HomeMy WebLinkAbout620 Airport Boulevard - Staff ReportCity of Burlingame
Conditional Use Permit
Item No. 8f
Regular Action
Address: 620 Airport Boulevard Meeting Date: August 22, 2016
Request: Extension of an approved Conditional Use Permit to continue operation of an existing long
term airport parking facility (Code Section 25.47.025 (k)).
Property Owner : Boca Lake Office, Inc.
Applicant: SharonLai, Boca Lake Office, Inc.
General Plan: Burlingame Bayfront Specific Plan:
Hotels, Offices, Destination Restaurants and Selected Interim Uses
Adjacent Development: Offices and Hotels
APN: 026-342-330
Zoning: AA (Anza Area)
Lot Area: 3.70 acres
Environmental Review Status: The project is Categorically Exempt from review pursuant to the
California Environmental Quality Act (CEQA), per Section 15301, which states that existing facilities,
consisting of the operation, repair, maintenance, permitting, leasing, licensing or minor alteration of
existing public or private structures, facilities, mechanical equipment or topographical features, involving
negligible or no expansion of use beyond that existing at the time of the lead agency's determination are
exempt from environmental review.
Previous Use: Long-term Airport Parking
Proposed Use: Long-term Airport Parking
Allowable Use: Airport parking lots in the Anza area require a Conditional Use Permit limited to a 5-
year term.
History: In 2004 an application was submitted for approval to construct a new 600-room hotel on the
property situated at 620 Airport Boulevard. While the environmental impact reportwas being prepared for
the hotel, the applicant decided to place the hotel project on hold, and instead apply for a Conditional Use
Permit for Iong-term airport parking as an interim use of the property. A Conditional Use Permit for this
interim use was approved by the City Council on September 7, 2004, and an extension of the Conditional
Use Permit to permit continuation use was approved by the Planning Commission on August 22, 2011
(August 22, 2011 Planning Commission meeting minutes attached).
Summary: The applicant, representing Burlingame Airport Parking, is requesting an extension of the
Conditional Use Permit to permit a continuation of the operation of the long-term airport parking facility at
620 Airport Boulevard, zoned AA. Burlingame Airport Parking has been in operation since 2006.
Extension of the Conditional Use Permit is subject to the following criteria:
1. The sole purpose of the use is the parking for one day or longer of vehicles of persons using the
San Francisco International Airport;
2. A minimum site size of three acres;
3. Permit term limited to five years or less;
4. No more peak hour vehicle trips are generated than allowed by the traffic analyzer for the use
designated for the site in the general plan;
5. The Anza subarea design guidelines from the adopted Bayfront Specific Plan and Bay
Conservation and Development Commission public access requirements are met; and
6. No parking is within a structure above or below grade.
As noted above, the approved Conditional Use Permit for the site was first approved in 2004 and
construction of the parking facility was completed in 2006. The Conditional Use Permit was subsequently
extended in 2011 for an additional five year period until September 1, 2016.
In April 2016 representatives of the property owner met with Planning staff to discuss potential
development scenarios for the site. Given the ongoing General Plan Update and the anticipated Zoning
Ordinance Update, the property owner is requesting to continue the operation of the long term airport
Conditional Use Permit
620 Airport Boulevard
parking facility until it can be determined if there will be additional land use options or changes to
development regulations as a result of the General Plan and Zoning Ordinance Updates.
The updated General Plan and Zoning Ordinance are anticipated to be reviewed for adoption during the
summer of 2017. Depending on the outcome of the General Plan Update, the land use policies of the
Bayfront Specific Plan may be subsequently updated, which could lead to revisions to the Zoning
Ordinance that may permit additional land uses not permitted today. The applicant is requesting a five-year
extension of the long term airport parking interim use at this site to allow sufficient time for conclusion of
the General Plan and Zoning Ordinance Updates, and for the subsequent submittal and processing of a
development application that would be consistent with the updated General Plan and zoning regulations.
The applicant has submitted a letter outlining the request, dated July 28, 2016 (attached).
The existing operation includes surface-level parking for 346 parking spaces (338 standard spaces and 8
ADA/accessible spaces), as well as landscaping along the perimeter of the site, entry gate, lighting, and
drainage improvements. There is an opaque security fence along the perimeter of the site so that views
through the site are not obstructed. Exiting and pay booths are located at the entrance to the parking and
at the adjacent hotel site to the south.
The applicanYs request, as proposed, appears to meet the criteria for extension of the Conditional Use
Permit. The environmental analysis prepared for the original approval in 2004 determined that the peak
hour trips generated by this interim use will not exceed that allowed by the traffic analyzer for the permitted
use which is hotel and restaurant (Item #4). The applicant has submitted an entry/exit time report
providing data for existing conditions. There are no changes to the site or its operation at this time.
The long-term airport parking facility is open 24 hours a day, 365 days a year. Vehicular access to the
parking facility is from Airport Boulevard and egress is from the adjacent Hilton Hotel. Long-term parking
patrons access the parking lot in their vehicles at Airport Boulevard and pass through an entry gate,
consisting of an automated ticket dispenser with coordinated lift arm. Patrons then proceed into the
parking area to park their vehicle. There are designated shuttle pick-up and drop-off areas within the long-
term parking lot to serve the long-term parking lot patrons. There are no changes proposed to the long-
term airport parking facility with this application.
620 Airport Bou/evard
Use:
Area:
Parking:
Existing
Long-term Airport
Parking'
3.70 Acre site
346 spaces
Proposed
Long-term Airport
Parking
no change
no change
Allowed/Req'd.
Conditional Use Permit for
Commercial Parking Lots as
Interim Use
Min. site size of 3 acres
no requirement
' Conditional Use Permit to continue operation of an existing long term airport parking facility (C.S.
25.47.025 (k)).
Staff Comments: Planning staff would note that this application was brought directly to the Planning
Commission as an Action Item because this use has been in operation since 2006 and there are no
change proposed to the current long-term airport parking facility.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit the Planning
Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c):
(a) the proposed use, at the proposed location, will not be detrimental or injurious to property or
�
Conditional Use Permit
620 Airport Boulevard
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or convenience;
(b) the proposed use will be Iocated and conducted in a manner in accord with the Burlingame general
plan and the purposes of this title;
(c) the Planning Commission may impose such reasonable conditions or restrictions as it deems
necessary to secure the purposes of this title and to assure operation of the use in a manner
compatible with the aesthetics, mass, bulk and character of existing and potential uses on
adjoining properties in the general vicinity.
(d) removal of any trees located within the footprint of any new structure or addition is necessary
and is consistent with the city's reforestation requirements, and the mitigation for the removal
that is proposed.
Conditional Use Permit Findings: Based on the fact that the Conditional Use Permit is for an extension
of an existing long-term airport parking use which has been approved and in operation since 2006, that
there are no changes proposed to the operations of the facility and that the requirements of the previous
conditions of approval have been met, the proposed use is found to be compatible with the required
findings for a Conditional Use Permit.
Planning Commission Action:
The Planning Commission should conduct a public hearing on the application, and consider public
testimony and the analysis contained within the staff report. Action should include specific findings
supporting the Planning Commission's decision, and should be affirmed by resolution of the Planning
Commission. The reasons for any action should be stated clearly for the record. The conditions below
incorporate the original conditions of approval (City Council, September 7, 2004) with a change to
condition No. 8 to reflect the 5-year expiration date. Conditions which have been satisfied by the
construction of the project are indicated with an asterisk (*).
that the long-term airport parking facility use shall operate as shown on the plans submitted to the
Planning Department and date stamped June 22, 2004, sheet Sk.1 a and date stamped September
2, 2003, sheet Sk.2a and date stamped August 17, 2011, sheets A0.1, A1.1, L3 and L4;
*2. that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's June 17,
2004, memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet
apart, with proper irrigation, in front of the security fence along Airport Boulevard;
*3. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that
are equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system;
the property owners shall be responsible for inspecting and cleaning all filters twice each year as
well as immediately prior to and once during the rainy season (October 15 — April 1) and shall
submit to the City and have approved a plan for filter/drain maintenance;
4. that the long-term airport parking use shall be operated seven days a week, 24 hours a daywith a
maximum of 346 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed
van storage shall take place on site nor shall the use of any number of parking spaces be
contracted to a single user or corporation without amendment of this use permit;
5. that the property owners agree to assume all responsibility for any on-site flooding or storm
drainage problems and to hold the City harmless from any claims arising from such problems;
K3
Conditional Use Permit 620 Airport Boulevard
"6. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a
building or grading permit for this project;
7. that the landscaping and irrigation system shall be maintained by the property owner including but
not limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path,
and replacement of plant material as necessary to maintain a visual barrier and the approved
landscape design;
that this use permit for long term airport parking with the conditions listed herein is a temporary use
and shall expire on , (September 1, 2021) (5 years);
*9. that the parking lot lighting shall be energy efficient to the extent feasible to provide adequate light
for customer safety;
10. that the applicant shall work with the City to establish an agreement regarding how the parking tax
is collected if the parking spaces are used in association with a park and fly hotel room or other
promotion program in association with the adjacent hotel or any office, hotel or other use;
'"11. that prior to commencement of grading and/or construction activities, the project sponsor shall
submit a dust abatement program for review and approval of the City's NPDES (National Pollution
Discharge Elimination System) administrator; the project sponsor shall require the construction
contractor to implement this dust abatement program;
"12. that if archaeological remains are uncovered, work at the place of discovery should be halted
immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of
archaeological deposits could require additional archaeological investigations to determine the
significance of the find;
"13. that if human remains are encountered during project construction, the San Mateo County
Coroner's Office will be notified immediately. The coroner will determine if the remains are those
of a Native American, and if they are, will notify the Native American Heritage Commission. The
Native American Heritage Commission will make a determination regarding the individual's "most
likely descendanY' who will then make recommendations for the disposal of the remains. The
Native American Heritage Commission will mediate conflicts between the project proponent and
the most likely descendant. Accidental discovery of human remains could require additional
investigations to determine if other graves are present;
*14. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the
impacts of proposed project modifications to the levee on levee stability and any fill on site. The
geotechnical investigation shall be conducted by a California Certified Geotechnical Engineer or
Civil Engineer, and shall include an analysis of expected ground motions along the San Andreas
fault in accordance the 1997 Uniform Building Code (UBC) and the California Building Code (Title
24) additions. Expected ground motions determined by a registered geotechnical engineer shall
be incorporated into the final design as part of the project. The final seismic considerations for the
site shall be submitted to and approved by the City of Burlingame Structural and City Engineers
before grading permits are issued;
'`15. that the project storm drainage system shall be designed and constructed in accordance with the
STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term
water quality impacts from potentially contaminated runoff. The project sponsor shall provide a
plan for long-term operations and maintenance of the oil and sediment separator or absorbent filter
systems including but not limited to the operating schedule, maintenance frequency, routine
service schedule, specific maintenance activities, and the effectiveness of the water treatment
4
Conditional Use Permit
620 Airport Boulevard
systems. The performance of the filters shall be monitored regularly by the project applicant or a
third party to determine the effectiveness of the water treatment and conclusions reported to the
City. To further help minimize and prevent the amount of pollutants entering the storm drain
system, the project sponsor shall implement Best Management Practices and source control
measures that shall include, but are not necessarily limited to, regular street sweeping by
mechanized equipment, proper clean-up of soil debris following landscape work or small scale
construction, available trash receptacles, regular trash collection and the application of absorbent
material on oil and fuel leaks from automobiles;
16. that during operation of the project, the project sponsor shall implement a program for regularly
collecting and properly disposing of litter and debris that may accumulate on the project site;
*17. that order to maintain the existing on-site well for potential use for any future long-term
development on the project site, the well head elevation shall be modified if needed in accordance
with proposed project grading and construction plans and a new well vault shall be installed in
accordance with San Mateo County water well standards to prohibit infiltration of storm water
contaminants and prevent potential damage to the well casing;
*18. that the applicant shall require the construction contractor to limit noisy construction activities to the
least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.;
and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays);
*19. that the applicant shall require contractors to muffle all equipment used on the site and to maintain
it in good operating condition. All internal combustion engine-driven equipment shall be fitted with
intake and exhaust mufflers that are in good condition. This measure should result in all non-
impact tools generating a maximum noise level of no more than 85dBA when measured at a
distance of 50 feet;
'`20. that applicant shall require contractors to turn off powered construction equipment when not in use;
and
*21. that the use and any improvements for the use shall meet all California Building and Fire
Codes, 2001 Edition as amended by the City of Burlingame.
Kevin Gardiner
Planning Manager
c. Sharon Lai, Boca Lake Office, Inc., applicant
Attachments:
August 22, 2016 Planning Commission Minutes
Applicant Letter — dated July 28, 2016
Application to the Planning Commission
Conditional Use Permit Application
Commercial Application
Site Plans from previous application — date stamped August 17, 2011.
Planning Commission Resolution (Proposed)
Notice of Public Hearing — Mailed August 12, 2016
Aerial Photo
5
C/TY OF BURLINGAME PLANNING COMMISS/ON — Approved Minutes August 22, 2011
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VIII. REGULAR ACTION ITEMS
1a. 620 AIRPORT BOULEVARD, ZONED AA — APPLICATION TO RENEW CONDITIONAL USE PERMIT
FOR LONG TERM AIRPORT PARKING AS AN INTERIM USE (PAUL SALISBURY, APPLICANT;
DEMATTEI WONG ARCHITECTURE, ARCHITECT; AND BOCA LAKE OFFICE, INC., PROPERTY
OWNER) STAFF CONTACT: RUBEN HURIN
Reference staff report dated August 22, 2011, with attachments. Community Development Director Meeker
presented the report, reviewed criteria and staff comments. Twenty-one (21) conditions were suggested for
consideration.
Questions of staff:
■ Asked who is responsible for tracking the expiration dates of conditional use permits like this?
(Meeker — noted that staff typically provides rrotice to the applicant that the term of the permit is
approaching expiration, though the ultimate responsibility lies with the applicant to apply for an
extension prior to the expiration date of the permit.)
■ Are there any fees that the City would need to collect? (Meeker — noted that fees are usually
collected for airport parking facilities — fees for this property would have continued to have been
collected even though the expiration date of the permit has passed.)
■ Are approvals for all airport parking lots limited to five years? (Meeker — yes, this is a restriction
placed by the zoning ordinance upon such uses to ensure that they are "temporary" in nature.)
■ Want to encourage development of the property, not the long-term use of the property as airport
parking.
• Noted that the plans for the property date back to 2004-05 and that the use has not changed since
then. There is nothing encouraging the property owner to do anything else with the property — the
airport parking use may be extended by the City every five years.
• Asked if the term of the extension could be based upon the 2009 expiration date; essentially a term
of three additional years from today? (Meeker — yes, this could be done.)
■ The City needs to provide the property owner the opportunity to earn money on the property until the
economy improves. The property owner may eventually build a hotel on the property when
conditions improve and he can afford to do so.
Chair Yie opened the public hearing.
Paul Salisbury, 1555 Bayshore Highway; represented the applicant.
Commission comments:
Clarified that the primary interest in removing the item from the consent calendar was to determine
who is ultimately responsible for bringing the matter before the Planning Commission in advance of
the expiration date.
Public comments:
None.
There were no further comments and the public hearing was closed.
CommissionerAuran moved to approve the application, by resolufion, with the permif exfension being from
today's dafe, with the following conditions:
2
CITY OF BURLINGAME PLANN/NG COMMISSION — Approved Minutes August 22, 2019
��.��,�.-��. �.:�.�,.,�.-�.�„��.�.,..�.,a...�=� �,..tR.-�,.�-..��. .�_ ,.: _ �:�,,,4-..� _����.. ..., � ...�� .:�.,� . . �� �, �: �... �. � .�.. � .,�
that the long-term airport parking facility use shall operate as shown on the plans submitted to the
Planning Department and date stamped June 22, 2004, sheet Sk.1 a and date stamped September
2, 2003, sheet Sk.2a and date stamped August 17, 2011, sheets A0.1, A1.1, L3 and L4;
that the conditions of the City Engineer's July 30, 2003, memo and the City ArborisYs June 17, 2004,
memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet apart, with
proper irrigation, in front of the security fence along Airport Boulevard;
3. that drainage from paved surtaces, parking lot and driveways, shall be routed to catch basins that
are equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the
property owners shall be responsible for inspecting and cleaning all filters twice each year as well as
immediately prior to and once during the rainy season (October 15 — April 1) and shall submit to the
City and have approved a plan for filter/drain maintenance;
4. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a
maximum of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed
van storage shall take place on site nor shall the use of any number of parking spaces be contracted
to a single user or corporation without amendment of this use permit;
5. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage
problems and to hold the City harmless from any claims arising from such problems;
6. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a
building or grading permit for this project;
7. that the landscaping and irrigation system shall be maintained by the property owner including but
not limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path,
and replacement of plant material as necessary to maintain a visual barrier and the approved
landscape design;
8. that this use permit for long term airport parking with the conditions listed herein is a temporary use
and shall expire on ��88 September 1, 2016 (5 years);
9. that the parking lot lighting shall be energy efficient to the e�ent feasible to provide adequate light
for customer safety;
10. that the applicant shall work with the City to establish an agreement regarding how the parking tax is
collected if the parking spaces are used in association with a park and fly hotel room or other
promotion program in association with the adjacent hotel or any office, hotel or other use;
11. that prior to commencement of grading and/or construction activities, the project sponsor shall
submit a dust abatement program for review and approval of the City's NPDES (National Pollution
Discharge Elimination System) administrator; the project sponsor shall require the construction
contractor to implement this dust abatement program;
12. that if archaeological remains are uncovered, work at the place of discovery should be halted
immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of
archaeological deposits could require additional archaeological investigations to determine the
significance of the find;
3
CITY OF BURLINGAME PLANNING COMMISSION — Approved Minufes August 22, 2011
13. that if human remains are encountered during project construction, the San Mateo County Coroner's
Office will be notified immediately. The coroner will determine if the remains are those of a Native
American, and if they are, will notify the Native American Heritage Commission. The Native
American Heritage Commission will make a determination regarding the individual's "most likely
descendant" who will then make recommendations for the disposal of the remains. The Native
American Heritage Commission wilt mediate conflicts between the project proponent and the most
likely descendant. Accidental discovery of human remains could require additional investigations to
determine if other graves are present;
14, that a site-specific, design-level geotechnical investigation shall be prepared that assesses the
impacts of proposed project modifications to the levee on levee stability and any fill on site. The
geotechnical investigation shall be conducted by a California Certified Geotechnical Engineer or
Civil Engineer, and shall include an analysis of expected ground motions along the San Andreas
fault in accordance the 1997 Uniform Building Code (UBC) and the California Building Code (Title
24) additions. Expected ground motions determined by a registered geotechnical engineer shall be
incorporated into the final design as part of the project. The final seismic considerations for the site
shall be submitted to and approved by the Ciry of Burlingame Structural and City Engineers before
grading permits are issued;
15. that the project storm drainage system shall be designed and constructed in accordance with the
STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water
quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for
long-term operations and maintenance of the oil and sediment separator or absorbent filter systems
including but not limited to the operating schedule, maintenance frequency, routine service
schedule, specific maintenance activities, and the effectiveness of the water treatment systems.
The performance of the filters shall be monitored regularly by the project applicant or a third party to
determine the effectiveness of the water treatment and conclusions reported to the City. To further
help minimize and prevent the amount of pollutants entering the storm drain system, the project
sponsor shall implement Best Management Practices and source control measures that shall
include, but are not necessarily limited to, regular street sweeping by mechanized equipment, proper
clean-up of soil debris following landscape work or small scale construction, available trash
receptacles, regular trash collection and the application of absorbent material on oil and fuel leaks
from automobiles;
16. that during operation of the project, the project sponsor shall implement a program for regularly
collecting and properly disposing of litter and debris that may accumulate on the project site;
17. that order to maintain the existing on-site well for potential use for any future long-term development
on the project site, the well head elevation shall be modified if needed in accordance with proposed
project grading and construction plans and a new well vault shall be installed in accordance with
San Mateo County water well standards to prohibit infiltration of storm water contaminants and
prevent potential damage to the well casing;
18. that the applicant shall require the construction contractor to limit noisy construction activities to the
least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and
Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays);
19. that the applicant shall require contractvrs to muffle all equipment used on the site and to maintain it
in good operating condition. All internal combustion engine-driven equipment shall be fitted with
intake and exhaust mufflers that are in good condition. This measure should result in all non-impact
tools generating a maximum noise level of no more than 85dBA when measured at a distance of 50
C/TY OF BURLINGAME PLANNING COMM/SSION — Approved Minufes August 22, 2011
.-� -.�,..--,. ,,,�._ _.. ....:., _ _
feet;
20. that applicant shall require contractors to turn off powered construction equipment when not in use;
and
21. that the use and any improvements for the use shall meet all California Building and Fire Codes,
2001 Edition as amended by the City of Burlingame.
The mofion was seconded by Commissioner Cauchi.
Discussion of motion:
Noted that the largerdiscussion that needs to occuris rhe types of uses that should be permitted to
the east of Highway 101 in orr�er to encourage developmenf.
Chair Yie called for a voice vote on the motion to approve. The motion passed 6-0-1-0 (Commissioner
Vistica absent). Appeal procedures were advised. This ifem concluded at 7:19 p.m.
2. 1629 CORONADO WAY, ZONED R-1 — APPLICATION FOR DESIGN REVIEW AND PARKING
VARIANCE FOR SUB-STANDARD COVERED PARKING SPACE LENGTH FOR A FIRST A SEC�ND
STORY ADDITION TO AN EXISTING SINGLE FAMILY DWELLING WITH AN ATTACH D GARAGE
(BRIAN PRICE, DESIGNER; DAN PRICE, APPLICANT AND PROPERTY OWNER) ST F CONTACT:
Reference staff report dated August 22, 2011, with attachments. Associate Planner rohmeier presented
the report, reviewed criteria and staff comments. Fifteen (15) conditions were sug sted for consideration.
Questions of staff:
■ Need to change this type of parking variance to a conditional use ermit or special permit.
Chair Yie opened the public hearing.
Brian Price, 925 Church Street, San Francisco; represented the pplicant.
Commission comments:
• Did the applicant consider extending the porch cross the front? (Price — attempted to maintain
everything "as-is" on the ground level as much s possible.) Noted that this is a prime opportunity to
extend the porch and make it a more useabl area. (Price — the applicant may have chosen not to
do so in order to preserve Japanese mapl trees in the front-yard area.)
■ Noted that the entire front-yard is nicely I ndscaped; is torn on the desire to expand the porch.
� Still concerned regarding detailing — the is still a high brow area above the second level — there is
an opportunity to install larger windo in the area above the play room; need to reconsider this
element of the design — there is a lo of stucco present in this area.
■ If approved, a builder may decide t place barge rafters at the gable ends that would be inconsistent
with the character of the neighb rhood — need to articulate the fascia so that the eave is more
appropriately scaled on the dra ings.
• Noted that the applicant is pr osing very little construction on the ground floor — expanding the
porch would add to the con ruction cost; the existing landscaping enhances the area.
5
RECEIVE�
AUG - 4 20i6
Boca Lake Office, Inc. CITY OF BURLIiVGAME
CDD-P!�1NNING DIV.
July 28, 2016
Burlingame Planning Department
501 Primrose Road, Burlingame, CA 94010
RE: Conditional Use Permit Application for 620 Airport Boulevard
Parcel No. 026-342-330 Lot No. 4-8; block 6
Dear Planning Commission and Planning Department,
Enclosed please find a Conditional Use Permit application for the request to extend the
interim long-term airport parking lot use for a period of five years.
We had met with Mr. Kevin Gardiner several months prior to discuss possible
development scenarios and initial concepts for the subject site under the current zoning
limitations and under future zoning allowances. The reyuest for the use extension period
is intended to provide sufficient time to explore various potential development options
and in consideration of the projected timeline of the pending General Plan update as well
as the related Zoning Code changes. We are committed to explore transitioning the
existing parking lot to other developed uses that would be more compatible with our
adjacent Hilton Hotel and with the future plans of the Bayfront area. We respectfully
request the Planning Commission to grant a conditional use extension for the existing
long-term parking lot use.
Sincerely,
`
Sharon Lai
Director of Development
Encl: Application Fee
Application to the Planning Commission
Conditional Use Permit Application
Commercial Application
Exhibit A — Entry/Exit Report
433 Califomia Sireet, 7�^ Floor, San Francisco, CA 941042p11 7e1: 415982-7777 Fax: 415-982-7781
eu��NpaM�
COMMUNITY DEVELOPMENT DEPARTMENT • 5O'I PRIMROSE ROAD � BURLINGAAAE, CA 9401 O
p: 650.558.7250 • f: 650.696.3790 • www.burlingame.org
APPLICATION TO THE PLANNING COMMISSION
Type of applfcation:
❑ Design Review ❑ Variance ❑ Parcel #: 026-342-330 Lot Nos. 4-8; Block 6
� Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:
PROJECT ADDRESS: 62o Airport Boulevard
APPLICANT
Name: Sharon Lai
Address: 433 California Street, 7th Floor
C'tty/State/Zip: San Francisco, CA 94104
Phone: 415-982-7777
E-mail: slai@stanfordhotels.com
ARCHITECT/DESIGNER
Name: N/A
Address:
City/State/Zip:
Phone:
E-mail:
Burlingame Business License #:
PROPERTY OWNER
Name: Boca Lake Office, Inc.
Address: 433 California Street, 7th Floor
City/State/Zip: San Francisco, CA 94104
Phone: 415-982-7777
E-mail:
RE�E10lE�
AUG-42016
CITY OF BURLCiVGAME
CDD-PLANNING DIV.
Authorization to Re�roduce Proiect Plans:
I hereby grant the Clty of Burlingame the authority to reproduce upon request and/or post plans submitted with this
application on the City's website as part of the Planning approval process and waive any claims against the City
arising out of or related to such action. (Initials of ArchitecUDesigner)
PROJECT DESCRIPTION: Conditional Use Permit �xt�nsion r q � st for th ontin � d on�ration of an
existing long-term parking lot. Previous CUP approval expires September 1,
1.
AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the
best of my knowledge and belief.
Appllcant's signature: Date: ��28/16
I am aware of the proposed appli ati n an ereby authorize the above applicant to submit this application to the Planning
Commission.
Property owner's signature: Date: ��28�16
.��cg.� �1�1 C�Ft�
Date submitted:
S: �HANDOUTS�VC AppUcotion. doc
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) B96-3790 • www.burlinaame.ora
�I_ f V _`� \
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CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
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 foryour
request. Please type or write neatly in ink. Refer to the back of this form for assistance with
these questions.
2.
Exp/ain why the proposed use at the proposed /ocation will not be detrimenta/ or
injurious to property or improvemenfs in the vicinify or to public hea/th, safety,
genera/ welfare or convenience.
The proposed continuation of an existing long-term parking lot will not be detrimental or
injurious to the vicinity or to the public as no new physical improvements or changes to the
operation are proposed. The existing parking lot has been in operation since 2006 without
any notable issues and is under consistent management by the adjacent Hilton hotel.
How will the proposed use be located and conducted !n accordance with the
Burlingame Genera/ P/an and Zoning Ordinance?
The proposed long-term airport parking use is an approved interim use in the Burlingame
Bayfront Specific Area Plan per Resolution 24-90, and complies with the criteria as set forth
under Zoning Code Section 25.47.025(k).
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 the general
vicinityl
The proposed long-term airport parking lot does not involve any physical improvements and
will therefore not affect the existing character of the area. Other parking lots are currently
present within the immediate vicinity.
R��E10/E�
Rev 08.2007
AUG - 4 2016
Handouts\Conditional Use Pertnit App.doc
CITY OF 'BURLYNGAME
CDD-PLANNING DIV.
City of Burlingame • Community Development Department • 501 Primrose Road • P(650) 558-7250 • F(650) 696-3790 •�r.burlinaame.ora
1. Explain why the proposed use at the proposed /ocation will not be detrimenta/
or injurious to property or improvements in the vicinity or to pub/ic health,
safety, general we/fare or convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If
neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlighbshade,
views from neighboring properties, ease of maintenance.
Why will the structure or use within the structure not affect the public's health, safety or general welfare?
Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water
supply safery, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals,
situations which encourage the spread of rodents, insects or communicable diseases).
Public safe(v. How will the structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers
be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly
gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous
activities like welding, woodwork, engine removal).
General welfam is a catch-all phrase meaning community good. Is the proposal consistent with the ciry's policy and goals for
conservation and development? Is there a social benefit?
Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for this site or
adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How wil/ fhe proposed use be located and conducted in accordance with the
Burlingame General Plan and Zoning Ordinance?
Ask the Planning Department for the general plan designation and zoning district for the proposed project site. Also, a5k for an
explanation of each. Once you have this information, you can compare your proposal with the stated designated use and
zoning, then explain why this proposal would fit accordingly.
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 the
genera/ vicinity�
How does the proposed structure or use compare aesthetically with existing neighborhood? If it dces not affect aesthetics,
state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of
development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a
long term airport parking lot, compare your proposal to other uses in the area and explain why it fits.
How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the
structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the
neighborhood or area.
How will the structure or use within the structure change the character of the neighborhood? Think of character as the image
or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking
available resulting from this use? If you don't feel the character of the neighborhood will change, state why.
How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with
existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would
be consistent with potential uses in the vicinity.
Rev 06.2007 Handouts\Conditional Use Permit App.doc
Community Development Dept. ■ 601 Prlmrose Road • Burllneame, CA 94010 ■ P:BSO.b56.7250 ■ F:660.696.3790 ■�r.burlinaamo.ora
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COMMERCIAL APPLICATION
PLANNING COMMISSION APPLICATION SUPPLEMENTAL FORM
1. Proposed use of the site Long-term parking lot
2. Days and hours of operation 24 hours, 7 days a week
3. Number of trucks/service vehicles to be parked at site (by type) None
4. Current and projected maximum number of employees (including owner) at this location:
5
••� . o
Hours of Before After Before After Before After
Operation 5:00 pm 5:00 pm 6:00 pm 5:00 pm 5:00 pm 5:00 pm
Weekdays
Full-time
Part-time SEE A TACH D EX IBIT A
Weekends
Full-time
Part time
6. What is the maximum number of people expected on site at any one time (include owner, employees and
visitors/customers): Self-service parking lot , anticipated to have up to several people on -site at a time
7. Where do/will the owner and employees park? Adjacent Hilton Hotel
8. Where do/will the customers/visitors park? This lot is intended for paid public parking
9. Present or most recent use of site Long-term airport parking
10. List other tenants on property, their number of employees, hours of operation (attach a list if more room is
needed) N/A � � � � � � � �
AUG - 4 2016
Commercial Application.doc
CITY OF BURLI`NGAME
CDD-PLANNING DIV.
Current and projected maximum number of visitors/customers who may come to the site:
Time Intcrval
0:00 •0:59
1:(Hl -1:59
2:00 -2�59
3:00 -3:59
4:00 -4:59
5:00 -5:59
6:00 -6:59
7:00 -7:59
8:00 -8:59
9:00 -9:59
10:00 -10:59
I1:00 -11:59
12:00 -12:59
13:00-13:59
14:00 -14:59
15;00 -15:54
16:00 -16:59
17�00 -17:59
I B:00 -18:59
19:00-19:59
20:00 -20:59
2I :00 -21:59
22:00 -22:59
23:00 •23:59
Total�
Entry
Vehicles %
136 0.95%
71 0.51%
31 0.22%
33 0.24%
103 0.74%
8l9 5.92%
870 6.29%
2,264 16.52°/a
1,036 7.49%
301 2.189�0
277 2.00%
226 1.63°�
263 1.90%
384 2.78%
857 6.20'/0
968 7.00%
760 5.50%
690 4.99%
548 3.96%
b13 4.43%
697 5.04%
8L2 5.87Yo
739 5.35%
308 2.23%
13,826 100.00%
EXHIBIT A
ENTRY/EXIT TIME REPORT
Frnm: 03/Ol/2016 00:00
To: 07/27/2016 23:59
Printed on 07R7/201614:4U
CONTRACT ACI'[VITY
Spacea Occupied at Start: 0
Exlt
Vehicla %
585 3.644/0
400 2.49%
111 0.69°k
95 U.594�0
152 0.95%
187 1.16%
385 2.40%
898 5.39'/0
1,026 6.39%
1,O16 6.33%
881 5.49%
724 4.51%
538 3.35%
515 3.21%
7G6 4.77%
1,123 6.99%
2,353 14.65%
1,135 7.07%
870 5.42%
665 4.14%
400 2.49%
326 2.03%
409 2.55%
497 3.L0'Yo
16,057 100.0�%
Page 1 of 2
ENTRY/EXIT TIME REPORT
Frnm: 03/Ol/2016 OO:DO
To: 07/Z7R016 23:59
Printed on 07/27R016 14:40
CONTRACT ACTIVITY
i;uit'�ul�ti�� En��lExit �r��Fah
B
4
2
r+
C p
�
O
U _2
�
-s
o � ti � a h � � � 0 ,�o ,�s ,�ti ,�� ,�a ,�h ,�m ,�� ,�� ,�� ,yo ,y� ti�. ti�
Hours
2400
2000
1800
= 1200
0
u
BDO
400
0
o� 1, 9 a 6 6'l 0�i^O^'+r�ti�9^b^h^0r�1r���0ryOr�'�^�'r'�'
Hours
� Entry Ve6lcles
■ Esit Vehicles
. Ottupied 3pacer
�xiti �r��h
Transient, contract and cumulative counts
2aoo
2000
180D
� 1200
0
V
eoo
400
0
O�'L'h a h�o 'l 4 0,�0,�'�,��,^9,�D.,�h,�ro,�1,�0,�0'�OrL'�,�ry',y�s
Houre
Page 2 of 2
� Contract Count
� N!A
. N!A
Ei��r'y �r��.,h
Transient, contract and cumulative counts
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ARCHiECT - - -----
BLUNK DFYAIIEI �SSOlUfES M.Cl11iE(:tS
I�Si Baysrere H.y. '�uile 700
e����y��, c• 9a0�n
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RESOLUTION APPROVING CATEGORICAL EXEMPTION
AND CONDITIONAL USE PERMIT
RESOLVED, by the Planning Commission of the City of Burlingame that:
WHEREAS, a categorical exemption has been proposed and application has been made for
Conditional Use Permit to continue operation of an existinq lona term airport parkinQ facilitv at
620 Airport Boulevard, zoned AA. Boca Lake Office. Inc.. 433 California Street, San Francisco,
CA. 94104, propertv owner. APN: 026-342-330;
WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on
August 22. 2016, at which time it reviewed and considered the staff report and all other written
materials and testimony presented at said hearing;
NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that:
On the basis of the Initial Study and the documents submitted and reviewed, and
comments received and addressed by this commission, it is hereby found that there is
no substantial evidence that the project set forth above will have a significant effect on
the environment, and categorical exemption, per CEQA Article 19, Section: 15301,
which states that existing facilities, consisting of the operation, repair, maintenance,
permitting, leasing, licensing or minor alteration of existing public or private structures,
facilities, mechanical equipment or topographical features, involving negligible or no
expansion of use beyond that existing at the time of the lead agency's determination are
exempt from environmental review, is hereby approved.
2. Said Conditional Use Permit is approved subject to the conditions set forth in Exhibit "A"
attached hereto. Findings for such Conditional Use Permit are set forth in the staff
report, minutes, and recording of said meeting.
3. It is further directed that a certified copy of this resolution be recorded in the official
records of the County of San Mateo.
Chairman
I, , Secretary of the Planning Commission of the City of
Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a
regular meeting of the Planning Commission held on the 22"d dav of August, 2016 by the
following vote:
Secretary
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Conditional Use Permit
620 Airport Boulevard
Effective September 1, 2016
that the long-term airport parking facility use shall operate as shown on the plans
submitted to the Planning Department and date stamped June 22, 2004, sheet Sk.1a
and date stamped September 2, 2003, sheet Sk.2a and date stamped August 17, 2011,
sheets A0.1, A1.1, L3 and L4;
2. that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's
June 17, 2004, memo shall be met, which includes planting 5-gallon Frazer's Photinia
spaced four feet apart, with proper irrigation, in front of the security fence along Airport
Boulevard;
3. that drainage from paved surFaces, parking lot and driveways, shall be routed to catch
basins that are equipped with fossil filters (sand/gravel filters) prior to discharge into the
storm drain system; the property owners shall be responsible for inspecting and cleaning
all filters twice each year as well as immediately prior to and once during the rainy
season (October 15 — April 1) and shall submit to the City and have approved a plan for
filter/drain maintenance;
4. that the long-term airport parking use shall be operated seven days a week, 24 hours a
day with a maximum of 346 parking spaces, and no auto maintenance, auto repair, auto
washing or enclosed van storage shall take place on site nor shall the use of any
number of parking spaces be contracted to a single user or corporation without
amendment of this use permit;
5. that the property owners agree to assume all responsibility for any on-site flooding or
storm drainage problems and to hold the City harmless from any claims arising from
such problems;
6. that the landscape plan shall be reviewed and approved by the City Arborist prior to
issuing a building or grading permit for this project;
7. that the landscaping and irrigation system shall be maintained by the property owner
including but not limited to weed control, pedestrian and vehicular clearance along the
sidewalks and bike path, and replacement of plant material as necessary to maintain a
visual barrier and the approved landscape design;
8. that this use permit for long term airport parking with the conditions listed herein is a
temporary use and shall expire on September 1, 2021 (5 years);
9. that the parking lot lighting shall be energy efficient to the extent feasible to provide
adequate light for customer safety;
10. that the applicant shall work with the City to establish an agreement regarding how the
parking tax is collected if the parking spaces are used in association with a park and fly
hotel room or other promotion program in association with the adjacent hotel or any
office, hotel or other use;
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Conditional Use Permit
620 Airport Boulevard
Effective September 1, 2016
Page 2
11. that prior to commencement of grading and/or construction activities, the project sponsor
shall submit a dust abatement program for review and approval of the City's NPDES
(National Pollution Discharge Elimination System) administrator; the project sponsor
shall require the construction contractor to implement this dust abatement program;
12. that if archaeological remains are uncovered, work at the place of discovery should be
halted immediately and a qualified archaeologist retained to evaluate the find; accidental
discovery of archaeological deposits could require additional archaeological
investigations to determine the significance of the find;
13. that if human remains are encountered during project construction, the San Mateo
County Coroner's Office will be notified immediately. The coroner will determine if the
remains are those of a Native American, and if they are, will notify the Native American
Heritage Commission. The Native American Heritage Commission will make a
determination regarding the individual's "most likely descendant" who will then make
recommendations for the disposal of the remains. The Native American Heritage
Commission will mediate conflicts between the project proponent and the most likely
descendant. Accidental discovery of human remains could require additional
investigations to determine if other graves are present;
14. that a site-specific, design-level geotechnical investigation shall be prepared that
assesses the impacts of proposed project modifications to the levee on levee stability
and any fill on site. The geotechnical investigation shall be conducted by a'Catifornia
Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of
expected ground motions along the San Andreas fault in accordance the 1997 Uniform
Building Code (UBC) and the California Building Code (Title 24) additions. Expected
ground motions determined by a registered geotechnical engineer shall be incorporated
into the final design as part of the project. The final seismic considerations for the site
shall be submitted to and approved by the City of Burlingame Structural and City
Engineers before grading permits are issued;
EXHIBIT "A"
Conditions of approval for Categorical Exemption and Conditional Use Permit
620 Airport Boulevard
Effective September 1, 2016
Page 2
15. that the project storm drainage system shall be designed and constructed in accordance
with the STOPPP NPDES permit, including all provisions to the C.3 requirements, to
reduce long-term water quality impacts from potentially contaminated runoff. The project
sponsor shall provide a plan for long-term operations and maintenance of the oil and
sediment separator or absorbent filter systems including but not limited to the operating
schedule, maintenance frequency, routine service schedule, specific maintenance
activities, and the effectiveness of the water treatment systems. The performance of the
filters shall be monitored regularly by the project applicant or a third party to determine
the effectiveness of the water treatment and conclusions reported to the City. To further
help minimize and prevent the amount of pollutants entering the storm drain system, the
project sponsor shall implement Best Management Practices and source control
measures that shall include, but are not necessarily limited to, regular street sweeping
by mechanized equipment, proper clean-up of soil debris following landscape work or
small scale construction, available trash receptacles, regular trash collection and the
application of absorbent material on oil and fuel leaks from automobiles;
16. that during operation of the project, the project sponsor shall implement a program for
regularly collecting and properly disposing of litter and debris that may accumulate on
the project site;
17. that order to maintain the existing on-site well for potential use for any future long-term
development on the project site, the well head elevation shall be modified if needed in
accordance with proposed project grading and construction plans and a new well vault
shall be installed in accordance with San Mateo County water well standards to prohibit
infiltration of storm water contaminants and prevent potential damage to the well casing;
18. that the applicant shall require the construction contractor to limit noisy construction
activities to the least noise-sensitive times of the day and week (Monday through Friday,
7:00 a.m. to 6:00 p.m.; and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and
holidays);
19. that the applicant shall require contractors to muffle all equipment used on the site and
to maintain it in good operating condition. All internal combustion engine-driven
equipment shall be fitted with intake and exhaust mufflers that are in good condition.
This measure should result in all non-impact tools generating a maximum noise level of
no more than 85dBA when measured at a distance of 50 feet;
20. that applicant shall require contractors to turn off powered construction equipment when
not in use; and
21. that the use and any improvements for the use shall meet all California Building and Fire
Codes, 2001 Edition as amended by the City of Burlingame.
CITY OF BURLINGAME
COMMUNtTY DEVELOPMENT DEPARTMENT
e�l,�{UN , ME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
PH: (650) 558-7250 � FAX: (850) 898-3790
www.burlingame.org
Site: 620 AIRPORT BOULEYARD
The tity of Burlingame Planning tommissiun announces
the following public hearing on MONDAY, AU6UST
22, 2Q16 at 7�0 P.M. in the tity Nall Louncil
Chambers, 501 Primrose Road, Burlingame, CA:
Application for five Year Exiension of a[onditional
Use Permit for an existing long term airport parking
interim use at b20 AIRPORT BOULEVARD =oned
AA. APN 026-24Z-330
Mailed: August 1 Z, 2016
(Pleese refer fo ofherside}
PUBLIC HEARING
NOTlCE
Citv of Burlingan et
A copy of the application and ptans fr�r this project may be reviewed prior to
the meeting at the Cornmunity Development Department at 501 Primrose
Road, Burlingame, California.
If you challange the subject appllcation(s) in court, you may be limited to
raising only those issues you or sameone e{se raised at the public hearing,
described in the no�ce or in wr'rtten correspondence delivered to the city at or
prior to the publfc hearing.
Property owners who rece9ve this nofice are responsible for informing their
tenants about this natice.
For additional infarmation, please calf (+65U) 558-7250. TMenk you.
William Meeker
Community Development Director
PUBLIC HEARfN6 NOTICE
(Pleese refer to other sldeJ
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