HomeMy WebLinkAbout835 Airport Blvd - Staff Report 1.3.1984�
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BURLINGAME
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TO:
DATE:
FROM:
SUBJECT:
_ Hnn�rah�e Ma�cor R Ci�.��Ca�ipcil
December 21, 1983
Ci t_y Pl anner
SUBMITTED
BY
APPROVED
6Y �
A Review of a Special Permit for Height for the Ibis Hotel
Project at 835 Airport Boulevard , a
BACKGROUND:
RECOMMEfdDATION:
Council hold a public hearing and take action;conditions
(Exhibit A) should be considered in action.
Ibis Bayview Ltd. represented by Christian Frere and David Jacobson ��
Associates, Architects are requesting a special permit for 89'2" height
(50' per�iitted) for a 305 room hotel at 835 Airport Boulevard in �he
Anza area. Inside the hotel is a restaurant and a small area of retail
shops to serve hotel guests. Parking is provided in 305 on-site,.at grade
parking spaces. The main`entrance to the hotel will be from Airport Boulevard.
The secondary entrance will be from Anza Boulevard at the rear of the site.
A temporary secondary access will be provided from Anza Boulevard closer to
Airport Boulevard. Ibis will improve this portion of Anza to provide the
secondary access. The temporary access will be used until Anza Boulevard
is improved to connect to northbound 101. On-site parking requirements
of 305 cars can be met with the temporary secondary access as well as the
permanent secondary access. All other requirements of the C-4 zoning�
district and the Design Guidelines have been met by the project.
Future roadway improvement plans for the Anza area include consideration
of possible realignments of both Anza Boulevard and Airport Boulevard
which would affect this site. To anticipate these realignments; reduce
possible future impacts, and to acquire the needed right-of-way before
development occurs, a land trade is proposed. The City would exchange a
part of the bank which contains the fill on the sanitary.'land;'fill in
exchange for a portion of the northeast (8126 SF) and southeast (20,704 SF)
corners of the site. Equal area, 28,830 SF, will be traded. Ibis will be
required to relocate the bicycle pathway which now runs tfirough their site
to the Anza Boulevard frontage. This relocation will allow that pathway
to connect to the pathway system which crosses the future�%highway bridge,
goes under the future bridge to access the pathway system along the lagoon,
and crosses Airport Boulevard to connect to the pathway system along the
Bay's edge. The current placement of the pathway does not allow for these
interconnections. In addition, the bank will be finished, landscaped and
maintained by Ibis (condition #2).
PLANPJI�dG COMMISSION ACTION
At their meeting of November 28, 1983, the Planning Commission approved 7-0
the special permit for 89'2" height for the Ibis project�. The 24 staff
recommended conditions were included in the approval, as well as an amend-
ment to condition #9 for the development time line. Commission discussion
centered on project details, including at grade parking, height of the
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Staff Report - 12/21/83
proposed project relative to other buildings in the area, and the need
for the land area involved in the land exchange.
One letter in opposition was received from Arthur Hansen (November 28, 1983)
representing Days Inns. Mr. Hansen states opposition to the height of the
proposed project. He feels that the project should be required to conform
to the same guidelines as Days Inns was required to meet in its approval.
They feel the 89' height would be out of scale with the buildings at that
end of the Anza ar.ea and �vould set a precedent for other buildings in the
future.
STAFF COMMENTS:
Staff comments on the project are included in the Project Staff Report
(November 28, 1983). In addition, the City Attorney has prepared a memo
on the legal status of the land exchange (December 20, 1983). In his memo
he addresses the fact that the parkland replacement is required if a highway/
roadway is to be developed on such land using federal funds. The roadway
construction proposed�for these two rights-of-ways will be funded by the
Bayf ront Development fee (collected proportionately from each development)
and the General Fund.
The Planning Commission's Staff Report is included here for your information.
A brief description of the Ibis Project from the developer is also attached.
Attachments: Commission Staff Report
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EXHIBIT A
�`�'=�=- 1, that ihe conditions of the Chief Building Inspector's memo of October 27, 1983,
= the Fire Marshal's memo of October 24, 1983, the City Engineer's memo of
November 22, 1983 and the Direcior of Parks' memo of.November 14, 1983.be met;
2.
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ihat the site landscaping and irrigation as approved by the Parks Department in
the final plans be installed prior to occupancy of the project and continually
maintained;
that the project be developed consistent with the plans submitted and da�� stamped
November 8, 1983; �
4. that no room in the hotel shail be leased to a single person for more than 29
days and the rooms and buildings shall not be used for permanent residential
purposes;
5.
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that the project receive all necessary permits required by regulatory agencies
having jurisdiction over,this site; . .
that the developer provide on-site parking for a11 construction workers during
building; . �
7. that the property owner participate in an assessment district to be formed later
to provide an east-west transit.connection.to Southern Pacific, SamTrans, Greyhound
and other intercity transit opportunities for employees in the area;
8. that on-site pretreatment be provided for a11 wastewater from areas where food
is prepared, project occupancy shall be conditioned on completion of the sewer
treatment plant improvements;
9. that the project be developed on the following time.frame commencing from the
date of final city planning approval of the project: '
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2
4
8
16
final city planning approval
submit foundation plans
pick up foundation permit, submit final plans
pick up building permit
final framing
occupancy
10. provide on-site security services;
11. 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;
12. redesign access at Airport Boulevard at north corner of site for realignment
of Airport Boulevard; participate in instailing traffic signal at intersection
of Anza and Airport Boulevards as cumulative traffic.increases;
13. give preference in hiring qualified permanent employees to Burlingame residents;
14. build structure on driven piles, minimize settlement on remainder of site by
recompaction or surcharge, remove materiai in fill on site which can decompose;
develop ground response spectra and incorporate findings into high-rise structure
design, use on-site borings;
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15. if necessary sump pump storm water into storm drains in adjacent public streets;
16. 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 permissib7e levels.provide on-site treatment before discharge into storm
sewer or disposal in suitable.off-site locations; .
17. 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;
18. �fill the site to elevation ltl' 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; .
19. use sulphate resistant concrete for any structures that would be in contact with
soil or ground waters; put underground utilities in nonferrous pipes or encase
or coat steel pipes; .
20. landscape materials should be salt tolerant requiring a minimum of fer.tilizer
and pest control, sub-drains will be necessary to prevent root rot;
21. vent areas under structures to prevent collection of inethane gas, protect
underground 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 required by the Building Code;
22. contribute to providing a new water main under U.S. 101;
23. contribute a sewer service fee and provide on-site pretreatment for liquid
waste from any area in which food is prepared; and �
24. provide pile drivers with shields and limit hours of pile driving to city standards;
build and vegetate landscape berms to impede noise fTow onto site; insulate to
reduce interior noise levels to 45 dBA; surround construction site with solid
fence. �
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SAN MATEO COUNTY .
CITY HALL-501 PRIMROSE ROAD , � .
BURLINGAME� CALIFORNIA 94010 TEL:(415) 342-8931 ,
December 7, 1983
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Mr. Christian Frere
Gestec Properties
350 South Figueroa - Suite 907
Los Angeles, CA 90071
Dear Mr.. Frere:
At the Council meeting of December 5, 1983 Councilman.Pag7iaro called up for
Council review your proposed hotel project.�at 835 Airport Boulevard.'�The Council
set the public hearing for Tuesday, January 3;.I984 at 8:00 P.M. Councilman
Pagliaro mentioned.in calling the item up for re.v.iew that he had a.legal issue
he was concerned about. � � �
Please call me if you have any questions about.this next step i.n the procedure.
We look forward to seeing you on January 3,. 1984. . •-� �
Sincerely yours,
����-'h�n� �
Margaret Monroe
City Planner ,
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cc: David Jacobson Associates, Inc. �
650 West Duarte Road �
Arcadia, CA 91006 � �
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City Clerk
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City Council Minutes
November 21, 1983
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I' LAND SWAP FOR THE IBIS HOTEL PROJECT -'835 AIRPORT BOULEVARD
Council reviewed City Planner's memorandum of November 16 in which she
recommended council be made aware of intent to swap a piece of the
• sanitary landfill site for an equal size piece of right-or-way to main-
tain site area so land use intensity would not be affected by future
realignment of Airport Boulevard and Anza Boulevard.
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NOV �8 1�83
CITV OF 8URLINGAME
PLAR!!N�' �^ DEPT.
Days Inns of America Construction, Inc.
7750 Coliege Town Drive, Suite 200
Sacramento. California 95826
(916) 381-4550
November 28, 1983
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a��R PR�PARATIC�N
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Burlingame Planning Commission
The City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Dear Commissioners,
This letter is in regards to "Special Permit" to allow construction of a
305 room hotel at 835 Airport Boulevard, which exreeds the code standards
for height, zoned C-4, by Gestec Properties for Ibis Bayview, Ltd.
Days Inns is opposed to the construction of a 89 foot eight story hotel on
the specified site and feels that the Planning Commission should disapprove
the variance request.
When Days Inns obtained its project approval two years ago, much emphasis
was placed on low profile buildings, low density construction and open
space design. As a result, many design features were changed on our pro-
posed project to conform to the City's desires. It is our feeling that the
proposed facility should be made to design around the same restrictions that
Days Inns did two years ago. An eight story, 89 foot structure would be
out of character and scale with our end of the park and would open the door
to other facilities also wishing to exceed code.
Please consider our comments prior to deciding the outcome of the variance
request.
Thank you.
Sincerely,
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Arthur Hansen �J
Vice President
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cc: Max James
Margaret Monroe
John Simmonds
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Burlingame Planning Commission Minutes
Page 6
November Z8, 1983
time has come to use it in conformance with the zoning and not contrary to good planning.
Buil.ding is about 50 years old, best use.for. the site would be an apartment complex.
Problem exists due to owners' lack of knowledge of the property, this is not the fault
of the'�c�y; see no need to change the long range pianning on this site, especially in
light of he housing shortage that exists today. Don't think it makes good plan�i-�ng
sense to set'a,�precedent and start changing R-3 zoning to commercial. Thinlr°the on-
street parking prob_lems and traffic impacts will increase if the rezorring request is
turned down; the market�will be demolished and��a three story a,pa�rtment house complex
constructed; would the adjacent property owners prefer a..:tf�ree story apartment or
condominium overlooking their`backyards? � ��"'�
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C. Taylor moved that the proposal for Ger�eral'W�lan amendment to change the lands at
1508 Adeline Drive and 1501 E1 Camino,Rea�l.from.,medium high density residential to
shopping and service commercial.be:•rejected, and"'`�t�a�t the Planning Commissio.n send
this recommendation forward to...�th�e City Co.uncil. Seco�d�.C. Cistulli; motion approved
on a 6-1 roll call vote, C.r'�raham.dissenting.
C. Taylor then moved�'that the application to rezone.the lands at 1508 R�teline Drive
and 1501 E1 Cama�to Real.from R-3 (multi-family residential) to C-1 (retail commercial)
be rejected,and this recommendation be forwarded to the City Council. Second C. Cistulli;
motion ap��oved on a 6-1 ro11 call vote, C. Graham dissenting. Staff will forward to
Council: .
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Recess 9:57 P.M.; reconvene 10:10 P.M.
,z 7. SPECIAL PERMIT TO ALLOW CONSTRUCTION.OF A 305 ROOM HOTEL AT 835 AIRPORT BQULEVARQ,
`�,,� ZONED C-4, BY GESTEC PROPERTIES FOR�IBIS BAYVIEW, LTD. �
CP Monroe reviewed this application to allow construction of a hotel which exceeds the
code standards for height. Refierence staff report dated 11/22/83;.Prpject Application
& CEQA Assessment received IO/19/83; Planner's review of.1l/1/83 plans against the
Design Guidelines for Bayfront Development;�Planning Commission study meeting staff
report (Environmental Review of Ibis Project) (11/14/83); City Council Resolution No.
53-83 Certifying EIR-59P with.attached Exhibit A; staf.f.review: Chief Building
Inspector (10/27/83), Fire Marshal (10/24/83), City Engineer. (11/22/83), Director of
Parks (11/14/83); Callander Associates letter to David Jacobson Associates dated
November 10, 1983; applicant's statement in support of the special Permit for height
received 10/19/83; Monroe staff report to City Council (11/21/83 meeting} re land swap
for the Ibis Hotel at 835 Airport Bou7evard.with attached aerial photo; November 14,
1983 study meeting minutes; Planner's comparison of hotel room sizes da.ted 10/31/83;
aerial photograph of the site; and plans date stamped November 8, 1983.
CP discussed details of the applicdtion; code requirements; exctiange of land; traffic
allocation; environmental review of the project; staff review; applicani's reasons
for the requested height; questions raised at the study session. Twenty-four conditions
were suggested for consideration at the public hearing. CP read letter in opposition
to the height of the project received today from Arthur Hansen, Vice President, Days
Inns of America, and confirmed lot coverage and FAR calculations.
Chm. Graham opened the public hearing. Dale Turner, David Jacobson Associates,.
Architects, discussed feasibility studies received prior to design, their attempts to
keep a low profile and meet most of the Bayfront Design Guidelines and C-4 District
regulations, grade of the sanitary landfill and proposed Anza Boulevard extension in
relation to the Ibis site, and stressed the importance of the proposed.height for
exposure to the freeway.� There were no further audience comments and the public hearing
was closed. �
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Burlingame Planning Commission Minutes
Page 7
November 28, 1983
Commission discussion: applicant's choice of surface parking: it was felt the maintenance
and upkeep of underground parking would be a problem as well as subject to flooding
and that surface parking would be more s.ecure and could be broken up with planting;
grade of the site and height of the proposed hotel compared with adjacent sites;
possibility of turning the building to aT1ow a view corridor from the freeway to the
bay was discarded because of the configuration of the site; width of the structure
in the present design.is a"block" from the freeway; applicant confirmed he was aware
of the 24 suggested conditions; applicant needs the city land involved in the land swap
to provide adequate landscaping and parking, could have a problem with setbacks were
the exchange of land not made.
C. Giomi found that taking into consideration the exchange of land and proposed improved
roadway as well as cutting down on the visual aspect of the height w�ith the stepped
effect of the structure, and meeting or exceeding the other design guidelines, this
project could be considered a fair trade-off for the height. C. Giomi then moved
for approval of this special permit with the following conditions:
1. that the conditions of the Chief Building Inspector's memo of October 27, 1983,
the Fire Marshal's memo of October 24, 1983, �he City Engineer's memo of
November 22, 1983 and the Director of Parks` memo of.November 14, 1983.be met;
2. that the site landscaping and irrigation as approved by the Parks Department in
the final plans be installed�prior to occupancy of the project and continually
maintained;
3. that the project be develaped consistent with the plans submitted and da�� stamped
November 8, 1983; �
4. that no room in the hotei sha11 be leased to a single person for more than 29
days and the rooms and buildings shall not be used for permanent residential
purposes;
5. that the project receive all necessary permits required by regulatory agencies
having jurisdiction over,this site; . �
6. that the developer provide on-site parking for all construction workers during
building; .
7. that the property owner participate in an assessment district to be formed later
to provide an east-west transit.connection.to Southern Pacific, SamTrans, Greyhound
and other intercity transit opportunities for employees in the area;
8. that on-site pretreaiment be provided for all wastewater from areas where food
is prepared, project occupancy shall be conditioned on completion of the sewer
treatment plant improvements;
9. that the project be developed on the following time.frame commencing from the
date of final city planning approval of the project: �
0 final city planning approval
1 submit foundation plans
2 pick up foundation permit, submit final plans
4 pick up building permit
8 final framing
16 occupancy
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Burlingame Planning Cormnission Minutes
I0. provide on-site security services;
Page 8
November 28, 1983
11. 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;
12. 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;
13. give preference in hiring qualified permanent employees to Burlingame residents;
14. build structure on driven piles, minimize settTement on remainder of site by
recompaction or surcharge, remove.materiai in fill on site which can decomp�ose;
develop ground response spectra and incarporate findings into high-rise structure
design, use on-site borings;
15. if necessary sump pump storm water into storm drains in adjacent public streets;
16. 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 locations;
17. 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;
18. fill the site to elevation 1tl' MSL to prevent ground seepage under ihe 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;
19. use sulphate resistant concrete for any structures that would be in contact with
soil or ground waters; put underground utilities in nonferrous pipes or encase
or coat steel pipes; . .
20. landscape materials should be salt tolerant requiring a minimum of fertilizer
and pest control, sub-drains wi11 be necessary to prevent rooi rot;
21. vent areas under structures to prevent collection of inethane gas, protect
. underground 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 required by the Building Code;
22. contribute to providing a new water main under U.S. 101;
23. contribute a sewer service fee and provide on-site pretreatment for liquid
waste from any area in which food is prepared; and �
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Burlingame Planning Commission Minutes
Page 9
November 28, 1983
24. provide pile drivers with shields and limit.hours of pile driving to city standards;
build and vegetate landscape berms to impede noise fiow onto site; insulate to
reduce interior noise levels to 45 dBA; surround construction site with solid
fence. .
Second C. Garcia; motion approved unanimously on ro17 call vote. Appeal procedures
were advised. �
8. REVOCATION HEARING ON 11/27%78 SPECIAL USE PERMIT GRANTED PENINSULA SPORTS CENTER,
1239 ROLLINS ROAD
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CP Monroe reviewed this item. Reference staff report dated 11/21/83; November 14, 1983
Planning Corr�nission minutes; November 14, 1983 memo from the Fire Niarshal; communications
received from the applicant, Ann Mori, after preparation of the 11/14/83 staff report;
and 11/14/83 staff report with attachments. .CP noted discussion at the November I4
meeting;�.,,Commission determination to initiate revocation proceedings and current status
of applicant's compliance with conditions of her use permit. Grounds�for revocation
of a use permit were listed in the staff report and CP pointed at Commission options:
continue the permit with amendments; suspend the permit for given period of time;
or revoke the���ermit.
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Chm. Graham opened the public hearing. Ann Mori, app cant, addressed Commission:
parking spaces do not come with the bui.lding; the ur spaces.rented for the last
four years were under=-,water a great deal of the me and were not used; arrival and
departure of clients is.mainly drop-off and pi -up; have had no complaints from
the neighbors; there is ay.,ailable parking o orth Carolan, 1/2 block away; the four
spaces behind the building`°have been rent to someone e7se and are not avai7able to
the applicant at the present�'itime; have et all Fire Department requirements; owner
of the warehouse building at 12�9 Rol ns Road has advised there is an access easement
to the rear of his building acros,$�/ r. Crisafi's land; have been teaching in Burlingame
since 1964, have spent a Tot of ti-rtie<working with the youth of the city and would like
to continue to serve them; do � fee°h�there is a.need for the four spaces. There
were no audience comments and he hearing.�was closed.
Commission discussion: th�..� are no spaces ava�lable with the building at 1239 Rollins
Road and there were none�in 1978; applicant re�eci�four spaces on Whitethorn Way from
�,Mr. Crisafi but these,�re no longer available to h� C. Giomi found there is no
detriment to the publ��c health, safety or welfare in��i:.�w of compliance with the
Fire Department re�� rements; the issue is the four requ�r,,ed parking spaces; Fire
Marshal has made �tumerous trips to the site and did not firrd,,,a parking problem in
the area. From:testimony of staff and Fi.re Marshal, she fountl��these four spaces
were not necessary for the operation of Peninsula Sports Center`;:but requested
periodic ins�ections to ensure Fire Code regulations were maintain d in an acceptable
manner. � � . � �
C. Taylor addressed grounds for revocation: (1) that it was certain from.the testimony
the special permit granted in 1978 was not obtained by fraud or misrepresentation;
(2) that ihe use for which approval was granted is indeed being exercised;� (3) that
the;use for which approval was granted has not ceased to exist;.(4) that�the use permit
has been exercised contrary to the terms and conditions of such approval - applicant
has failed to provide four parking spaces; and (,5) that the use for which the approval
was granted was so exercised as to be detrimental to the public health, safety or
welfare - applicant's testimony is adequate to overcome any possibility that this is
true.
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MEMO T0: PLANNING COMMISSION
FROM: CITY PLANNER
SUBJECT: SPECIAL PERMIT FOR HEIGHT TO BUILD.A 305 ROOM HOTEL AT
835 AIRPORT BOULEVARD BY IBIS BAYVIEW, LTD.
P.C. 11/28/83
Item #7
The applicant, Ibis Bayview, Ltd. represented by Christian Frere and David Jacobson
Associates, architects, is requesting a special permit to build a 305 room hotel at
835 Airport Boulevard in the Anza Area. The project consists of an 89'-2" high hotel
structure (50' maximum height permitted}. Inside the hotel is a restaurant. Required
parking is provided on site, 305 spaces. The main access to the project is from
Airport Boulevard. Secondary access, including service access, is from Anza Boulevard
via the future road which will provide access to the city park. Temporary secondary
access will be provided off Anza Boulevard west of Airport Boulevard until the roadway
connecti�g Anza Boulevard to the city park and 101 northbound is complete. The project
also includes a dedication of land to the city along Airport Boulevard and Anza Boulevard
for roadway right-of-way. .In exchange the city will convey an equal amount of land from
the adjacent sanitary landfill to the developer, maintaining the same site area. As
designed the project meets all other code requirements of the C-4 zoning district,
including all the remaining Design Guidelines. �
Traffic Allocation
This project received a traffic allocation for a 310 room hotel from the City Council,
March 1, 1982.
Environmental Review
The environMental impact report for this project and site was certified by the City
Council June 20, 1983. The EIR included a number of mitigations, some of which were
incorporated into the final design of the project. The remaining mitigations appear
as recommended conditions 10 through 24 on this action.
Staff Comments
City staff have reviewed the application. The Chief Building Inspector (October 27, 1983
memo) notes five conditions relating to the current UBC requirements which must be met.
The Fire Marshal (October 24, 1983 memo) identified nine conditions relating to the
Uniform Fire Code which must be addressed in the final plans. Those items on his list
which could affect the site plan as currently proposed have been addressed in the plans
date stamped Novemb�r 8, 1983; the remainder shall be incorporated into the final building
plans before they are approved by the Fire Department. The City Engineer (November 22,
1983 memo) addresses handicapped parking, methane gas migration and possible accumulation,
location of transformers outside of the required front setback areas, placing utility
lines underground, roadway improvement fee for Airport Boulevard frontage, installation
and maintenance of temporary secondary site access, temporary pedestrian and bicycle
access and curb and gutter along Airport Boulevard to the access facilities fronting
the sanitary landfill and providing and maintaining landscaping of this temporary area,
providing roadway improvements to channelize and direct traffic on Airport Boulevard,
and providing permanent pedestrian/bicycle access along Anza Boulevard. The Director
of Parks (November 14, 1983 memo) addresses the plant list and fact that final
landscaping and irrigation plans will have to be approved by the Parks Department
before a building permit can be issued.
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Applicants' Letter
In their letter (October 19, 1983) the applicant addresses the reason for their request
for the height exception: given the cost of land.and development, the project would not
be financially feasible at 50' (the permitted height). He points out that height
exceptions have been granted to adjacent properties and this property owner would be
deprived of a similar economic opportunity if limited to 50'. The environmental impact
report indicates that the proposed deve7opment would not have a significant environmental
effect.
Review of the Issues
At their meeting of November 14, 1983 (Planning Commission Minutes, November 14, 1983)
the Planning Commission reviewed this project and raised the following questions:
Design of current project
The Ibis hotel plans are similar to those submitted in the EIR in that the hotel is
about the same size (305 rooms compared to 310 rooms) and height. The primary
difference is that the previous project had parking under the hotel and provided
about 20,000 SF of ineeting room/convention space. All the parking for the current
proposal� is at grade. Only.a very modest amount of ineeting room space is provided in
the new proposal. The design of the current plan has also responded to some of the
concerns expressed in the EIR (see staff inemo on Environmental Review, November 14, 1983).
The plan has eliminated the service entrance at the northeast corner of the site on the
curve of Airport Boulevard. The service entrance has been moved to the southeast end
of the site, eliminating a hazardous service access onto Airport Boulevard.
- Property redefinition
One of the reasons the city participated in developing the BCDC guidelines for public
access in the Anza Area was to address the issue of bayfill for widening the portion
of Airport Boulevard adjacent to the sanitary landfill. It is clear that BCDC will not
issue a permit for bayfill to add two lanes onto this portion of Airport Boulevard.
Since eventually this portion of the roadway will need improvement to four lanes, it
will be necessary to change the�alignment of the curve on the.existing roadway to the
west, cutting into the northeast corner.of the Ibis site. In addition, providing
access off Anza Boulevard to the future city park (now sanitary landfill) and adjusting
the alignment of Anza Boulevard to cross the lagoon to connect up to 101 northbound
will necessitate taking a corner of the southwest portion of the Ibis site as well.
City staff have suggested and the Council concurred (November 21, 1983) that in order
to place all future roadway right-of-way in city ownership, it would be appropriate to
trade equal areas of Ibis property for a portion of the sanitary landfill site. This
would maintain the size of the Ibis parcel for site planning purposes and ensure
protection of future street rights-of-way. In their discussion Council reviewed the
idea in concept with the understanding that the actual transfer of property would not
occur until after the project approval process was complete.
Trash receptacle
There is a trash room within the hotel, so there is no exterior trash ar�a which
requires screening.
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Connection to the future park
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The secondary access to the Ibis site is shared with the primary access to the south
end of the future park. Guests will be able to walk from the hotel site to the park
using the secondary access. In addition an eight foot pedestrian/bicycle path (City
Engineer's memo November 22, 1983) will be ext�nded along the Anza Boulevard frontage
of the site which will connect to the pedestrian/bicycle access to the park as well as
to public access paths crossing the bridge over the lagoon and under the bridge
connecting to pathways by Days Inn, Anza Parking and Owen Office Park. Thus visitors
will have access to the entire Anza pathway system to the southeast, as well as access
to the northwest portion of the access system by crossing Airpori Boulevard and walking
down to the Granada Royale Hometel site. A sidewalk and bicycle path will also be
provided on the Airport Boulevard frontage to connect this site to the pedestrian/bicy�le
pathway which will parailel Airport Boulevard as it passes by the sanitary landfill.
- Room sizes
For your information, a comparison
The proposed Ibis room sizes fall
hotels.
Planning Commission action
of room sizes for hotels approved was prepared.
about in the middle of the range of currently approved
The Planning Commission should hold a public hearing. At the public hearing the fo�lowing
conditions should be considered and made a part of the Commission's action:
1. thai the conditions of the Chief Building Inspector's memo of October 27, 1983,
the Fire Marshal's memo of October 24, 1983,, the City Engineer's memo of
November 22, 1983 and the Director of Parks'memo of November 14, 1983 be met;
2. that the site landscaping and irrigation as approved by the Parks Department
in the final plans be installed prior to occupancy of the project and continually
maintained;
3.
4.
5.
6.
that the project be developed consistent with the plans submitted and date stamped
November 8, 1983; .
that no room in the hotel shall be leased to a singie person for more than 29 days
and the rooms and buildings shall not be used for permanent residential purposes;
that the project receive all necessary permits required by regulatory agencies
having jurisdiction over this site;
that the developer provide on-site parking for all construction workers during
building; '
7. that the property owner participate in an assessment district to be formed later
to provide an east-west transit connection to Southern Pacific, SamTrans, Greyhound
and other intercity transit opportunities for employees in the area;
8. that on-site pretreatment be provided for all wastewater from areas where food is
prepared, project occupancy shall be conditioned on completion of the sewer
treatment plant improvements;
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9. that the project will be developed on the following time frame:
10. provide on-site security services; ,
11. 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;
12. redesign access at Airport Boulevard at north corner of site for realignment
of Airport Boulevard; participate.in instal.ling traffic signal at intersection
of Anza and Airoort Boulevards as cumulative traffic increases;
13. give preference in hiring qualified permanent employees to Burlingame residents;
14. 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; �
15. if necessary sump pump storm water into storm drains in adjacent.public streets;
16. 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 he�vy 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,
17. place oi1 separating traps at all drains and drivewaysJparking 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;
18. fill the site to elevation 10' 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;
19. use sulphate resistant concrete for any structures that would be in contact with
soil or ground waters; put underground utilities in nonferrous pipes or encase
or coat steel pipes;
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20. landscape materials should be salt tolerant requiring a minimum of fertilizer
and pest control, sub-drains will be necessary to prevent root rot;
21. vent areas under structures to prevent collection of inethane gas, protect
underground utilities with cutoff collars, vents, impervious backfill material
to prevent gas migration through these facilities; under structure ventilation
should be twice that normally prov.ided, 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;
22. contribute.to providing a new water main under U.S. 101;
23. contribute a sewer service fee and provide on-site pretreatment for liquid
waste from any area in which food is prepared; and
24. 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 interior noise levels to 45 dBA; surround constr.uction site with solid
fence.
�V dI�U'���Ran�e.
i
Margaret Monroe
City Planner
MM/s
11/22/83
cc: Christian Frere
David Jacobson Associates
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Condition 9. - Item #7 - P.C. 11/28/83
9. that the project will be developed on the following time frame
commencing from the date of final city planning approval of the
project:
0 Final city planning approval
1 Submit foundation plans
2 Pick up foundation permit, submit final plans
4 Pick up building permit
8 Final framing
16 Occupancy
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PROJECT APPLICATION �a�"T" °�
835 AIRPORT EOULEVARD
�r CEQA ASSESSMENT BURLINGAME project ad ress
�: ,; IBIS BAYVI W HOT
y�� ,••° project name - if any
Application received (10/19/83 )
Staff review/acceptance ( )
1. APPLICANT Ibis Bayview, Ltd. (213) 621-2110
name telephone no.
350 So. Figueroa, Suite 907, Los Angeles, CA 90071
app icant s address: street, city, zip code
Gestec Pronerties „ Christian Frere, Planaging (213) 621-2110
contact p son„ if diff rent r ner telephone no.
�$�`bawest �uartes�oadat�s, �C•� CA 91006
2. TYPE OF APPLICATION , Y'Cd ld,
Speci�l Pem.:it ( X) Variance* () Ccndor.:i�ium Pernit () Oth=r
'Attach letter which addresses each of the 4 findings required by Code Chapter 25.54.
s. PROJECT DESCRIPTION SPECIAL PERMIT to construct dn 89'-2" hi4h 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 zoning requirements for lot covera4e,
setbacks and landscaping.
(attach letter of exptanation if additional space is needed)
Ref. .code section(s): ( 25.41.025f ) ( )
4. PROPERTY IDEPITIFICATION
(026-343-360/370y (1,2,3,4) ( 4 )(Anza Airport Unit No. 7 3
APN 380/390) lot no. block no. subdivision name
( C-4 ) ( 207,661 l
zoning district ' Iand area, square feet
Ibis Ba.yview, Ltd. � 350 So. Fiqueroa, Suite 907
and owner's name address
.Los Angeles, CA 90071
Reouired Date received city zip code
(yes) �ih3� ( 9/2$/$3 ) Proof of ownershi� .
(�resj (no) ( _ ) Owner's consent to application
5. ERISTING SITE CONDITIONS � . '
4.7672 acres of undeveloped landfill
Required Date received
(yes) �� ( 10/19/83) Site plan shov�ing: property lines; public sidewall:s and
curbs; all structures and improvements;
paved on-site parking; landscaping.
(yes) �rsaj ( " ) Floor pians of all buildings showing: gross floor area
by type of us�'on each floor plan.
(yes) #es� ( �� Building elevations, cross sections (if relevant).
�yes) #rtt� ( " Site cross section(s) (if relevant).
otner) ( �� topo4raphic map
''Land use ciassifications are: residential (show N dwelling units); office use; retail
sales; restaurant/cafe; manufacturing/repair shop; warehousing; other (to be described)_
6. PROJECT PP.QPOSAL
Proposed consiruction, Below grade ( � SF) Second floor ( 23,5Q Q SF)
gross floor area First ftoor ( 30���685�� Third floor ( 23,4405`i
Project Code 4-8 floor , Project Code
Pr000sal Requirement Proposal Requirement
(Airport Blvd.) Front setback 30' 30' Lot coveraqe 2 m
(Anza Blvd. ) Side setback 30' 25' Ruildino height $9' -2" '
Side yard 1�' 10 � Landscaped area * 15%*
Raar varrl ?5� 7F' On.eitn nita_cnarae �fl�. "�fl�i
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MISSING
6. PROJECT PROPOSAL (continued)
EXISTIN6 IM 2 YEARS IN 5 YEARS
after � after r after
8-5 5 PM 8-5 5 PM 8-5 5 PM
Full tine employees on site
Part tine employees on site
Visitors/customers (weekday)
Visitors/customers (Sat.sun.) 52e EI,-59P
Residents on property
Trip ends to/from site'
Peak hour trip ends"
Trucks/service vehicles
`Show calculations on reverse side or attach seoarate sheet.
7. ADJACENT BUSINESSES/LAND USES
See EIR-59P; offices to�the north, hotel to the east, city cFr�mp
to the west: this use conforms to the General Plan.
Required Date received
(�� (no) ( - ) Location plan of adjacent properties.
(�es� (no) ( n�d ) Other tenants/firms on property:
no. fitris ( ) no. employees ( )
floor area occupied ( SF office space)
( SF other)
. no. emp7oyee vehicles regularly on site ( )
no. comoany 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 E z5 �(' ;
Variance/other districts S 75 () Negative Declaration E 25
Condominium Permit $ 50 () EIR/City & consultant fees 3 (- )
TOTAL FEES r25:0v „�0_ RECEIPT N0.0220 Received by H.TOW�b@Y'
I hereby certify under penalty of perjury that the information giver. f�crei�s fs "
true and correct to the best of my knowledge and�lief.
I�
Signature �_�/?Gk, Date Oct. 19. 1983
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
\
(SEE AERIAL PHOTO)
" ���if✓l ��/l ID� C� i� �i,�i�sL 11-3 -$3
Sig ture of Processino Official -�fitle Date Si�ed
Unless appealed within 10 days hereof the date posted, the detemination shall be finati.
DECLARATION OF POSTI^!G Date Posted:
I declare under penalty of perjury that t an 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, Lalifornia on , 19
Apoealed: ( )Yes ( )No
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STAFF REVIEW
1. CIRCULATION OF APPLICATIOf�
Project proposal/plans have been circulated for review hy: .
date circulated reply received memo attached
City Enyineer (10/ZO/83 ) (yes) (na) (yes) (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 h1ITIGATION MEASURES �
Concerns Mitigation Measures
3. CEQA REQUIREMEPlTS
If a Negative Declaration has not been posted for this project:
Is the project subject to CEQA review? Yes. See EIR-59P.
IF AN EIR IS REQUIRED:
Initial Study cor.mleted ( ) Study by P.C. • i }
Decision to prepare EIR ( ) Review period ends ( ?
Notices of preparation mailed ( ) Public hearing by P.C. i )
RFP to consultants ( ) Final EIR received by P.C. ( }
Contract awarded ( ) Certification by Council ( f
Admin. draft EIR received ( ) Decision on project � T
Draft EIR accepted by staff ( ) Notice of Determination � )
Circulation to other agencies ( )
4. APPLICATIOPI STATUS - �at= first received ( 10/19/8�}
Accepted as complete: no( ) letter to applicant advising info. required (
Yes( ) date P.C. study ( lt- «-�- �
Is application ready for a public hearing? (yes) (xra) Recommended date (11- 28-$3)
Date staff report nailed to aoplicant (ll- Z 3-�j3) Date Comnission hearing (W-Zg-g3 )
Application approved ( ) Denied ( ) Appeal to Council (yes) (no)
Date Council hearing ( ) Apolication aporoved ( ) Denied ( )
��'�Z-C/�3
signed date
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DESIGN GUIDELINES FOR BAYFRONT DEVELOPMENT
(City Council Resolution 9-80 adopted 2/19/80}
1. BUILDING HEIGHT
// � 83 P/�1 .
EXFIIBIT A �
g9'Z��� - a 50' maximum should be observed along Bayshore Highway and in the
P�O�OSL�D- Western half of the Anza area. -.
� 7aP of - a 65' maximum* may be approved with a special permit in the eastern
�,¢,��rj- hal f of the Anza area.
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- building height is defined as the vertical distance between curb grade and
p�aranet 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. �,Q�,q OF 5T�/�'k/r¢y `i �-Yi�
2. LOT COVERAGE • �'`��r�f+�ffES .- '�fo �F/�O�Fi�fi�
- 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�P�'r�A
3. SETBACKS FROM STREETS
D� - the minimum setback should be not less than the building height. .
A71/2A- �2 vA - !�Z'
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a 65' maximum
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A 65' maximum allows 5 story office development, equivalent to the�existing
buildings at 433/533 Airport Boulevard.
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�i� - 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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fh �j°4�T' �D - - �6 ` ?b �oJe7� C(�lfEiP�', l5' /� �D j ��8 7"o ff�7�Z K/�'tL , !'� � f�4� :t� . �
- in all cases,�a 30' minimum setback shall be observed to any portion
� of the building.
VIEW CORRIDORS AND VISUAL ACCESS TO THE SNORELIPJE
- buildings located close to a street (at a distance half its apparent width)
_ should not obstruct more than 40% of the frontage.
�%� �--� - buildings located at a distance greater than their apparent width should
not obstruct more than 60% of the frontage. �jp2 �(3�`� �Z?2� ��5 °lo �i4'J�fb�T B�V�.
�0 P�D�i' ED
F�t�Nr��� FRayrK� � �D�ITA'r�aLc�
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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 . , ; 1
buildin ! I +
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Max. view obstr�!ction,
as a% of the frontage
40% i 42 f 44 i 46 I 48 j 50 I 52 ' 54 ; 56 � 58 60%
� � � � 1 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.
- shore7ine development should be clustered* to a11ow bay views and access
between building clusters.
SETBACKS FROM SHORELINES WITHIN BCDC JURISDICTION ltl�i�' -• $l1� f5A1'i' l!/'/7N`l/V �l��
OF S� •
- 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
j� 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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LANDSCAPING .
- 40% of the 100' shoreline band (if applicable) should be landscaped.
- 80% of the minimum front setback (30') should be landscaped. ���y PU�1)D.t/ �DT
L�/OSl�i°E� /S E�Y7'.Q.o�,!/CE �rv�t�f.i4
- 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/i�oa :� ii3 $'�)
2i! �- in all cases, not less than 15� of the.site area outside the 100' shoreline
band shoul d be 1 andscaped. �>r7�90D 5� : 2071060�
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.
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MEMO T0: PLANNING COMMISSION
FROM: CITY 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 cfl ncerns 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 bui7ding 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 pl�n
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; mbnitor
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 be 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 tolerant 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 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
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 interior noise levels to 45 dBA; surround
construction site with solid fence.
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MARGARET MONROE
CITY PLANNER
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cc: Christian Frere, Gestec Properties
David Jacobson Associates, Inc.
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RESOLUTION N0. 53 -83
RESOLUTION CERTIFYIP�G ENVIRONMENTAL IMPACT REPORT
AND MAKIN6 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 was 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
41HEREAS, 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 where 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 EIP.-59P dated P1ay 3, 1983.
NOW, THEREFORE, it is FOUND, ORDERED and DETERP�INED 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 econornic, social or other considerations may make
infeasible the mitiqation 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.
_��. -�c' i C�� -�c'
Mayor l
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 20th day of June ,1983, and was adopted
thereafter by the following vote:
AYES: COUPJCILMEN: AMSTRUP, BARTON, CROSBY, MANrINI, MARTIN ;
NOES: COUNCILMEN: NONE .
ABSENT: COUNCILMEN: NONE � ��� + �
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FOUR SEAS HOTEL
835 AIRPORT BOULEVARD
SIGNIFICANT EFFECTS
1. Height would exceed 50' limit
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.
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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
i.s met.
3. Provide on-site security services, and
to meet cumulative need add one police
beat.
4a. Project would be designed to meet
California highrise requirement and
city regulations.
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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.
ib. 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.
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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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SIGNIFICANT EFFECTS
5. Safety hazards to motorists
using site access roads.
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�4ITIGATIONS
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.
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5e. Widen curve on Anza Boulevard garage ramp
to avoid accidents caused by U-turns on
Anza Boulevard.
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, 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 Boulevard which
will affect this site. Improvements
will be paid'for by developers (Bayfront
�evelopment fee) and by city. These
improvements are probably ten years in
the future.
5b-d.Proposed improvements will reduce
effects to acceptable levels.
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5e. Ramp modification would reduce effects
to acceptable level.
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6.
7.
8.
SIGNIFICANT EFFECTS
Cumulative traffic in area east
of Highway 101.
Increased demand for housing in
city and market area.
MITIGATIONS
5f. Provide left turn lane at main entrance
and Airport Boulevard or prohibit left
turns from Airport into project. If
left turns are prohibited from Airport
Boulevard, these vehicles could enter
from Anza Boulevard.
6a. Build new on- and off-ramp at Anza
Boulevard to U.S. 101 northbound.
6b. 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. Give preference to hiring qualified
' ,permanent employee applicants who are
residents of Burlingame.
FINDINGS
5f. The proposed improvements or alterations
to traffic pattern will reduce effect
to acceptable level.
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. �i
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.
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.
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SIGNIFICANT EFFECTS
9. ldater quality and drainage, surface
runoff and underground water.
MITIGATIONS
9a. Sump pump to pump storm a�ater into storm
drains; elevate occupied areas of hotel
to at least 9 feet hiSL.
9b. During construction take specific measures
to protect Sanchez Creek Lagoon and San
Francisco Qay 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.
FIP�DINGS
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
10. Improvements to the areawide
water service facilities.
11. Improvements to secondary
wastewater treatment system.
12. Noise increases from cumulative
development.
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. 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. Provide pile drivers with shields and limit
hours of pile driving to city standard;
build and vegetate landscape berms to impede
noise flow onto site; insulate to reduce
� interior noise to 45 dBA; surround construc-
tion site with solid fence,
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FINDINGS
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10. When justified by cumulative need
the construction of a main will reduce
the effect to an acceptable level.
11. Inclusion of these mitigations will '1
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.
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MITIGATIONS
13. Project built in compliance with
city planned densities which are
based�on manageable levels of traffic,
land use and construction.
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EXHIBIT A
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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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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 exterior 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
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INTEROFFICE MEMO
TO: 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.
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Malcolm Towns
Fire Marshal
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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 ramping 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 landscaped area,
unless approved as to location by the City Engineer.
4. All utilities to be installed under�round..
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
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TO �� �U�,'�J � � DATE % �" ��
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FROM �- �1� SUBJECT �� � ` I� �G tl�'
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� SIGNED // .1. �`
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PLEASE REPLY HERE �
TO - DATE
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SIGNED
INSTRUCTIONS - FI�L IN TOP PORTION, REMOVE DUPLICATE (YELLOW) AND FOR-
WARD REMAINING PARTS WITH CARBONS. TO REPLY, FILL IN LOWER PORTION AND
SNAP OUT CARBONS. RETAIN TRIPLICATE (PINK)AND RETURN ORIGINAL.
� - FORM M�QZ
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Callander Associates
877 Cowan Road
Burlingame, CA 94010
�}15 697-8551
Jeff Riness
David Jacobson Associates
650 W. Duarte Road
Arcadia, CA 91006
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: �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 :babylonica, Weeping Willow
Populus alba, White� Alder
Maytenus boaria, Mayten Tree
Photinia fraseri, Photinia
SHRUBS: 5 gallon size typical
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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
��:�4�h��D
NOV� �. � 1983
CI P�N �R DEPTME
Landscape Architecture
Land Planning Peter Cailander, ASLA, Principal
Environmentat Design � Steven T. Kikuchi, ASLA, Associate
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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`kir�i ng
Pro� t Manager
MF:cp
cc: Meg Monroe
Rich Quadre
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October 19, 1983
City of Burlingame
501 Primrose Road
Burlingame, Ca. 94010
Attention:
Re:
Variance
Requested:
Margaret W. Monroe
City Planner
Ibis Bayview Hotel,
Variance request per
Chapter 25.54
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CITY pF BURLINGAME
PLANMi ; DEPT.
Burlingame, California
Zoning Regulations,
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 to 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.
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TO:
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BURLINGAME
�R,�:�:. STAF� REi'ORT
HONORABLE MAYOR AND CITY COUNCIL suE
BY
DATE:
FROM:
NOVEMBER 16, 1983
CITY PLANNER
AP
BY
S�e,E�T: LAND SWAP FOR THE IBIS HOTEL PROJECT AT 835 AIRPORT BOULEVARD
RECOMMENDATION:
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AGEN A / D
ITEM it
MTG. ��/��1/O�
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 unti7
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 7andfill 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 Airport Boulevard and recommended that the service entrance be
relocated to the opposite end of the site. The project plans submitted.to the Planning
Commission 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 suggesiing 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
►�
<� �'
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realignment right-of-way in city ownership, as well�as maintaining the site area
for compliance with project development requirements. 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.
MM/s
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
m
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 bui•lding; 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 PERP�IIT TO ALLOW AP� EXISTING OFFICE BUILDING AT 1214 DONNELLY AVEP�UE TO
BE USED AS A CENTER FOR PSYCHOLOGICAL COUNSELING
Requests: will applicant use the total building? would like written response from the
applicant to the 10 person occupant 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 of 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 avail,able for.this business; is there a mezzanine in this
building? Item set for hearing November 28, 19$3. .
8. GENERAL PLAN At•1ENDMENT, LANDS AT 1508 ADELINE DRIVE AND 1501 EL CAMINO REAL
9. REZONE OF LANDS AT 1508 ADELINE DRIVE AND 1501 EL CAMINO REAL
CP Monroe reviewed this request to change the General Plan 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, Generai 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 recommended 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
' � �
.Q Y
� t
COMPARISON OF HOTEL ROOM SIZES
Days Inn
Granada Royale
Holiday Inn
�pical Room
276 SF
476 SF to 518 SF
315 SF to 375 SF
Ibis
Marriott
Ramada
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 BAYVIEW
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 reproduce 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 speciali2es 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 roams, 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 a�d 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 Los 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 neaF 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 hote]. 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 �-
�_.11/15/83
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