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Home My WebLink About411 Airport Boulevard - Staff Report.- � STATE OF CALIFORNIA EDMUND G. BROWN JR., Governor SAN FRANCISCO BAY CONSERVATION AND DEVELOPMENT COMMISSION 30 VAN NESS AVENUE .�,,, -m SAN FRANCISCO, CALIFORNIA 94102 R � � � � � � � PHONE: 557-3686 ��C��1�N �� Jar�� 10 ��C� crn► oF eur��r� n�wraNc o�r� January 9, 1980 AFTER PREPARATIDN Oi STAF� REPORT City of Burlingame Planning Department 501 Primrose Road Burlingame, California 94010 ATTENTION: John R. Yost, Ci_ty Planner SUBJECT: Negative Declaration for Communication State Clearinghouse No. 79121813 BCDC Inquiry File No. SM.BU.6620.1 and Gentlemen: Workers of America Building BCDC Permit No. 31-79 We appreciate the opportunity to comment on the Negative Declaration for the proposed Communication Workers of America office building at 411 Airport Boulevard, in the City of Burlingame, San Mateo County. Although the Commission has not reviewed the document, the staff has reviewed it in light of the Commission's policies, as contained in the McAteer-Petris Act and the San Francisco Bay Plan, and we would like to make the following comments at this time: Jurisdiction The Negative Declaration correctly states that a substantial portion of the building and parking areas will be within the 100--foot shoreline band subject to BCDC jurisdiction. However, since the line of highest tidal action is not indicated on any of the site plans, it is not possible to determine precisely how much of the building and parking areas will be constructed within the Commission's jurisdiction. We wish to advise the applicant to indicate the line of highest tidal action on all plans submitted to the Commission, as well as the 100 foot shoreline band measured landward of the line of highest tidal action. Public Aeeess We are pleased that the applicant proposes landseaped public access along the channel to the inner lagoon. However, neither the Initial Study nor the Ne$ative Declaration contain specifie information on how large an area will be provided for public access, nor what amenities will be provided other than an 8- to 10-foot-wide pathway. The 35-foot setback from the channel mentioned in the Negati.ve Declaration appears to be from the property line which is in the channel. In addition to the area unavailable for public access in the ehannel and riprapped embankment, a separate entryway will be constructed in a portion of the area between the building and the channel. Thus, only an approximate 20-foot-wide area would remain for public access in most areas. 13 s City of Burlingame January 9, 1g80 Page 2 The BCDC staff believes that, based on the information contained in the Initial Study, the area proposed for public access is not sufficient to meet the Commission's public access requirements. Therefore, the staff believes that the Commission is unlikely to approve the project as proposed. This seems particularly true in light of three projects recently approved by the Commission in the immediate vicinity where public access areas ranged from 40 to 100 feet in width. Even Alternative B, deseribed in the text, but not illustrated, does not appear to provide the maximum feasible public aceess, as requi.red by the McAteer-Petris Aet. We recommend that the applicant consider other alternatives, sueh as reduc�ng the number of parking spaces, modifying the building design, reducing the building size, or acquiring a portion of the adjacent, vacant property in order to provide the maximum feasible public access. Parki_ng In both the project proposal and Alternative B, considerable parking will be located in the 100�foot shoreline band. The staff appreciates the fact that much of the site falls within the Commission's 100-foot shoreline band, and that it will be difficult to eliminate all parking from the Commission's jurisdietion. However, the staff wishes to advise the applicant that the Bay Plan strongly recommends that parking for uses other than for fishing access and Bay viewing should be located away from the shoreline. In keeping with ou.r above recommendation, we feel that alternatives should be examined that eliminate much of the parking within the Commission's jurisdietion, and that some parking be .reserved for the general public. Traffic and Circulation The staff again wi_shes to advise the City and the applicant of the Comm.ission`s concern that continued development of the Anza area will lead to pressure for an overcrossing across Burlingame lagoon from Highway 101. As stated in our _letter to you dated December 14, 197g and in Permit No. 31-79, there is no provision i_n the Bay P.lan or the MeAteer--Petris Act to authorize fi1.l in order to provide easier t.raffic f]..ow to private developments. Consequently, the City of Burlingame and the applicant should be aware that the Commission does not believe that such a connection would be consistent wi_th the McAteer-Petris Act and the Bay P1an. General Commen.ts Alternative B was described in the text as resulting f.rom early discussions with BCDC staff, but neither the Initial Study nor the Negative Declaration contain an Exhibit illustrating Alternative B. As a result, it is extremely difficult to evaluate Alternative B. We recommend that an exhibit be prepared illustrating this alternative so that it may be more thoroughl.y evaluated. J � City of Burlingame January 9, 1980 Page 3 I will be pleased to answer any questions regarding BCDC policies and regulations, as well as any questions you might have regarding this l.etter. Ver�� ruly yours� � ' ! � `� � . � ��,,%� ��:.`%��z. ROBERT J. �ATHA Permit Analyst RJB/st ec: David Keyston Communication Worke.rs of America State Cleari.nghouse Joseph Ker_t, Raiser Construction �:� � s4j,ict�i ' /�� I j +71i t; i {" �..r i � �� :� !i, �f,l � � �j,�f.;� . . . � . �'� L,' � 'Ii��I .. ; �...' - 1Y.'itt� _ . - .;�'!. i:: �� I � F�i�:ltii� �� • i i � . . A �� ,� �-.---�� h . �� ► �.. t , -- . � . c jX� o�t � � "�C \ s � I I ,'�. t� � iZ �'.''-- '1 � o - � 1 I UO - Q I� Q � , Z Q :^.T.-� � � 7wV • : n � � y�, � O W - • � W , � ' . � Q �v3a , i ! �n *� I � Q � � i I W o W W o � > � �� °� � . � � � z� � � ,,, � � I ' � o � �' �` a ',- ' � �--� °°Z � �_ c� - -� - - - - - (� �� -o� - � � I � � w � � � � a � � � i ' ' —�--------------------� � e � - , E P � ' .,.W ' � � , : - a . s. „ 0 � ��. ��i� � +�� -' �'t { �.art►� .ar�a4„c•--�-�., � ,�- _ ~ - � ��1'�-s� � ��el�l��T � � .�'a� 'V .qTL � w< L .a3�1"�4 v� �'_ �_+r+-i" 3 ...=c _� ' — �c-� �_ � ' _ _ — __ _s �.-�.-_J�,c.-�-'- - � 1 i -T . __ � _ __ _ �' SCP . l _.1�� •.-.. 'f t ,t . �, �• ,�. •�' •` — � _ �� . . �..•� •� •` • ' � � �r � , '�•. • . —_� t• ` r • • � ' ..�� : ��• ---t'- • . � ,�. . �',F � a ; i U� � � � - � � . _ ' ".. 1 � _ ' ` ._- L' ' y,r *_ .. ••�� • •',,.•^ _�� _ _ �� -O •� � '' .�: :'�'` "�. " '''. - � - r - t.,• . .'�.; .�.��•, . -'�+�'' :-' _ — -' • �� - - - ----- ` � � �, — -- - � �� + �i ! . �� 1 t�� . '�� ---- � �l S '° _ __ - . Q�t. 1--•-- - - --�--..` _ :« --- � I ; �..r---�--- � �` n __ " �i� ��/y' -�iY.1" I r r_'"'��_ � ' 'Yl1� yk'. � ;'�- ' - �CC �- � _l� t y�� * � "'�'' �`��'�� . �� rE��U'i �!'-�' t� �. � _. . , ;. � � ?: ��- • �� _.... t -' _ _ _ __ �.r--� . -�'-__ - � - � I � �t i 1 - =` • P.C. 1/14/80 Item No. 1 MEMO T0: PLANNING COMMISSION FROM: CITY PLANNER SUBJECT: SPECIAL PERMIT TO CONSTRUCT A 10,800 SF OFFICE BUILDING AT 411 AIRPORT BOULEVARD FOR THE C0�1MUNICATIONS WORKERS OF AMERICA This application by Joseph Kent of the Raiser Architectural Group is described by their Initial Study (revised December, 1979), project plans dated August 13, 1979 (reductions of which appear in the Initial Study distributed to the Commission for the December 10, 1979 meeting), and Negative Declaration ND-225P, posted January 3, 1980. Copies of the project application were mailed to the State Clearinghouse December 6, 1979 for comment. Responses have been received from the Mosquito Abatement District (favorable: two conditions of approval recommended) and the State Lands Commission (no objection to the project). A reply has not yet been received from the Bay Conservation and Development Commission; however, a condition to the special permit can allow this agency's review of the final design prior to the City's approval of a building permit. Over the past year, following the code amendment which made office projects a conditional use in the C-4 District, the City has held several meetings to consider development policies and plans for the Anza area. On February 7, 1979 the City Council selected "Plan 4", which allocates office development to 411 Airport Boulevard; on December 17, 1979 the Council adopted design guidelines for future projects in this area. Since the proposed office project fully complies with all code requiremen ts (off-street parking, building height, lot coverage, setbacks and yards, landscaping, etc.) and the City's office location policy and design guidelines for the Anza area, staff therefore recommends that this special permit be approved. Recommended conditions for Comnission review at the public hearing are: 1. that all construction and site improvements be consistent with the plans and Initial Study (dated December, 1979) filed with this application by Raiser Architectural Group; 2. that vehicle access be from the private street which will connect Site J to Airport Boulevard (over a portion of Parcel C of the 1977 parcel map), such road improvements to be provided by the project sponsor at his expense, with the final design and construction specifications to be approved by the City; 3. that the portion of the site adjacent to the channel be developed for public use, with the final landscaping and irrigation plans to be approved by the City prior to the issuance of a building permit; 4. that the two conditions of the December 19, 1979 letter from the Mosquito Abatement District be met satisfactorily; 5. that a site development fee be paid to the City for off-site road and intersection improvements consistent with Ordinance No. 1151; this fee is presently estimated at .$2,646; 6. that prior to the issuance of a building permit by the City of Burlingame, all permits required from other responsible agencies shall be obtained, such permits to include (but not be limited to) the Bay Conservation and Development Commission. JRY/s 1/9/80 cc: Communications Workers of America Mr. Joseph Kent, Raiser Architectural J�1�. fi JOHN R. YOS CITY PLANN Group �� . .. .-, � _; � `�l � ,t.w j^� n,-. 'V a.'.' �u`i �� - 1979 C�TY pF. BURLINGAME PLANNING DEP_7, Mr. John Yost Department of City Planning 501 Primrose Road Burlingame, CA 94010 Dear Mr. Yost: RAISER ARCFIITECTURAL GROUP 800 SOUTH CLAREMONT STREET SAN MATEO, CALIFORNIA g4402 4'15 342-9061 May 29, 1979 The accompanying application is on behalf of the Communication Workers of America, who intend to construct a small headquarters building on their half-acre lot in Anza Airport Park. They wish to have a distinguished building, compatible with its neighbors, and are aware of their obligations to develop their portion of the channel waterfront for public use. We believe that the application should be granted for the following reasons: 1. The proposed office use is consistent with the Burlingame General Plan,&the policy statements of the City Council. 2. Since the requirement of a Special Permit for office use was established by the City Council as a means of controlling growth at some later date, when the traffic begins to get out of hand, this small project could not, at this time, alter the overall situation sufficient to invoke the severe restriction. 3. If the time comes when the Council must consider a moratorium on office use it may well decide that it is more equitable to discourage large new speculative developments rather than to inhibit small landowners from utilizing their property for their own use. Please call on us if there are any clarifications required. JK : ef Sincerely, � Joseph Kent, AIA JOHN A. RAISER, F. ASCE PRESIDENT JOSEPH KENT, AIA V.P., �IRECTOR OF ARCHITECTURE ERIC L COX, M. ASCE V.P., OIRECTOR OF ENGINEERING � ' � � ' t CONfMUNICATION WORKERS OF ANI�RICA Project Data Location: City of Burlingame, County of San Mateo Uimensions: 203.6 feet by 127.8 feet, averaged Area: 26,020.7 square feet; .597 acre Easement or Covenants: 20 feet of maintenance and public access along canal Zoning: C-2, Waterfront Co;nmercial Setbacks: Minimum: 30 ft. along Blvd; 10 ft. sides; 25 ft. rear Proposed: 30 ft. along Blvd; 15-22 ft, east side; 35 ft. west side Height Limit: 50 feet maximum; 27 foot parapet proposed Lot Coverage: Not defined by regulation; 21% proposed Floor Area Ratio: Max 2.0; above 1..0 requires permit; .42.proposed Parking Requirements: One space per 300 square feet of building area Landscaping: Minimum of 150 of lot area required; 54% proposed Applicable Code: Occupancy Classification: Type of Construction: Fire Zone: Uniform Building Code, 1976 Group B, Division 2 Type V, incombustable (sprinklered) II, Compulsory Sprinkler District Building Area: Second Floor: 5,620 First Floor: 5,180 10,800 Open Garage, half level down: 6,480 Net Rentable Area: Employees: Single Occupancy, 2nd Floor: 5,544 Multi-Occupa.ncy, lst Floor: 4,000 9,544 C W of A Staff: 12 current, 16 maximum Rental Office Employees (C� 285 s.f./person): 14 Total Projected Employees: 30 Parking Spaces: Covered Parking: 16 spaces* Outside Parking: 20 spaces* 36 spaces * Including a handicap space Traffic Generation: 71 daily trips; 17 per peak-liour 0 STATE OF CALIFORNIA—STATE LANDS COMMISSION EDMUND G. BROWN JR., Governor STATE LANDS COMMISSION 1807 13TH STREET � C � G � � � � , SACRAMENTO, CALIFORNIA 95814 (916) J�� / O�� r V 2 4 1979 � � i cm aF su�.iNcn�tE �WiN1.NG DEr'Tr December 19, 1979 File Ref.: YC-79 i�ir. John R. Yost, City Planner City of Burlingame 501 Primrose Road Burlingame, California 94010 Dear Mr. Yost: Subject: Communications Workers of America 411 Airport Blvd. Burlingame, San Mateo County This is in reply to your letter dated December 6, 1979, as to a proposed office building on a parcel of land adjoining State property. It is noted that the City of Burlingame as lead agency has determined that the project will not have a significant ef- fect on the environment, and that a Negative Declaration is be- ing prepared therefor. The State property adjacent to the proposed development consists of an open water drainage channel. Our review of the initial study dated December 1979, prepared by Raiser Architectural Group, indicates that the proposed project will not include any construction or work in the channel itself. We interpose no objection to the proposed project and we thank you for the opportunity to comment. Sincerely, �� --`� � �� r LESLIE .� GRIMES Deputy Chief, Division of Land Management and Conservation LHG/HM/cd �� 2 6 1979 �.IYi'��u�� . December 19, 1979 1351 ROLLINS ROAD BURLINGAME, CALIFORNIA 94010 PHONE (415) 344-8592 Mr. John Yost Planner, City of Burlingame 500 Primrose Avenue Burlingame, California 94010 Subject: Proposed Office Building, 411 Airport Blvd., Burlingame APN 026-363-290 Dear Mr. Yost: After review of the initial study for a proposed office building at 411 Airport Blvd., the San Mateo County Mosquito Abatement District would like to make the following comments based largely upon the subsidence problems encountered in this area. AII below-ground-level catch basins should drain to a single location that is provided with a sump pump to exhaust water. Water and sewer lines should be provided with flexible connections so as to minimize the potential problem of broken lines. Cordially, ,�� '��.�,��2- Robert F. Schoeppner Research Biologist SAN MATEO COUNTY MOSQUITO ABATEMENT DISTRICT rfs/j rr . r -. EXNIBIT B - NEGATIVE DECLARATION � c�rr Tentative Procedure ��. o ;R-,�r_ "� 5/10/73; Subject to Revision BURLINGAME ��;";.. � ,. T0: STATE CLEARINGHOUSE .�.,,,,,.,�•'� 1400 - lOth Stree t Sacramento, CA. 95814 411 AIRPORT BOULEVARD Project Address or Location File No. ND-225P Project Title: COMMUNICATIONS 4JORKERS OF AMERICA Type of Permit: Special Permit to construct an office building in the C-4 District Legal Description: Parcel D, a portion of the resubdivision of Lots 5& 6, Block 8, Anza Airport Park Unit No. 6 APN 026-363-290 Zone: C-4 "Waterfront Commercial" Property Owner: Name: Communications Workers of America Address: 533 Airport Boulevard Burlingame, CA. 94010 Contact Person: Joseph Kent PROJECT DESCRIPTION: Applicant: Name: Raiser Architectural Gro Address: 800 South Claremont Street San Mateo, CA. 94402 Area Code: (415 Phone: 342-9061 The site consists of 26,000 SF of barren, low-lying land fill about 300 feet south of San Francisco Bay at 411 Airport Boulevard, adjacent to the bridge crossing the channel to the inner lagoon. The project is a two story office building with approximately 10,800 SF of floor area. There will be 16 parking spaces provided below the building, and 20 parking spaces at grade to the back, with access from a private street over an adjacent parcel. It is anticipated that there will be 30 permanent employees on site. The office building will cover 21% of the site. Approximately 14,000 SF (54q of the site) will be landscaped. The building will be set back 30' from Airport Boulevard, and 35' from the channel which forms the e�stern boundary of the property; a public pathway will be developed in this shoreline area. Because a substantial portion of this building and its parking will be within the 100' shoreline band subject to BCDC jurisdiction, separate permits for these improvements will be required. , The City of Burlingame by John R. Yost on December 5, 1979, completed a review of the proposed project and determined that: ( X) It will not have a significant effect on the environment. ( ) No Environmental Impact Report is required. ,. , , , .� • .. . • , . • .. . „ • • � • � . . ' . � � f . . . . . � � ' � .��l� . . ..+r'�.v-s.�,.. � - ,..._crr%�.::c;yr... _.�.�.� ;... :�•... . .,.. . , ' � . _� i -. ., s t% . . . , , . . . ..�{vyw".' .. . � .. . , .� • �.n: . � .�'',� ' � �. �,� �'��'C' O • �.... .,�-�t :.:.�... �..__ ..... .:. � ,..- .. ' . . .':'�.:� �-.-...... . ��::::;rr.'"u:=3=>i=.IS: .. ,.r� �A�.. .'J'�. � . .. �i.:va� .,�$.'t�:-`,1: � : 'L>i:..s:4."rft^_Tl:%tf7l=i3�: ��d:�i>I.:4�«?"Sv�M1 .�r��s. .... Kk�s:'R',l'-a'L,a{..,.'. ,. -.. . . 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Y�[ti�: 1ir r�e»'2��r��.-� . i'�' �.'�'�!i"'��:,.�F �,}� • .' � �'ta" `, •' r. � yii I„�,�\,� '�', �\�i+r� +3 i.. ..0 i�'5,.�., � �� c' ��+C' �Y ---'�"'o_!!t'"' - , '.:y;'� �� .\i... .. ' . . � . 1E:�. : ..._. ..,. 7.^(: -'4.w.� 1� � . \ e e _ I ... .. �. .. '� �� , ..�.- . ' ; ,._ �_,y `f1t f wie� � � I I � ,��_ . � I � � _ ��r' ' '� :,� ...�� - .� ---� .CON,MUNfCAT ' YYORtCERS OF � AMERtCA D�7t�KT �iw( ' R�t�o�� Calr�� r..� � AO 13 Avg 79 � ' . . . . . -2- REASONS FOR CONCLUSION: An Initial Study was prepared for this project, and it determined that the project, as modified, will not cause any of the following effects: 1. Conflict with adopted environmental plans and goals of the community where it is located; 2. Have a substantial, demonstrable negative aesthetic effect; 3. Substantially affect a rare or endangered species of animal or plant or the habitat of the species; 4. Interfere substantially with the movement of any resident or migratory fish or wildlife species; 5. Breach published national, state, or local standards relating to solid waste or litter control; 6. Substantially degrade water quality; � 7. Contaminate a public water supply; 8. Substantially degrade or deplete ground water resources; 9. Interfere substantially with ground water recharge; 10. Disrupt or alter an archaeological site over 200 years old, an historic site or a paleontological site except as part of a scientific study of the site; 11. Induce substantial growth or concentration of population; 12. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system; 13. Displace a large number of people; 14. Encourage activities which result in the use of large amounts of fuel or energy; 15. Use fuel or energy in a wasteful manner; , 16. Increase substantially the ambient noise levels for adjoining areas; 17. Cause substantial flooding, erosion or siltation; 18. Expose people or structures to major geologic hazards; 19. Extend a sewer trunk line with capacity to serve new development; 20. Substantially diminish habitat for fish, widlife or plants; 21. Disrupt or divide the physical arrangement of an established community; 22. Create a public health hazard or a potential public health hazard; 23. Conflict with established recreational, educational, religious or scientific uses of the area; 24. Violate any ambient air quality standard, contribute substantially to an existing or projected air quality violation, or expose sensitive receptors to substantial pollutant concentrations. ' � December 5, 1979 Date Signed J��. � Signature of P ocessing Official CITY PLANNER (Title) Unless appealed within 10 days hereof the date posted, the determination shall be final. Date Posted: JANUARY 3, 19a0 DECLARATION OF POSTING I declare under penalty of perjury that I am City Clerk of the City of Burlingame and that I posted a true copy of the above Negative Declaration at the City Hall of said City near the doors to the Council Chambers. Executed at Burlingame, California on �t, w�c2 �.ti� � , 19 S� Appealed: ( )Yes ( )No �t � ,._� i 7,� E N H. HILL, CITY CLERK � CITY OF BURLINGAME �! , � PLAN 4 LAN D US E CENTRAL SECTION 4 -- PUBLIC ORIENTED USES _ � / HOTEL/MOTEL RESTAURANT EAST SECTIO i y ;�. . � " - I � .' �'4 . t � i� � � 1 � _._. I: �_�. i� _.___ � ----------� �--�---- PRIVATE COMMERCIAL USES � � �:: - --;. .:.� ..:............ a�_,�s,� � �:' :; �'.'.'.'i �•��.��•� . . . .� � :�'�:�....;� ��•------------:1 ��:�s� COMMERCIAL � OFFICES OFFICE/ PARK & FLY RECREATION WAREHOUSING IACRES 25.0 31.0 3.0 34.2 8.0 0 �YEARS REQ. 2g,0 yr '13.8 5.0 � 9.1 1.8 p BUILD-QUT I�TERSECTION CAPACITIES: 101 & BAYSHORE ( 92% ) AIRPORT & BAYSHORE (.102% ) PENINSULA AVENUE ( 111%) MEST SEC7i0N � r A z .A