HomeMy WebLinkAbout567 Airport Boulevard - Staff Report (2)City of Burlingame
Environmental Scoping and Design Review Study
Address: 567 Airport Boulevard
Item No. 11 d
Environmental Scoping &
Design Review Study
Meeting Date: November 23, 2020
Request: Environmental Scoping and Design Review Study for an Application for Environmental Review,
Commercial Design Review, and Conditional Use Permit for floor area ratio and building height for a
new, eight-story office/research and development building and parking garage.
Applicant and Property Owner: EW-PG Airport Owner, LLC APN: 026-363-590 and 026-363-470
Architect: DES Architects Zoning: AA (Anza Area)
General Plan: Bayfront Commercial Lot Area: 558,962 SF (12.832 acres)
Adjacent Development: Office buildings, Sanchez Channel and Burlingame Lagoon
Current Use: Office
Proposed Use: Office/Research & Development (retain existing office use)
Allowable Use: Office, including research and development office with associated laboratories.
Environmental Review: Environmental review is required for this project under the California Environmental
Quality Act (CEQA). As a part of preparing the Initial Study for the environmental document for this project,
staff is requesting that the Planning Commission comment on any potential environmental effects which it feels
should be investigated. These potential environmental effects which will be considered in the CEQA document
include:
• Aesthetics
• Agriculture
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use and Planning
• Mineral Resources
• Noise
• Population and Housing
• Public Services
• Recreation
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire
• Cumulative Impacts
Any additional issues identified by the Commission will be incorporated into the environmental document for
the project. At this time staff notes that based on preliminary analysis, it appears that the type of CEQA
document required will be a Mitigated Negative Declaration. However, the type of CEQA document will be
finalized during the environmental review process. The City has entered into a contract with ICF Jones &
Stokes, Inc. to prepare the CEQA document for this project.
During preliminary review, Planning staff identified that the following applications are required for this project:
Commercial Design Review (Code Sections 25.47.060 and 25.57.010(c));
Conditional Use Permit for Floor Area Ratio greater than 0.6 FAR (0.9 FAR proposed) (Code Section
25.47.040 (a)); and
Conditional Use Permit for Building Height (133'-0" proposed to the top of the office building and 65'-0"
proposed to the top of the parking structure, where 65'-0" is the maximum allowed) (Code Section
25.47.025 (I)).
Environmental Scoping and Design Review Study 567 Airport Boulevard
Project Summary: The project site has an address of 555-577 Airport Boulevard; the proposed
Office/Research and Development (Office/R&D) building would have an address of 567 Airport Boulevard. The
project site is located on Airport Boulevard, however the majority of the site is located behind three existing
office buildings (on separate parcels) fronting Airport Boulevard (411, 433 and 533 Airport Boulevard). The
subject site is comprised of 555 and 577 Airport Boulevard, as well as a leased parcel (State Land
Commission) bordering the site along the Sanchez Channel and Burlingame Lagoon; the total site area
measures 12.83 acres.
The project site is bordered by three existing adjacent office buildings at 411, 433 and 533 Airport Boulevard;
Anza Parking (615 Airport Boulevard) is located to the west of the parcel; and the Sanchez Channel,
Burlingame Lagoon, and the San Francisco Bay Conservation and Development Commission (BCDC)
shoreline bands are located along the east and south sides of the site. Uses in the area include offices,
office/life science uses, hotels and long-term airport parking uses.
The project site currently contains two multi-tenant office buildings (120,579 SF office building at 555 Airport
Boulevard and 139,154 SF office building at 577 Airport Boulevard), surface level parking and landscaping.
The existing office buildings will be retained. The project plans show a parcelization which would create two
parcels (Parcels 1 and 2) for ownership/management purposes. However, for review of development
standards, the review is based on one parcel since it will continue to function as one parcel (e.g., parking,
vehicular access, etc.).
The proposed project consists of constructing a new eight-story, 241,679 SF Office/R&D building and a six-
level parking garage. The garage will contain five levels of covered parking with the sixth level being open to
the sky. The applicant notes that the proposed density and floor plate size is intended to allow tenant flexibility,
particularly focused on life science and information technology. At this time a tenant has not been determined.
The new parking garage and existing surface level parking spaces would provide parking for all three buildings
on the site. The total building area on site (existing and new buildings) would increase to 501,412 SF. The
proposed project also includes the following improvements:
• New surtace parking area and access driveways.
■ New service / trash enclosures, and truck parking area. The existing trash enclosure next tothe bay trail
will be demolished.
• New landscaped promenades connecting all three buildings and parking garage.
■ New landscaped open space and paved plaza on the south and east side of the new building.
■ New stormwater treatment areas connecting to existing pump and outfallto Burlingame Lagoon.
■ New and re-located site utilities and equipment supporting the buildings.
A total of 1,520 on-site parking spaces would be provided in surface level parking and in a proposed six-level
parking garage, and would serve to provide parking for all three buildings on the site. The top (or sixth level) of
the parking garage would be open. There would be 376 parking spaces provided in open surface parking
areas throughout the site and 1,144 parking spaces in the proposed parking garage. All of the parking spaces
provided would be independently accessible and are code compliant (see Off-Street Parking section for
additional details).
The Bay Trail, seating nodes, mature trees and vegetation currently exist along the shoreline. The project
intends to maintain public access to the BCDC shoreline during and after construction, including the Bay Trail
and 15 public Bay Trail access parking spaces. The Bay Trail, vegetation, and other amenities within the
BCDC shoreline bands would not be altered. During construction, the parking areas along Burlingame Lagoon
and Sanchez Channel will be fenced off. The 15 public access parking spaces will be relocated temporarily
during construction (still close to the Bay Trail) and will be restored back to existing location afterwards.
Page 2 of 11
Environmental Scoping and Design Review Study
For a more detailed description of the proposed project,
submitted by the applicant, dated November 12, 2020.
The following table provides a summary of the project's
standards.
567 Airport Boulevard
Lot Area: 558,962 SF (12.832 acres)
567 Airport Boulevard
please refer to the attached Project Description
compliance with the AA District development
Plans date stamped: November 12, 2020
Proposed Allowed/Required
Use and Floor Area Ratio: Office/R&D Office/R&D
0.9 FAR ' 0.6 FAR
501,412 SF Total 335,377 SF
(120,579 SF (e) office at 555 Airport)
(139,154 SF (e) office at 577 Airport)
(241,679 SF new office/R&D at
567 Airport Blvd)
SETBACKS:
Front: 277'-7" to building 30'-0" for 1St two stories/
Parking structure is not adjacent to 40'-0" for above two stories
front property line
Left Side: 410'-0" to building 10'-0"
235'-0" to parking structure
Right Side: 340'-0" to building 10'
10'-0" to parking structure from
interior property line
Rear: 142'-0" to building 25'-0"
342'-0" to parking structure
Shoreline Setback: Complies Average of 65' between structure
& shoreline
(Burlingame Lagoon): 142'-0" to building
342'-0" to parking structure
(Sanchez Channel): 410'-0" to building
235'-0" to parking structure
' Conditional Use Permit for Floor Area Ratio greater than 0.6 FAR (0.9 FAR proposed) (Code Section
25.47.040 (a)).
Page 3 of 11
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Environmenta/ Scoping and Design Review Study 567 Airport Boulevard
Informational Meeting: The applicant held an Informational Meeting via Zoom on November 10, 2020, where
they provided an overview of and answered questions about the project. Information about the meeting was
included in the Burlingame eNews digital newsletter and was also sent to persons on the project interest list.
General Plan: In January 2019, the City adopted a new General Plan and certified the Environmental Impact
Report (EIR). The General Plan designates this site as Bayfront Commercial. The Bayfront Commercial
designation provides opportunities for both local and tourist commercial uses. Permitted uses include
entertainment establishments, restaurants, hotels and motels, retail, and higher-intensity office uses. Because
the project is an Office/R&D development, it is consistent with the land use designation.
Design Review: Design Review is required for new commercial buildings pursuant to C.S. 25.57.010(c)(1).
Design Review was instituted for commercial projects in 2001 with the adoption of the Commercial Design
Guidebook. The criteria for design review in the Anza Area is detailed in Code Section 25.47.052 and requires
the proposed project to be reviewed by the Planning Commission for the following considerations:
1. Support of the pattern of diverse architectural styles as defined in the design guidelines for the Anza
subarea and the role of the shoreline in creating a network of interconnected open spaces; and
2. Respect and promotion of the streetscape by the placement of buildings to maximize the commercial
use of the street frontage, off-street public spaces, and by locating parking so that it does not dominate
street frontages, and for properties with any water frontage, that the design is sensitive to the
surrounding bodies of water, physical and visual presence of the Bay Trail, and the orientation of the
prevailing winds; and
3. On visually prominent sites and sites with shoreline as defined by the Bay Conservation and
Development Commission, the design shall fit the site, support the Bay Trail and its park and
recreational uses, provide for maximum user access and support recreational use by those who work in
the area as well as those who visit; and the design fits the site and is compatible with the surrounding
development and consistent with the design guidelines for the Anza subarea; and
4. Compatibility of the architecture and landscaping with the design guidelines for the Anza subarea
including materials used in existing development, location and use of plant materials, and compatibility
with transitions where changes in land use occur nearby; and
5. Architectural design consistency by using a single architectural style on the lot that is consistent among
primary elements of the structure(s) and with the directives of the design guidelines for the Anza
subarea; and
6. Provision of site features identified in the design guidelines such as orientation to minimize wind
obstruction on San Francisco Bay, protection of the Bay environment, and landscaping and pedestrian
circulation which enriches and enhances the existing recreation opportunities of the area, including
extension of the Bay Trail as well as the commercial neighborhood.
Materials proposed for the exterior of the Office/R&D building include pre-finish metal panels, fins, columns
and rooftop screening, and metal sunshades and canopies. High-pertormance glazing is proposed for the
exterior window system. The new Office/R&D building would be located between the finro existing office
buildings at 555 and 557 Airport Boulevard and behind the proposed parking garage. A materials board will be
available for review prior to the meeting.
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Environmental Scoping and Design Review Study 567 Airport Boulevard
Materials proposed for the exterior of the parking structure include painted concrete columns and spandrels,
pre-finish metal panels, metal fins, metal wire mesh or perForated metal panels, cable railing, and Low-E
green/blue tinted vision glazing. The new six-level parking garage would be located behind the adjacent
buildings at 433 and 533 Airport Boulevard and associated parking deck on the northwest side. The garage
will contain five levels of covered parking with the sixth level being open to the sky. The parking structure is
approximately 73 feet from the proposed office/R&D building and the top parking level is setback another 60
feet. There are two access points from the main campus driveway into the parking garage.
To better help visualize the proposed project, perspectives of the proposed project are provided in the
Graphics Package submitted by the applicant. For additional information with respect to the proposed design
approach, please refer to the Project Description submitted by the applicant (attached).
Floor Area Ratio — Request for Conditional Use Permit: Planning staff would note that the maximum FAR
allowed under the adopted new General Plan is 3.0, so the proposed 0.9 FAR proposed on the site with this
project is in compliance with the General Plan. An application for a Conditional Use Permit is required for the
proposed 0.9 FAR on the site (Conditional Use Permit required to exceed 0.6 FAR). Please refer to the
attached Conditional Use Permit form completed by the applicant.
Building Height — Request for Conditional Use Permit: The maximum building height allowed by right in the
AA District is 65'-0" or 5 stories. Code Section 25.47.025 (I) allows for projects with a structure over 65'-0" or 5
stories in height to apply for a Conditional Use Permit. The applicant is requesting a Conditional Use Permit for
the Office/R&D building (133'-0" proposed to the top of the building) and parking six-level parking structure
(65'-0" proposed to the top of the parking structure). Staff would note that the existing office buildings
surrounding the project are five to eight stories in height. Please refer to the attached Conditional Use Permit
form completed by the applicant.
In addition, the project must also comply with Federal Aviation Administration (FAA) standards. The applicant
has submitted the project for FAA review and is in the process of obtaining a Letter of "No Hazard" for the
project.
View Corridor: To provide a view corridor, the width of any structure or combined structures on a lot shall not
obstruct more than fifty (50) percent of the street frontages. This is an irregularly-shaped lot with three
segments of street frontages along Airport Boulevard, two of which serve as driveway access points from
Airport Boulevard to the buildings on the site. The applicant submitted a diagram on sheet A3.2 showing the
proposed building and the view corridor calculation. Based on the project's street frontage on Airport
Boulevard, the proposed project would comply with this requirement by preserving 56% of the view corridor.
Off-Street Parking/Transportation Demand Management (TDM) Plan: With the proposed project, there
would be a total of 501,412 SF of office and office/R&D uses on the site (120,579 SF existing office building at
555 Airport Boulevard; 139,154 SF existing office building at 577 Airport Boulevard; and the proposed 241,679
SF office/R&D building at 567 Airport Boulevard). Code Section 25.70.040 requires 1 space per 300 SF for
office uses, which would result in a total of 1,672 off-street parking spaces for all three buildings. In addition,
15 spaces must be provided for for public Bay Trail Access parking. In total, 1,687 parking spaces would be
required. However, the required off-street parking may be reduced through implementation of a Transportation
Demand Management Plan.
Krupka Consulting prepared a Transportation Demand Management Plan (TDM) for the proposed project (see
attached TDM Plan, dated November 6, 2020). The purpose of the TDM Plan is to define specific TDM
measures to be implemented by the Project to meet the City's TDM Program goal, which is: at least 20% of all
employees regularly commute to work using modes other than single occupant vehicles (SOVs) or use an
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Environmental Scoping and Design Review Study 567 Airport Boulevard
alternative work hour schedule. This would help to reduce traffic congestion, reduce greenhouse gas
emissions and other air pollution, and reduce the demand for parking. Equally important with regard to
purpose is C/CAG's (City/County of Associated Government) stipulation that local jurisdictions must require the
developer and all subsequent tenants to reduce demand for all new peak hour trips projected to be generated
by developments. C/CAG established several choices for local jurisdictions, including implementing TDM
Programs that have the capacity to fully reduce the demand for new peak hour trips. Therefore, the purpose of
the TDM Plan was expanded to address the C/CAG requirement.
With this application, the applicant is proposing a total of 1,505 parking spaces for the office buildings and 15
required public Bay Trail access spaces, for a total of 1,520 parking spaces. This equate to a ratio of 1 space
per 330 SF (or 3 cars per 1,000 SF). This is accomplished through implementation of the TDM Plan, which
would reduce the parking demand by 20%, which in this case would be 1,338 parking spaces plus 15 public
Bay Trail access parking spaces. With the proposed project, 167 additional parking spaces are provided than
would be allowed with the TDM Plan (1,505 — 1,338 = 167 spaces). Implementation of a TDM Plan is
consistent with General Plan Policies M-7.5 (allowing creative parking approaches) and M-7.6 (reduction in
parking demand through travel options programs such as parking cash-out and other TDM strategies),
therefore a Variance for reduced parking is not required.
There would be 376 parking spaces provided in open surface parking areas throughout the site and 1,144
parking spaces in the proposed six-level parking garage. The 1,520 parking spaces provided would consist of
1,188 standard, 300 compact and 32 disabled-accessible spaces. Of those spaces, there would be 14 clear
air vanpool, 31 electric vehicle and 13 electric-vehicle ready spaces as required by code. Bicycle parking for
41 bicycles would also be provided on-site (4 short-term and 37 long-term).
Proposed TDM measures are described in greater detail in the TDM Plan, but in summary they include the
following:
■ Bicvcle Parkinq - The Project would include 41 bicycle parking spaces, with 37 Class I(secure)
spaces in the bicycle enclosure on the first floor of the parking structure and 4 Class II spaces in
2 bike racks near building entries.
■ Shower Facilities - The new building would include shower rooms for men and women on the
first floor, with a total of eight shower stalls, to support employees who bicycle and walk to work
or exercise during the day, or both.
■ Dedicated qeak period shuttle service to BART/Caltrain that serves at least 60 round trip riders
during the peak hour. This would be provided through direct contract or shared arrangement
with a shuttle service sponsored by another development or entity.
■ Subsidized transit passes for at least 25% of employees with value of at least $20 per month
per pass, or equivalent commuter benefit allowance or subsidy. This would be an employee
benefit for the duration of employment and subject to change and customization to meet
particular tenant conditions.
■ Parkinq Manaqement - The Project would include preferential parking of the following kinds:
- Accessible ("ADA Stalls") - 32 total stalls (6 van, 26 standard), located in the parking
structure and adjacent to existing buildings.
- Clean Air Vehicle - 14 stalls, located in the parking structure.
- Electric Vehicle Charging - 45 total (32 equipped, 13 ready), located in the parking structure
and adjacent to the new building.
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Environmental Scoping and Design Review Study
567 Airport Boulevard
- Bay access stalls ("BCDC Stalls) - 15 stalls located adjacent to the Bay Trail - 45 EV parking
(32 installed)
Evaluating the performance and success of the TDM plans is essential to ensure TDM measures are
implemented and effective. The TDM will require regular monitoring and reporting to ensure that tenants are in
compliance. The TDM Plan includes a monitoring and reporting plan that consists of an annual survey of
employees and preparation of an annual report.
A Traffic Impact Analysis Report (TIA) was prepared by TJKM for the proposed project. The purpose of the
report is to evaluate the project's traffic impacts to the surrounding transportation system pursuant to
requirements under CEQA. To evaluate the impacts on the transportation infrastructure due to the addition of
traffic from the proposed project, the study intersections were evaluated in accordance with the standards set
forth by the level of service (LOS) policies of the City of Burlingame and the City/County Association of
Governments of San Mateo County (C/CAG). Additionally, because three of the study intersections are
located in the City of San Mateo, LOS policies from this jurisdiction were also considered for these
intersections. TJKM also performed a Vehicle Miles Traveled (VMT) analysis for the project for informational
purposes. The TIA will be peer reviewed as part of the CEQA document preparation.
Landscaping: Proposed landscaping throughout the site is shown on the Landscape Plans (refer to sheets
L1.1 through L5). In their Project Description, the applicant notes the following:
"The landscape design incorporates the preservation of 148 existing trees on-site and adds 251 new trees. The
outdoor program incorporates flex amenity spaces adjacent to each building and ties the landscape together
with the use of similar plant material, hardscape geometry, and paving materials. The generous amount of
open space at the southern exposure adjacent to the new building provides ample opportunity for outdoor
amenities. It provides an overlook to capitalize on the lagoon and hill views as well as provides a variety of
seating, dining opportunities, and lawn games. The plant palette is derived from a combination of drought
tolerant native and adaptive plants which have a high success rate in this part of Burlingame. They are located
on the site to maximize on microclimate factors such as sun exposure, shade, wind, etc. The plant palette is
coordinated with C3 treatment measures such as bio-retention areas, such that the bio-retention areas fit
seamlessly within the landscape design."
The AA District standards required that 15% of the site be landscaped. The project proposes 35°/o site
landscaping and therefore complies with the site landscaping requirements. Within the parking area, 10% of
the area is required to contain landscaping (11.7% proposed). Lastly, 80% of the front setback is required to
be landscaped. The existing front setback landscaping is nonconforming, with only 69% of the front setback
containing landscaping; there are no changes proposed to the landscaping areas within the front setback.
Based on the unique configuration of the lot, much of the front setback areas consists of driveways that provide
access to the buildings on the site.
Public Facilities Impact Fees: The purpose of public facilities impact fees is to provide funding for necessary
maintenance and improvements created by development projects. Public facilities impact fees are based on
the uses and the amount of square footage to be located on the property after completion of the development
project.
Based on the proposed Office/R8�D building, the required public facilities impact fees for this development
project total $562,145.35 and is required to be paid in full, prior to issuance of the building permit.
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Environmenta/ Scoping and Design Review Study 567 Airport Boulevard
Commercial Linkage Fees: Commercial Linkage Fees are based on the land use and square footage for new
commercial development projects. The intent of this fee is, in summary, to offset the demand for affordable
housing that is created by new development and mitigate environmental and other impacts that accompany
new commercial development. These fee calculations include gross square feet of floor area, excluding
enclosed parking areas. In addition, the rates vary for prevailing wage and non-prevailing wage for labor used
for the construction of the project. The fees for office uses are charged per square feet ($20.00 per SF if
utilizing prevailing wages or $25.00 per SF if not utilizing prevailing wages). Based on the proposed
Office/R&D building, the required Commercial Linkage Fee for this development project totals $4,833,580 (with
prevailing wages) or $6,041,975 (without prevailing wages) and is required to be paid in full, prior to issuance
of the building permit.
Bayfront Development Fees: The purpose of Bayfront Development Fees is to provide funding for future
construction, improvement and enlargement of major arterials and traffic control devices for the primary
purpose of carrying through traffic and providing a network of roads within the Bayfront area on the east side of
US 101 and to impose charges to support and defer the cost of the benefits rendered to owners and occupants
of lands enjoying these improvements.
The fees for office uses are charged per thousand square feet ($2,781 per thousand square feet), and based
on the proposed Office/R&D building, the Bayfront Development fees for this development project total
$672,109.30. Half of this fee is required to be paid prior to issuance of the building permit and the second half
of the fee is required to be paid prior to scheduling the final inspection.
Staff Comments: None.
Planning Commission Action:
Environmental Scoping: As the first discussion item, the Planning Commission should review and
take public comment on the proposed project and the areas of potential environmental effects as listed
in the staff report. The Commission should add any additional effects of the project that it believes
should be addressed in the CEQA document. The areas of investigation for environmental evaluation
as defined by CEQA are listed in the attached Initial Study Checklist for your reference.
2. Design Review Study: As the second discussion item, the Commission should comment on the design
of the project as required by Chapter 25.57 and Chapter 25.47.052 of the Zoning Ordinance, Design
Review, and to the following design criteria for commercial projects:
a. Support of the pattern of diverse architectural styles that characterize the city's
commercial, industrial and mixed use areas; and
b. Respect and promotion of pedestrian activity by placement of buildings to maximize
commercial use of the street frontage, off-street public spaces, and by locating parking
so that it does not dominate street frontages; and
On visually prominent and gateway sites, whether the design fits the site and is
compatible with the surrounding development; and
d. Compatibility of the architecture with the mass, bulk, scale, and existing materials of
existing development and compatibility with transitions where changes in land use occur
nearby; and
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Environmental Scoping and Design Review Study 567 Airport Bou/evard
e. Architectural design consistency by using a single architectural style on the site that is
consistent among primary elements of the structure, restores or retains existing or
significant original architectural features, and is compatible in mass and bulk with other
structures in the immediate area; and
Provision of site features such as fencing, landscaping, and pedestrian circulation that
enriches the existing opportunities of the commercial neighborhood.
In addition, the following design review criteria for commercial development in the Anza Area are
outlined in the zoning code (C.S. 25.47.052):
Support of the pattern of diverse architectural styles as defined in the design guidelines for the
Anza subarea and the role of the shoreline in creating a network of interconnected open spaces;
and
2. Respect and promotion of the streetscape by the placement of buildings to maximize the
commercial use of the street frontage, off-street public spaces, and by locating parking so that it
does not dominate street frontages, and for properties with any water frontage, that the design
is sensitive to the surrounding bodies of water, physical and visual presence of the Bay Trail,
and the orientation of the prevailing winds; and
3. On visually prominent sites and sites with shoreline as defined by the Bay Conservation and
Development Commission, the design shall fit the site, support the Bay Trail and its park and
recreational uses, provide for maximum user access and support recreational use by those who
work in the area as well as those who visit; and the design fits the site and is compatible with
the surrounding development and consistent with the design guidelines for the Anza subarea;
and
4. Compatibility of the architecture and landscaping with the design guidelines for the Anza
subarea including materials used in existing development, location and use of plant materials,
and compatibility with transitions where changes in land use occur nearby; and
Architectural design consistency by using a single architectural style on the lot that is consistent
among primary elements of the structure(s) and with the directives of the design guidelines for
the Anza subarea; and
6. Provision of site features identified in the design guidelines such as orientation to minimize wind
obstruction on San Francisco Bay, protection of the Bay environment, and landscaping and
pedestrian circulation which enriches and enhances the existing recreation opportunities of the
area, including extension of the Bay Trail as well as the commercial neighborhood.
Because a CEQA document is being prepared for this project, it is important that any changes to the building
envelope be made early enough in the process so that any changes are reflected in the environmental review.
Subsequent changes once the CEQA process has begun may result in the need for additional studies and
analysis and will require additional time for the CEQA process to accommodate the review of such changes.
Ruben Hurin
Planning Manager
Page 10 of 11
Environmenta/ Scoping and Design Review Study
c. EW-PG Airport Owner, LLC, applicant and property owner
DES Architects, architect
Attachments:
■ Application to the Planning Commission
■ Project Description, submitted by the applicant, dated November 12, 2020
■ Conditional Use Permit Applications
■ TDM Plan, prepared by Krupka Consulting, dated November 6, 2020
■ Environmental Information Form
■ Notice of Public Hearing — Mailed November 13, 2020
■ Area Map
567 Airport Boulevard
Page 11 of 11
� PLANNING APPLICATION
BURLINGAME COMMUNITY DEVELOPMENT DEPARTMENT—PLANNING DIVISION
� 501 PRIMROSE ROAD, 2ND FLOOR, BURLINGAME, CA 94010-3997
TEL: 650.558.7250 � FAX: 650.696.3790 � E-MAIL: PLANNINGDEPT(c�BURLINGAME.ORG
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555-577 Airport (proposed address for new building - 567 Airport) 026-363-590, 025-290-470 Anza Area
PROJECT ADDRESS ASSESSOR'S PARCEL #(APNI ZONING
PROJECT DESCRIPTION
The project site is located at a developed parcel at the south end of the Airport Boulevard, east of US Freeway 101. It comprises of parcel APN
026-363-590 (555 and 577 Airport) and leased parcel APN 025-290-470 (State Land Commission). The total site area is 12.8 acres. The existing
Bay Park plaza consists of one five-story and one eight-story multi-tenant o�ce buildings built in 1983 and 1998. Total building area is 259,733 sq.
ft.. The project will add an 241,054 sq. ft. 8-story office / R&D building and a 5.5 level parking garage to the campus. The total building area on site is .
increased to 500, 787 sq. ft.. Floor area ratio of the campus is 0.9. Parking for existing and new buildings will be provided at 3 cars per 1,000 sq. ft.,
with the new garage and surface parking lots. Other site improvements include new driveways, surfacing parking lots, landscape plaza, patios and
walkways, service yards, as well as, utilities / equipment supporting the new project.
EW - PG Air ort Owner, LLC 1099 18th Street, Suite 2900, Denver, CO 80202 �ID�� ��
PROPERTY OWNER NAME X APPLICANT7 ADDRESS
(303) 986-2222 Larry.Lance@EverWest.com 1�
PHONE E-MAIL '
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DES Architects and Engineers
ARCHITECTIDESIGNER APPLICANT7
(650)364-6453
PHONE
33117 (Owner), 24614 (DES)
BURLINGAME BUSINESS LICENSE #
399 Bradford Street, Redwood City
ADDRESS
khung@des-ae.com j
E-MAIL j
*FOR PROJECT REFUNDS* - Please provide an address to which to all refund checks will be mailed to:
EW - PG Airport Owner, LLC
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1099 18th Street, Suite 2900, Denver, CO 80202
ADDRESS
I HEREBY CERTIFY UNDER PENALTY OF PERJURY THAT THE INFORMATION GIVEN HEREIN IS TRUE AND CORRECT TO THE BEST OF MY
KNOWLEDGE AND BELIEF.
APPLICANT'S SIGNATURE (IF DIFFERENT FROM PROPERTY OWNERI DATE
I AM AWARE OF THE PROPOSED APPLICATION AND HEREBY AUTHORIZE THE ABOVE APPLICANT TO SUBMIT THIS APPLICATION TO THE
PLANNI.R� COMMISSIO�IJIVISION.
EVII - PG Airpork Ow1'�r, LLC
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Larry Lance, EVP, Asset Services May 8, 2020
PROPERTY OWNER'S SIGNATURE DATE
6
AUTHORIZATION TO REPRODUCE PLANS
I HEREBY GRANT THE CITY OF BURLINGAME THE AUTHORITY TO REPRODUCE UPON REQUEST ANDIOR POST PLANS SUBMITTED WITH THIS
APPLICATION ON THE CIN'S WEBSITE AS PART OF THE PLANNING APPROVAL PROCESS AND WAIVE ANY CLAIMS AGAINST THE CITY ARISING
OUT OF OR RELATED TO SUCH ACTION KH (INITIALS OF ARCHITECTIDESIGNERI
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APPLICATION TYPE
❑ ACCESSORY DWELLING UNIT (ADU)
IBI CONDITIONAL USE PERMIT (CUP)
� DESIGN REVIEW (DSR)
❑ HILLSIDE AREA CONSTRUCTION PERMIT
❑ MINOR MODIFICATION
❑ SPECIAL PERMIT (SP)
❑ VARIANCE (VAR)
❑ WIRELESS
❑ FENCE EXCEPTION
❑ OTHER:
DATE RECENED:
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PROJECT DESCRIPTION
November 12, 2020
Owner's Project Objectives
The goals of the project sponsor are:
DES . To develop an approximately 241, 679 square foot Office / R&D building and a 5.5 Level
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�,,,, ,�, 4 G a� parking structure on an existing 2-building corporate campus utilizing an existing surface
parking lot, suitable for a single major office tenant.
• To develop a Class A Office / R&D building in a high visibility location proximate to major
transportation corridors.
• To develop a Class A Office / R&D building that is LEED-certified and demonstrates
sustainable design principles and technology.
• To develop a Class A Office / R&D building with adequate density and floor plate size to allow
flexibility in user-make-up, particularly focused on life science and information technology.
• To develop a Class A Office / R&D building within an existing corporate campus with adequate
building height and density to provide usable open space between buildings that connects to
the waterfront edges and San Francisco Bay Trail running through the site.
• To develop a Class A Office / R&D building that has design elements that allow it to integrate
into the existing campus without overwhelming the design of the existing buildings.
• To develop a Class A Office / R&D building with a new parking structure that provides sufficient
automobile parking to meet the demand of the entire campus and allows for opportunities for
the use of alternative transportation methods.
Project site
The project is located at a developed site at the south end of the Bayfront Specific Plan Area, east
of US Freeway 101. It is comprised of parcel APN 026-363-590 (555 and 577 Airport) and leased
parcel APN 025-290-470 (State Land Commission). The total site area is 12.83 acres. Its
northwestern property line follows Airport Boulevard and three adjacent office developments — 411
Airport Blvd, 433 Airport Blvd, and 533 Airport Blvd. The Anza Parking lot (615 Airport Blvd) is to
the west of the parcel. The Sanchez Channel, Burlingame Lagoon, and the BCDC shoreline bands
are on the east and south sides of the site, and are the projecYs "public" frontage as seen from the
freeway. The San Francisco Bay is further to the north.
Vehicular traffic on site is primarily coming from and going to US Freeway 101 - via Broadway
Avenue, Anza Boulevard, and Peninsula Avenue exits - through Airport Boulevard. Commute.org
runs a shuttle service from Millbrae Intermodal Station (Bart / Caltrain / SamTrans) to the Bayfront
399 Brndfirrd Street IZedtuood Cih�, G�lifc�rnin 94063 Tel 650-36�-�4.53 Fax �50-364-2618 zuznw.des-ee.co�n
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Burlingarryie Bay � 10192.002
Project Description
NovemHer 12, 2020
Page 2 of 9
area, and has a stop right across the street from the project site, at Airport Boulevard and Bay View
Place. Airport Boulevard has bike lanes and sidewalks on both sides, along its entire length.
The existing Bay Park plaza consists of one five-story and one eight-story multi-tenant office
buildings built in 1983 and 1998. Total building area is 259, 733 sq. ft. The rest of the site is used as
surface parking lots. The south and east sides of the site are within 100 feet of the BCDC shoreline
bands. There are existing bay trails, seating nodes, mature trees and vegetation along the
shoreline.
Project Scope
The project will add a 241,679 sq. ft., 8-story Office / R&D building and a 5.5 level parking garage to
the existing campus. Total building area will be increased to 501, 412 sq. ft. Floor Area Ratio is up
from 0.46 to 0.9. (2019 City of Burlingame General Plan allows for a 3.0 max FAR for this site). The
new garage and surface parking lots will provide 1,520 stalls for new and existing buildings, at 3/
1,000 ratio. The project will also revamp the entire campus with these improvements:
• New surface parking area and access driveways.
• New service / trash enclosures, and truck parking area. The existing trash enclosure next to the
bay trail will be demolished.
• New landscaped promenades connecting all three buildings and parking garage.
• New landscaped open space and paved plaza on the south and east side of the new building.
• New stormwater treatment areas connecting to existing pump and outfall to Burlingame
Lagoon.
• New and re-located site utilities and equipment supporting the buildings.
The project intends to maintain public access to the BCDC shoreline during and after construction,
including the bay trail and 15 parking spaces. The bay trail, vegetation, and other amenities within
the BCDC shoreline bands will not be altered. During construction, the parking areas along
Burlingame Lagoon and Sanchez Channel will be fenced off. The 15 public parking spaces will be
relocated temporarily during construction (still close to the bay trail) and will be restored back to
existing location afterwards.
The project is proposing a comprehensive Transportation Demand Management (TDM) Plan. The
intent is to reduce single-vehicle trips to / from the site and encourage employees taking public
transportation. Examples of the TDM plan measures include: 2 on-site shuttle bus stations/ parking,
multiple bike storage locations, and changing room / shower facilities.
DES Architects + Engineers, Inc.
G`2020
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Burlingame Bay � 10192.002
Projeci Descnption
November 12, 2020
Page 3 of 9
Site and Building Design
The proposed office building will be sited on the parking lot between the two existing buildings, with
roughly 70 feet separation from each of the existing buildings. The shape of the new building is
slightly curved at the ends for a smoother visual transition to the other buildings. It will be 133 feet
tall (measured to the top of the parapet) and is set back 142 feet from the Burlingame Lagoon
shoreline. This setback allows for a generous open space on the south side of the building, with
views to the Burlingame Lagoon. The building's primary entrance is on the north side, facing the
main campus driveway and Airport Blvd. This campus driveway not only connects all three
buildings and the parking garage, but also branches into a loop road to the service areas between
577 Airport and the new building. The trash enclosure and truck parking space will be screened
with new landscaping and existing trees along the shoreline. Another smaller trash enclosure will be
built on the east side of 555 Airport.
The new surface + 4.5 level parking garage will be tucked behind the adjacent buildings and
parking deck on the north-west side. It is approximately 73 feet from the new office building and the
top parking level is setback another 60 feet. There are two access points from the main campus
driveway. Accessible parking stalls and electrical vehicle chargers will be provided in this garage.
555 Airport Blvd and 577 Airport Blvd buildings are 68 feet and 90 feet (top of parapet) in height.
Both structures are highly visible from the US 101 freeway and the Burlingame Lagoon. 577 Airport
is wrapped in dark tinted glazing and pre-cast concrete bands throughout. 555 Airport has a curved,
bluish-green reflective glass fa�ade on the north side that then transitions to punched window
openings encased in pre-cast concrete pilasters and spandrels. The two ends of the building are
stepped down one floor. The buildings have a general off-white color tone.
The new office building's design respects the architectural and waterfront context of the campus. Its
north-south orientation helps with day-lighting and varying fa�ade treatment. The north side is
primarily clad in slightly tinted glazing, with vertical fins and narrow metal bands. The curved glass
wall continues into projected horizontal ribbon windows that wrap around the east end of the
building. To emphasize the view corridor to the Airport Boulevard, the first two floors at the north-
west corner are recessed and clad with highly transparent structural glass. The facade then
changes to tinted glass wall framed in metal panel pilasters. There is a view balcony at the seventh
floor of the north-west corner.
The south fa�ade is highlighted by the inter-play of various design elements. The arcades on the
first and second floors recall the architecture of 555 Airport and then transition gradually into
punched windows on upper floors, matching the taller massing of 577 Airport. The "encased"
glazing is a slightly darker bluish-green color for better energy performance and compliments the
blue-tinted glass elsewhere. At the east end, the ribbon windows continue one third of the south
fa�ade and then change back to the full-height glass walls with metal sunshades and off-set accent
DES Architects + Engineers, Inc.
�02U20
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Burlingame Bay � 10192.002
Project Description
November 12, 2020
Page 4 of 9
metal fins. This glass wall is very "dynamic" as it is reflecting the water of the Burlingame Lagoon in
high and low tides.
The top two floors at the building's east end are setback 25 feet to create a size-able rooftop patio
that is shaded with metal trellis and canopy. This design feature not only provides an amenity space
for the tenants but also a nice transition to the shorter 555 Airport building.
The new surface + 4.5 Level parking garage is naturally ventilated. Its design emphasizes the
concrete structural columns and spandrels with painted finishes and varied openings. The garage's
entries and street frontages (between the adjacent office buildings) are framed in off-white painted
"portals" with perforated metal panels. The two elevator / stair towers have an open glass fa�ade
and metal canopy that shares the design aesthetics of the new office building.
The new building and garage will use high-performance glazing, low-carbon concrete, metal
sunshades and fins, and other structural materials and finishes that are friendly to the environment.
Mechanical and electrical systems and lighting controls will be highly efficient and appropriate for
tech and life science uses, such as LED lighting fixtures, occupancy sensors, electrical
generators... etc. Electrical vehicle chargers and clean-air vehicle parking will also be provided on
site. The project will comply with the latest CalGreen and City's reach code (if applicable to the
project). It will also target LEED certification — an industry benchmark for energy efficient building
design.
Landscape and Open Space
The landscape design incorporates the preservation of 148 existing trees on-site and adds 251 new
trees. The outdoor program incorporates flex amenity spaces adjacent to each building and ties the
landscape together with the use of similar plant material, hardscape geometry, and paving
materials. The generous amount of open space at the southern exposure adjacent to the new
building provides ampie opportunity for outdoor amenities. It provides an overlook to capitalize on
the lagoon and hill views as well as provides a variety of seating, dining opportunities, and lawn
games such as cornhole. The plant palette is derived from a combination of drought tolerant native
and adaptive plants which have a high success rate in this part of Burlingame. They are located on
the site to maximize on microclimate factors such as sun exposure, shade, wind, etc. The plant
palette is coordinated with C3 treatment measures such as bioretention areas, such that the
bioretention areas fit seamlessly within the landscape design.
Site lighting takes its cue from the geometry in the landscape design and the materials and rhythm
used in the architectural design of the new building. The site lighting concept is used to bring these
elements together and tie the site to the building.
DF.S Architects + £ngirieers, Inc.
��2020
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Burlingame Buy � 10192.002
Project Description
November 12, 2020
Page 5 of 9
Existing Topography
The existing site is relatively flat, with grades varying between elevations 4 and 12 (relative to
NAVD 88 datum). The site grades gently to a low-lying portion of the property at the midpoint of the
property line shared with low lying properties along Airport Boulevard to the northwest of the site.
The site conforms up to elevations at the shoreline protection located to east of the site at Sanchez
Channel, and south of the site at Burlingame Lagoon.
Site Grading:
The proposed project will maintain existing grading for much of the site. The proposed parking
structure (565 Airport Boulevard) will have a finished floor elevation of 6.0. The proposed building
(567 Airport Boulevard) will have a finished floor of elevation 12.0. The site is located largely in the
FEMA Flood Hazard Area AE, with a base flood elevation of 10.0. 567 Airport Boulevard is
proposed to be elevated above the base flood, and the parking structure will be dry flood-proofed to
1 foot above the base flood elevation. The proposed grading will conform to grading at the shoreline
and will not add fill at the existing shoreline.
Stormwater Treatment:
As a redevelopment project that replaces or alters more than 50% of the existing impervious
surface at the site, the project will provide treatment for all impervious surfaces at the project site.
The proposed site will be treated by on-grade flow-through planters. The parking structure will be
treated by a treatment planter located behind the parking structure, and the remainder of the site
will be treated through several treatment planters. A new pump station will direct required runoff
from the remainder of the site to treatment flows distributed through the remainder of the site.
Planters will be sized based on local requirements and will be preliminarily sized at 4% of the
impervious surface for the site plan. Final sizing will be documented in the Stormwater
Management Plan to be submitted with the Construction Documents for the project.
Utilities
Existing site utilities will be removed as required for new utilities to serve the development. New
water services will be connected to the existing 12-inch municipal water main located south of the
site, running the shoreline along Burlingame Lagoon. Existing water will be rerouted as required.
Existing sewers will also be rerouted as required, with new sewer services extended to the new
buildings at 565 and 567 Airport Boulevard and will utilize existing sewer connections to the 10-inch
municipal sewer in Airport Boulevard. The proposed redevelopment will not increase runoff from the
site and will utilize the existing storm drain pump station connecting to Burlingame Lagoon. In
addition, a treatment pump station will be added to direct required runoff to treatment planters
distributed throughout the site.
DES Architects + Engineers, Inc.
��2020
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Burlingame Bay � 10192.002
Project Description
Noventber 12, 2020
Page 6 of 9
Parcelization
The existing site is a single parcel. The project will subdivide the site, to create two parcels. Parcel
A will include existing 555 Airport Boulevard building, as well as the new Office / R&D building (567
Airport Boulevard) and the parking structure (565 Airport Boulevard), and a portion of the remaining
site including landscape improvements and surface parking. Parcel B will encompass existing 577
Airport Boulevard and portions of the remaining site and surface parking. Parcel A will reserve the
right to create two commercial condominiums for 555 and 567 Airport Boulevard buildings to be in
their own respective condominiums.
Sea-level rise
The proposed commercial building is proposed to have a finished floor of 12.0. This is 2 feet above
the FEMA base flood elevation of 10.0, allowing 2 feet of freeboard for potential sea level rise. The
proposed parking structure is proposed to have a finished floor of 6.0 and will include mitigations to
dry floodproof the building to elevation 11.0.
Zoning Compliance
The project is zoned as Anza Area (AA), under the City of Burlingame Bayfront Specific Plan.
Zoning regulations that would apply to this project:
Chapter 25.47 Anza Area
Chapter 25.70 Off-street Parking
Requirement Proposed Footnote
Use Offices - including research and Office / R&D Ch 25.47.020 (c)
development offices with associated
laboratory uses, as well as
instructional activities associated
with an office on the site.
Buildings and structures that None Ch 25.47.020 (h)
exceed forty (40) feet in height
when located within one hundred
(100) feet of the San Francisco Bay
shoreline as defined by the Bay
Conservation and Development
Commission (BCDC).
FAR 0.6 Allowed 0.9, include 555, Ch 25.47.025 (a)
DES Architects + Engineers, Inc.
v2020
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Burlinganie Bay � 10192.002
Project Description
Novemher 72, 2020
Page 7 of 9
> 0.6 CUP 577 Airport and new
8-story building.
Total gross floor
area is 501,412 sq.
ft. (excl. rooftop
penthouses)
CUP
SETBACK Front: 30 ft typical. Complies, Refer to Ch 25.47.040 (a) 1-
Side: 10 — 30 ft Sheet 3.1 of the 3
Rear: 25 ft planning set.
Setback from SF Bay and its Complies, average Ch 25.47.040 (a) 4b
Estuaries setback: � 115 ft
Average 65 feet between any
structure and shoreline as defined
by BCDC.
For structures taller than forty (40) Complies. Ch 25.47.040 (a) 4c
feet, the minimum setback from the
BCDC bayside jurisdiction line shall Height: 133 ft
be equal to the height of the Setback: 142 ft
structure.
Parking No parking spaces in front setback. Grandfathered Ch 25.47.040 (a) 5
Location No parking spaces within twenty conditions, permitted
(20) feet from the inner edge of the per 20-82 BCDC
Bay Trail. permit.
View The width of any structure or Complies, refer to Ch 25.47.040 (a) 6
Corridor combined structures on a lot shall Sheet A3.2.
not obstruct more than fifty (50)
percent of the street frontages. Confirmed with
Planning on
9.8.2010.
Height 65 ft max Building height: 133 Ch 25.47.040 (a) 7
ft (A)
CUP
No building or structure shall None Ch 25.47.040 (a) 7
exceed forty (40) feet when located (B)
within one hundred (100) feet of the
DES Ardtitects + Engineers, Lr�c.
002020
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Burlingnrne Bay � 10192.002
Project Description
Novemher 12, 2020
Page 8 of 9
San Francisco Bay shoreline as
defined by the BCDC
Lot 35% Max 25% (555, 577 Ch 25.47.040 (a) 8
Coverage Airport, New office
building, Parking
garage and
accessory
structures),
Complies.
Refer to Sheet A3.2.
Lot Frontage 100 feet / 40,000 sq. ft min Complies, refer to Ch 25.47.045 (a)
/ Minimum Sheet A3.1.
Lot size
Landscaping Min 15% of the site Complies. Ch 25.70.050 (a — c)
Min 80% of front setback 35% of the site,
Min 10% of parking area including State Land
Commission land,
and 11 % of parking
area. Refer to Sheet
L5.
No changes to the
street frontage and
existing vegetation
to remain.
Trash / Fully enclosed, attached or Complies. Fully Ch 25.70.050 (d — e)
loading doc detached structure for refuse and enclosed trash
garbage containers enclosure and
75 feet from rear property line screened service
100 feet from BCDC shoreline yards as shown on
site plan. Loading
and delivery area
are setback 75 feet
from rear property
line and outside 100
feet BCDC shoreline
band.
Parking 1 car / 300 sq. ft. or 3.3 cars / 1,000 3 car / 1,000 sq. ft. Ch 25.70.040
sq. ft. (gross floor area) With TDM plan.
DES Architects + Engineers, Inc.
CJ2020
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Burlingnme Bay � 10192.002
Project Description
November 12, 2020
Page 9 of 9
Provided a traffic
No CUP is required, study and TDM plan
per Planning's email to justify lowered
dated 9.8.2010. parking ratio.
DF.S Arcliitccts + Engr�iecrs, Inc.
n2020
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ame.org
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The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
1.
2.
3.
Explain why the proposed use at the proposed location wil! not be detrimental or injurious to
property nr i�nprovements in the vicinity nr to publie health, safety, general welfare o��
convenience.
The project will develop a 241,679 square foot Office / R8D building and a 5.5 Level parking structure at the existing Bay Park Plaza office
campus. The neighboring properties are office buildings and a rental parking lot for the San Francisco International Airport. Hence, the
proposed use is compatible with the existing uses on site and neighboring properlies.
The project can be accessed from Airport Boulevard and US 101 Freeway. There will be sufficient on-site parking to meet the demand of
the entire campus. It will also have a TDM to support the use of aiternative transportation and minimize traffic impacts. The site is also
connected to the existing sidewalks on Airport Boulevard and the San Francisco Bay Trails along Burlingame Lagoon and Sanchez
Channel. Existing public access parking will be preserved.
The project will be designed to the latest building and fire code standards and will comply with City of Buriingame's municipal codes. New
or relocated sewers, utilities, power, stormwater treatment and trash facilities will be provided for the new and existing buildings.
The new Office / R8D Building will have energy-efficient mechanical equipment and sustainable design features. It is intended to achieve
LEED certification.
How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinanee?
The site is zoned as Anza Area (AA) within the Bayfront Specific Area.
The Buriingame General Plan (2019) states that "The Bayfront will be a regional recreational and business destination." Goal CC-6.3 Infill
Development - encourages increased intensity via high-quality infill development on surtace parking lots, and support the conversion of
surface parking lois into active commercial and hospitality uses.
The City of Burlingame's Zoning Ordinance, 5ection 25.47.025 Conditional Permitted Uses (a) - Offices with a maximum floor area ratio
greater than 0.6, including research and development offices with associated laboratory uses, as well as, instructional activities with an office
on the the site, requires a Conditional Use Permit.
The proposed project meets the above requirement. It is an infill development and increases the intensity of an existing office use. A new
Class A Office / R&D building (and associated parking garage) will be built at the surface parking lot of an existing office campus. Total FAR i:
increased from 0.46 to 0.9. The project also complies with other Anza Area's development standards, including building setback, minimum lot
size, street frontage, view corridor and landscaping design.
Hnw will the proposed project be compatible witl: tlie aestheties, mass, bulk and eharaeter of
the existing and potential uses on adjoining properties in the general vicinity?
The existing and adjoining properties, including the Burlingame Bay project east of Sanchez Channei, are all office buildings. The
proposed Office ! R8D building, therefore, is consistent with these uses.
The proposed 8-story Office / R&D building is carefully sited between the existing 5 and 8-story structures, to maintain views from these
buildings. There's ample of landscaped open space and separation between the new and existing buildings. The variety of building
heights on this campus is compatible with the massing and character of the immediate neighborhood, including the adjacent Burlingame
Bay campus. The new Office / RSD building also has a substantial setback (142 feet) from the Burlingame Lagoon and bay trails, while
preserving public access to the shoreline.
The new building's design compliments the architectural styles of the existing structures on site. The use of modern and quality building
finishes, such as highly-transparent curtain walls, metal panels and other articulations on the facade, enhances the aesthetics and
"business destination" character of the Bayfront neighborhood.
CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
The parking garage is located on the interior side of the site. Its street presence is limited, including the two ends of the garage and a
small portion on the north side (between the two oftice buildings at adjacent parcels). These areas are treated as the main architectural
features - metal panel-clad portal elements, with perforated metal screen and alternating vertical fins.
City of Burlingame Planning Department
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6URLINGAME
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
CUP for Building Height, 09.10.2020
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The Planning Gornmission is required by law to make findings as clefined by the City's Ordinance (Code
Section 25.52.020). Your answers to the following questions can assist the Planning Commission in
making the decision as to whether the findings can be made for your request. Please type or write neatly
in ink. Refer to the back of this form for assistance with these questions.
�
2.
Explain why the proposed use at the proposed location wil! not be detrimental or injurious to
property or iinprovements in the vicinity or to public health, safety, generul welfare or
eonvenience.
The project will develop a 241,679 square foot Office / R&D building and a 5.5 Level parking structure at the existing Bay Park Plaza office
campus. The neighboring properties are office buildings and a rental parking lot for the San Francisco International Airport. Hence, the
proposed use is compatible with the existing uses on site and neighboring properties.
The project can be accessed from Airport Boulevard and US 101 Freeway. There will be sufficient on-site parking to meet the demand of
the entire campus. It will also have a TDM to support the use of alternative transportation and minimize traffic impacts. The site is also
connected to the existing sidewalks on Airport Boulevard and the San Francisco Bay Trails along Burlingame Lagoon and Sanchez
Channel. Existing public access parking will be preserved.
The project will be designed to the latest building and fire code standards and comply with City of Burlingame's municipal codes. New or
relvcated sewers, utilities, power, stormwater treatment, and trash facilities will be provided for the new and existing buildings.
The new Office / R8D Building will have energy-e�cient mechanical equipment and sustainable design features. It is intended to achieve
LEED certification.
How will the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
The siting of the new building and parking garage preserves more than 50% of the street frontages / view corridors from Airport Blvd to
Burlingame Lagoon and Sanchez Channel. No new structures are proposed within the 100 teet BCDC shoreline band. In essence, the
project is compliant with (1) Zoning Ordinance Sec 25.47.040 - 6 View Corridor, and (2) Burlingame General Plan Goal CC-6.1 View
Corridor - ensures that new developments preserve public view to the waterfront.
The new 8 story Offico / R&D building, at 133 feet tall (to top of the parapet), is above the 65 feet height limit for any properties with
frontages along Burlingame Lagoon (sec 25.47.040 - 7A). However, it is setback further frorn the Burlingame Lagoon than the other two
existing buildings. Its south side is setback 142 feet from the bayside jurisdiction line of the BCDC shoreline. This is more than the 1:1
height to setback requirement (sec 25.47.040 - 4C).
The new 5.5 level parking garage is located on the north side of the site. It generally complies with the 65 feet height limit, except at the
two elevator / stair towers (69 feet). The front portion of this garage is only 47 feet tall. The top parking level is set back further and 57.5
feet tall.
The project complies with other Anza Area's development standards, including building setback, minimum lot size, street frontage, and
landscaping design.
3. How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in tl:e genera[ vicinity?
The existing and adjoining properties, including the Burlingame Bay project east of Sanchez Channel, are all office buildings. The
proposed Office / R&D building, therefore, is consistent with these uses.
The proposed 8-story Office ( R8D building is carefully sited between the existing 5 and 8-story structures, to maintain views from these
buildings. There's ample of landscaped open space and separation between the new and existing buildings. The variety of building
heights on this campus is compatible with the massing and character of the immediate neighborhood, including the adjacent Burlingame
Bay campus. The new Office / R&D building also has a substantial setback (142 feet) from the Burlingame Lagoon and bay trails, while
preserving public access to the shoreline.
The new building's design compliments the architectural styles of the existing structures on site. The use of modern and quality building
finishes, such as highly-transparent curtain walls, metal panels and other articulations on the facade, enhances the aesthetics and
"business destination" character of the Bayfront neighborhood.
The parking garage is located on the interior side of the site. Its street presence is limited, including the two ends of the garage and a
small portion on the north side (between the two office buildings at adjacent parcels). These areas are treated as the main architectural
features - metal panel-ciad portal elements, with perforated metal screen and alternating vertical fins.
krupka.
DRAFT FINAL TDM PLAN
BURLINGAME BAY
Prepared for
EW-PG Airport Owner, LLC
Prepared by
KRUPKA CONSULTING
November 6, 2020
krupka.
[this page intentionally left blank]
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Exhibit A
� Project Site Burlingame Bay TDM Plan
Project Vicinity
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Exhibit B
Burlingame Bay TDM Plan
Site Plan
krupka.
access and circulation, substantial landscaping with promenades, view areas and patios with
seating and casual dining features are proposed to complement the waterside setting.
Supportive TDM Infrastructure and Project TDM Measures
The Project as envisioned would be a pedestrian and bicycle friendly campus within the
Bayfront commercial area, served by active transportation such as the Burlingame Trolley,
Burlingame Bayside Shuttle and mature sidewalks, trails and bikeways. Exhibit C highlights
active transportation serving the Project.
Project TDM measures were defined to complement the existing TDM setting. The following
paragraphs highlight these features, which are summarized on Exhibit D.
Community ConnectivitX - The Project and respective site improvements would connect to and
complement Bayfront area facilities, including sidewalks and bike lanes on Airport Boulevard
and the Bay Trail adjacent to the Project site, which serves the Coyote Point Recreation Area in
San Mateo. This indicates positive community connectivity.
Public Transportation Access - The Project would include a commute bus center with two bus
bays. The facility would be located adjacent to the parking structure in the center of the site, with
suitable turning movement dimensions to allow easy bus entries and exits and connections to
Airport Boulevard. The Burlingame Trolley traverses the Bayfront area and includes a stop near
577 Airport Boulevard, and connects the Project site with the Broadway and Burlingame Caltrain
Stations as well as Broadway and Burlingame Avenue business districts. Commute.org
operates the Burlingame Bayside Shuttle, which provides direct commute period service
between the Project site and the Millbrae BART/Caltrain Station. Two buses serve the area and
carry approximately 2,800 total AM and PM peak period riders per month (Source:
Commute.org data summaries for October 2019 and January 2020).
Pedestrian Amenities - The Project walkway system would minimize vehicular conflicts, allow
direct access to the Bay Trail, buildings and the parking structure. Landscaping features, patios
and seating areas would complement the walkway system and soften the Project environment.
Bicycle Parkinq - The Project would include 41 bicycle parking spaces, with 37 Class I(secure)
spaces in the bicycle enclosure on the first floor of the parking structure and 4 Class II spaces in
2 bike racks near building entries.
Shower Facilities - The new building would include shower rooms for men and women on the
first floor, with a total of eight shower stalls, to support employees who bicycle and walk to work
or exercise during the day, or both.
Parking Management - The Project would include preferential parking of the following kinds.
• Accessible ("ADA Stalls") - 32 total stalls (6 van, 26 standard), located in the parking
structure and adjacent to existing buildings.
• Clean Air Vehicle - 14 stalls, located in the parking structure.
Draft Final TDM Plan for Burlingame Bay November 6, 2020
Page 2
Exhibit C
Samtrans Routes Trail (existing) Bike Path (Class I) Burlingame Bay TDM Plan
Burlingame Trolley � � � Trail (planned) - - • - - Bike Path (Class II) Active Transportation
-r-�-� Burlingame Shuttle �-- Bike Path (Class III/Sharrows)
SOUHCE: DESAicNfects+Fngineers.7(J70�n�18�iiliii��arneGener�lPlan. Cityo/Ruilin�idii��.'07�
Burlingame Bay TDM Plan
TDM Elements
SOUpCE: DESArchltects+Eng/neers, 2020 Exhibit D
krupka.
Electric Vehicle Charging - 45 total (32 equipped, 13 ready), located in the parking structure
and adjacent to the new building.
Bay access stalls ("BCDC Stalls) - 15 stalls located adjacent to the Bay Trail - 45 EV parking
(32 installed)
Vehicular Access - The Project would be served by two existing driveways on Airport Boulevard.
Internal drive aisles would connect the driveways and provide direct access to the parking
structure and surface parking.
Freight and trash loading zones would serve all buildings directly with suitable turning and
parking dimensions.
Programmatic TDM Measures
Given the Project may be occupied by one or more tenants, and most candidate tenants are
familiar with and routinely incorporate TDM in practice, Client intends to require tenants by lease
agreement to actively incorporate and participate in TDM measures most suitable to them to
achieve the TDM Plan purpose.
TDM Requirements - Client shall oversee the TDM program and require tenants to implement
and consistently carry out and monitor the following TDM measures.
TDM Coordinator - A Project TDM Coordinator shall be responsible for implementing,
maintaining and monitoring the TDM Plan. The TDM Coordinator shall participate in
TDM training sponsored by Commute.org in during the first year of occupancy.
Employee SurveX - A confidential survey of transportation characteristics of employees
shall be conducted with findings submitted to the City upon full occupancy of the Project
and periodically thereafter. The survey shall include residence location, mode of travel to
work, duration of commute, usual work schedule and interest in commute alternatives.
Attachment A, appended hereto, lists the proposed survey questions and gives a good
understanding of the expected data to be generated.
Commute Alternative Information - A summary pamphlet shall be prepared that
describes commute alternatives (to driving alone) and summarizes the TDM Plan. This
pamphlet shall be made available to all employees and updated at least annually.
Commute Alternative Plan - The Project shall implement TDM measures to meet the
City's TDM policy and goal, which is: at least 20% of all employees regularly commute
to work using modes other than single occupant vehicles or use an alternative work
hour schedule. The TDM Plan shall comply with the C/CAG Land Use Guidelines that
stipulate the TDM Plan have the capacity to fully reduce the estimated demand for new
peak hour trips generated by the Project.
Draft Final TDM Plan for Burlingame Bay November 6, 2020
Page 3
krupka.
The Project shall be required to provide the following TDM measures.
Dedicated peak period shuttle service to BART/Caltrain that serves at least 60 round
trip riders during the peak hour. This would be provided through direct contract or
shared arrangement with a shuttle service sponsored by another development or
entity.
Subsidized transit passes for at least 25% of employees with value of at least $20 per
month per pass, or equivalent commuter benefit allowance or subsidy. This would be
an employee benefit for the duration of employment and subject to change and
customization to meet particular tenant conditions.
Other candidate TDM measures tenants may incorporate include, but not be limited to,
the following.
Alternative work schedules or telecommuting
Guaranteed emergency ride home, which gives eligible employees free rides home in
case of personal emergencies or unexpected late work days that cause them to miss a
customary transit ride or carpool seat
Coordination and incentives to enhance alternative mode usage, including the
following functions
• Introduce employees to the TDM Plan
• Help use 511 Rideshare and 511 Transit Trip Planning
• Help match "bike buddies" and "walk buddies"
• Coordinate and manage bicycle parking and preferential parking spaces
• Help assess and establish alternative work schedules and telecommuting
• Catalog and update available transportation services, bicycle routes, bike share
facilities, transit schedules and shuttle services; provide alerts regarding .
changes and new opportunities
Calculation of Trip Credits Per C/CAG Guidelines
The implementation of a TDM program that has the capacity to fully reduce the estimated
demand for new peak hour trips generated by a new development project is one of five options
local jurisdictions may use to help offset or mitigate the traffic impacts of development projects
according to the C/CAG Land Use Guidelines.
Table 1 summarizes the estimated trip credits for Project TDM measures, including site design
elements and required TDM measures, based on application of the C/CAG trip credit unit
values. This evaluation addressed the trip generation for the new building only. The total trip
credits exceeds the estimated net new peak hour trip values and therefore meets the intent of
the C/CAG requirements.
Draft Final TDM Plan for Burlingame Bay November 6, 2020
Page 4
krupka.
Table 1
ESTIMATED TRIP CREDITS PER C/CAG LAND USE GUIDELINES
TDM Measure Number of Units Notes C/CAG Unit Trip Resulting Trip
per TDM Plan Credit (Rate per Credits for TDM
Unit) Plan
Bicycle lockers 41 3 123
and racks
Showers and 8 trip credits 10 85
changing rooms calculation
(combination) includes 5 bonus
credits for bicycle
storage
Dedicated peak 60 peak hour round 1 60
period shuttle to trip seat; estimate
BART/Caltrain reflects 5% of
employees during
the peak hour
Subsidized transit 300 25% of estimated 1 300
passes for employee count
employees (at at 5 employees
least $20 per per 1,000 sf
month per ticket/
pass)
Preferential 14 spaces are 2 28
parking for designated for
carpoolers and Clean Air
vanpoolers Vehicles, not
separately for
carpoolers and
vanpoolers; lower
trip credit rate —
for carpoolers —
used
TOTAL TRIP 596
CREDITS
PROJECT NET 276
NEW PEAK
HOUR TRIPS
(TJKM, Traffic
Impact Analysis
Report, May 8,
2020)
PROJECT TRIPS YES
MITIGATED?
Draft Final TDM Plan for Burlingame Bay November 6, 2020
Page 5
krupka.
Monitoring and Reporting
The following monitoring and reporting plan shall be implemented to help Client and the City
assess the effectiveness of the TDM Plan against its stated goal.
EmRloyee Survek - Each year the Project is occupied and prior to February 15, tenants shall
survey existing employees to estimate the proportion of employees commuting in single-
occupant vehicles and assess employees' work and travel characteristics, overall perceptions of
travel alternatives, and concerns about the TDM Plan. The proposed questions to be included in
the survey are summarized in Attachment A.
Annual Pr�ect TDM Program Re� - Annual reporting shall commence the calendar year after
the Project reaches 90% occupancy. Each year prior to March 30, Client shall prepare and
submit a report summarizing the results of the tenants' Employee Surveys and TDM Plan
activities. The report shall also include descriptions of any new or modified programs to be
introduced in the next year, or any programs that would be changed as a result of user
comments. Client shall meet with City staff to review comments on the report and discuss
reasonable changes or other actions required to address the comments. Such changes or
actions, and their implementation status, would be reported in the subsequent report.
Client reserves the right to revise its TDM Plan as necessary to achieve TDM Plan goal in the
most cost-effective manner, and understands that such revisions are subject to review and
approval of the City Community Development Director. Client also understands the City
Community Development Director reserves the right to request modifications to the TDM Plan.
Enforcement - The City reserves the right to assess an annual penalty for non-compliance.
Conclusions
This TDM Plan describes strong TDM infrastructure and Project TDM Measures, which give the
Project a solid employee serving, pedestrian/bicycle friendly foundation and, combined, indicate
strong potential to achieve the TDM Plan goal. A reasonable monitoring and reporting
requirement provides a credible means for Client and City to manage the performance of the
TDM program.
Draft Fina/ TDM P/an for Burlingame Bay November 6, 2020
Page 6
krupka,
ATTACHMENT A
PROPOSED EMPLOYEE SURVEY QUESTIONS
1. What time do you typically arrive for work in the morning?
1. Shift Work or Varies
2. Before 5:00 AM
3. 5:00 AM to 10:00 AM - By 30 Minute Increment (increments are listed in the survey)
4. After 10:00 AM
2. What time do you typically leave work?
1. Shift Work or Varies
2. Before 4:00 PM
3. 4:00 PM to 8:00 PM - By 30 Minute Increment (increments are listed in the survey)
4. After 8:00 PM
3. During a normal week, how variable are your work hours?
1. Start and finish at approximately the same time every day
2. Work hours vary occasionaily
3. Work hours vary often
4. On a typical day, how long does it take to get to work (primary commute)?
1. Fuil time teleworker, so commute time is negligible
2. 1 to 120 minutes in increments of 15 and 30 minutes (increments are listed in the
survey)
3. Greater than 120 minutes
5. Approximately how far is it from your home to your work site (one-way)?
1. Full time teleworker, so commute distance is negligible
2. 1 to 100 miles in stepwise increments of 5, 10, 15, 20 and 40 miles (increments are
listed in the survey)
3. Greater than 100 miles
6. Which of the following best describes your regular work schedule?
1. Five day work week (full-time)
2. Four day work week, 10-hour days (full time)
3. Nine days, 80 hours worked in two week period (full time)
4. Part time
7. What is your primary mode of travel to work for each of these specific dates (seven listed)?
(sub modes are listed in survey)
1. Drive (alone, carpool, vanpool, motorcycle/moped)
2. Passenger (taxi/Uber/Lyft, carpool, vanpool)
3. Transit (SamTrans (Express Bus, Regular Bus), Caltrain, Dumbarton Express)
4. Commute shuttle provided by employer
5. Bicycle
6. Walking, jogging, in-line skating, similar
7. Work from home, off-site, similar
8. Variable or compressed work schedule - day off
9. Away from office(sick, vacation, non-work day, business travel)
8. Please offer your perspectives on alternative travel options at your work site.
9. Please offer and comments or concerns you have about the TDM Plan.
Draft Fina/ TDM Plan for Burlingame Bay November 6, 2020
Page A-1
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.ore
�� CITY �
� �
BURLINGAME ENVIRONMENTAL INFORMATION FORM
'°� to be com leted b a licant when Ne ative Declaration or Environmental Im act ..� ��,
'b,.,�.�,�e'°�� � P Y PP g P
Report is required)
;'�Hr � w 2020
GENERAL INFORMATION
;TY OF BL'RL{NGAME
555-577 Airport
PTO�eCi AC�C�I'eSS: (Proposed address for new buiiding - 567 Airport)ASSeSSOI''S P1rCe1 NUTT1beI': 026-363-590, 025-290-470
Applicant Name: �a�ry �a��e
Address: 1099 18th Street, Suite 2900
Clty/St3te/Zlp: Denver, co sozoz
Phone: (sos> sss-2222
PTOpeI'ly OWT10T Nallle: EW - PG AirpoR Owner, LLC
AC�CII'eSS: 1099 18th Street, Suite 2900
City/State/Zip
Phone:
Denver, CO 80202
303)986-2222
Permit applications required for this project (special permit, variance, subdivision map, parcel map,
condominium permit, building permit, eiC.�: Commercial Design Review, Conditional Use Permit and Environmental Review.
Related permits, applications and approvals required for this project by City, Regional, State and Federal
Agencies: FAa, BCDC Permit Amendment, State Land Commission land lease renewal
SITE INFORMATION
Slte S1Ze: �2•8 acres Acres and 55s,962 sq. ft. SC�Uare Feei Existing Zoning: �
Existing use(s) of properiy: o�e�e
Total Number of Existing Parking Spacesl: a�s Number of Compact Spacesl: No�e
Number of Existing Structures and Total Square Footage of Each: 2 EX�St��9 st���c��es: 555 a,��Port ��zo,681 Sq. Ft.)
577 Airport (137,537 Sq. Ft.)
Will any structures be demolished for this project? X Yes No
S1ze and use of structuTes to be demollshed: Existing trash enclosure
Number and size of existing trees on site`: 3os cocai ex�sc��q t�ees, refer to L1 for locations and Arborist report for complete list
Will any of the existing tress be removed? x Yes No
lf Yes, list number, size and type of trees to be removed: � ss totai c�ees to be �emo�ed, of these 17 are considered 'Protected'
per City of Burlingame. Refer to L1 for complete list of Protected Trees to be removed, refer to Arborist Report for complete list of Existing Trees
Are there any natural or man-made water channels which run through or adjacent to the site?
x Yes NO If Yes, where? South - Burlingame Lagoon; East - Sanchez Channel
� City of Burlingame minimum standard parking space size is 9'x20'. The minimum size for compact parking spaces is 8'x17'.
Refer to City of Burlingame Zoning Ordinance C.S. 25.70 for parking requirements for particular uses.
z Refer to the City of Bwlingame's Urban Reforestation and Tree Protection Ordinance (C.S. 11.06) for tree removal permit
and tree planting requirements.
ENVREV.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.org
Describe in general the existing surrounding land uses to the:
NOTih Office Buildings
SOUih Burlingame Lagoon
East Sanchez Channel
WeSt Surface parkinq lot
PROPOSED PROJECT
Project Description:
The project site is located at a developed parcel at the south end of the Airport Boulevard, east of US Freeway 101. It comprises of parcel APN
026-363-590 (555 and 577 Airport) and leased parcel APN 025-290-470 (State Land Commission). The total site area is 12.8 acres. The existing
Bay Park plaza consists of one five-story and one eight-story multi-tenant office buildings built in 1983 and 1998. Total building area is 259, 733
sq. ft.. The project will add an 241,054 sq. ft. 8-story office / R&D building and a 5.5 level parking garage to the campus. The total building area
on site is increased to 500, 787 sq. ft.. floor area ratio of the campus is 0.9. Parking for existing and new buildings will be provided at 3 cars per
1,000 sq. ft., with the new garage and surface parking lots. Other site improvements include new driveways, surfacing parking lots, landscape
plaza, patios and walkways, service yards, as well as, utilities / equipment supporting the new project.
Residential Projects:
Number of Dwelling Units: Noc a,pprcabie
S1Z0 Of UI]1t�S�: Not Applicable
Household size (number of persons per unit) expected: Not APPr�abie
CommerciaUIndustrial Projects:
Type and square footage of each use: NeW off��e i R&o s��id��9 at za�,054 sq. ft.
Estimated number of employees per shift: eoo
Will the project involve the use, disposal or emission of potentially hazardous materials (including
petroleum products)? Yes X No
If Yes, please describe:
Institutional Projects (public facilities, hospitals, schools):
Major function of facility:
Estimated number of employees per shift
Not Apolicable
Not Applicable
Estimated Occupancy: Not appu�abie
For all Projects:
Flood Hazard: Is this site within a special flood hazard area? X Yes No
Land Use: If the project involves a conditional use permit, variance or rezoning application, please
explain why the applications are required3:
3 Please fill out and submit the appropriate application form 9variance special permit, etc.)
ENVREV.FRM
City of Burlingame Planning Department 501 Pnmrose Road P(650) 558-7250 F(650) 696-3790 www.burlin�ame.ore
555 Airport (120,681 Sq. Ft.)
Building gross square footage: Existing: 5�� A��Po�c �is�,537 Sq. Ft.) PiOpOSeCI: New Office / R8D Building at 241,054 sq. ft.
Number of floors of construction: Existing: �s Proposed: s
Traffic/Circulation: Standard and compact off-street parking spaces provided:
Existing: Standard 879 (incl 15 BCDC parking stalls) Proposed: Standard 1,267
Compact Compact 2s2
Total 879 Total � ,519
Grading: Amount of dirt/fill material being moved (check one):
0-500 cubic yards x 5,000-20,000 cubic yards
500-5,000 cubic yards Over 20,000 cubic yards(indicate amount)
Note: If fill is being placed over existing bay fill, provide engineering reports which show the effect of
the new fill on the underlying bay mud.
Storm water runoff: Indicate area of site to be covered with impervious surfaces (parking lot paving,
etC.�: Total site includes approx. 380K SF imp. surface (both new and existing to remain)
Is the area with impervious surfaces less than 200 feet away from a wetland, stream, lagoon or bay?
X Yes No
Noise: Describe noise sources and timing of activity generated by your project during construction: _
General construction noise, construction schedule TBD
Noise sources generated during operation of facility:
Vibration: Will the proposal cause vibration that may affect adjacent properties? Describe any potential
sources of vibration: No
Exterior Lighting: Please describe any proposed exterior lighting of the facility4:
Parking lot area lighting, pedestrian pole lights, bollards. Refer to LT-1
Water: Expected amount of water usage:
Domestic gal/day Peak use gaUmin
Commercial za,�sz gai. gaUday Peak use ��s gaUmin
Expected fire flow demand O�ce building 1,000 gpm (assumes high-rise / automatic standpipes, three exit stairs) /
parking structure 750 gpm (assumes no car stackers)
As per the C.3 regulations set forth by the California Regional Water Quality Control Board, please
respond to the following questions:
1. Would the proposed project result in an increase in pollutant discharges to receiving waters?
No, site is developed, inclusion of new C.3 treatment will reduce pollutant discharqe.
4 Refer to City of Burlingame Exterior Illumination Ordinance (No. 1477) regarding requirements which limit exterior
illumination in both residential and commercial zones.
ENVREV.FRM
City of Burlingame Planning Department 501 Pnmrose Road P(650) 558-7250 F(650) 696-3790 www.burlin a� me.org
2. Would the proposed project result in significant alteration of receiving water quality during or
following construction? No
3. Would the proposed project result in increased impervious surfaces and associated increased
runoff? rvo
4. Would the proposed project create a significant adverse environmental impact to drainage patterns
due to changes in runoff flow rates volumes? No
5. Would the proposed project result in increased erosion in its watershed? No
6. Is the project tributary to an already impaired water body, as listed on the Clean Water Action
Section 303(d) list? If so will it result in an increase in any pollutant for which the water body is already
impaired? No
7. Would the proposed project have a potential significant environmental impact on surface water
quality, to marine, fresh, or wetland
waters? rvo
8. Would the proposed project have a potentially significant adverse impact on ground water quality?
No
9. Will the proposed project cause or contribute to an exceedance of applicable surface or
groundwater recciving water quality objectives or degradation of beneficial uses?
No
10. Will the project impact aquatic, wetland, or riparian habitat?
No
Sewer: Expected daily sewer discharge 668 Units (524 from WC/UR/LAV/SH/SK-mop, 128 from SK-kitch, 16 from dishwasher)
Source of wastewater discharge on site (i.e. restrooms, restaurants, laboratory, material processing, etc.)
EIv'VREV.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org
General:
Are the following items applicable to the project or its effects? Provide attachment to explain nature of all
items checked `yes'.
Change in existing features of any bays, tidelands, beaches, or hills, or
substantial alteration of ground contours. N�
Change in scenic views or vistas from existing residential areas or public lands Yes
or roads.
Change in pattern, scale or character of general area of project.
Signifcant amounts of solid waste or litter.
Change in dust, ash, smoke fumes or odors in vicinity.
No
�r.�
Change in bay, lagoon, stream, channel or groundwater quality or quantity, or "°
alteration of existing drainage patterns.
Substantial change in existing noise or vibration levels in the vicinity (during N°
construction and/or during operation).
Site on filled land or on slope of 10 % or more.
No
Use or disposal of potentially hazardous materials, such as toxic substances, NO
flammable materials or explosives.
Substantial change in demand for municipal services (police, fire water, sewage) Yes
Substantial increase in fossil fuel consumption (oil, natural gas, etC.�. Yes
Relationship to a larger project or series of projects.
CERTIFICATION
I hereby certify that the statements furnished above and in the attached exhibits
present the data and information required for this initial evaluation to the best of
my ability, and that the facts, statements, and information presented are true and
correct to the best of my knowledge and belief.
Date os.�i.zo2o Signature �
Kenny W H
DES. Architects and Engin��s �
Yes
Yes
ENVREV.FRM
�CITY OF BURLINGAME
� COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
C� BURLINGAME, CA 94010
,�� _ PH: (650) 558-7250
www.burlingame.org
Project Site: 567 Airport Boulevard, zoned AA
The City af Burlingame Planning (ommission announces fhe
following virtual public hearing via Zoom on Monday,
November 23, 2020 at 7:00 P.M. You may access the meeting
online at www.zoom.us/join or by phone at (669) 900-6833:
Meeting ID: 882 8668 2408 Passcode: 106924
Description: Application for Environmenial Scoping, Commercial
Design Review und Conditional Use Permits for floor area ratio
and building height for o new eight-story office�research and
development building and parking garage.
Members of the pu6lic may provide wriiten comments by email to:
pu6liccommentna burlingame.org.
Mailed: Novem6er 13, 2020
(Please refer to other sideJ
PUBLIC HEARING
NOTICE
City of Burlingame - Public Hearina Notice
If you have any questions about this application or would like to schedule an
appointment to view a hard copy of the application and plans, please send an email to
planninsdeptCu�burlinsame,orQ or call (650) 558-7250.
Individuals who require special assistance or a disability-related modification or
accommodation to participate in this meeting, or who have a disability and wish to
request an alternative format for the agenda, meeting notice, agenda packet or other
writings that may be distributed, should contact the Planning Division at
planningdeptC�burlinrzame.org or (650) 558-7250 by 10 am on the day of the meeting.
If you challenge the subject application(s) in court, you may be limited to raising only
those issues you or someone else raised at the public hearing, described in the notice
or in written correspondence delivered to the city at or prior to the public hearing.
Property owners who receive this notice are responsible for informing their tenants
about this notice.
Kevin Gardiner, AICP
Community Development Director (Please refer to ocherside)
567 Airport Boulevard
500' noticing
APN #: 026-363-590
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