIRPORT BOULEVARD
RECOMMENDATION:
,
AGEN�� �� T�
A 7 yi
ITEM n
MTG. ��/��/p�
DATE �
To make Council aware of the intent to swap a piece of the sanitary landfill site
for a equal sized piece of right-of-way to maintain site area so land use intensity
would not be affected by the future realignment of Airport Boulevard and Anza Boul-
eva�rd. so that- the rights-of-way would be in city ownership. Staff would
appreciate Council comments on the concept; the swap would not take place until
after project approval.
BACKGROUND:
The Ibis Hotel site is located at the south end of the city's sanitary landfill at
the point where Airport Boulevard curves to pass between the bay and the city's
sanitary landfill. In the past several years the city has become aware that bayfill
in order to widen Airport Boulevard to four lanes along the bay will not receive
approval from BCDC. We have been looking at a number of alternatives to improving
Airport Boulevard. All of these alternatives entail moving the portion of the right-
of-way between Anza Boulevard and the sanitary landfill west, encroaching on the Ibis
site.
The environmental review of the Ibis site identified the fact that the realignment
of Airport Boulevard would affect the northeast corner of the site and the proposed
service access to the new hotel.
During project development staff identified the area of the site which would be affected
by realignment of Ai,rport Boulevard and recommended that the service entrance be
relocated to the opposite end of the site. The project plans submitted to the Planning
CorrQnission for review show the loss of .662 acres of the site because of the re-
alignment of Airport and Anza 6oulevards.. These plans also show extension of the
property line into the sanitary landfill site along the shared property line between
the hotel and the sanitary landfill, to allow better access and some replacement for
parking which was lost by the realignment at the northeast side of the site. The
amount of land taken from the sanitary landfill is equal to the amount lost from the
roadway realignment; thus maintaining the site area for the purposes of calculating
lot coverage and room density assigned under the Specific Area Plan.
Staff is suggesting that the Council agree to an exchange of an area of Ibis site
within the Airport Boulevard realignment for an equal area of city owned property
in the sanitary landfill. This exchange would place the entire Airport Boulevard
r � n
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realignment_right-of-way in city ownership, as well�as maintaining the site area
for compliance with project development requir•ements. The land swap would not be
processed until after the approval of the project. However, Council review is required
prior to action on the project so that staff can accurately evaluate the project.
Financial Implications
There would be no exchange of money; therefore.no direct cost to the city.
MMJs
cc: City Clerk
City Attorney
.
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Burlingame Planning Commission Minutes
Recess 8:30 P.M.; reconvene 8:35 P.M.
ITEMS FOR STUDY
Page 4
November 14, 1983
10. SPECIAL PERMIT TO ALLOW CONSTRUCTION OF A 305 ROOM HOTEL AT 835 AIRPORT BOULEVARD
CP Monroe discussed details.of this application for a hotel which exceeds the code
standards for height in the C-4 district and noted environmental review in June, 1983
when EIR-59P was publicly reviewed and certified by Council for this site.
Discussion with staff and the architect: this is a completely new design for the
project; property has been redefined; trash is retained within the building; there
is no connection between this property and the future park; bicycle path access has
been discussed and will be incorporated in final plans. Item set for hearing
November 28, 1983.
5. SPECIAL PERMIT TO ALLOW APd EXISTING OFFICE BUILDING AT 1214 DONNELLY�AVENUE TO
BE USED AS A CENTER FOR PSYCHQLOGICAL COUNSELING
Requests: will applicant use the total bu.ilding? would like written response from the
applicant to the 10 person occuuant load l.imitation on the second floor. Item set
for hearing November 28, 1983.
6. SPECIAL PERMIT TO ALLOW A COURIER SERVICE AT 819 MITTEN ROAD
Requests: how often do courier trucks return to the site and how long are vehicles
parked there? how are couriers dispatched? average trip ends daily for each vehicle?
where are the vehicles parked overnight? how many af the on-site parking spaces are
available for this service? Item set for hearing November 28, 1983.
7. SPECIAL PERMIT TO ALLOW A CAR RENTAL AGENCY AT 1322 MARSTEN ROAD
Requests: clarify parking available for this business; is there a mezzanine in this
building? Item set for hearing November Z8, 1983. �
8. GENERAL PLAN AP�IENDMENT, LANDS AT 1508 ADELINE DRIVE AND I501 EL CAMINO REAL
9. REZONE OF LANDS I�T 1508 ADELINE DRIVE AND 1501 EL CAMINO REAL�
CP Monroe reviewed this request to change the General P1an land use designation and
zoning on these sites from medium high residential (R-3) to shopping and service
commercial (C-1). She discussed history of the sites and reason for the request,
legal requirements, General Plan direction, environmental assessment and'possible
mitigations, consistency of existing development with current code requirements.
Commission was requested to determine if the mitigated negative declaration (ND-348P)
could be recorr�nended to Council for action and to review the project, identify any
additional concerns, set a public hearing.
Discussion requests: further history of these sites would be helpful including why
the applicants allowed this nonconforming use to be abandoned, why didn't they protect
their rights? where will trash be deposited? Items set for hearing November 28, 1983.
r�
Burlingame Planning Commission Minutes
Page 3 ' �
November 14, 1983
3: FINAL SUBDIVISION MAP FOR 18 OFFICE CONDOMINIUM UNITS AT 345 LORTON AVENUE
Reference City Engineer's staff inemo (11/7/83) and attached final map. CE Erbacher
discussed minor changes in the parking stalls and recommended this map be forwarded
to Council for approval. Commission.requested CE make a correction on the map: under
General Notes, Item #2, change the reference to "multi-family structure" to "commercial".
C. Giomi moved for approval and recomnendation to City Council of ihis Final Subdivision
Map. Second C. Cistulli; motion approved unanimously on voice vote, C. Taylor absent.
4. REVIEW OF 11/27/78 USE PERMIT FOR PENINSULA SPORTS CENTER, 1239 ROLLINS ROAD,
BY ANN MORI
CP Monroe discussed this item. Reference staff report for Item #4 (11/14/83); Towber
letter to Penelope Greenberg, applicant's attorney, advising of staff site inspection
after November 1 and review of the permit on November 14, 1983; Greenberg letter to
Monroe (November 1, 1983); Monroe letter to Mori (September 20, 1983); Planning
Commission minutes, September 12, 1983; staff report 9/12/83 Planning Commission
meeting; Planning Comriission minutes, August 22, 1983; Greenberg letter to Monroe �
(September 1, 1983); Towber letter to Mori (June 7, 1983); Monroe letter of action
(February 10, 1983); Crisaf9 letter to Mori (April 13, 1983); staff report (1/24/83)
with attachments and aerial photograph. The following .items were received after
preparation of the 11/14/83 staff report: November 14, 1983 memo from the Fire Marshal
noting applicant's compliance wiih all Fire Department requirements; drawings and
photograph submitted by Ann Mori, the appli�cant, date stamped November 8, 1983 and
letter from the applicant received November. 10 , 1983 detailing her compliance with
staff's requirements.
CP discussed history of the use on this site and current status. It was noted the four
parking soaces as required in the 1979 permit review are no longer available to Ms. Mori.
Suggested action alternatives as listed in the staff report were modified to eliminate
items b and c. Options now would be: amend the use permit with a variance to four
parking spaces including a review period, or initiate revocation proceedings to
withdraw the use permit and hold that hearing on Novem6er 28, 1983.
Ms. Mori was not present, however a majority of the Commission wished to proceed rvith
tonight's noticed hearing. For the record, CP told Commission Ms: Mori had advised
staff she is taking � class which has a final exam this evening. Chm. Graham opened
the public hearing. 'There were no audience comments and the public hearing was closed.
C. Garcia moved to initiate revocation proceedings to withdraw the use permit, to set
the revocation hearing for the meeting of November 28,.1983 and at that time to declare
the use permit null and void if all the conditions were not complied with by that time.
Second C. Cistulli.
Discussion on the motion: applicant is providing an important service to the community;
parking is the only condition applicant has not complied with; think Commission should
deal with the parking problem tonight; compliance with the Fire Department's conditions
now provides a safe place for the children; parking regu7ations during P.M, peak hours
on Rollins Road; number of adults on site during class hours; the small amount of time
needed to put the site in conformance with Fire Code, could revert to a nonconforming
site condition in about two hours time.
C. Garcia res�ated his motion and pointed out the conditions of compliance included
the four parking spaces. P4otion approved 5-1 on roll call vote, C. Giomi dissenting,
C. Taylor absent.
. ' .
COMPARISON OF HOTEL ROOM SIZES
Days Inn
Granada Royale
Holiday Inn
Ibis
Marriott
Ramada
Typical Room
276 SF
476 SF to 518 SF
315 SF to 375 SF
318 SF to 362 SF
350 SF
330 SF
Other Notes
Single or double bed rooms
Single bed or double bed rooms
3 room styles; 456 SF handicapped
room; 700 SF suite
4 room styles
HT
10/31/83
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IBIS BAYUIEW
BURLINGAME
� ,� ' ,:
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• � • _
The Ibis Hotel in Burlingame will be part of the French Ibis
Chain, which includes 120 hotels, mostly located in France,
Holland, Germany, Austria, Great Britain, and also Africa. The
Ibis Hotel will r,eproduce in this country the same quality accom-
modation as their counterparts in Europe.
The Ibis Hotel Chain is a subsidiary of Cegep, Inc., one of the sub-
holdings of. Compagnie La Henin, which specializes in hotel acquisi-
tion, development and management..
The Ibis Hotel is a� moderately-priced, first-class hotel. It will
have eight stories, 305 rooms, with 306 parking spaces; there will
be 2100 sq. ft. of ineeting rooms, not including other conference
rooms adjacent to suites. A French restaurant will be part of the
hotel, serving French country meals. It will be built on 4.8 acres,
located in the Anza Area of the City of Burlingame, San Mateo
County, at the corner of Anza Boulevard and Airport Boulevard. The
Ibis Hotels have a fresh, hospitable, cheery European atmosphere.
The hotel is a development of Gestec Properties, headquartered in
Los Angeles, 350 S. Figueroa Street, Los Angeles, CA 90071. Gestec
is the deve�opment arm of the French holding company, Compagnie La
Henin.
Another Ibis Hotel of.227 units is presently under construction in
the L'os Angeles area, in the City of �Anaheim, and will be open in
May, 1984. The company plans to open more than a dozen hotels in
California in the very near future.
ABCO Group, Inc. of Los Angeles,: 2535 Maricopa Street, Torrance,
CA 90503, is also a general partner in.these two developments.
The Architects for the hotels are Mr. Jeff Riness and Mr. Gale
Turner of the Architects firm of David Jacobson Associates, Inc.,
Arcadia, CA.
The total investment is $4,000,000. The project will be financed
by Security Pacific National Bank, Los Angeles.
The.City,of.Burlingame has been immensely efficient in helping
in the achievement of the studies.
The hotel is expected to capture its fair share penetration of the
commercial traveler market, thanks to its proximity to the San
Francisco International Airport and Highway 101, and also thanks
to its competitive room rates positioned at the upper end of the
economy group.
The hotel will also be a base for European tourists and business-
men visiting the San Francisco Bay Area. Indeed, the Ibis Hotel
will benefit from a very strong sales network through its.European
operations.- _
_ 1..- � ,m.11/15/83
a v N
• "«
The property was purchased through Mr. Peter Uan Meter of Coldwell
Banker.
Gestec Properties and ABCO Group have custom-designed the hotel
to fit the market, and have benefitted from the advice of the-ef-
ficient San Mateo Convention and Visitors Bureau,managed by Mr.
John Steen, and by�the San Francisco Convention and Uisitors
Bureau, managed by Mr. Paul Howell.
� ' - 2 - 11/15/83
.7 .� .