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Home My WebLink About835 Airport Blvd - Staff Report 1.27.2003, �. Item # � Study Item City of Burlingame Amendment to Conditional Use Perrrzit to Exceed 1.0 Floor Area Ratio and Conditional Use Permit to Vary from Bayfront Design Guidelines for Lot Coverage For a Courtyard Enclosure at the DoubleTree Hotel Address: 835 Airport Boulevard Meeting Date: O1/27/03 Request: Conditional use permit amendment to exceed 1.0 floor area ratio and conditional use permit to vary from the Design Guidelines for Bayfront Development for lot coverage for a courtyard enclosure at 835 Airport Boulevard, zoned C-4. Applicant: Bruce Carlton, Doubletree Hotel APN: 026-343-430 &-440 Property Owner: Today's III, Inc. Lot Area: 4.77 Acres (207,659 SF) Architect: Gumbinger/Avram Associates Burlingame Bayfront Speci�c Area Plan: Restaurants/Hotels Zoning: C-4 Adjacent Development: Offices, Hotels, and former City of Burlingame Sanitary Landfill site. Previous Use: 392-room hotel with meeting room facilities. Proposed Use: Enclose interior courtyard with a roof structure Allowable Use: Hotels with meeting room facilities History: On November 26, 2001, the Planning Commission approved a mitigated negative declaration, conditional use permit amendment, conditional use permit and parking variance to allow the construction of a singe-story meeting room space addition to the DoubleTree Hotel. The DoubleTree Hotel is an 8- story, 392-room hotel located at 835 Airport Boulevard. The hotel has 9,645 SF of banquet/meeting room space and received approval on November 26, 2001, to add an additiona14,372 SF of banquet/meeting space to the north and south sides of the building, increasing the total banquet/meeting room space to 14,017 SF. Building permits were not issued for this project within the year following the approval, so the applicant applied for, and was granted, a one-year extension in November 2002, to December 3,.2003. The meeting room addition would increase the floor area ratio of the hotel from 1.14 to 1.16 FAR. A conditional use permit for floor area ratio is required for an FAR between 1.0 and 2.0. A conditional use permit for floor area was approved. Since the approval for the meeting room space addition has been extended, the current proposal to enclose the courtyard is being reviewed with the assumption that the meeting room space will be constructed. If the meeting room addition is built along with this proposal for the courtyard enclosure, the floor area will increase and requires a conditional use permit amendment for FAR between 1.0 and 2.0. The lot coverage would also increase from 23.6% to 25.5% which is a variation from the Design Guidelines for Bayfront Development which establishes a maximum lot coverage between 20-25% for all buildings over 50 feet in height. Please see the table below for more information. Summary: The applicant, Bruce Carlton General Manager of the DoubleTree Hotel, is proposing to enclose an existing interior courtyard with.a roof structure. The courtyard is located in the middle of two eight-story buildings on the east and west side, a three-story building on the north side, and a one story building on the south side. The courtyard is currently open to the sky which limits year round because of Amendment to a Conditional Use Permit and Conditional Use Permit 835 Airport Blvd. weather. The applicant is proposing to enclose the 3,849 SF space with a glazed roof structure that would create a year-round atrium. The maximum height of the structure would be 23 feet at its center, as measured from adjacent grade. The enclosed space that would be created with the addition of the roof structure would allow year-round use of the courtyard space and would enhance the use of the existing adjacent spaces. The proposed courtyard enclosure would add 3,849 SF of floor area, increasing the floor area ratio from 1.16 to 1.18. A conditional use permit is required for floor area between 1.0 and 2.0 in the C-4 zoning district and a variance is required for FAR exceeding 2.0 (C.S. 25.41.090 and C.S. 25.41.025(fl). This proposed increase in floor area is considered a conditional use permit amendment to the previously approved conditional use permit in 2001 for FAR between 1.0 and 2.0 for the meeting room addition. The courtyard enclosure also increases the lot coverage on the site by 3,849 SF to 25.5% where 25% is the maximum for buildings over 50 feet in height. The existing lot coverage (with meeting room addition) is 23.6%(49,171SF). A conditional use permit for variation from the Design Guidelines for Bayfront Development is required for lot coverage exceeding the maximum allowed. The parking requirement for hotel use is one parking space for each hotel room. A parking variance was granted in 2001 for 265 on-site parking spaces and 127 spaces on an adjacent parcel, where 392 on-site spaces are required. Since this proposal does not add guest rooms to the hotel or take away existing parking, there is no additional parking requireci. Property Development Standards: Table 1 shows the requirements of the Zoning Ordinance and the Bayfront Development Design Guidelines as they relate to this project. The table reflects the proposed courtyard enclosure with existing conditions on the site without the construction of the meeting room addition (approved in November 2001, extended to 2003), as well as the resulting changes with the construction of the approved meeting room addition. In suminary, the project requires the following permits: Amendment to conditional use permit: • to exceed the floor area ratio allowed in the C-4 zone (1.18 FAR proposed where 1.0 FAR is the maximum allowed without a conditional use permit) (C.S. 25.41.025, �. Conditional use permit: to vary from the lot coverage requirements of the Design Guidelines for Bayfront Development for 25.5% lot coverage where 25% is the maximum lot coverage allowed (23.6% existing, 25.5% proposed, 25% maximum). 2 Amendment to a Conditional Use Permit and Conditional Use Permit 835 Airport Blvd. C-4 Pro er Develo ment Standards and Desi n Guidelines or Ba ro�zt Develo ment EXISTING PROPOSED PROPOSED ALLOWED/ W/MTNG RM W/O MTNG W/ MTNG RM .�Q�D ADDTN RM ADDTN ADDTN , SETBACKS: Front: No change 30 ;> bldg. ht. - from Anza Blvd. 74'-9" 81'-6" (89'-2") &> 2 Appt. Width of bldg. (88') Rear: 66'-5%2" 73-9" No change 25' - from Public Park: LANDSCAPING: C-4 District 27.5% of Land 27.9% of Land No change 15% of Land Area Requirements Area Area (57,986 SF) (31,148 SF) (57,109 SF) Bayfront no change 95% No change 80% of Front Guidelznes - Front Setback Setback Bayfront 9% of Parking 9.2% of Parking No change 10% of Parking C'ruidelines Area (9281 SF) Area (9524 SF) Area - ParkingArea (10,304 SF ) VIEW OBSTR UCTION o� From Airport no change 46 /o No change 60% Blvd. o :� From Anza Blvd. no change 52 ° No change 60% LOT COVERAGE 23.6% 23.4% 25.5%1 25% HEIGHT & BULK Bayfront 16'-6" 99'-0" No change 50'-0" Maximum Guidelines - (mechanical) Building Height 89'-2" (roo fl Amendment to a Conditional Use Permit and Conditional Use Permit. 83S Airport Blvd. Bayfront Specific No change 392 Rms./4.767 No change 65 room per acre Plan - Densities Ac. = 82.2 rooms/acre (310 rooms) FAR 1.16 FAR 1.16 FAR 1.18 FARZ 1.0 FAR (240,781 SF) (236,409 SF) (207,659 SF) PARKING ' Space 265 spaces 277 spaces No change 1 space/room = 392 Requirement Space Dimensions Stndard - 214 n/a No change Compact - 50 (19%) Compact — 43 Disabled — 8 * Existing non-conforming 1 Conditional use permit to vary from the lot coverage requirements of the Design Guidelines for Bayfront Development for lot coverage (25.5% proposed, 25% maximum allowed). 2 Conditional use permit amendment to exceed the floor area ratio allowed in the C-4 zone (1.18 FAR proposed where 1.0 FAR is the maximum allowed). Staff Comments: See attached Catherine Barber Planner c: Bruce Carlton, DoubleTree Hotel, applicant Noemi Avram, Gumbinger/Avram Associates, architect !�