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HomeMy WebLinkAbout835 Airport Blvd - Staff Report 11.13.2001. �. . � ii� � �� 6-� �� � r 4 Item # Study Item City of Burlingame Mitigated Negative Declaration, Conditional Use Permit, Amendment to Conditional Use Permit and Parking Variance for Meeting Room Additions to the DoubleT�ee Hotel Address: 835 Airport Boulevard Meeting Date: 11/13/O1 Request: Mitigated negative declaration, conditional use permit to exceed 1.0 floor area ratio, conditional use pernut amendment to vary from the parking area landscaping requirements (8.2% proposed, 10% minixnum required), and parking variance for 265 on-site parking spaces where 392 spaces are required for a single-story meeting room space addition at 835 Airport Boulevard, zoned C-4. Applicant: Paul Zen, Today's III, Inc. Property Owner: same as applicant Architect: Gumbinger/Avram Associates Lot Area: 4.77 Acres (207,659 SF) APN: 026-343-430 & -040 Surlingame Bayfront Specific Area Plan: Restaurants/Hotels Zoning: C-4 Adjacent Development: Offices, Hotels, and former City of Burlingame Sanitary Landfill site. CEQA Status: Refer to attached Negative Declaration No. ND-518P Previous Use: 392-room hotel with meeting room facilities. Proposed Use: Addition of 4,372 SF of ineeting facilities to an existing hotel. Allowable Use: Hotels with meeting room facilities History: On May 27, 1997, the Planning Commission approved conditional use permits and parking variances to allow the addition of 101 guest rooms to the DoubleTree Hotel (May 27, 1997 P.C. Minutes). The approval included parking variances for 277 on-site parking spaces where 392 spaces are required, and for number of compact stalls (56 compact spaces proposed, where 53 are allowed). At that time, the hotel entered into an agreement with City of Burlingame for construction of a parking lot and use of 115 of the 216 parking spaces originally planned on the adjacent public park site (former sanitary landfill). The 115 parking spaces were to be used for employee parking and self-parked guests. Planning staff would note that field visits by the applicant and staff verified that there are currently 230 parking spaces in the adjacent lot. On April 12, 1999, the Planning Commission approved a conditional use permit for controlled access to the parking on the hotel site which includes paid self-parking and valet parlcing (April 12, 1999 P.C. Minutes). Summary: The applicant, Today's III, Inc., is proposing to construct a single-story addition to the existing 8-story, 392-room DoubleTree Hotel located at 835 Airport Boulevard. The site is located on the southwest corner of Airport and Anza Boulevards, and is adjacent to the City of Burlingame community park to the west. Currently, the hotel has 9,645 SF of banquet/meeting room space. The project includes � � Conditional Use Permit and Amendments to Conditional Use Permit and Parking Variance 835 Airport Boulevard adding 4,372 SF of banquet/meeting room space to the north and south sides of the building, and would increase the total banquet/meeting room space to 14,017 SF. The proposed addition would increase the floor area ratio of the hotel from 1.14 to 1.16 FAR. A conditional use pernut for floor area ratio is required for an FAR between 1.0 and 2.0. A variance is required for an FAR exceeding 2.0 (CS 25.41.090 and CS 25.41.025, fl. In this case the addition will increase the project FAR to 1.16, which will require a conditional use pertnit, not an amendment since a conditional use permit for FAR was not included with the approval in 1997 of the 101-room addition (1.14 FAR). Currently, there are 106 trees (2" —12" in diameter) on-site. The applicant is proposing to remove five trees, 6" - 8" in diameter, to accommodate the new additions. The Ciiy Arborist reviewed the project and noted that these are not protected size trees and are not required to be replaced. Approximately, 1010 SF of landscaping will be removed within the hotels' parking area, decreasing the landscaping in the parking area from 9.1% (9422 SF) to 8.2% (8482 SF). With the 101-room addition in 1997, a conditional use pernut was granted for 9.1% landscaping within the parking area where 10% (10,304 SF) is required. This was a reduction from 11.3% (11,600 SF). An amendment to the conditional use permit is required to vary from the landscape requirements of the Design Guidelines for Bayfront Development for landscaping within the parking area (9.1 % existing, 8.2% proposed, 10% required). The parking requirement for hotel use is one parking space for each hotel room (392 rooms), which results in a requirement of 392 parking spaces for this project. In 1997, the Planning Commission approved a parking variance for 277 on-site parking spaces where 392 spaces are required, and for number of compact stalls (56 compact spaces proposed, where 53 are allowed). The 1997 parking variance was based on the applicant providing 115 parking spaces for hotel employee and guest use in the additional parking area provided on adjacent city land. The enlarged parking area also serves the city's Bayside Community Park including a driving range, soccer field and baseball diamond. Planning staff would note that during construction of the 101-room addition approved in 1997, there were minor revisions made to the number of compact parking stalls on the hotel site. Currently, there are 43 compact parking stalls, 214 standard stalls, and 8 disabled accessible stalls, for a total of 277 parking spaces. The proposed addition of ineeting room space does not require additional on-site parking spaces and there are no additional guest rooms proposed to be added with this project. The meeting room addition will cause the removal of eight parking spaces along the south end of the building and seven parking spaces along the north end of the building. Three new parking spaces will be added adjacent to the addition at the north end, resulting in a net reduction of 12 on-site parking spaces due to construction. A parking variance is required for 265 parking spaces where 277 spaces were approved in 1997. The DoubleTree Hotel provides valet parking in the northeast corner of the main lot. Vehicles are parallel-parked at the end of the parking stalls (see attached 8'/2" x 11" site plan). Approximately 14 to 16 vehicles can be accommodated on the main lot with the valet parking. With the approval of the 101-room addition in 1997, the hotel entered into an agreement with City of Burlingame for use of 115 of the 230 parking spaces on the adjacent public park site (former sanitary landfill) to be used for employee parking and self-parked guests. In October, 2001, the City Council approved an amendment to the license agreement which would allow the hotel to use 12 additional parking spaces in the adjacent lot. The applicant is proposing to mitigate the loss of the 12 on-site 2 � �'�. Conditional Use Permit and Amendments to Conditional Use Permit and Parking Uariance 835 Airport Boulevard parking spaces in the main hotel parking lot with 12 more parking spaces on the adjacent parcel. The hotel will use a total of 127 of the 230 parking spaces at the park site. The hotel shares the parking at the recreation facility on a first come first serve basis. If the city anticipates a community event at the park, the hotel can extend valet parking on the hotel site. There have been no conflicts between hotel and recreation users since the 1997 agreement was approved. The 230-space parking lot at the recreation area is available for both hotel guests and visitors to the recreation area. The hotel provides security for the parking lot and after the park closes at night. At off-peak use times for the hotel, the park users will be able to use the 127 spaces for the hotel as well. The hotel will operate seven days a week, 24 hours a day. There are currently four airport shuttle vans used to take guests to and from the airport. They are parked on site in required parking spaces. Currently, there are 74 full-time employees and 4 part-time employees during the day on weekdays, and 35 full-time and 4 part-time employees after 5:00 p.m. on weekdays. On weekends, there are 55 full-time and 6 part- time employees during the day, and 35 full-time and 6 part-time employees after 5:00 p.m. It is projected that the number of employees will increase in 2 years to 76 full-time and 6 part-time employees during the day on weekdays, and 37 full-time and 6 part-time employees after 5:00 p.m. on weekdays. On weekends, the number of employees is expected to increase to 57 full-time and 8 part-time employees during the day, and 37 full-time and 8 part-time employees after 5:00 p.m. Currently, 527 customers come to the site during the day, and 784 come to the site after 5:00 p.m. This is expected to increase in two years to 639 customers during the day and 812 customers after 5:00 p.m. The maximum number of people expected at the site at any one time is 939. It is expected that small delivery trucks or vans will make periodic deliveries during operating hours. No trucks will be parked on-site continuously throughout the day nor will they use the parking which serves the public park. Property Development Standards: Table 1 shows the requirements of the Zoning Ordinance and the Bayfront Development Design Guidelines as they relate to this project. In summary, the project requires the following permits: Conditional use permit: • to exceed the floor area ratio allowed in the C-4 zone (1.16 FAR proposed where 1.0 FAR is the maximuxn allowed without a conditional use permit) (C.S. 25.41.025, fl. Amendment to conditional use permit: • to vary from the landscape requirements of the Design Guidelines for Bayfront Development for landscaping within the parking area (9.1% existing, 8.2% proposed, 10% required). Amendment to parking variance: • for number of parking spaces (265 on-site parking spaces provided, 127 spaces provided on an adjacent parcel, where 392 spaces are required on-site). The project meets all other zoning requirements and design guidelines. Kj Conditional Use Permit and Amendments to Conditional Use Permit and Parking Variance 835 Airport Boulevard Parking Study: Planning staff would note that with the approval of the 101-room addition in 1997, the hotel entered into an agreement with City of Burlingame for use of 115 of the 230 parking spaces on tlie adjacent public park site (former sanitary landfill) to be used for employee parking and self-parked guests. Staffwould also note that after the parking study was completed in August, 2001, which reflects the use of 115 spaces in the adjacent public park parking lot, the City Council approved an extension of the license agreement with the hotel to allow them to use 12 more parking spaces in the adjacent lot. Therefore, the parking study reflects the use of 115 parking spaces and not the 127 spaces currently allowed. A parking study was conducted to determine whether the 265 on-site parking spaces in the main hotel lot plus the 115 spaces in the adjacent public parking lot is sufficient to meet the peak parking demand of the hotel with the added meeting room space. The applicant is suggesting that the additional 12 parking spaces in the adjacent lot can be used to mitigate the loss of 12 on-site parking spaces on the hotel site. The use of the lot at the City park will be shared in the sense that at peak recreation times, which are generally off the peak of the major hotel demand times, all open spaces would be available to park users. In peak hotel use times that may overlap with park use (daytime), the city will reserve 100 spaces for park users. At night the hotel provides security for the lot and closes it off after park use hours. The traffic/parking study looked at the project parking demand for the meeting room space with recreational facility for peak weekend day and peak weekday. The purpose of the parking analysis was to determine whether the 265 on-site hotel parking spaces plus the 115 spaces at the park site, or a total of 380 spaces, are sufficient to meet the peak parking demand of the hotel with the added meeting room space. Parking surveys were conducted on a weekday and on a weekend day to measure the existing parking demand of the various uses at the hotel. The survey included parking spaces used by hotel employees, restaurant patrons, and meeting room attendees. The survey results were adjusted to estimate the parking generated by the hotel rooms versus the meeting rooms, and to account for variations in the hotel room occupancies from the survey days to a peak day (100 percent for weekdays and 90 percent for Saturdays). They suxveyed the number of ineeting room attendees on Saturday and percent meeting room occupancy for weekday which were also adjusted to reflect peak use of ineeting rooms (240 attendees for Saturday and 85% meeting room occupancy for weekday). The number of ineeting room attendees on Saturday and meeting room occupancy for weekday were adjusted to reflect peak day use. � Projected Parking Demand (New Meeting Space) The parking analysis combined in the projected meeting room demand and added it to the peak hotel guest room demand to determine the projected peak total demand. The study concluded that 392 parking spaces would be sufficient for both the weekend and weekday peak parking periods for hotel guests and those attending meetings on the hotel site. The total weekend day peak parking demand is projected to result in a peak demand of 379 spaces at 8:00 p.m. The total weekday peak parking demand is projected to result in a peak demand of 300 spaces at 12:00 p.m. 4 Conditional Use Permit and Amendments to Conditional Use Permit and Parking Yariance 835 Airport Boulevard Effect on Recreational Facility The Parks and Recreation Department was concerned that there would not be a conflict between recreation and hotel users of the parking lot, so the mixed use was evaluated for the first time since the recreation facilities have been opened to the public. The parking demand generated by the recreational facility was provided by the City of Burlingame Parks and Recreation Department. The Saturday demand is estimated to be 110 vehicles from 8:00 a.m. to 6:00 p.m., and 60 vehicles from 6:00 p.m. to 10:00 p.m. The weekday demand is estimated to be 30 vehicles from 8:00 a.m. to 3:00 p.m., 50 vehicles from 3:00 p.m. to 6:00 p.m., and 100 vehicles from 6:00 p.m. to 10:00 p.m. To determine the maximum usage the total peak hotel demand was added to the recreational facility demand. The results were then compared to the total available parking supply of 495 spaces (265 spaces in main hotel lot and 230 spaces in public park lot). The conclusion was that the total number of available spaces (495) will accommodate the weekend day demand of 439 spaces (peak at 8:00 p.m.) as well as the weekday demand of 330 spaces (peak at 12:00 noon). Summary of Parking/Traf�c Analysis: The results of the parking and traffic analysis indicate that the proposed meeting room 4,372 SF meeting room addition is not projected to create a shortage of parking spaces for a peak weekend or weekday. An analysis of the recreational facility parking demand indicated that sufficient parking is available to accommodate the parking demand from the meeting room addition and from the recreational facilities. Impacts of the hotel expansion were evaluated qualitatively for two key intersections: Airport Boulevard/Anza Boulevard and Airport BoulevardBayshore Highway. These two intersections were analyzed as part of the 1999/2000 Update to the Land Use-Transportation Impact Analyzer for Bayfront & Anza Area (Fehr & Peers Associates, June 2000). The results of this update indicated that that these two intersections are projected to operate at good levels of service, LOS B or better (acceptable levels) during the PM peak hour with addition of traffic from approved and pending developments in the area. The addition of traffic generated by the proposed meeting room expansion is not projected to degrade levels of service at these two intersections to an unacceptable level, LOS D, E, or F. Thus, the proposed project would have a less than significant impact to the surrounding transportation system. Table I - C-4 Standards and Guidelines for Bayfront Development Front: - from Anza Blvd. Rear: - from Public Park: : . 73-9" 30 ; > bldg. ht. (89'-2") 74'-9" &> 2 Appt. Width of bldg. (88') 66'-5 %2" 25' 5 Conditional Use Permit and Amendments to Conditional Use Permit and Parking Variance 835 Airport Boulevard .L.�1VD.SCAP.I�VGz ; C-4 District 28% of Land Area 27% of Land Area 15% of Land Area Requirements (57,884 SF) (56,278 SF) (31,148 SF) Bayfront Guidelines - 95% no change SO% of Front Setback F'ront Setback Bayfront Guidelines 9.1 % of Parking 8.2% af Parking Areai i 10% of Parking Area - Parking Area Area (9422 SF) ;(8482 SF) ; (10,304 SF ) �rY.XEW UB,STRUG`T'XD.N': ; From Airport Blvd. 46%2 no change 60% From Anza Blvd. 52%z no change 60% 1Y�E,I(�H�' �: BU�LK Bayfront Guidelines - 99'-0" (mechanical) 16'-6" 50'-0" Maximum Building Height 89'-2" (roo fl Bayfront Specific Plan - 392 Rms./4.767 Ac. no change 65 rooms per acre Densities = 82.2 rooms/acre (310 rooms) FAR 1.14 FAR 1.16 FAR� ' 1.0 FAR (236,409 SF) (240,781 SF) (207,659 SF) FARKING ': , � Space Requirement 277 spaces ' 26� spaces'� 1 space/room = 392 Space Dimensions n/a Standard - 214 Compact - 50 (19%) Compact — 43 Disabled — 8 ' C;onditional use permit amendment to vary trom tne tanctscape requirements ot tne 1�esign Ciuidetmes for Bayfront Development for landscaping within the parking area (8.2% provided, 10% required). 2 Existing nonconforming view obstruction. 3 Conditional use permit to exceed the floor area ratio allowed in the C-4 zone (1.16 FAR proposed where 1.0 FAR is the maximum allowed). * Parking variance amendment for number of spaces (265 proposed where 392 is the ininimum required). This project meets all other zoning code and design guideline requirements. 0 Conditional Use Permit and Amendments to Conditional Use Permit and Parking Variance 835 Airport Boulevard Negative Declaration: The initial study prepared for this project identified potential impacts in the areas of hydrology and water quality, transportation/traffic, and noise. However, based upon the traffic and parking study prepared for the proj ect and the mitigation measures identified in the initial study, it has been determined that the proposed project can be covered by a mitigated negative declaration since the initial study did not identify any adverse impacts which could not be reduced to acceptable levels by mitigation. The mitigation measures in the initial study will be incorporated into the recommended conditions of approval. Ruben Hurin Planner c: Paul Zen, Today's III, Inc., applicant and property owner Paul J. Gumbinger, Gumbinger/Avram Associates, architect 7