The URL can be used to link to this page

Home My WebLink About765 Airport Blvd - CEQA Documents (2).� .� � � � i • � � 1: _ 1� :_ U�_ ► _. � / ': �� '' � i ' .� %// � � ' / � � � + � ►l� ' : ' • : �r � i • � The City of Burlingame by Margaret Monroe on_ March 19, 1997, completed a review of the proposed project and determined that: (XX) It.will not have a significant effect on the environment (XX) No Environmental Impact Report is required. Pro,�ect Descri�tion: The project is a new six-story (77'-4" tall), 132-room hotel building with parking for.132 cars at grade, at 765 Airport Boulevard, zoned C-4. The site is now vacant. There is an area with deteriorated asphalt paving on the portion of the site closest to Airport Boulevard. This area was formerly used for long-term airport parking. There is also a 40-foot strip of the site adjacent to the Burlingame Lagoon which contains landscaping and a paved bike path. The site has access to and frontage on Airport Boulevard. The project requires approval of special permits for buildings which exceed the 35' maximum height within the jurisdiction of the San Francisco Bay Conservation and Development Commission (BCDC), and to exceed the Design Guidelines for Bayfi-ont Development adopted by the City.Council. The proposed building is 77'-4" in height, which exceeds the 35' maximum height within BCDC jurisdiction, and exceed the overall maximum height of 50 feet required by the design guidelines. Special permits are also required to exceed the view obstruction limitations, for the setback from the lagoon which is less than the building height, and to vary from the landscaping requirements of the Design Guidelines for Bayfront Development. �.�.�9s�� F�L�D�N-��pFr,��,F- COUP"'' R OF SA�' ' Reasons for Conclusion: This project is consistent with the General Plan and the Burlingame Bayfront Specific Area Plan: Except as noted above, all zoning code requirements have been met through the project design. Referring to the initial study for all other facts supporting findings, it is found that there is no substantial evidence that the project will have a significant effect on the environment. Signature of Processing Official 1� ��--- .. � _� i� . Date Signed Unless appealed within 10 days hereof the date posted, the determination shall be final. Date posted: �.��_� / � �' u '�. � �.r � � V � � ,1 UN 1 s 1997 CITY OF BURLINGA�/IE PLANNING DEPT. � �: Negative Declaratio�t 765 Airpon Boulevard Declaration of Postinu 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, Appealed: ( ) Yes� California on �, 1997. 'ITY OF BURLINGAME � �1. 2. 3. 4. 5. 6. 7. INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST 765 AIRPORT BOULEVARD Project Title: . Six-story 132-room hotel at 765 Airport Boulevard Lead Agency Name and Address: City of Burlingame, Planning Department 501 Primrose Road, Burlingame, CA 94010 Contact Person/Phone Number: Project Location: Margaret Monroe, City Planner (415) 696-7250 Parcel with an address of 765 Airport Boulevard, Burlingame, California Project Sponsor's Robert Y. Sauvageau, AIA, RYS Architecture Name and Address: 123 Townsend Street, Ste. 575 San Francisco, CA 94107 General Plan Design:�tion: Zoning: Assessor's P�rcel Num6er: Hotels and Motels C-4, Waterfront Commercial 026-344-120 8. Description of the Project: This project proposes the construction of a six-story, 132-room hotel on a parcel which is now vacant. There is an area with deteriorated asphalt paving on the portion of the site closest to Airport Boulevard. This area was formerly used for long-term airport parking. There is also a 40-foot strip of the site adjacent to the Burlingame Lagoon which contains landscaping and a paved bike path, a part of BCDC's public access area which connects to public access improvements at each end. The site has access to and frontage on Airport Boulevard. 9. Surrounding Land uses �nd Setting: Red Roof Inn (200-room hotel) is located to the west of the site, and a privately owned long-term parking facility (13a) which serves San Francisco International Airport is located to the east. An office building is located across Airport Boulevard to the north of the site. The Burlingame Lagoon is located to the south of the site, with State Route 101 south of the lagoon. The lagoon and the Sanchez channel, both estuaries, serve as the outlet to San Francisco Bay of Sanchez Creek, which drains the eastern face of the coastal range. 10. Other public ngencies whose approv�l is required: The site is within the jurisdiction of the Bay Conservation and Development Commission (BCDC). A BCDC permit is required pribr to issuance of the building permit for the project. National Pollution Discharge Elimination System (NPDES) guidelines and San Mateo County Pollution Prevention Program Best Management Practices would need to be followed for any'construction activities and for future management of the site. Bay Area Air Quality Management District oversees any emissions guidelines, and may require a permit at the time building plans are reviewed. Any storm drains proposed may extend into U.S. Army Corps ofEngineers (corps) jurisdiction, which will require corps approval. If corps approval is required, coordination with the Regional Water Quality Control Boaid, BCDC, and possibly the California Department of Fish and Game would be necessary in order to obtain certification. � �i � ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. X Land Use and Planning Biological Resources Aesthetics Population nnd Housing Energy And Mineral Cultural Resources Resources X Geological Problems X Hazards RecreAtion X Water Noise Mandatory Findings of Significance Air Quality Public Services ' ' ' Transportation and Utilities and Service X Circulation X Systems i ,: DETERMINATION: (To be completed by the Lead Agency). On the basis of this initial evaluation: I fmd that the proposed project COULD NOT have a significant eflect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there would not be a siguficant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. • X I fmd that the proposed project MAY huve a significant effect(s) on the environment, but at least one efi'ect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attAched sheets, if the ef%ct is a"Potentially Signifieant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMF'ACT REPORT is required, but it must analyze only the e�'ects that remain to be addressed. I fmd that although the proposed project could have a significant effect on the environment, there WOiJLD NOT be a significant effect in this case because ull potentially significant effects (1) have been analyzed in an earlier EIR pursuant to Applicable stundards and (2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. V' lU � �]f i� '�l �► �� _�1 YC�v ! 2.f�, �, r1 � Margaret Monroe, City Planner Date � � - �-,. �, .. . _ _._ ,_ , _ _� ,� � �- .. ., � ��_ .� ., � ��„ -�� . �,. �'°�"" . _ �. _ . _ _ � .. . . . __ �'�, - '. . . - -�.±;� '� ..'µ -- •, �w'-�s?��. �,�,1�.. . '� ._ .:sc.Sk-.¢�-.F#,M%Z-w:�+_ _ _ . yM `. . ._ , �' _ _ . . . -. - - -=5;,'� _ , ��;,_..�'�i'� .�A3��'"��'Ay��. . . :_ . ,�^,ia4f..�;- {.>� � , ''� . •.i'��'`'- f 1.�,r �.. 'w"' _ _ . �. 7i0MlM4 �f1 4 . •---�•-�- ay,_�n......n,�. - - -"^;-- >- - - " 4:iE,^z+-�' � •�t� _ . - `i. :! - 4l�� "tiC��p .w. - . . �.-,�- - y' �°•i�' -e"{` ,'{�.`•^a .r'' {_� � ��. � . �,1� F� �� i ��__-_"�'y' �lS�N' �, _ ��'wiL A�Z� Y:'i'~ 7 v ..\. � ..liw�+�.:� .- -�-'`4k� . _. �- �. -�-• �. . �a "fii.r-_. _ '�"i^+r�'^�?'..�^�Y+_`-_'."' -� �-+� -�.+w`��'�p,y �J�{'? .- - -�t'� 'e -;�4 �,.:_ . - !;�� __. �� _�� L'�_��r - k� :r__ �_rT ��a'1.�.��P.Y:+�'.x»4� . .-... . _ F? �,:- �' i� �Y. ' -s ' - �`.c..� - � ;r. . - S� t4'le�-.I" - • =^a.. _ .. _ ..� ��=i' � �3rt..�' ' . . �' ':�- . I. ti�• ,'P._ -r �`�' (�� +. . .. � . �^Ei' - ff r �� ' - - �,�5 � � � -r.ea.:.� - �,C _ ,*#. ; �� . : � ,5.� . . � �q�'1. - ��-�1�y� .� ---�"� . ,�.��d�L��7� ;_a'� - �4s� `•�- a�: . . _ _'yr� . . 1 ��e.�'yr'T � ",t. , - � ..-��.5.- �� :4� .� FA- _ _ " _ '•i.. _ ejk� �. ' i �� :�;:< _ .. ,� . � '� � �' � - - :- �.s. -- a.� - v,'�r' -��`��.� - , c�,�" ,•. -�• _ � . ... _ , . ,- i _ � _ _ .. �� . . , {��.�, - - � tv - .� . �� _ , �h - z� -.. ; � `�k�4. �-R' ^ '_ _ =s. � - ' .� � . '.�x�` F� x ,._*; :.,,,<. � , . r � '}. w ' � ^-� - , �s= �lW, .�.. �s �+�-- ;_ s, - 'x,.. ,a� -y, � �., 't' - - � • -� • - _�. _ . �..�. '� � . - ��'�� _`,� .nr` .�+ . . . ��_. O'..v ,' - - ,y ;,z: • . ,. .. _ . � � � - . q `� - . -�'t -' '�' -_ -- H�;�.. -�$`� 'F'�� .- .. �,.,g _ ��'} Y- (� ._-f4�. -i. . . . _ ''` _ . _ _ •�_c�L: C�7 ��t �',... -�' :..'`,�. �,, tr "' . . . .. yr' - _ '+��_ kr^'.� �_ . `�� "� . . . . _ - - �s� � i S =7� . �y' �:vl��`� - - w..�. ._�. . - - - . _ . . -_ .i . - - �•�*' J._ -` -r t . .��. -�'F� } - . - "f��`�l,':' -w.�; - P . . . - _ �' . - . . . , . _ �� . .��s+T�- _ � _ . _ }Y �. . . - . _. - - ,�-,�=�t_�..,� �" ��- . - �, , � , ... . .� .: - � .�. --- P. _ . � . �,� .,. . : � � � ... . � - � 34�Y'vey'rT- . . . r . . - -o�: � .._ ... .; __ -'?% ' � ''' e '._-! .. '� � _ - _ � - ` . :� _:_ . _ +�y - . _ _ _ � . _ - - �� *'�� ., � .Ea _,� _ _ '1�#^N4' _ - - . . - - - ��. . . _ . . � �.;{_, _ . . . � �'�' �� _ �j. '$"`0 � � ,s� '��dS� _ � _ �?' _ _ > ,,'': ; ` :� � •- c t �'.� - '� �'v: �`� - - - .�- ;r. �. �{•: - - _ _ . - _ � . .` is t -'x �� y :� v. � -s,� � E.= t, '+Ya - . t 4'r+ .-�- � � .�. � - _ . . l t %,�� _ - F _ _�'� � : -'Y A.�` . _ �y� _ � f . �i {`�. j�-_ - _ '� _ � _.f'� _ -_ _ . .'_ - ''. � T� •}l �i . - ��{ _ _ _ y . J. . - . � . . 1 3 '6 1 Sx. • -. _ t Y� _ -. . { - .. _ _ Y .ry f � �� 4 F,� -T �.. �_- ' . h-'+5 er�. � y� si' 1,�.. _ _ - - "� t p �,�. +� �; ;c:�'-�'` �, �*R7'.!!�I!�� ,��,� _ . . -r��.s ` y--�.'.�...r •. � � _ - y, :� � _ . �, `-, . �� ap. ; �;€��R� �'�y� � -:� . _ i;� - T - ; ., , . _ , - .-,� � . � . � _�:� - t = — - a = � `�. _ = _ � ='�"''• °}''� - - _ . . #�t :_ � � . *.<,.- .� �.•,�� _ e � � i �.� - � ,� - _ ' �.�-- � .S _ _ - - �~r -'�a -`� `` ' ` _ = i- ' � - � � �'� �v L�--�=-�� - � .- � sr � t __ � t. _:-b� +-�i . :� � _ .-�y,�-.. . �. cPf� ,4�r..�=" `��; � -- - . - - ... . -'.�� _ - _- �. i ._ - . "� ,,,, _ - - . . � - . !w Y_� -- 1`;.�. - �::_ P:__ . " _ �- . . . . : i .. . � � t. � �� - i -�+ -��, -� �. .: � _ _ �- ` _ . �� _.. . _ � _ - . . ± _ �_ i i?i - � � '•' ' s� ��.� - .-�'�t:� - - - ` A: - .. � . .. � � �� - ,� . .Ei:. � _ .' � _=a�... � - __ . . - ,! �'. � '( `_ _� -�� _ - _ �� . (.y i� :e ..r�{r��- - . _ �. __ � L �•� - - -- I ._ __ . � �' : .: _' ' �,• " : - ` .- -�. -'� �r-` �i � - ,i� •�„ - ' a - ». - - - � . , -: . . �.� . y . - - r -y: F. ,, :_-� �. �� ; � - • � - _ E, _ _�!�"''�- tswr�,...'-:- 9 ....`; .:• � �. ..., . ;k � ✓ _= � 'y ,'� :a� �' , > ' 1, ,.. � ' �-,� _� _ � y . �ti y*. yt :,��+ � t+`_� � =2 � p�� *� - �:. _ , ,� _ +� � S - _ "�' «� ,P�� `-� " a � X{� 1.� �; _ +�_ - . . fi#_ z�- e+ �_ ,T.�, _�,��+; �y, �, -��„-•" - -_ . _ _ _� �....Fa..�,,y_ _:��. -� T•.�_ _ - -'�• _ ;i,' t � ___ �- � E `V�i r �_ / �' _ � i. -t�' � �:_- " _ � - _ t,`.� - �- _ :�rt� � ._r.�.� �� - -- - d .:x_�'c- .,-�r ' t„ -�.� ,.... - � � '.; . �, ��"�� _ � - .,�. � .4 -�-.:.Ci . - -�M-� �e,s� �.: - _ ��. e't�'-' � ,� .•t �"L _ � � -= a _ '.,}- �; � �• «� �;: � � -� � - �t .� t � . -� -- - - I,� . =` '� �• t- - j "_ -�' - � . .�" . ,,;��' ��.�. \ � � a�._ . - _ .. "�� ' 3 ` �ti �.� ,�} � _ �. i� ',�� `£ ,_ _ . . _ .. a�. -�-, `4-._.��, _ : . -_, - rz ' -'-�� . _ � • �::_ ' �'�-.. - - - - 4-' � . . _s��. � r' - -- - _,�.. . � _ - - - - - -- ,. . �'T .-_ .c€_ : . < • . _ ti _ - it >_t i.� _ �1 . _- - - -;�.. ` _-_ •,=./ ,:�Tz..� - -- � - --- d' _ ��' - t - T'� - � . .� vc ��=' �-:. _ �: . ,�.;; �: : . v , _ - � � *.n--r-�� .� e:�' } _ ,.. v = _ -� ` . u_- _ _ � - •.�'�,. - - `� _-��. .�,�.. ' ; - -.'_ _.L _ ..�, � - - ♦ � .-.E> _ - . �- . - = — t .� ..� � 4 �- �� = .-'` �� ♦ ,? :::.�. - - c ,�. _ -�-,.. � . f'- _ _ _- _ ' _ - � r '�-�s'_ - _ - � . . � _ .: �_ _ .'r;.' _.. .. � ._.;. . :•.� , .�* .t:-.. ' __ __ _ - ' __ - '-��...' - .si _ . �a� -� - - - . - . _ ' _ - . � �_ .� _.`��.,. Yn'�'' 'r'�n,� - - - -� � �. . _ ... - . _ �: _ . . , � ,,. _ �� _- - _ �...- , {:, _. . •; • i ,!� . _ � _---�. .� _ �- �� L. �� — - F� �+ - � _T.,, .�*'::-�-�� -- - _ � - - - #�n '-�. - - -••P+' � - �r' �c. - � �� - . p . " - - iJ' :ir .�� "_ y�j.s.,. _ _ _ _'_ 1��,< - - - 'A`�� ll- �s - _ s�' _ _ � -� _-� � - s ~s°'� - - ' `-.:-.��. r= �=:a� �� _ - �_ �� ; Y�:��-�'�;--w �, ,rm�..-��` �: �. � _ � .; >. _ # �= ,,��- �� . - �� .,-s. �`��c'~{`� _ -...._°,�.,�� _ ,�`� - -- ��£ �._— �'► �` � - .t I � • . � � - - - , — � �� - � - - - — �A �_ �- �-• = - a �`� � - - - - - - ��- - �i 1\ - �. � -.-.«,�: - -�•'-�: ��.. - - =�� - F , � � . �-:�-'� - _ ', � J _ _ 'S3� -- �'ti-`.ro - -_ _ _ _ K.. ' ., . - . . . . _- . � � _ _ ,� �,,:,�s �_- ��`� ",��i ,�1 �� )�r'-. � -�.-IFr .. �� .,�� _ _"5 T� ..''_�."� -_ � -- _ �si� _ -- '� y "' _ - -_ - "��i � %�ii. 3""` L�°.l+�-t.��s-' _ '.,7.. t��"*r�^,+� _- - r --_,. �i; _ - 4 �� r=�.�` i� j" - '►" �,�+-.� '�' _ - �_:�; � _� ,��'.-..._� �� - � _ ',�� _'' ,� `k ��-"C„1,4 _: a: � �: �� - �� :� c_ � � 1 �1�= 1 ��= :� . tqt. �.�r� - � . € _�� -��"a�....__ _ ��" - :+y 4 � i:: � : - _ �. =�.r � �.. i� _ ;�..-' �?�� '� .,I.��i'+ _ _ t l. .y� - _ _ �_�� r y . . __ - � ��-� _ � , t - .� 1 C� _ �� .- �' � _ � - _ _= h -_ C i ' _ - � �4 _M j _ . r� � i'� � - _ 'i - - ' � � - '� . . .� _y� - � Y - '� � 's'-'.r- ��'t -�- .'n'.i � Y �-� i _ Ij +"`�_ '� r �es > '�� _ -_ _ _.. � 'i� =F� � _ ' _ _y.. ' _ r `+:-a�.S+r ' 4.t - w.. - _ �I)J.. � krtii'� '�. . _ . -- �'.-,.�.� - _ ` _ -�.w.•s-�� i-E�-. �• _ . � -- � _ . l � ��"- �:� - _}i - l.'.,�e _ ' __ _ _ _ - �'�f �y��-}�. - �f y _ _ - '�_ _�_�}-__ , +�:�i �. �- � �. _. _ '. .- _ �� ' � � .J`4 �. �'_ s _ _ _ _ '- - -r?1�9G��''= ��i.ay � - _ ♦ gE . 4�+ � ; . . �. _ - _ - - - - ' -- - .=� y�. _'� ' ��. � ,!F �:S' $ _- r�='_ _ _ - _ - - _ - - j -� G�'�� _ ._ :I�.:.,E�� -- S - . k��'i ? � � - _..:G+� - ._- - - - - - is_ �� .-alvd - . ,3�a� . . '� -'{-_. --_ _ _ �_ i - i� , - -- _ - -- _ _ _ _ _ _ �t '`�-. - -. - - -+ - :! . _ � _ x_, - - -- _ - - - - '� }��.r ` � . -1 �# __ - .�.-._ - - - - _i'. , _ . . .. , ,. _ � - . ,� -. ; �, �- .._, . -- - __ .�. "� _. -:- �_ � - _ _ _ - _ _ . _ ' _ ._. . , .�. • � -- - .- ' _. _,_ _: ..__.i ,._.. ... ._..- � , �•_ ' - - - _ _ _ _ __ �'��'+t�^�`v S. _' _ �e e-# . , �� - ' - :_ �:-_ ..... _ -., •.� �-, - -_ _ - - =- - _ _ �: _,� �, -.-.-. .. -_ ..._ _.. - .,_ , _ _ - . .- _ ._ - _� _ ._ _ . -..:x� _.,,. - _ - - - .�..� ,. _._-- -- - ...�. ..___ _ _'_, ' -- ._ _ _ - _ _ - s-'*.. -. - .. � ' _ _ - _ -_. �,. ._ _� :_.. -, _ ___.. __ --�. .:-`- �i`�'='i+r : . . .- . _� . - ...,i. -�r . . _ _.-.,__' . _: . _.. . .. � � - •�. � _ . _,.._ . . _�-. -.� -- _ _ _ _ __' .`_- -` �_ ' _ _ _ _ -� -... . . _r- --: �_.._-__ `_. _- . _ __':_- -.-.,: �_ .,,:- . .._, .. .,_ , .,.--. _ - - - . - _'- ' � .. ._ ._ �_._... ___ -___ _-__ . ., _' _. __ .- ., -�__- . . �_ .=, _ - .�... �-.�-._ ..: .__- ..,,. . .. _. . _,_ -.,.:._. _�........ -. _ :_. �:�-. _-�- _.._. .., . -i�_. . , �� i �� a[" � � . __,. - __-. _-_ .. _.. . ; _` — " . ; ��""�""�=;�� ,� _�, C-. E - - _ �-� �i = '�L -� � ' ._ ` ., �� .. _ . ,:.. , : # - +c�� ..# � .-: __'-;• , -��L. _ _ . • . '` _' '- t` - - ;..'_._ 9p - - . __. -�. -,;.�-_ -: _ _-'. ,._. _ _ . . � _ , --` _,-__' __. __- ,-_' - ._:. �:,._ - ��-r=` -- - - - -- - - - _r-.=. .'�-�- -- - �.- . � _,- .r�� - . ._ . ...:._,._ ._ __� ..f.._ .,_ ._ �'' � _ _ - _ . . -_. _. ._ __ a_... , ' ' ' - - _ - . _' *. .__ ., �- - --�---..: -. . . _ --___ -_ _-.' _ ' .--. _. _ -_ _ _ _ - . . ' � _. _ �- . _ ______ _._r "___ ---' . - ._ -_ -.' -. _. ' -_. _._ --. _ '-- _�, -�- - - : .s�-.`"��-��.. .'.�a �, _..-, ss�- , . -.:'_,__ _.___:-� .....�_ ._.. ._- , _:, _:..,... __ - _ ' _ -_' - - . _._ _ . . � _ . ,.__. �.. �__ ' _ ' "__ __ '. .._. ..._-_._.. --- . .� _ , -'- _: -'__' �" ,. # r,.s' ._. R-r ._ �... ��'.-`� ___.. "-.".. �-- .._ . . --z, . ...-_ -_` _ .'_._ _��...:ry .-.:} ' _ - .�� - �.�L "��" .�-� _ _-_ _� _� ._ , _ _' ,'. . ... -._ _..._ v �:._ ..._ �'.-._. " __ '__' '- ., , ._ - ' _ __ '' _ _.__- -__ _ r_. .. ->,- .,-...�.._- _ '_,___ ._; . _. ., ..-. , ._,.._�_. ., -_:-,.>, �:: . _ _ _ p _ _" �� _' �_:.-:''. __'__�� ,. . `_ ._,.:-_ ,_._._: -:_:. _ .._. ._...1,__ .�_ .,_. �._.:. .�__�>__ -�-_:.... _.., ,__.. . - _ -r_� -_ -- . i -,: ..__ _.. .-_. _ . .. ...__ '_ .__ _. ,,..._ " ' ....- .. J;_-� _. ... __ _._._. - .....__ .F: _ _ " _ _. ._. __.. . _ ____ -. . - �. '___-` ....�.,_ - _.- -_. ..- __ _ . . _...-..- _.-:. ��.. .-.�.e_• _ _ - > - . _ ". ._ . -'-, _. --.__ . '_ ___"__' __., ._ ' _"... ♦ .._ - . __ _ .- __a ... •.�- 33 - - ��--t - - - ��S-`�� . _._ ._.:_ . ..__ _ ______-_ ___ . " _- .__" .'�_ "- -_,..: _-, _ >: .._z - ' ` _ ._ ' _ " _ y ._ _ ..- . _ Y �- _ Y _ :y. � " ._ ._."__ _ '.'- .-- -._�. .-._._. --.-_.. ' _._. _ "�. ._ _ -: .. _ .__ _ .." _ _ - _ . _ .. . _ ,.�� .... ". -__ .' __.... _. ...___ _'_ -. _... . . -r%_ ��r � _.-_ _.-._-. ._.. ac�:�_ _ ' _' `�-" - , `� � _ � . - - -_ _ , , . - - - _ . - =�r i'. - - - . `.- -- - - ,_ ;�. ._ . ____ _-�_ . . _ r_- -- .. ---- . _ _ _. _ �. _-�-_ .._ -� - . `. - - - . , ': . - - -- -._ ._ u, _�. _-_ - � ; - ' - ' - -- -- - -- -- -, - _ �'_'- � -_.. .�..xs_< . _ , _ - �- _ . . - _ ,,--, . _ _ - , - �a �. .. - . --_ . - . > _a� :<�. _ _ - --- - • • ' - :.� _ ,a,_ ... .. �----: _ ,- -- --_ . _- - -�-� -' - . _ °-, _ _ _ . - - - ° .�...�.-,_, �__ - • " " � . _.._ ` = _ - , „� . _._ .. °.: ;_ - ._ .,_ _- - . - _ 4� � �: , - -_ z r - `- ' __..�, . . _ .-_ _ -• � --` - •_ � . - - - ' �� _ . ��•- � - ..., .Fs`l-.. - , _�-_ - ---- �� ,.:. ,-... .; . -. -.. _. . - -_ - - _ _ -__ - - - - ' - . . _ , , _. . _ __ _ _. -_- . ". . -._: ' '- _� . =_:: ".'. -� _ _ . _.._. _. . ". . " _-__ _ _ _ _ - - . �: .. t :: - - � _ , L�! _:;� � _�--'� _ _ �` - } � - _¢ _ - , -. . z- - , _ -_ .: : - : _ � _- _ . � - - . t_- _ - - - , � : - . �;�, -_ - _ . _ -: _- � - -- �-- =� - a = - -- _ ,_ _ -= - - _ _ _ .--_ _ _ . �." u.-_.' -,r -. ..:- ' ts-. . __x �. . _ . .._.,._ _. _ - _ _' _ _ _ _ - _ - . . _:..-�...t .'1, �... , .-. - - . . . _ . ._`-��. �_ .-:-'� M __ . _: - -.-_. -.. - '_ _ _. - _ - _-'�`a� -- _ . . . . _ =�.a � .� E - . _ "!___,j _ :a'-. �. . �__ ._�- __>_ :_'..^.�- .._-_� � .� �_..: .<__. - _ ' ,-._ ' k _ - _ _ . . :�. _Y. �._.: ._.. ... - -- - ---� - - � � - - - ._ _?1e �. . ��_ . �-�. . _s__ _--'- ._�"..' . _'.....;- . :.-::� � _ _� _ �� - - _ _ - . �'.Y . � - _ . -..-. __. t- {-, _ _ . . ..:.: _�, '=_ _'- .---: rv'_: F� - " ' - _ _ , ;..t, _ `�, • - ` _ - -- �, `_ _.. - - - =- . _ ., � - - 3--. vz�_ -_ -_ .. - _ - " `.� = �_,, _ -= • � - � ,-. ` � :-1. �_ -- - -' ' ` - •- - r . _ ;, ��_ ) ' s _ _ - __ ,_- -. . � -_:: : . - - . -_=3i_-,. a`�-�_a.��+�=+��. -- - � - '` - ``- -'-� �--- ._ , �._ . .- - _ _ - - � - `- - _ - i . " _ f� � `� . '�., a�--.s-=s,i. � :�., �_ � . �`��. � -:- -� -�.� ' �� -.�. �--- : :.: _ - - - - - � � - _ - _: _ �_ -.. �� - - - _ .� � _ , � _ - . �-�,__:� - _. _ -�- - - �-s-. s-`_� - . - - - -- - - - - - - " -� - -- - - . —'� �_--i'-3�K..�-. --. . . . _._ �_..__. ' :a � �� -_ . -_ __.__� —:.- �:_ :___:. _ - _ __ _ _ _ _ _ -- _ _ . .. � �...i - .. _ �. -- .. . . . - - __- _ - - — - _ _- - - - - - . -._: � �' :.� ':. _ . '_,.- _,''"�.tr `�. .._- - �-- '�� -- _ - '�'. - --�'2+� _ - - . _ d=_, _ - .:.�#. - _ - - - _ - 't;- - - - -- - - - - . - - - - - . . - -��' - - - - �r'� _ - - . - - � A� _ - - �s:: - _ -- �- - - - - - -- - � - _- - . _ .,, � ., .. . , . :., .-:, �.,.�. .,. . .- - .-�.- _ - _ - _ - - - -- - - - - - - ._ - -. �-��t - -�- >� �, " . % - _-- -'- - - -- - - - - - - - - - - - - -- - �.. t_ -�� - - � . .- . . --'- -- -_- �� - -- - - - - - - - - . -_�f. �;-. .-__ • ' ' - -.=�' � - -- -:� .. � _= � ,-->� - - - - ;i- - _- - . ... r = ' ' -•� - - - - - - _ - -'s-- �- --,.- _ -�:�-.. � _..__�._ : : ,:v � ---`.� - - - - . � � .-- -n__ . �- -, -- -� _s_ �- , �- - -.-_ -- ` : - - - - � ... =s.-5:im-.=�� _ _.� � .=-,=: ._-�.-'- -- ._-_- '_. :-�-- •�•-•�a - - � - - - -- - :__ __ _--..._. .- -��- ,>._.�.. , --. . .-a -...�__. .-_..- __. _�_ _. - .t= - _ - - - - � _ - . � ' _ _ _ - = . r ' _ � ... -„ �:.�..� .. ..'_ �- �_ .,:�:_. . __ - _ ` _ _.._ __. _ _ _ _ "=-� "'_�^-,_�� c ,.� -__ _. '._ ...r '.s. ..: _ _�:- �.,-._. -� �� a� ' - - - - - - . . 5t3-_,�. "�-^ _ _ •� _ - - - - - - - ,.� . . _. , �. _ -. .. _ . .. .�,_ _ _ _ _ _ n-rt '._ _� �. - _,-. ..✓:=..."s ._. , ��. ' =-.: . . _� . _ . . __ - - - �d - _ _ - _ _ -- - - .'��. _ 1� - �' ' �� t - � '°.�r i � _ _ _ .`j � .t? . . . _ _ _ _ - . - . +C'_� -an.... `�i� �.'-r� � - -�A� a��c�'4<^ - - . - _�-T - - - �__ - - -��-.: '.p� - '�s K -- _ - �_ hh . �' '�„-.,� . . . " _ '_ _ . = - - ' f = - _ - .- - .m .-� . .3-_.� .-., _�� __ _ - - - � �: w- _-. ��+..�-s�- - ' - - _ - �!'�, ' _ _ F ' _ _ _ `9 �'$._ . - - - _ _� � � . '. 'r :-. � R ., . . # .{' . _ " Afi'h.'.f�tt� ..�- -�.....� �f�Y wv-= ' _...;f� i ' _ ' ..t v.w a - . .: ��- .__..� _�':. -� ..:- ��-�� _ - _ _ .. � . . � . _ .. .,�.-� - - - '- - -t7b� _ -� � 4. .:.v�� .=:� -�,,..�.ri �._�_ t _.-:�'""" _'s,.:,' . _ _ - - , _ , _ _ ' ' _ �+.°" � �...,_._ � ^ .i'"t'. .....-"A; _"�-. =r.:=:� - - _ - ��, _ _ " .. _ ' - �-. �„ - L _3. } �� tj _ - _ _ . -' �� - - - - - �=a.- . � -.�-:. ��,. _,_ , _ _ � , . .. � � v :_ .-> ...:� . _: �-•_- .:k - �F.E�GR -�:..�:. - . ...:.-�'a..slwr-e_..��# '"-'.n_.""_"""�-_:. I� . '..- . �.-; y� .�e,�.,r . �.- __ ,: ` �' � . . . _ - _ _ - - _ - - ' _ - `- � :s�.�-_- . � ..� '-1�k..� a.+..:,:'�"'' :�L'�e+..i+�""�++. . - _ a �� _ .�.. _. - '-� �s�-.a:t w.o - - "+.n'+ �a.. �_��a...r.,e _ _ _- . - �': ' ' - � _ . . . -�. . _.. _ � �, _ ., ...e.,-.-. '� _ _.. �_.... .a 2�,_ .•-:.a.,t _ � � :�.i�z .-`�. .:.�: -. --� -:f . _ _ , _'��_r- _ - - ti. - ��'_ _ . - ` . - - - - .. ` _ �� i . , . . ._' - "-:;Yz.x . _-�- _.. ..� �..: - �ity"K� �-' ' �_e - - - - _ �� __ _ � :s` :...a _..w' •.,�: .. _.,.__ '�.-+�.. .-�_--„ytr�--_'v___ _ - �v: - � - ' - - - « r • , _ _ _� _- _,_,«. -. "s �Al'. _'.s��. . ,.. . � _ � - _Y- � . -' .. =_��r.�'.� _�. � - -«�x.. _ r. «re� ' _ . _ _ . _ ___ . . � �* ,_._ _ _ ��dst.3�.a..� .."�-�- "'w.�'s.z�,.�� - ... _ _ _ _ _ _ ". __� - ��._"�. .,.-._._, _ _ _ _ _ _ _ - _ > _�-i.,.,..« _�,�„'� —�sr�,��.sv�� ' a�'� r:' _�u..��.._ ""`-`'w't��w"�i"s�^- .',t.-,�,=� _.- -.==� ,.n �--_ � :... .. ,._-=,��.._- in`:.-,- x__ --,-3�--,�.v:�--- - .-`�'•--=-'�--_�, ::.:.._ _ .. ,-.»:T- - -- - - "��- - - -- __ - _ ��t�...t..� . _ _ -_. -. . � - _;.-. .._�+.�. _.�.: �'�Y�:��;�. , _a.. .�amz-,�,;..,.y,�:7y,�iw„�,_ .s � .._..� --�' �-s:r+4.is1.+�,�--a �`i-,��..-�,_.=.i�- T:a.: �-�� ,.,,r; � ' -.. �_:,�., -� a.. .�,s� . . �. � .- - . --�-�.w..� - " _ s`i.iai.-�-�.,� • ��u s -:_ 5.�-. .. -..�.-.. �_ _ ... _ _ - _ s .'^"" Y.a.a .__,. --.-.�m�, _-._.�*.+a..+-s"�_._ �-�. ._ . ___ '�Ly`' - �� ' _ ..�._`�';""_'i'"`'+-'�'�i� _. _ �.� r-y.�F- � . _. . '=.-.,m, - _ . ,xxg,."^��:-.EY 1' � - -- . � �'+�sx . .� , _ . - ,.- �� _�- '«'ra�'..i .r . �'�^.+ae""..�."�^e-re.� =�r-�r^c�Ra'��Li �.�, .', f .. �¢ _ "�t __ " fi.. " _ r - � . . . . "_ , . _ ' - A. - .°h_r ' �� iY i-6� 0'�%.4i4+�9iYgF°htrtSa'Ju.s.w �r+� .....£ -4 � � .yA.. •... ,�'r`i{ ' --"€'... �N ".a.Eye y_.sz �a.x � - ��: --.... �:a..:.i ` `9 � � a""'�°-jsea:n- �.- �� j -�, �.. v.ri s.at.. _ -s� _ �-� "'�}i"3 �`" �rntc:-._ �i _ �� - �-: .�. -_ ; � _ �r��G��;�'s"'-y-P.^+-..a.�.' _? �NG� _�.,` 'u�� ' ��.c.,,►+�; -. _ r;;_ - .` � ~� `i. � ' �_� � }� :- �� ,. _ . � =�r . • r -� � ��-'°� �� r�-..'�. - _n-�^_,'t ' - �. _ .e..�� .-.._. . _ � � � . y�5 �'y, f`� _-- ' �1 ,S' - `� . . '�. . - � ' � - '� �= z -P. . - �i �'�- .� -- - _��'. -�V. -. - _� . . . " - - - _ `�'r � - _ � - t ' _ �'.. ' ' - 6`' s `1• }, .-.'�. _ <K!�� -• . � _ . ' _ ,,_ . . _ . '� --..., __ . . . _ _ ti . _, -�. - . - .� ._-. '.-.+S" ._ -' ' . �.',�•`d' �: ,. .-. -.�.- s .�} =.: ...;-- _� `�.. :�-., � _ �.' - - >..i - y - - . -_- . �..�1 - - �+n '� �- .. - ' 7 . .. -. -' _ � ist. - � z , s - --,� � _ - - J = -. . . R�_ . �.. _"�- � :1� � - - ��r .� - .. �� Y� ? . . -� - ' 1 �� • - `_ '�' F. . -.: � . t_ . _ . `-_ � ' - � - - `�1"_;- - ---.- s._'-. �?,.c,. • ,1.. . , - � � j.. : � .. - _ s t.#� , _ , . ��rt , . . -. - .�.a. . .5, -.-...� -- .:.:::�._� ... _ _ _. ;., �. ; " �.," } ti1 # .�*�"� xa'. �'. /,�'-�: - - � . . -:. �'-7,._ � . .- � -_ �' ._:- .,_.P - �.�..'._�:;� ...P. ,..:= k__.�.� --:_ _ _- �1.:-'. `,. �, : � „ • : ;-- . ,- : ,: - „ : _> . , . , � t _„ .� c, _ :. . . __ � �_. �, �� . �. `...�-�.�� _....•.� , = �.= = - � �, �6, - 1 � _ q, �. s € �. �- - - ti � - - a"'^�.� - - . _ _ ' �. . . � .. y - � - , - �,� � �,: � � �. : �+�z- $� � � ` �- i". �- �• �`-�='- �` � . �� ....�� -rs �,-� • ( . �r�`" "2._'rt�u - . '.+�` �"�f= j.f _ _-� �`- �iwwi�� ' � . -:.�i. �_ �+�' ' �, � �_ _ r �``�� s -�"� - .- r��.�- . . . �/' - .'SK ...r.._,..�,..:�_ ,__ �- ?�-w�,`�'�.,�,� _ � f �� L ��j� ; �,�,.��.� - _ ._ �._p� - �-:�. -�`� r _ _ �. - � a-� "" .�es. �� rt �� 53t ��I m ISSUES AND _ SUPPORTING INFORMATION SOURCES 1. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land use in the vicinity7 d) Affect agricultural resources or operations (e.g. impact to soils or faimlands, or impacts from incompatible land uses)7 e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? I Potentially Significant Sources Issues 1,2,4 1 I I X � I I I I I X 1 I I I I X 3 I I I I X Potentially Significant Unless Less Than Mitigation Significant incorporated impact No Impact L�nd Use and Pl�nning Summ�ry: The hotel proposal is consistent with the hotels/motels land use designation of the General Plan and the Burlingame Bayfront Specific Are� Plan. The C-4 zone district permits a hotel use. A special permit is required for buildings and structures which exceed thirty-five feet in height when located within area that is within the jurisdiction of the San Francisco Bay Conservation and Development Commission (BCDC), and for buildings and structures which exceed the Design Guidelines for Bayfront Development adopted by the City Council on February 19, 1980. The proposed building is 77'-4" in height, which exceeds the 35' maximum height within BCDC jurisdiction, and exceeds the overall maximum height of 50' required by the design guidelines. A special pernut is also required because the proposal obstructs the view corridor from Airport Boulevard and from the Burlingame Lagoon. From Airport Boulevard, the proposal will obstruct 100% of the view, where 54% is the maximum view obstruction allowed. From Burlingame Lagoon, the proposal will obstruct 55.2% of the view, where 40% is the maximum view obstruction allowed. A special pernut is required for the setback from the Lagoon shoreline. The design guidelines require that the minimum setback from shorelines should be not less than the building height. The proposed setback from the lagoon for the six-story portion of the building is 65', which is less than the building height of 77'-4". Special permits are required to vary from the landscaping requirements of the Design Guidelines for Bayfront Development. The front setback is proposed with 64.6% of the area landscaped, where the design guidelines require 80% of the front setback to be landscaped. There is a total of 8.5% of the area within the parking area which is landscaped, where 10% of the parking area is required to be landscaped. 13.5% ofthe area outside the BCDC shoreline band is proposed to be landscaped, where the design guidelines require a minimum of 15% of the area outside of BCDC's jurisdiction. Mitigation: Special permits, shall be obtained for height in excess of 35' within BCDC jurisdiction and to exceed the height limitations, view obstruction and landscaping requirements of the Design Guidelines for Bayfront Development before any development is allowed. The project shall meet the requirements of the Bay Conservation and Development Commission, the U.S. Army Corps ofEngineers, and the Regional Water Quality Control Board. 3 ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Sources Issues Potentially Significant Unless Mitigation Less Than Significant Incorporated � Impact No Impact 2. POPULATION AND HOUSING. Would tl�e proposal: a) Cumulatively exceed official regional or local population projections? 5 X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or major 1,5 }� infrustructure? � � c) Displace existing housing, especially af%rdable housing? 3 X Population and Housing SummZry: This site and the surrounding area are planned for commercial uses. There are no residents in the area. The project would have no direct impact which would result in an increase in population in the immediate area because this is a commercial area with no housing developments available now or planned for the future. The project will result in approximately 132 people employed at the new hotel. This may create a demand for housing in the region. Housing is available in the San Mateo County area. However, public transportation access from this area is limited. In order to mitigate the impact of this hotel on traffic and available parking, as well as to provide access to public transportation on Caltrain, shuttle service to the airport should be provided for hotel guests and made accessible to hotel employees. As an alternative, the project sponsor may choose to contribute to the City shuttle service provided to the airport and Caltrain station. 3 GEOLQGTC PROBLEMS Would the proposal result in or expose �e�ple to po.tential imp�cts involvirig• ;: a) Fault rupture7 6 � X b) Seismic ground shaking? � 8 X c) Seismic ground fAilure, including liquefuction? 7,8 X d) Seiche, tsunami, or volcAnic hazard7 1,7,8 X e) Landslides or mudflows7 7 X fl Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? 1,7 X g) Subsidence of the ltind7 1 X h) Expansive soils? 7 X I) Unique' geologic or physicAl features? 7 X m ISSUES AND SUPPORTING INFORMATION SOURCES Sources Potentially Significant Issues Potentially Significant Unless Mitigation incorporated Less Than Significant No Impact Impact Geologic Summary: The site is located in a seismically active region that will experience an earthquake and groundshaking strong enough to cause moderate damage to ordinary structures. The groundshaking could produce ground failures such as liquefaction, ground lurching, lateral spreading, landsliding, and settlement. The likelihood of ground failure is low because the underlying medium dense to dense soils contain significant amounts of clay and silt to act as binders for the coarser material (sand, gravel). The density and coarseness of the soils would provide sufficient support for foundation piles and would resist lateral movements. The site also is subject to static settlement, the naturally occurring effect of gravity on filled tidelands. The use of pile-supported building foundations would prevent damage from static settlement. Using a flexible base for hard or impervious surface covering would extend its useful life. The channel levee of Burlingame Lagoon adjacent to the site is more than 8 feet above mean sea level (+8 feet MSL) as shown on the Boundary and Topographic Survey (Reimer Associates, 19 March 1997). Elevations range between +8,1 feet MSL and +9.2 feet MSL, based on the referenced bench mark elevation of +g,175 feet MSL at City Bench Mark Number 523 (62 feet southwest of the intersection of Airport and Anza Boulevards). For flood protection, the City requires the levees to be at least as high as +10.0 feet MSL or that some alternative flood protection be provided. The proposed project would raise the first occupied floor of the building to 9.5 feet MSL or 3.1 feet above ma�mum high water of +6.4 feet MSL and 2.5 feet above the seven-foot flood base of the adjacent 100-year flood zone. The proposed project would use pile foundations, would be designed to current California Building Code standards, and elevate the first floor to 9.5 feet above MSL to achieve 2.5 feet of freeboard above the 7-foot MSL flood base of the adjacent 100-year flood zone in conformance with Federal Emergency Management Agency standards. These points are discussed below in more detail along with mitigation measures. The proposed development is on a site that is part of a 240-acre rectangular peninsula created in the 1960's by fill (soil and rubble concrete) placed within a perimeter levee. The existing fill on the site is between 5 and 10 feet thick and is underlain by 3 to 8 feet of Bay Mud. The Bay Mud is underlain by at 42 to 46 feet of stiff clay and at least 5 feet of dense sand and gravel capable of providing end-bearing support for the building's driven-pile foundation.l The filled area (project site) is separated from the original shoreline by a 500-foot wide lagoon known as Burlingame Lagoon. The lagoon is connected to San Francisco Bay by the 100-foot-wide Sanchez Channel located approximately one-half mile east of the site. For flood protection, the City requires levees along Burlingame Lagoon to be at least as high as +10.0 feet MSL, or that some alternative flood protection be provided. Such protection could include raising the lowest occupied floor of a building above the flood base for the site as proposed by the project sponsor. The site is in a Federal Emergency Management Agency (FEIv1A) Flood Zone B, defined as an area outside the 100-year flood zone. However, the site may experience up to 1 foot of flooding during storms larger than the 100-year storm due to the temporary accumulation of rainfall. Also high water in Sanchez Creek could raise the height of Burlingame Lagoon, which could result in flooding of the site. The flood base for the 100=year flood zones adjacent to the site is +7 feet MSL. The tidal fluctuation in the area is between +3.89 feet MSL (Mean Higher High Water) and -3.48 feet MSL (Mean Lower Low Water); the estimated maximum high water is +6.4 feet MSL, and minimum low water is -6.3 feet MSL. 5 ISSUES AND . SUPPORTING INFORMATION SOURCES I Potentially Significant Sources Issues Potentially , Significant Unless Mitigation Incorporated Lese Than Significant No Impact Impact The existing ground surface at the site is 1 to 6 feet below the top of the levee and Airport Boulevard. The site will be filled in order to level the parking lot at about +9 feet MSL. This project is subject to the Best 1Vlanagement Practices (BMPs) to Prevent Storm Water Pollution from Construction Related Activities. These BMI's require that areas denuded by construction shall be stabilized prior to the wet season (1 October through 1 May) by using suitable practices such as temporary or permanent seeding, mulching, sod stabilization, vegetative buffer strips, protection oftrees, plastic covering, and/or application ofground base on areas to be paved. In addition, the project is required to comply with BMPs for construction activities. Erosion and sediment controls during construction shall comply with the California Construction BMP Handbook or the Association of Bay Area Government's (ABAG) Manual of Standards for Erosion and Sediment Control. The site is in a seismically active region and the active San Andreas fault is located about four miles west of the site. There are no known fault traces passing through or trending toward the site. After the 1989 Loma Prieta earthquake, the United States Geological Survey estimated the probability of at least one large earthquake (M7 or greater) in the San Francisco Bay region within the next 30 years at about 67 percent. Recent studies by the United States Geological Survey (USGS) indicate, unofficially, that the probability may be as high as 90 percent. On the San Francisco Peninsula segment of tfie San Andreas fault, the probability is estimated at about 23 percent that an M7 or greater earthquake would occur in this time-frame. During such an earthquake, the site would experience groundshaking of Modified Mercalli Intensity VIII, strong enough to cause moderate damage to ordinary structures. In accordance with the 1987 USGS maps showing cumulative damage potential from earthquake groundshaking, this site is in an area where the potential damage is moderately low for concrete and steel structures, and moderate for tilt-up concrete structures. The surFace soil is artificial fill. The 1986 USGS maps consider this a Category C Ground Condition Unit, indicating a high intensity of groundshaking during a major earthquake. Potential seismically induced ground failures at the site include liquefaction, ground lurching, lateral spreading, landsliding and settlement (see endnote for definitions).2 These seismically induced ground failures would have the potential to damage at-grade parking lots and underground utility lines, but would not affect structures supported on pile foundations. The likelihood of seismically induced ground failures at the site, including liquefaction, ground lurching, landsliding and settlement, is estimated to be low because the underlying medium dense to dense soils contain significant amounts of clay and silt to act as binders for the coarser material (sand, gravel), would provide sufficient support for foundation piles, and would resist lateral movements. The site also is subject to static settlement (compaction, compression, densification). This is a naturally occurring effect of gravity in filled tidelands. To compensate for previous settlement or incomplete fill, approximately 11,000 cubic yards of new fll would be placed on the site, in the proposed parking lot areas, to achieve a nearly level surface, raising the site from its existing elevations between 3.1' and 8.9' MSL to approximately +9.0' MSL. At the landward edge of the channel levee (about 80 feet from the edge of the lagoon), the fill would be about an inch thick. The depth of new fill would increase to about 6 feet in the low area south of Airport Boulevard (about 200 feet from the edge of the lagoon).3 Estimated. settlement would � ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Sources Issues Potentlally Significant Unless Less Than Mitfgation Signfficant Incorporated Impact No Impact range from less than 1 inch during the iirst year for the thinnest fill (the landward edge of the channel levee), to a maximum of 7 inches during about 6 years for the thickest fill (the low area south of Airport Boulevard).4 Because the fill is�very thin near the shoreline and overlies a relatively thin layer of Bay Mud, the probability of its increasing the hazard of ground lurching and lateral spreading of the edge of the lagoon is considered very low. Settlement impacts can be compensated for by placing buildings on pile supported foundations with flexible utility connections, and hard or impervious surfaces on a flexible base in order to extend their life. Pursuant to existing regulations, new facilities would be required to be installed to the standards of the City of Burlingame Public Works Department and California Building Code Editions in effect at the time a building permit is issued. Mitigation: The project design shall conform to the latest edition of the 1995 California Building Code as amended by the City of Burlingame and any seismic requirements of the State Architect's office. Seismic- resistant construction shall follow the recommendations of the site-specific geotechnical investigations. The grading plan shall be prepared by a licensed Civil Engineer and approved by the City Engineer. All applicable requirements of the NPDES permit for the site shall be adhered to in the design and during construction. All applicable San Mateo County Storm Water Pollution Prevention Program Best Management Practices shall be adhered to in the design and during construction, including stabilizing areas denuded by construction prior to the wet season. Project structures shall be built on piles, as mitigation for static and seismic forces, and the building shall be built on pads that raise their first floor elevation to elevation to + 9.5 feet MSL as flood protection. Emergency power for the storm drainage system for this site shall be provided. Water and sewer lines shall be constructed from flexible material with flexible connections. In the event that there is ground failure as the result of an earthquake, the site shall be repaired. Tide gates shall be provided on the storm drains to keep high water from back-flowing onto the site in high flood periods. If lateral spreading of the edge of the lagoon should occur while the site is being filled, work shall stop and the project sponsor shall correct the spreading and shall take appropriate action, in compliance with the requisite regulatory agencies, to prevent further damage from occurring. 4. WATER Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runof�7 b) Exposure of people or property to water related l�azards such as flooding? � I c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature�, dissolved oxygen or turbidity? d) Changes in the amount of surface water in any water body? e) Changes in currents, or the course or direetion of water movements7 14 � X X X X 7 � ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Potentially Unlese Less Than Significant Mitigation Significant Sources Issues Incorporated Impact 1 X No Impact fl Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantinl loss of groundwater recharge capability? _ g) Altered direction or rate of flow of groundwater? h) ImpActs to groundwater quality? I) Substuntial reduction in the amount of groundwater otherwise available for public water supplies? 1 I I I I X 1 I I I . I X 1 I I I I X Water Summary: The project site borders on Burlingame Lagoon. Surface run offwater does not freely flow from the site to the lagoon because the site is surrounded by dikes. No water from the project area drains into Anza Lagoon on the north side of Airport Boulevard. A 33-inch diameter storm sewer, located under Airport Boulevard, conveys storm water in the area to a 45" storm drain which empties into Burlingame Lagoon. There is no significant groundwater underlying the site, and the near surface groundwater is brackish and contains about 26 parts-per-thousand of salt. Municipal water supplies in the area are obtained exclusively from Hetch Hetchy reservoir storage; groundwater in the project area is generally not used. The primary impact that the proposed project would have on Bay water quality is the addition of contaminants contained in surface run off water. New buildings and parking areas may affect drainage patterns and will increase surface runoff. Site flooding due to seepage through the permeable fill bordering the lagoon during periods of high tide could result in localized flooding on the site. The tide level at mean higher high water is +3.89 feet MSL and the estimated maximum tide height is +6.42 feet MSL. This could lead to localized flooding because of insufficient freeboard on existing levees. Placing the hotel building on raised pads would avoid flooding of these structures. The site is located outside of the inundation zone for a possible tsunami (tidal wave) in San Francisco,Bay. Active faults within the Bay Area have predominately horizontal movement and are not expected to generate significant water waves in San Francisco Bay. Therefore, the potential for site flooding from a seich is minimal. In addition, the distance of the site from the Bay and Burlingame Lagoon helps tb preclude such an event. Also, high water in Sanchez Creek could raise the height of the Burlingame Lagoon which could result in site flooding. This project is subject to the state-mandated water conservation program. A complete Irrigation Water Management Plan must be submitted with landscape and irrigation plans at time of permit application. Mitigltion: All runoffcreated during construction and future discharge from the site shall be required to meet the applicable San Mateo County Stormwater Pollution Prevention Program Best Management Practices for surface water runof�and Storm Drain maintenance. Grading shall be done so that impacts from erosion into adjacent lagoon will be minimal. The elevation of the first floor of the new hotel building shall have a minimum floor elevation of 9.5 feet.MSL, or 2.5 feet above possible flood level if a levee should break. Emergency power for the storm drainage system for this site shall be provided and maintained. Backflow preventiori for storm drainage to the lagoon shall be provided. Provide a complete Irrigation Water Management Conservation Plan together with landscape and irrigation plans at time of permit application. Low flow plumbing fixtures shall be installed. : ISSUES AND SUPPORTING INFORMATION SOURCES I Potentially Significant Sources Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Im� 5. AIR QUALITI'. Would the proposal: a) Violate any air quality standard or contribute to un existing or projected air quality violation7 1 X b) Expose sensitive receptors to pollutants 1• X c) Alter air movement, moisture, or temperature, or cause any change in climate? 1 X d) Create objectionable odors7 � 1 X Air Quality Summary: No objectionable odors or alteration in air movement, moisture, temperature or change in local or regional climate is anticipated to occur as a result of this proposal. The change in emissions generated by traffic to and from the hotel development as compared to all development in Burlingame would be insignificant. Mitig�tion: The site shall be periodically sprayed with water to control dust during grading and construction. Construction equipment emissions shall be in compliance with the standards of the Bay Area Air Quality Management District. 6. T'RANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or tr�c congestion? 13,15 X b) Hazards to safety from design features (e.g. shaip curves or dangerous intersections) or incompatible uses (e.g. farm 9 X equipment)? c) Inadequate emergency access or access to nearby uses7 9 X d) Insufficient parking capAcity on-site or ofF site7 2,9 X e) Hazards or barriers for pedestrians or bicyclists? 9. X fl Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? 9 X g) Rail, waterbome or air tr�c impacts? 9 X ISSUES AND SUPPORTING INFORMATION SOURCES I Potentially Significant Sources issues Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact Transportation/CirGulation Summ�ry: A traffic impact study was prepared of the project's impacts and those of cumulative development a the intersections of 1) Bayshore Highway at US 101 Ramps, 2) Bayshore Highway at Airport Boulevard, 3) Anza Boulevard at Airport Boulevard, and 4) Airport Boulevard at Coyote Point for AM and PM peak hours. The results of the study are summarized below. The proposed hotel building would generate 77 am peak-hour trips (45 inbound and 32 outbound) and 82 pm peak-hour trips (49 inbound and 33 outbound). The four intersections indicated above operate now at LOS (Levels of Service) A or B(see Table 1). The intersections would continue to operate at their existing LOS of A or B(see Table 1) under the proposed project. Therefore the project would not have a significant impact on intersection congestion. Intersection impacts during the pm peak-hour were also analyzed using the Land Use - Transportation Impact Analyzer for the Bayfront arrd Anaa Areas (the Analyzer). The estimated number of pm peak-hour trips using the Analyzer rate is lower at 58 trips. The Analyzer does not include the intersection of Anza Boulevard and Airport Boulevard. For the three critical intersections included in the Analyzer (Bayshore/US 101, Bayshore/Airport, Airport/Coyote Point), the Analyzer indicates that the project would consume 0.6%, 0.2%, and 0.4% of intersection capacity, respectively, with operation at LOS A(see Table 2, "Project" row). Total intersection capacity consumed with existing traf�ic would be 64.7%, 62.4%, and 71.6%, respectively. Since the project would not generate more than 300 peak-hour trips, the San Mateo County Congestion Management Program (CMP) analysis of freeway impacts is not required. However, the traffic study included this CMP analysis at the request of the City of Burlingame. All of the US 101 freeway segments (Millbrae to Broadway, Broadway to Peninsula, and Peninsula to SR92) are operating at LOS F in the peak hour. As the CMI' LOS Standards for these segments are E, E, and F, respectively, Millbrae to Broadway and Broadway to Peninsula are now exceeding their LOS standard. The proposed project would add from 3 to 17 vehicles per hour to any segment, less than one percent of the current hourly volumes (7,972 to 9,094 vehicles per hour), to segments already operating.at LOS F. This would not be considered a significant project effect on freeway operating conditions. The traffic study also assessed cumulative impacts and found that cumulative development �would create a significant impact at the intersection of Airport/Coyote Point. Impacts were estimated using the Analyzer to be LOS F at build out of cumulative development and would be a significant impact. The intersections of Bayshore/US 101 and Bayshore/Airport were estimated at LOS B and A, respectively, and would not�be adversely affected. The impact at the intersection of Airport/Coyote Point will be mitigated when wananted by the planned Peninsula Avenue Eastside Access Realignment, r�vhich will be funded by the Bayfront Development Fee. This project is required to pay a Bayfront Development Fee, based on the number of hotel rooms to be constructed. Therefore, this development will contribute its proportional share for improvements which will mitigate cumulative impacts of this and other projects on area circulation. 10 m ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Sources Issues Potentially Significant Unless Less Than Mit(gation Significant Incorporated Impact No Impact The parking requirement for hotels in Burlingame is based on the number of rooms in the hotel (one space. required for each hotel room). The proposed 132-room hotel meets this requirement by providing 132 parking spaces. The municipal code requirement for hotel parking in Burlingame is based on the fact that Burlingame's hotels are airport oriented, and many of the hotel guests arrive by airport shuttle. Therefore, it is assumed that the requirement for one space per hotel room will also accommodate hotel employees and people attending meetings in the proposed meeting rooms. In order to ensure that adequate parking is available for hotel guests, employees and for meetings, an airport shuttle service should be provided to reduce customer auto use. In addition, the shuttle schedule should connect to Caltrain at times when employee shift changes to reduce employee trip generation and parking. The parking requirements irnposed for hotels is intended to meet the day to day needs of the hotel as described above. Therefore, other uses of the parking lot, such as making the parking lot available for long term airport parking as a promotion for the hotel, or charging a fee for parking•should be prohibited. Mitig�tion: Payment of a Bayfront Development Fee to the City ofBurlingame for impacts in the A.nza area shall be required. The project sponsor shall provide an airport shuttle service, which includes connections to Caltrain to accommodate employees at shift changes. The required parking area shall,not be used for long-term parking as part of a hotel promotion. There shall be no charge for customers or guests to park in the parking lot. 7. BIOLOGICAL It�SOURCES. Would the proposal result in: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals or birds)7 b) Locally designated species (e.g. heritage trees)7 c) Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)7 d) Wetland habitat (e.g. marsh, riparian and vemal pool? e) Wildlife dispersal or migration comdors7 X X X X X Biologicat Resources Summary: Biotic resources on the site are very limited. The site is vacant land, with an asphalt bike path along the Burlingame Lagoon. There is no record of any rare, unique or endangered species of plants or animals on the project site. There is no farmland in Burlingame. Because this area is already disturbed and there is no native vegetation on the site, no significant changes are anticipated in the diversity or number of species of plants or animals, or in the deterioration of existing wild life habitats. The wetlands in the Burlingame lagoon are located on the south, opposite side from this site. The east side of the lagoon is marked by an almost vertical structure protected by riprap. The proposed development would not impact the wetland on the south side of the 500' lagoon. 11 ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Sources Issues Potentially Significant Unless Mitigation Less Than Significant Incorporated � Impact No Impact 8. ENERGY AND MINERAL RESOURC�S. Would the proposal: a) Conflict with adopted energy conservation plans7 1 X b) Use non-renewable resources in a wasteful and inefficient mAnner7 1 ' X c) Result in the loss of availability of u known mineral resource that would be of future value to the region and the residents of the 1 X State? ' Energy and Mineral Resources Summary: The amount of energy used to grade, drain, pave and construct the project is negligible. Substantial amounts of fuel would not be needed to construct, develop or maintain the project. 9. HAZARDS. Would the propos�l involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or 1 X radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? 11 X c) The creation of any health hazard or potential health hazard? 1 X d) Exposure of people to existing sources of potential health hazards? 1, 16 X e) Increased fire hazard in areas with flammable brush, grass of trees7 1 X Hazards Summ�ry: An environmental site assessment conducted for the proposed Hilton Garden Inn site included: (1) site and surrounding area reconnaissance; (2) review of historical uses of the site; (3) file review of applicable regulatory agencies, including U.S. Environmental Protection Agency, California Environmental Protection Agency, California lntegrated Wast Management Board, State Water Resources Control Board, Regional Water Quality Control Board, San Mateo County Department of Environmental Health, City of Burlingame Fire Department, and City of Burlingame Public Works Department; and (4) soil sampling and analytical testing. �The results of the assessment indicate that there is no past or current use of hazardous materials at the project site. No sources for generation of hazardous waste were identified. Therefore, the potential for soil or groundwater contamination from on-site sources is minimal. Three underground storage 12 .� ISSUES AND SUPPORTING INFORMATION SOURCES Potentia��y Signlficant ' Sources Issues Potentially Significant Unless Less Than Mitigation Signlficant Incorporated Impact No Impact tank (LJST) sites and a closed municipal solid waste landfill were identified within approximately 2000 feet vf the project site. Soil contamination resulting from the UST sites is restricted to or within close proximity of the particular facility as petroleum hydrocarbons are known to have low migration rates. Based on monitoring well tests at the landfill site, there is no evidence of leachate migrating from the site. Therefore, soil or groundwater contaminations resulting from these facilities are not expected at the project site. Results of the soil testing indicate that metals and hydrocarbons are present in the fill material beneath the site. The concentrations of the contaminants present are below any action levels of the regulatory agencies. The construction workers at the project site are not expected to be exposed to any public health risks from these contaminants. The contaminants in the on-site soil may be present due to transport of hydrocarbons and metals (lead) by rainwater from asphalt surfacing (an asphalt bike path extends east to west along the south boundary of the site), or motor oil on the asphalt flowing to the low area and then seeping to the ground. Adherence to federal and California Occupational Health and Safety regulations during project construction would further reduce any potential for exposures to soil contaminants. The site contaminants would not pose a health and safety hazard to occupants of the proposed project. Imported fills would be placed over most of the site to raise the grade for project construction. This would eliminate the potential for direct contact of the occupants with native fill material. The proposed hotel would not interfere with emergency access since the project site is along Airport Boulevard. The project would also not increase wildland fire hazards because of the urban nature of the site and its vicinity. Mitig�►tion: If the fill material or asphalts are to be removed from the site during construction, analytical testing of the removed materials for petroleum hydrocarbons and metals will be required to classify the material for appropriate disposal. 10. NOISE. Would the proposal result in: a) Increase in existing noise levels7 b) Exposure of people to severe noise levels7 � � Noise Summary: The site is impacted by noise from traffic on adjacent Freeway 101 and from aircraft landings and takeofis at San Francisco International Airport, which is located about 2.5 miles northwest of the site. Quarterly noise reports provided by the airport indicate that Burlingame consistently experiences noise levels less than 60 dB CNEL. The Noise Element of the Burlingame General Plan lists the acceptable maximum outdoor noise levels for hotels as 65 dBA. This site is approximately 500' from the Bayshore freeway, and it is not expected that combined noise levels from the airport and the freeway would 13 � ISSUES AND - SUPPORTING INFORMATION SOURCES I Potentially Significant Sources Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant No (mpact Impact exceed 65 dBA. Since the area is already impacted by traffic and aircraft noise, the additional vehicular traffic generated by this use would not have a significant impact on the ambient noise level in the area. Construction activities may affect adjacent businesses, and noise levels may incr�ase during construction, particularly when the piles are driven. The Noise Element requires that interior noise levels for hotels shall not exceed 45 dBA. Mitigation: All construction shall be required to be done in accordance with the California Building Code requirements, 1995 edition, as amended by the City of Burlingame, and in addition to the limitations of hours of construction imposed by the City of Burlingame Municipal Code, no piles shall be driven before 9:00 a.m. on Saturday, and none shall be driven on Sunday. Interior noise levels shall be reduced to a maximum of 45 dBA. 11. PUBLIC SERVICES. Would tlie proposzl have an effect upon, or result in a need for new or �Itered government services in any of the following areas: a) Fire protection? 1,11 X b) Police protection7 1 X c) Schools? 1 � X d) Maintenance of public facilities, including roads7 1 X e) Other governmental services7 1 X Public Services Summary: The project is not expected to have a significant impact on the provision of public services, as this is an urbanized area with existing public facilities in place. This site is planned for hotel/motel use, and public services have been designed to accommodate this use. 12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: A) Power or naturul gas7 1,9 X b) Communications systems? 1,9 � X c) Local or regional water treatrnent or distribution facilities7 1,9 X d) Sewer or septic tanks and water supply? 1 X e) Storm watei drainage? 1 X fl Solid waste disposal7 1,9 X g) Local or regional water supplies? � 1,9 X 14 ISSUES AND , SUPPORTING INFORMATION SOURCES Potentially Significant Souroes Issues Potentially Slenificant Unless Mitigation incorporated Less Than Significant �lo Impact Impact Utilities and Service Systems Summary: The proposed project would be served by existing utilities in the area. The site is served by an 8" water main in Airport Boulevard and a 12" water main along the lagoon frontage. There is an 8" sewer line in Airport Boulevard, and a pump station in Airport Boulevard east of the site, which pumps ef�luent to the City's wastewater treatment facility. The project will generate a water demand of about 25,000 gallons per day, including irrigation of the landscaping. Sewer capacity consumption for a 132-room hotel is expected to be approximately 20,000 gallons per day. The Public Works Department has determined that there is adequate wastewater treatment capacity to serve the proposed project and that the City's water supply is adequate to serve the additional demand from this project. Storm water from the site will be collected and discharged from the site through two outlets into the lagoon. In order to protect the water quality of the lagoon from these discharges, approval from the San Francisco Bay Area Regional Water Quality Control Board and from the U.S. Army Corps of Engineers will be required. Approval from these agencies will include implementation of Best Management Practices BMPs as part of the NPDES permit that will be required. The proposed project will include installation of oil separators in the drainage system to collect automobile oil residues from the parking lot prior to discharge into the lagoon. MitigZtion: Storm drain collection shall comply with 1VPDES requirements. Oil separators shall be installed to reduce pollutants from runoff entering the storm drain system. Water and sewer lines shall be constructed from flexible material with flexible connections. 13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? 1,9 X b) Have a demonstrable negative aesthetic effect7 9 X c) Create light or glare? 9 X d) Block views from adjacent development? 9 X Aesthetics Summary: The project calls for a six-story hotel (maximum elevation of 77'-4") and an adjoining one-story pavilion (maximum elevation of 20'). The building footprint of the hotel would be rectangular, , approximately 200' by 45'. The length of the hotel would generally be oriented along a north-south axis that parallels the orientation of the Red Roof Inn on the parcel immediately to the west. Broad-leaf evergreens are proposed along the site's boundaries with the Red Roof Inn to the west and an airport long-term parking lot to the east. Flowering trees are proposed along the Airport Boulevard frontage. The proposed structure would be visible from close-up viewpoints, along Airport Boulevard and from nearby office buildings and hotels. Mid-range views of the proposed hotel would exist from Highway 101, and distant views from higher elevations in Burlingame and Millbrae to the west and south. The proposed project would not be seen from the San Francisco Bay, because of intervening buildings along Anza Avenue and the north side of Airport Boulevard. 15 d4 . ��--- '�'�- -:I.• .i . . . . . . .:�.. _ _ � _ � '� ' �{� � .. . . . � . . . _ - .�- _ . . . . _ -- . .. . __ _ . s .. , ' ' - � �.��_.� . • � �- � . .y.eEd.os� . t ss;r _.� � � , . ,wet-:s,4fpr�. ' _ ' ' _ ' _ . - _ _ _ - ' . .. • . - ..- - -- - . . .1t _ - _ � qFy.y -•,�_ _ n;f� � _ �.;1�. , `�rt _ _ - -'��'� _il�1 ' - _ ' - _ '. '� � . . _ . ,. .. » . . -x _-. _ . _ _ . �- '.��"z»`7�'�nli:. • -a� I Y". . �. - . . -_ .. _ �L't�M�l e'^�".."+�' .'�-� -�a ..' . °� "`.+-_", -- �_ 'f . �-. '�� w ;-aG+� ' �� _ ~L �'� _c ��. � � 1 • '�' Y �j _ _ },� -- _ n '? _ y �'�;`w- Z � �.�..R. �� . � _�F _ _' a� •�i 'l. E� - �T L._ .Mk�.: A Y --:bmf". � . . '`,� i ' - M� _.L�`� - • - �F �^i._� ,q • ' � _. .. .. . �� 't:,'�;�- � . - �.h��'��_r;=a• �-.+,v...�,,,,�•Le,sc..�.� s' .ri,yy.3 .�-.�n�' / - - � 'f..� -.�� - - � - .. L► �. �.3.� _ �!?s . � _ _ �i!� ..� � .:.�'�i4 w� �: _ _ ' :-S ' '� � Y . . � . _ _ _ _ _ �*S;�""" c,,,e1'`�- A � t ` . H . - - n�-F.' ��- '�--��' - .} . � y _ .. . � y3 � _ • . . �.. -p � - -_ - - �-� a . �._� �-, � :�.i* - - - ♦ - �i. ��m - __. . � . � .,,._ � � -*_ . . ,� - . . . _.. - f� - -. . .��1 _ ' a a • -( ' - w• �„t�7•..i y . � - � r..,; ` : t -�� 'y �•, , . . ' �C •'F4,.��?: �,ry�,� . ':F�^•��y -� � � - - - . - �y " .iy - - _ �:r. � M Ya -' - - 'h3 "-�k, ::� ;.�� h `. � �' . - - ,, j :,� __t . # � t _� �: `.�. ,�.- � - � .� , ; . • _ __ ,. , � . ; . • .: . .. . .. _. - ,�;i _, � . _ . .. _ _ � ,, ,: P r�-• .. t .� '� • ..,'�' - -- -„ •� � �,: •-� �' - �, - ,Y �+- ; ,� ., � . , _- , .. _. ; - •- -- - - • .„, , - , , ;�•. � y� �: _ n{ . `�,�,�. � ►� �.. - k ,..¢ � � � .�" � ."�, .' I . � ._.e yR) ry"� Y•#-- -� ?c` . . . �. _ . 95i c- � . - - _ . _ --aa _ ' _ _ .. - _ _ � "?� - t . .'�4 .1�%.v`` " �'4 - � . _ _ ...,dy} - . ��. - �r �.. .=p' - - . - - - - � t 7 . -3' - �;�t-_ '�`:�; �, - . -� `.¥r- r`� :4�`�`r • l :.,�' y • _ -'-�r � � -_ .. _ .. ^ - . . ,�.� . . , . _, E - i. _ e' J`'it� - '#',3rt r,�t � - � � '"'A'"� . - - _ � .� c� - - �- r . . �;.. �. i ',-. �"? � `� .t `y . t 2W.. �' - . ,•�l•,w,•, r-� � - _ - -a�~: - . 'T' c i � -� _r-a.�! - � � � t. . r.� >'-i�• 's7_ - - � - . . - `-�, �'tt - ��y� . �...� . .'3". "rw'� 'E- � - . a _ - . - - _ `�, - .r....� .�� - - ��ir S ��t _ N�' _„�7 �. _ _. - -f�. 'i. � - 'i ' .. -'a _ _ �`_' .. � � . � tc. - T.- .. . l - . - . "'"7e'�� - _. . - . . - . ,, - ., . ` " � '^ , .�: . - - -� •,.-• .}. - ++s _�_; � � � "'.:. ' '-_ _ ,`- - _ - - - _ =.�3` - �f°' - .�:: - . _ ' , � - -.x. " . . . _ _ �t- _ �.as�"f.:_ _ ' _ _ . ' _ . .. - - . � ; ' •� r�_' . � _ - .a, .- .:.. 3. _:.�. . _ _ tv "��".i- _ 'v�. � - - • � �% :i. �w � � `r_ . . .- - -�. .. -- - - . .-e :�� - , , ' ;. . _. : _ _ _ �-� _ ;•, + `�,'�s�__��,m - ;,�<+ �:., �. _ _ _ ,j' �� . - -� � _ _ - - a�w.�a�'�'�. . �I' � _ - . . � _ - -- ' -- . _ �`� � } -'- - / � �� '�_._• . - - � � L� � _ ! �- - �� - :.r � � . ,'s r%' .. t-,�. _ . r,� - . _ ��-- - . . � _ � . - �� '�._.,� ,. � - _ _ �; - a � `- - . � _ - - . _ � ��. � � - . . - __ - . ,'i - - . � �. . - t .: �, u;- . - : , �� : - , � '. �.,,, . z - - . li y - � =- `_ `� � ,_ t. . �.z}y '-�,_ ;::'� 4�'�." '. F�,_ _ �-'-�: / �+ . _ . „ ,- . . =�`i . �?+ "'`_. B ��'. s. '. �' -_t:-�' : I '" _ � i-xt� � �, �-�: 4 f'-` =ai_3,��_ � . .. - _ - yi � -_ _.}' - .¢�t:'� _ . ,ir,.. _ - � � ` �.� - - .��.e�.,�.ya-� - __ - .} �.s � '.�x'��" _ _ . / -e+�- _ - ''�'_" . "�Y ' � ;� -�:`?dr- .,� ��.'�"�' '�-r --�� - �i. - - _ _ - � � ��? ' * � F - 1 ..* .s' - ._�." c � - �ew*'- � � y . .. _ .._ . .. a . - _ - �,�., �..� . -+ �-�.- �tr��"�� > .��- E � • - -�� _ <��--..- £� - ,, .�-�v:.'- e; -: - - . } . , . � '{, �` �t: , � a„�`. ' � �.r.: t" i.. �• s,-� �•��,� � ,•' �_. _ yI v � ,• - �� `�'.' }�F � - - _ - ��.t Y� . . Y� : . ��r.-;- �.y-� _ ��i'�� ' � - ;'��v�p�� - � f �� - >- ; � .- --� _ • � >: , ... • ; ,•, �. :. ._ ;:,,- �s.: � +F' , .a+ � �� _ .. . a�, �-- ,« �. -.�t a _r_ .�.,� ,: i�_ _. 6's. .: ,y.+._ �•. _, �'" �a r- - - � ^� - - - � y -�..�-.� .� s..,., . . _ - -.....� . �F�r=% '�- �,. -�� . - Y . - -�- ss,-.�� +"'..� - _ , _. :__ _._ : `_. _ ..__ ' -v. � - _ _ . ..- .�c �1 er 7 .._.. . �} .. s ,.. ,..� �. .��` ..� ' - �w.. � _ - �yw'�'.� _ - - - __ � ; _ � . �_ � _ _ r•�• ,��- 'i_ � ..r.� - ' - _ i L,• ��.� i � .e1. .� �_' � -s, -r � -� . . - � -_ �:`.. �jY:.� - . - - i � -- a , .� I � ..� - . : �1. . O j � - 1�a �ra �" � .tS - f' - t �-�\� - � #�� r yt ��:' � �� i.`"i � f:l - ��a _ -.` � -L.... _ Y��i� ' - � �. S't�'x � .-t �i� - � �,-- �'yS�� _ - � � __ � � +�s _ ' , �"'''__ _ '''- _ �;. _.,, ,l+_i =��-i ` - .i - ' - . - _ --� -- � _ .-��r� _ -r�> _ �+'_' - j�t-- e�, �' •��► � .n� .�- �� __ _-_ /� � '� _= jy _ - : � - •� __ �c t.` �' �� t �` � �.. �`� � i - ��'4. 9d �- � � �' ., � - � �, ;� � x , _- .� ,..� - -T � � ,-.� - � q { _ y� . _ �i4 �-3- _ . ��! � "_ - F�. � - � .� -S - - � -- �y �> .;�. _ � � � .� , ( - � _� ` � �`x- , 4 - � - .�� - �'_ --,� �..� ��"� , � � �� _ €r s r fi _ � _`� - �- - . � � .. � . .� _ . . , _ '� - . r -:.. .��.E �- l - a` _' - , �l�r'r�., .. : �.., -f «. - '�:.. , ,-. .��:'..,� _ .. _ _ _ k' _ �._:. _ = t'"� . . _. .- � .,_ : . _..r"7c, .: � -- --_ .� . .��; +.. . ; � �. u ._.. � ,��. ��_.. _ _ - '�-\ . �_sr -____ '__- .. ..�-��'�,.- �..- -♦ �4' _ - _' _ � -r- - .- - � • . ,. . . �_ . - ...... ..` . , _ - __ . . .,.... �:.�,.. : _ _.. .. � . . �� ` � ._ ..' .•-t;. ... ,. . ` - . 4 - - � t�.� ;. , � ,: ... _�a,_ -'_. -._, c-� '��. � •. _-� � z .__ . . . ��Y- �._-.._..__.. ,_ . . �. ' �'.. ' � - t �� - � v.�, .� .. � �� "'. ,-", ._ -'-�". a. . , . ._-.": - - - � - _ ` _- .�' _. �, `,_ d� . . .: �_... _. �=- _ .. .- ', : 5 _. '�+"++e, . _ " - _ .. . _ , . -��-, � _ a '--'-= -'�-.. _... ,.r,_- -_ •=•-'' _ : ��,: "--� � : .. -_, - .. :.t,,: �4"C',� � .; ti: _..,-t - �a_.�-: .. �-.. � �T - - � "'ry�:. - ` !�" _ _ �=: ,_, -z_- .._. ._Ss ,. .. ... _�-,:�-f�. [-a- • ..� �:. : .,,.:� �..� �-.- --s.. _ - - ''�._ - -:�'� - /�' ::� _ i �� + � - _ - ,,, . _ . <' : ..b - . . -s, r- - -� " - - r� si �� :�-�'�, _. ,z`,. . � -.E�.�.�:t . "� ._ �.: , �'7S3•',�_�� $yr�`�,:..t��,y �*n�� _ _ - --_ u I _ _ i 3P'' - i:_a€ .: *�•-�� .:� �• .4.. � -.-;- . '., � � t� ' �� __ _ - ,�'"�JT - C� _ � � _ A� Y �_� s �}Y-;.� - � �_ - ��_ _ .r �' ,.� - �r �� ," �, - ��' • -«r�-`� � s - c, _ � - • a - - e. �'�� 'r1 � ` �`. �� - _-'� - - �� - - - fi � , _ i � r• 's - �``-''"�=.'a,x�:J: ;- - - .� �� - �� - r�,.,:g. �..� _ : �• L :=: ',r _ - ,:� E ;-�--��.-'� � _ _ -.. � , � - .�: _� s .� - , a.;,_ ''►'� - - -'°'Y�> m `� - _ �_a- •=5_ = - - _�.' _ - � � - - ;d � i- �- � � - . �'.+.� - _ - - - - --- -- = � - - - �` ��-: 3 � - - ---. a. � -- _ � -- ' .z � � ; �`� - � � - �"�, - - �., r'�.`;�.-�...��.�-.- - ,�s: �-; - s�= � � I� ��, -- - -� �, _ _ ,�,-� H <._ ii ��`�a`z"" � �-.�,�� - m � � �,sr�� :a ��,�'#- , �� _1 PA; 1` �- _ � �„�� ,a,�,,�,�-�.� �� s - - a7� t� � , � � G �Gq r �� 1�. }� �` x '"""` =' +�i3•'�'"'�`''� - _ _. '- ' � ` .r . rs . � ; �� _ - ,� ��'.. fl � _- - :' - �� t �- - ,n ��x - _ - ii v'�'��.%��+�L' � E - �' � �� _ _ _ � � � f � _ _� - � � � - � `+ �= • � L ~ � a, � � � - _ -k;�ax �� _ _ ~ 1f _ � - _ - _334'a -3 :a . � � I��.'i � �� , . _ . . � _ �=� , �-'i . . . f` 13� � _ - _ _ _ -�`��"`-�-�� "�� . 4� ' ' - .1 �(".. �� - - ''� - � _ `� _ _ - _ _ - ' ��`K 'rw'�^- _ -L'_ • _ � � ' _ ' ' . � _ _ _ -. _ , . _ �.� � _ }� _ _ _ � __ _ _ ' - 2 . '�'�i�� "MyJ � y�rKti A _ , _ . • �� '�I`\ - .�q s � _ _ _ _ _ � y �- , _ �[ � , - � { ��• � - g ' ' _ " - - � __ - _ `'' -"�� t �� - _ -yap .- - - ..- �• "n� � 3 �t. - � � - �' __ - _- _ - - _ - - . - _ � i�t� ` �._ - y _ _� j,�.a � --: ._ ,. . � �".. . � �� -T - . � ,,. _ _ _ _ - - _ = - ,=3� -'- � - '__'_ � -.- :._. .. '"" ,.-. _.. � , - __ � - � - -.. , _._.. _z. _. ._ ._.,. .- _ _- - - - --...- .. -� , �.: ._ -_.-� -.,_ - . ....-...- -._-: - _ �"_ � . _ , _ __ -- �. . _;. � ._"_. __. -. _..-. - . - . _ _ _ � >_ � . k. 3 � �i L _� - _ _ , :- _z- --- � - �� r� -.- � : : , - . --- - - f._.-= ,,. - ��• Y� � �-, - _ - � .- . �•- e.. ��' yT::,� � � = �.� _:-, -_ _ ; -'- �- . - + _ _ , - _ , .. : �.�- , - ' ' ` --.. : , _ :-,,� •- -- �-_. .`- -� e.� ,y : _ _ .__: • = _ _ _ --- -- - _.. - �-_„�, ,. r_ .. " _ _�_ ° ` - -_ _, . . -._ ._ _. .._ _._ '4 . ..-, _- -_ _.. : =. __ _ : . ,.. . - - - - � - _ - = -.:�.• - ..v . . � . � _ __ ♦ -... .. __- _` -.-' - ._. . --. ._ ---, �._- -._ _,. _.- -;�._... ...�-� ��.T - - -- `- ---.- , . .---_'- --.'_-. _. -:; -- _ -_-. , - -' ---_ -..--<.� �.. ._�._ , ._. -- a.�__._ - - - �:, _. _ � .f- - --' .. ---__`__..---`-- -- ----. _. ..---' - `-- ---_ .. .�_. .. _... . .___--� - - C - - . . . . ��r i. S ._ ._. . ._.... -"--- -- ..>.. .--_, a__�.�. .__ --_ ....,. .. -�_. _.. ... _._ - . -�- �� ` - - - _ .. _ __ ,-' _.._.__-.._. ____ _______ ___ _ .. :_ ___ ._--______.. .5.� ._.. .,_ - - . -- : . . _' - . - . _ _- _ '_ ' "_ .�_ " --a ' _ __ ,.. . _ .. -_._ _ _ - s.. __. ,-.. _. _ __`.. , _-, .' '.'_" _'_-:..-. �-.__` • - . - - - ._.. .. _ -_. __�_., ��.�_. ..-.._ - _ ��_.._ :__.-.. _.._._...� ....a._ ....._... :>._. .. ._. �_..__ _ — q-:n'� - 3j _ . �-� � „ .._..,_ _ .. __ ._ _,_�_.__n _"_-.__._ _ �_. _.v.3 . ....... ..... �_._..__ ... ,.... - - - _ ■ :G� _ _ z .�l- _ : �a. _. ... - �. . _ - _ - 'Wf _ __ .._...."_ _ '. ._-� �.-_ . . _� _ .. . ,_ _ � �.m. .�_.._. - - _ _ _ ;-Li. .� _'._ -.__ . . ._, �._. ..-. , _._ . . � . ' - . _ :' _. ._' ._' __ ' . .. _ _ .. � � . . - ' __. _'.. _ _ - ._ __._ . _. -.- . _.'. _' _ • -,.: _ _ .. . -. �--_ _. _ _ . _ __ ' .'-' __'.,___ __ - _,,.. - . . _ _',-- -- _ .. : �'- ' ' » �_� - - - ` -.. --' .. � - -� - �-. _ . ._.-. _ --: - - - - � F.', • �" - - - -' -__ - . -` - _ •--- -` -_-'-- 'ry = �"�-�� - c�=.a � � . -,._ _ ,_,_ _-.. '. _ �_. ._ - ' -- ... ..- -,_-., _ -. - . = - - - _ � - �.---- .- } - - __. , _._�._ .< �. _ _,.:. , _ - . __ , - -- . .. .:_,_._ v_ _ - _ :'_ ' ' - - - � - . . �.:- .. - ---- -. .:.-_ _. _ ,..,_. . ___ -. .: ._ .- ... � . >--. ._.. .. • _ . . - ,i: - - - - r.-s��-- - _ '--, �:. '_-t =-...-... �- ' - ---..,. .--�-�'� � ----- -..� -:�._._ _ ,__:._...�-` •. -----� - - '_ --- - -`-- -'-. . ... . ._ _. . _ -' .___ .,. . _ ... :-=- ---... --- -__ A . __ . ....-.- - _�� _ - - - - - - _ _ ._ .._ .__. ._a. �.; . .. __ _.__.. ._ ..- _ _._., _ .___..__.__ ._.. ._., _�_ _-_ __.z ... .. �. . H•.' � ,.-_Ly+ta. - _ .. . _____ ._..... ..-_._.. .-_.. __ '_ -..-�..... . '..'. _. _ -__-_..__._ __` __ _'" _. _..s-_..._ _ "_ ��` - - ` ._. y ._ ..__ --.-.. __.... .,-: ___ _ :. ._". .•.. ��.-- _..,... '.,-'__. "_ _ _ - - . :. . , �; .k. _ . - � '_ _ . • .:�. , _�._ _" - _ _ ' ' - _ ...'_ : ' _ _. _ __ .-_ _ .' _ ��_' �._'_.___ :.-.- - _. .. ._..- _.. _ _'_ _�.-_'_ _ ' ._ __ �� S , ; � � ._ ._�-,-;__. . ' .__ ._.: . _ ___. �_. _ ` . _ _ �_ _ _-.-. _-.:_-'�.r-;_�:�._ ...-. ._ .- ._.._.. -. . . - _ -..,-._ �.n,w.. r'f ,•� ,_i. _ - �-�..."_�?r�.. _ _ .. - _ �.. _.� -- ..-.. -_. -__.. -.,�- ___-.�. � ..... . . _ ,_ ' " .- . - . ... �. �.--- - -c�..!' _ - _ _- -....'�,' - �_-�_ __ _ ' '� --.�: .�...- -�- __ '_ __ .. .__.. _. ..'_. �.-...-,,._ . _ �--, __._ _- . '::�. ._ "__ �' -.-_ - _-_ �-+t�., . . �__ .__.. $.._. .__. _ �...� -_. .._ ._� .. . ._._ ... .. -- -.. _ . .,�. _�g'. __ . .. .-__ _- -_ '_ '.:__ , �,.. - - ' - - �- 4.. _ _ ' _- .� ___ . --} ._. :�._-.. .. _ ._:._ .- ..._ .., - ..__.-- _.:�..... ._. . -._.---.._.. �.�. �.�__ ._..____ _-- - - __ - - 3s � _ __ � - :_ . _ _ _- -- --_ � : . _ - �.� � -��.�. � -. _� -- . ._.- -=-- _ -- � _..; _.:. - - - f - - - - - . - - ----, ---, � ,_ <., : -. .��_ _, � - - _._ _ ,. -- - -__ _ , �. - .:,_ - - - - - - - - - - ._ __ ;. .- - .- -_ � - - - � � . _ - -- , . : _ _ _ __.�, _ . .. �.� ._.� _ _ - - , ... __ _ � . � .: .. - . . : - - ._ _ - .__-._ - --- -._ �. , _ _ _z_ . - _ .. ; . -- :, ,. _ .. '� _ - �,;_ = - - _� -- - _, .._ . _.. _ t _._ ._ _ , -- � �� _, _ - - - . _ _ - --_ _�. . . . _ . .. . - - _ - _- -�� - - �- " - - - = - - _ __. ._ _ _ .. _ , . ._ - � �- - _ - _ - � - - - • - - ._ ._ - . - - - , -- _. _ __ r ., . , . . . , . _ . _ � � _ � �� _�� _ - �� r�: , � ,_- -:_ - -- � -- -- ----_ _. -_ ... - - _ _ _ � � _ . ._ __ _ ._ _ � . . �: - _ _ - _ - - - - - - -__ . _--__, _. . _ �" . . _ _ _ > - -- - _ __ , . _... �� - -_- - _ __ _._- . --- ___ - - - - - -� - . . . .. _:- - - - � - - - - - _ _ - - --- v -.,,. _ _ . - � _ - - _ _ . � ,, . -.- - - - _. ,. -- , � - - _ � - -- - - . � -- _.. -- _ � .�- � - _ _� . ., _ � , -. - - • - ---_ -- _. .r , .r- - r # ,:. . ... : _ - - - �� . . _ - = � ,._- _ _ -i - - � -_ - - ..---- - , _ --- - � �. . --. _ _._._ _ � �x. �� •- - _ _ - -- -- - . . _ __� _ .�., . . _- : � � � - -- • - -_ _ __ . z -._ -- - --_- . - _: - - - - - - - __ _ ,. _ _,. . ,. ; �� _ � _- : - --- -- _ -- - t=- - � • - - � - -- _ ... _ . � ____ . _....� - _ _. _ . - . .. . _ , . � ,.. _ . . - -F^ - - - - �� - - - - -- - - _ - -_ -_ .. � . _ ,-- - - -_ ° -- -- _ - _. -_ _. _ ,. �_ _ ._ ._ , .. � . e, � "- -- - -_- - � __.-- �- ,- _ _ . ;� .� =- �,.�'�-�� - -� - - - ---- _ _ _ -- - __. _. _ . . _ ,. .___�_ - �, -_ ____ � - - -- - -- -- - - - .:� - . _ . . -- - -- ` _ _ --- - - �.-_ - -._.. _: -- - . _ _ . __ . .: v . _ - � - __. _ . __ .:-_ _ - -- -- ---� - - - -- . _ _ _ _ - t _. _._ - -�_ T_ �_- _ . __. _. � � .__ - - - „_.. � - --- - _. : - -- --- ,:..__. _�_�___ . _ ... -- � - _ � ._ . _ _-- - . . - - _-_ ._ __ - _._ _ -� - s�. . . _. ._ . ---- - - _ _ .;- --��` --.- F�. -.. - _,'--- ,., '-' - - '�--- --_. -_- ,_. _..-_.. .. �., .. ��-,- - - - - - - - - - . -.-.- „_ c ., ` -' - _ -_.. . . . . . -,: . --� . . - -' - `- '` _ - --- _ - _ �� - ._.-. .- . .j _ -_.. -" -'-. .�-•.._ _.�::.'_ _..._` '- --_-._ �._.-�� . _,:, -:r.,. _ - - .- ` - - ' - - •- - - -_ . - - _ -' . .x. __. , .. . __ .__. �._�_. .__ - _ -�, - -� - - - - -- - •-' -` - - • . - .-_-... _.. . --- --- _._- , ---. ... ..-.. - -,..-��- -V - - - - - .. - �..,� , '_- - _._:,. -� ...:.'. > --- _-- � -� �, .- :.. : ....... _..• - - ' ;_ :._ . .. � ° . ..- .._ . .... .___� -= .- ._ - - � - ._ _ � - _ � - - . . . _' . _ -= - - - --- � . �_. .,1 -' - -- - -- -_._ . _.� _ .._: _ � ._. . _ _� _ - - R : -- - ,- , �_ »:-- { - . .. _ _ _ . __ _ -- _ _ __ _,.�. __,.:. . _• -`�' •. - - .... �. ._- . ._-..--> -. . -- __ .._. ._ _.�,... �.-r .v--. .. _._._.'_ .__ __ • . ...... ... ... .. .f .'..�.' Y . ' �� K �: .. �- � .,__ . �__ ...-_ .-.._-4 .. ... .:_. .. "-_,. _�_"-_"_ �.._..t-_ . -._ .�- - ;_. ... . . _ - _ - �s"-_- _ . _ ._"' ...� . t. . . _ .___ _ .__ ' .�_ -.,� . �-_ .._....__�...__ _ .'_." __"..- . . ._ _...-" ". _ - " _ _ _ . _ � -._.a ...t�. .. -. -.:�.__. -._ _ :�.... --,t._". _ __" __ . ...r _..- ..�_ _ _ _"__:.- .-__: ... �,._-_ _ - -_ _ _ _ . _ . . __ _ � _ ,� _-� ' _.___.. . _ ..., .... . _ :- __. ,.�.._._.-._ _.._ -.� � . _ .. _. �.� . _.- _- _..._... _ __. . _ -- .. . ' _ - _ ' _ - _ . _:#. . _�_. _ :.:__ :,-_ z� ..-_.. �....-, .__._- ._' _-._ ___-'_ "_ _.�� _- �..t. .__ ` ___.,..- - - - - t�' _ __ . r� .1 -.... :_ ._ . � �.. .. ....�_ -_.��.r " - ._ . '. _ �c' ....-� .._---_ - ........ ... .. � -__ � __.. . �.-'-- •. -� .. \.':.. _ . ;�:_� �-... _ ..., : .. -. . . _ � -. _ � _...-._._ . . :.. . ...' . _ "_ . _ � �.. � p. _ - _ _ _. y w�._t.�._- _ :-+� . _ . __-1 ._ �_ , - � . . - -� . _ _ _ -.. __ a.-.:: - __-: .__ .�. .. --.:. .--- -•-. : �i:a : -... � ,... _Ti`� _ _ - _ - � ._ '.=I . _._r . . . _ - _ _ __ _ _ - _ _ i_ _ - __ _ __ ,� - -... .. _- `• ^ _ _ � -_ . - _. . - -r- ��_--_ .. ,-.,_ , - ,_ � _ - - _- - � - - , _- - - - �. -_,_ _ - ,�-- __ _-_ __�_ _ - - - - . , _ - , _.� _ T - .- - ...> _ _ � _, - .. _�1 _ - - - - - -` - - __. _ ._ _� _..._.� . .. . _ � - , __ _ _ _ '.• _ _.- - '_ .., - _ - � . � � - -- . _ _ . _ . .- �' _ _ - '\ �. .. :;. _ = ' - �,c. ;- . .;. ... � - - t. _...'�`r, .'- .., ._ --- -' "-- ` ' - - - - ,-<_.-� _.w -�Y _ _.. � - __ - -, .-- . � ��, . _ � - - - '� - - - - -- - �� --� _. >. _ � T -- , -' -- - r_ � k. __ �_ _ __� ,, � � _._�--, . � _ _ — � , -- - - � _ �� _ � ,_.- -_ - - . - � _, =:- = - , = _ : .; � �- - - - -: . , _ �_ __ __ __ _ _ ,. � � - r _T- _ - � --� -- - � _ ---- - ��- - - _ � � - - - - _ - - : _= _ _ - � -� ., ,.. - - - �. � `... ,_ _ - ' -_-.- : - - - - ,_ _. - - - n T _ . _ , . . , �. -= _ � . - _ � _- - _ ,_#- . � - - r . -- � _ - - :-^"_ - --- - • ,_, - ' , -. , _- _- _- - = _�,� - �:: r t _ - - » • - .__ - • -' ' - _ - . :.. �, . .. _�_ - - t P� _ _. � - - ° --�• - - - - - � . . _ - � -- - ` - -_- - -�- - - - - - -�, - _ _ _ . -.__ : . � _ . _ -- - -- - _ ._�r� , � ,F _ - _ � ,. _ : . _:. _ _ _ -- , .' — _ - - - - -- . _.:.,, . .: � -T - - - �'= - - - � �. T . _ . _ � - �-. - - - - • --- - � - --.:_ ,-- -. --__- _... - = - _ ..� _ � -- - -. . , �_a.,� ; ° -�� - - -_ _ , --.f _ - - - - .�-• - - � _ � - _ .. 3.��r.�: --- - - • � - - - . . ---Y -- _ . > , r �- _ = -- ' - - - _ - - - - - .-, � -- - - -- � - . __ ..._.v- -� '-�F .�__ __.__ " . ...'.-.- __ ___ _ _ ._:_ . . _. ._ � --.`_ - -��- - 4-- ._., ._. ..�>_. � __._� ... ._ .. ..-. �.n_. � .....- ,--�.. - ._ __.... _.- _ - _- _ .:r....__. _ .,. �s -x..--:�_� - .___:. -_. _ _�'.'- .....---..- _-.-'. _._.._:.- �� _ _ . : - ,_t . .- �� .._, . . -..� --.--., � � _ - _- - �,.- . _.... ._ -.... _� _:_.,._ --. -._.. :_--�_... _- .;�.'_'�7+ ' _ . _ ___ -�. _._. . "" _� _' - .-,... �- .-,- .k.�._,__ -. :-- _. ^a� .,.._��.._-. .-._� "_._ ,--.-_._ _ �--- .M. �_ .- __ .. . _: g-�"�--.-. '�'s" - __ -- - <.......- - '_ _.��_. .v_-�_. ._ ._ .,.... -. _ s _.__--_.s - _.. ._ _ -...--� �:; �'-" _ __. "_ _ - _ _ _ _ _ � . �y � .--. , -- ' .: F:r:.__,.. - .. '4. __- _ _ - _ . - - - -:_ -e� �. - ,_ _ .-: ..-.: - ..,_.. ._ -._. . .-:, _ _- ,___.__ _ ' .. _ _ _ _ _ �`�� _ __ __. _' __ .s. ��- _ _:___ _ ._ ,�_�e".- ... __ ___- .� _�.., .- .,�..}- __, - `'+� - _ - _ ��_:. ; . . . -_. �- .-.. :� .-_, .�...�_r_,�.. s ^-�� -__.` .-.__-. ._ . - ,. - . - - "3•� - - - ...r�;34-�a+�rcu�-+�_ _- _ „.._ ' . r �v-�.,�--.-- � _`��i-,.ir.�-...._ : - _ - �•'�� .. - _ .. �-�_ ..' . � . _ _ , .-, __ . ». " --- '� :� _ _ '�`-`r- _ _ ,.. _. . .�_ -__ -c _.� _ rr ��.�. _ _..s._ ��` .,�r__i"s,sr .� .s... .F�� '-�--�:.,�_ '.-_� _ ,.__ -�- _-� , _ ' . _�_ _ �.... ..-.�r - - - .. _.. . .. . a, _.'q . � . _tt•� . � .7' -�. ,- �.c...,._. - -.?_ ..- . _ - .' _ _ _ _ ' " - _ � . �� _ � . "-�-�-�+. - _ '.. ' - � -• _ . . .4Z:,. ��s . _ _ _ - � - _ " .6.� � :- -,:: c"- .... . ---`�� .--. . -.z- -- � - _ -� . . - _ _ - . _ _ � �^a - - _ . . - ' - - . _ _ ._ -..: ., _ _ -, ..3 - , ' --, sr . -rsr . . -- � --.�� ti'c- _ _ ' -�e.� ;�„-� .--�:�. -�r.; :e. , -_- - s- .=>� : �_r= �a-.- ' �,.,-- _ _ _ - �� _ . ' ' _ " .� �nY' . +Z-- -:_=. .�-� i .�,.:,P:';+.... t-a-.,.l�.�- ___ __ � - ___ _ _ _ 4�.. - _ _ � ..�rc_ .. . _ _ - _ _ _ - _ n - '- - � � � - �� - ,. .,. �;_�. � r _ . _� . _ .._., ,� _ _ , z. -_ _- . _ : ._ .-� _� �._ �n.�, .. � -. ..,:: .'rar �; ' �,�� - •� . _ - - - s��..� = L - -«a--.w., •� - - - - - �-:�ar.r:.-.�.a.a. _'��,_.+.s �,�:�,. - - - '"' - �-� _ - - " s. - ' � ='--�-�.t.c_�- .,,_ �.. _ _ � `-"' a �� .r.��t�;.s�t •._ � �- �.r - - �-� �_z -" __s . _, -�H�-- -."' -._ "�rR.�=�i-: -�s '±!..x.g. �.p,�-� .�_- � . �.�dk•li9PRa�rw- _ -'^'h ,✓�-tik�•rxr.y�t.�'aYli.�� _ . � _ - _ '. '+. _ - _� - S::Y_ _ - - _ - _ _- ' _i�Ti' �ti4 . .�++�m�=�.3rT-f��:�ss � i - _ � � _ . � -_ _ .i- _ -g.'.'� - 1'�' F< <,�,s .�^^'.�,�'.ab�1'1`-'*ie�.:P�..�,�., fi._. _ " �� _ _ _ . ,.. _ - - �! -~ � � - '_' .'^�-'�T*f•a�-3`..z- $ i _ _ _ ' - _ .::�•.v�M = -_ �" 6*5n� v.�hv ++M;.� �-�&.'f'J. — _ - _ __ _ _ - - #1"'i� -xi.�B� _ _ - v} -nn� - #,�LY-c..t+' +.`-i�w�� +� - _ _ _ �.".#' � _ � �:_. .�- �.-,�� _ . � z�i '� I:. -� � �Wi'... �- .��. . '--^-p � .� �! tf '' - - "'�A "'�y __- .� ; � ,d;3r-e �'-14* FkMK �. �yai. �' . ��-t��-�Y.+y�v�� ." A .y� �l.�.t _ 's"��-.. r . - - �w� - � � �" nrsM�- Y"°�ii.aVt'�� Y-��,is -eE`� _ �K-..�:u _""%4: Za� �P"�- eu.., _- _ - a _`� ��w..=��.u;;� `c"��"�'_'�=`�`�-��..�`-�"�J��+'�. _ ��-- � �.-:�`'- - - rr...�_ -�,---"�---^^�_ -=.a� ��--s...-= z -.`?*.�"�*-•-�.- . - ��-� _ --=-��_ -....�,.a_£..sE# - ��,' � ."�' _.y � =,�.,:� - - - - - �} _ -..� - - ,.dr-.a.�._" ,�*! _ _ _ . . _ _ ' " � _-•. - � ..-.� a� -�-. . _- � . . - �"�:. : _ .. - �.� - . _. �-tr.-.�4,-.s'-,. _ -_-,P`�a - _. _ _ _ ��. � �-�� - � - - - -- - - ..�._ ___ . . - ' : _ , - -_._, a . -_ - "fi :-:' - - -- . � �"�ri . .:..w� ��, -�-.,..:+,•-�._•�y.• sr . -_,=: a�-�- -,.'_.•-«+�..��a�,wr-: ��_ " .� _., _ os...q�'*.r `i ` -'"�'r' �sr 4».- �.�a!_z� .-�.-..-..:,,�_"__Tersr-r.:�*q^,rss�'�."� �� Y .ec � - -- - - - .:-.., -__-�_. ,�.3=� . -_ ._ . t .v_ -., .;ii�1�. .. 'a''EY� •,��,,,.. - .�' _, �,.. .��q.=w.--f`I"g.'_�„�.-��-•�-_..-i--.`--_�-..- .r„�_,,. _ _ - _ _ �ns+�;st.�yy.,yi�t=b'�-.. _ -��.NyT •�"fsF'F.r.t _ _ ' _ .'"_ ' '. _.-- �e' �.. rt � y .-.. a�. .. `4?.-.- . -,..w- +� . _�.- !b! -.� ...-__„'�'�... . '�,T-s'=�al,s...sv ..��Sz-.-.-� _abnJ•2'6:+icY -'�-��-'-�'vs._ ��.. _ " _ ' - . -,._ . . �,..::.. . ..-^�;+�.+- -._>_.._-.,.-._ . .-f_,..-,.rc.,=_..-: .�_-:..-.-_a . _.a.....__.'. _' .d_- _ . , �.i.'� , -«-.�" _- - _ _ - -�w,.,�=��r... _ ��.�3. - -,�-__ _ ' - "' _ .• - �-, y+.� - .��:,- - -, ,. . - ..- = �- -- €�"�"" -- _ �`�*. . .- -�i � .. _ . . ,.as,-a-_ ._. �, _ �_.. i. . au' -. _ , .,.. . _ + -- - - `- - • "5� , - ._•"- - -.� - .. .. _ :._ . � -� � - ._. .�.a . - � ,. _ � -.,�_: "_ ..ss!4.: _. v - - - �' �-�.�x - - _.. F_ ;, . :.}__r . �.. -- , � --�.� _--� ��.:..._ .. . ��-.. s._,_ .. . ..� _ .J __ 1.4L..'�.f '--w - �>�.., '�.,.--.:��..�:.- - ':i - - _ _ ' :-� '3 .,..:.�,.R �--_ . •� . _ -...-.. - - �_ ..:_ �. . - ,. ..-r � � -`.. � '.�... . _•iia - - _ - - _- _ v� 7 �.'�� . .- �r. . -��..s_ - �• ...- w� -.._. _ -�� ._� . ......- -., _ . �5..:...�.r,�' ' - - --•'_-�•+�,..,_.�..r, - . � w.��-• _ _ _: . ;.,, , -• �, t . . - �' - --'F .�y . _. 9� . . - ` - -^�. ,._. ._ . ,: . .�.a . f �.. .�33. �i��F�rx� .: ._„ ..,. --_-... __ �_� � .� ----�'._. +^ -�---"-'- - - - . .� :,T.-.-_ . . � .;. +� w_-- .. . � H-_ ,_ s... .. ._ >.< .-�-«. , i_ ..-�.' .. . �j� • <-- _ ... �:`�.� -� �� c ,,C., �� _�..,w - � � -� ,e+: e�- <,-s-, :�� . "� r . -•.� . � . . . � , �2:.. .f-:: �..`� .._-.''. 6� �5.f�.. , r��. -�-! _. - _ � _ ;` - - '.�-.s•=..--.----•• - � _-, .`� - ...c . .. ., 6-.� - .. .�� :.. .. �. . . ; - _ , _.:_ . ... -�� . � ; s - . , .-. .. �_ ..... ' , _ .� . 'T�. . � . j _ .._y � . r.•_....-�,-, r _..-�. - �.:_. -€� :-: � � �.,;-: ' ., �. . _ ...itaigY�e�}. �, _ - _ - 'T€� - " �.- �-. • " -.... ,+ :-: >�� ..,_ - -t ,-,._ _..$ . ..a � i' = ., .: . .._ .d,ara ... _ - - _� - - -`�' - - .: ' - - -- . . � � --� �c �'- - .- �-� �y - Y' . . x_. . __�... . :.: . . .'L .� .�-. - � __ " .yx.'Yr ':?y.. _ _ . '��'�.�r YIk'3fs - ",. 3` ._ �.. ... a-. _ � - ' • - _._ I_____ : ._ ..� ! . . "^. . . �. : . . . . �..'-1. - 3 �� - _ '� Y z : - r.�.. ,i � � - -_ - � _ .. �_:� -_ _�. . -_:_ ,..:-.. _' '..�_'r,,. _:. . �-y.. .� .,. � _ _ _ - _ - - . ... �--x - ,.- ha:�E. ��- _., .. .�f-... ... . , .:� . � . . :v-- -.. �' - - � . � �� - - . -_.: . . ., � - _� i3 -. � , - . +� .., .,.�. � ..- .�_. ...,.: . - -�: z.V"- . - _ .i � - . �4 •- _ _ _ s. r' « � � t_ -, ' . i „� ,� _ " . � � - .-, - ,n.n �._..�.. � _ ..�.. e t...' ��.,. ��'S S �' -� �� . _c�s _ ' -:.v . - . �,�. -�. --s . --:_,. :��✓ . _-�__ _a '.. •..,.._. ._�_�_ -_-�. - ._ . ..,f �-�` �._� - .�' - 3y. , .: _ s _ ..., b _ .,�: �.f,.. ,.,.�.. •--. �.,�,. _ ;:.�- `:}� •,.. .� ��. i . _ � .. � !�.°:b'�� , . .� �s_ : - z- , y. t � �,� ! _ •� ,� � ,. i � ' ; : ?,�` - . -s�,_., .. , li7 , . � _ .• - _ .s.�. � � •_ _ 's:' :f, _. - �... � ,�_: _: -- , � �,� �;�<.- ._, �: .�-_ - j_ �. " - - ,, ,a �- > .- . .. ., .�s ,_ - .n_ a .. � .. - y -,�.: � �:'4 - - .: �! .n.�.►� _, � . . -+f'y L� , _ '-' = a'..at� `-�\ - - -g - c-- _ -- , . , .:. _ �_ �,_ � _ . .: . `�. r�. _f >it�- 9i � _ - r -.. . -�.. -.� .... . -_ .___ .�._ _� =.- x ` �_��_ .,.. : -., � -.., . - ,1=�? - � a' - �r».=•�''F a � _ - _ � t - � �' - ''�;" . � . ,� : . _ . . . , . � �- - -': _ _ - - 'r.` _ •� ., t� �, _ � . -� ti ;_�__ . �►.: �.:.,:s- ,_ . _ _ _ : ;, � ,._ ` �=� - �r : .� � x, `_ � � -j., r�: � - e• �r_= � _y � : .� ( _ �. t -_ _ _r' . �- � " � � ' �'. �"� � �-� . s. +�-. z - � - - ' �� - -Y�:`:,�� -. - --..1�•� . "�� Sy. -,a�-�e�;--. e. . -.:J� . -..�. �" _ -._£"�# __ �S;fre�� -__-_ �� - 3�� .� f �. � _ �� •I _ _ - �p = �-rt^rm ' ISSUES AND SUPPORTING INFORMATION SOURCES I Potentially Significant Sources Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant No Impact Impact Views along Airport Boulevard would be affected by the proposed project, as. discussed earlier under Land Use and Planning.s There are currently unobstructed, easterly and southeasterly views across the project site to the lagoon from just northwest of the intersection of Anza Avenue and Airport Boulevard and along Airport Boulevard. Although there is existing vegetation along Airport Boulevard and along the lagoon frontage, eastbound motorists and pedestrians have glimpses of the lagoon as well as the distant hillsides and rigdeline to the south and southeast. The proposed hotel structure and landscaping are expected to eliminate these views for a stretch of about 700' along Airport Boulevard, from the Anza Avenue/Airport Boulevard intersection to the western boundary of the project site. Traveling west along Airport Boulevard towards the project site, motorists and pedestrians have focused views along the roadway through the roadside vegetation. The focal point at the eastern end of this view corridor is the Red Roof Inn. As Airport Boulevard begins to curve to the northwest, there are views of the Highway 101/Anza off-ramp, the hillsides, and ridgeline to the west across the project site. These views from Airport Boulevard would also be blocked by the proposed hotel. Blockage of these views would be at variance with the City's Design Guidelines for Bayfront Development which allows a maximum view obstruction of 54%. Views from nearby development would also be affected by the proposed project. East-facing rooms at the Red Roof Inn would be the most affected as the proposed hotel would be in direct line-of-sight and block easterly views of the lagoon, Highway 101, hillsides, and ,ridgeline from these rooms. There would, however, remain angled views from these rooms. Other nearby development where similar views would be blocked include the office building to the north across the street at 711 Airport Boulevard; the office buildings to the north at 111 Ariza Avenue, 700 Airport Boulevard, and 800 Airport Boulevard; and the upper floors of the Embassy Suites Hotel, also to the north of the project site (see Figure 1 for the location of these structures):5 From these buildings, views of the lagoon, Highway 101, hillsides, and ridgeline across the site would be partially blocked as the proposed hotel would occupy varying portions of the viewshed for the building occupants. To estimate the extent of view obstruction for these occupants, specific viewpoints from these neighboring buildings were selected. Viewpoints were chosen based on the ma�mum expected view obstruction due to the proposed hotel (see Figure 2). The field of vision from each of these viewpoints was assumed to be 80 degrees, which is generally the maximum view angle for persons looking straight ahead. In cases where there are structures in the foreground, the view angle is reduced. The project site plan was superimposed onto an aerial photograph, view lines were drawn from the selected viewpoints, and estimates were made of how much of the maximum view angle was blocked by the proposed project. The results are summarized below: • 711 Airport Boulevard, a two-story office structure: about 25% of the maximum 80 degree view corridor would be blocked. • 700 Airport Boulevard, a four-story of�ice structure: about 15% of the maximum 80 degree view corridor would be blocked. • 111 Anza Avenue, a four-story office structure: about 20% of a maximum 50 degree view comdor (between 700 Airport and 711 Airport Boulevard/Red Roof Inn) would be blocked. 16 ISSUES AND SUPPORTING INFORMATION SOURCES Potentially Significant Sources Issues Potentially Significant Unless Mitigation Incorporeted Less Than Significant No Impact Impact • 800 Airport Boulevard, a four-story office structure: about 60% of a maximum 25 degree view corridor (between 711 Airport Boulevard and Red Roof Inn) would be blocked for occupants on the first and second floors. • Embassy Suites: about 15% of a maximum 80 degree view comdor would be blocked for occupants on floors 5 through 7(below the Sth floor views are obstructed by e�cisting structures at 711 Airport Boulevard and 111 Anza Avenue; above the 7th floor, building occupants would be able to look over the top of the proposed hotel). Mid-range views of the site are prominent from Highway 101, approximately 700' to the south at its closest point. The proposed hotel would be seen adjacent to a number of other office buildings and hotels of similar height and mass. These structures include the Doubletree Hotel (about 75'-80'), the Red Roof Inn (about 50'), the office at 800 Airport Boulevard (about 55'), the Embassy Suites (about 85'-90'), and the Bayside Plaza offices at 700 Airport Boulevard (about 55'). The proposed project would be visually compatible with other nearby development and would not adversely affect mid-range views from the freeway.6 Distant views of the site exist on the hillsides of Burlingame and Hillsborough to the west and south of the project site. At one of the highest points in Burlingame, the views from Cuernavaca Park at 525' MSL are representative of the panoramic, scenic views that exist for the area, encompassing the San Francisco Bay and much of the East Bay. The park in nearly two miles west of the project site. Because these v�ewpoints are distant from the project site, the proposed hotel would occupy a minimal portion of the field of vision from these vantage points. Furthermore, because the proposed project would be similar in height, scale, and building materials to the surrounding built environment, it would not appear visually prominent.' The project architects indicate that the project would not be built with a reflective exterior finish. It is proposed that the exteriors be constructed with fiberglass with a cream-colored plaster finish, and the peaked roof would be covered with earth-tone colored shingles. Accordingly, light and glare effects from the building's exterior finish would not be expected. While the parking and building lighting plans have not yet been prepared, the project lighting will need to conform with the City's exterior lighting standards. The project architects indicate that the lighting fixtures would likely consist of low-pole and landscape lighting. The lighting would therefore be similar to illumination from the Red Roof Inn. Consequently, the proposed light fixtures would add to nighttime light and glare but they would not be considered significantly adverse. Mitigation. As described earlier under Land Use and Planning, special permits shall be obtained for height in excess of 35' within BCDC jurisdiction and to exceed the height limitations, view obstruction, and landscaping requirements of the Design Guidelines for Bayfront Development before any development is allowed. In addition, the proposed hotel project shall be required to meet the City's exterior lighting standards, as well as the tree planting provisions of the City's Urban Reforestation and Tree Protection Ordinance. 17 ISSUES AND SUPPORTING INFORMATION SOURCES Potentia��y Significant Sources Issues Potentially Significant U�less Mitigation Less Than Significant Incorporated � Impact No Impact 14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? 1,9 . X b) Disturb archaeological resources? 1,9 ' X c) Af%ct historical resources? 1,9 X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? 1,9 � X e) Restrict, existing religious or sacred uses within the potential impact area? 1,9 X Cultural Resources Summ�ry: There are no known prehistoric or historic archeological sites at the location�of the proposed building. Since the site consists of landfill and rubble brought into the site in the 1960s, it is not expected that any historic or archeological relics are present. In addition, a cultural records search was conducted for a project in the immediate vicinity and this area contains no recorded Native American or historical cultural resources listed with the Northwest Information center of the Historical Resources Information System. State and Federal Inventories list no historic properties in the vicinity of the project and no record of archaeological study in the area has been identified. Mitig�tion: If any prehistoric or historic archeological relics are discovered during construction, all work shall be halted until the finding can be fully investigated and proper protection measures, as determined by a qualified cultural resources consultant, can be implemented. Project personnel shall not collect cultural resources. Prehistoric resources include chert or obsidian flakes, projectile points, mortars, and pestles; and dark friable soil containing shell and bone dietary debris, heat-affected rock, or human burials. Historic resources include stone or adobe foundations or walls; structures and remains with square nails; and refuse deposits, often in old wells and privies. Any identified cultural resources shall be recorded on forms DPR 422 (archaeological sites) and/or DPR 523 (historic properties) or similar forms. 15. RECREATION. Would the propos�l: a) Increase the demand for neighborhood or regional parks or other recreational facilities? 1,9 X b) Af%ct existing recreational opportunities? 1,9 X 18 � ISSUES AND SUPPORTING INFORMATION SOURCES I Potentially Significant Sources Issues Potentially Slgnificant Unless Mitigation Incorporated Less Than Signiticant No Impact Impact Recre�tion Summary: There is an existing public access trail along the Burlingame Lagoon , which provides recreational opportunities for hotel guests, employees and the general public. The project would require additional improvements to the public access trail area and within BCDC jurisdiction. This would increase the amount of available area for public recreation. Any development within the 100-foot wide BCDC jurisdiction requires a BCDC permit. Mitigation: BCDC approval shall be obtained for the proposed development within BCDC jurisdiction. A BCDC permit shall be obtained prior to any construction activities. 16. MANDATORY FINDINGS OF SIGNIFICANCE. ' a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustauung levels, threaten to eliminate a plant or animal community, � reduce the number or restrict thc range of a rare or endangered plant . o�- animal or eliminate important examples of the major periods of California history or prehistory7 � X b) Does the project have the potentinl to achieve short-term, to the disadvantage of long-term, environmental goals? 1 X c) Does the project have impacts that are individually limited, but cumulatively considerable7 ("Cumulatively considerable" means that the incremental effects of a project tue considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the eff'ects of probable future projects) 1 X d) Does the project have environmental efTects �vhich would cause substantial adverse effects on human beings, eithcr directly or 1 X indirectly7 19 18. SOURCE REFERENCES 1' The Ciry ofBurlrngame General Plan, Burlingame, Califomia, 1985 and 1984 amendments. 2 City of Burlingame, Munrcipal Code, Tit1e 2S - Zoning, Burlingame, California, 1995 edition. 3 City of Burlingame City Council, Housing Element, Crty of Burlingame, Burlingame, Califomia, 1994. 4 I Burlingame Bayfront Specific Area Plan, adopted by the Burlingame City Council on May 4, 1981. 5 I 1990 Census. Brabb, E.E., and J.A. Olson, Map shotiving faults and earthquake epicenters in San Mateo County, California, United States 6 Geological Survey Miscellaneous Investigations Map I-1257-F, 1986, scale 1:62,500. Wentworth, C.W., S. Ellen, V.A. Frizzell, Jr. and J.C. Schlocker, Map of hillside materials and description of their engineering character, San Mateo County, Calrfornia, United States Geological Survey, Miscellaneous Investigations 7 Map i-1257-D, 1985, scale 1:62,500. a) Perkins, J.B., Map showing Cumulative Damage Potential fiom Ea�thquake Groundshaking, San Mateo County, California, United States Geologicai Survey, Miscellaneous Investigations Map I-1257-I, 1987, scale 1:62,500. b) Thompson, J.M., and J.F. Evernden, Map showing predicted seismic-shaking intensities of an earthquake in San Mateo County, California, comparable in magnitude to the 1906 San Francrsco earthquake, United States Geological Survey, Miscellaneous Investigations Map I-1257-H, 1986, scale 1:62,500. c) Yous, T. Lesiie, and Perkins, Jeanne B., Map showing Liquefaction Susceptibility of San Mateo County, 8 Califo�nia, United States Geological Survey, Misceilaneous Investigations Map I-1257-G, scale 1:62,500. 9. January 30, 1997, Preliminary Plans of the Site Development Proposal. 10 City Engineer's memo of February 18, 1997, regarding truck turning radius and entrance driveway. 11 Fire Department Memo dated March 3, 1997 regarding Fire Alarms and sprinklers. Public Access Guidelines for the Anza Area, adopted by the Bay Conservation and Development Commission on 12 January 21, 1982. 13 Burlingame Traffic Analyzer, 1988 Edition. Map ofApproxrmate Locations of 100-year Flood Areas, from the National Flood Insurance Program Flood 14 Insurance Maps, September 16, 1981 Traffic lmpact Study for 765 Aiiport Boulevard, Burlingame, Calrfornia, prepared by Fehr & Peers Associates, 15 February 14, 1997. 16 Environmental Site Assessment, Hilton Garden lnn, 765 Airport Boulevard, Burlingame, California, prepared by Harlan Tait Associates, March 11, 1997. 20 � . Text Endnotes Dave Connell, President, Harlan Tait Associates, Consulting Engineers and Geologists, memorandum to Bob Sauvageau, Architect, RYS Architecture, 13 March 1997, HTA Project Number 1304.010. 2. The definitions of liquefaction, ground lurching, landsliding, and settlement are provided below. ■ Liquefaction occurs in loose, saturated, cohesionless soil such as fine sands with no silt or clay content. USGS mapping shows liquefaction susceptibility at this site to be "low to high," defined as "generally low to moderate, locally high near active and abandoned stream channels." Because this site is adjAcent to a lagoon and channel, it is expected that the susceptibility would be toward the upper end of the ] to 10 percent probability range estimated by the USGS. ■ Ground lurching occurs in stiff soils or fills underlain by Bay Mud or liquefiable soils, and adjacent to a free-stt�nding soil slope (Hillside, trench, river bank). It is characterized by a sudden horizontal shift of the ground surface toward the free-sttinding slope as a result of earthquake vibration. Although this site is udjacent to A lagoon and chAnnel, it is protected by an armored levee, which reduces its susceptibility to damaging horizontal �•ound movements. ■ Landsliding of levee faces can be triggered by earthquake vibration, especially where liquefaction is a concern. USGS mapping shows slope instability potential at this site to be "very low," defined as "less than 3 percent of area likely to fail in a major earthquake." Because the levee slopes at the site Are protected by large slabs of concrete rubble, they are less susceptible to failure than similarly situated unprotected fill slopes. ■ Lateral spreading is an horizontul ground movement which can occur in Bay Mud as a response to severe groundshuking or rapid loading. Because Bay Mud has such a high water content (sometimes ns much as 50 percent), there normally is little or no lateral support to prevent the mud from bulging out fi�om under a heavy load during seismic vibration or rapid filling. Levees sturounding Burlingame Lagoon have compressed the underlying Bay Mud and provide lateral support for the layer of mud beneath the project site, thus minimizing the possibility of lateral spreuding. Settlement (subsidence) can be caused by densification of loose sediments or in response to liquefaction or lateral spreading (ground lurching). Densification occurs when loose soil particles are shaken into a morc compact condition and consequently occupy less space. Because the fill at the site is of irregular and mixed eharacter, it is not possible to predict it's general strength and compressibility. Hence, it may be susceptible to densification. 3. David Freyer, Architect, Reimer Associates Architects, telephone conversation with G.J. Bunvasser, Geologist, EIP Associates, Comprehensive Environmental and Planning Services, 19 March 1997. ' Dave Connell, President, Harlan Tait Associates, Consulting Engineers and Geologists, memorandum to Bob Sauvageau, Architect, RYS Architecture, 13 March 1997, HTA Project Number 1304.010. Close-up views of the project would be available from tlirport Boulevard, but the project would be visually compatible with the adjacent five-story Red Roof Inn, would not have a demonstrable negative aesthetic effect, nor Adversely affect scenic views of the lagoon or San Francisco Bay as described in the following text. As noted below, the project is similar in height, scale, and mass to other nearby development, so thflt it would create a negative visual efI'ect. Close-up views of the lagoon are not readily available from project site viewpoints along Auport Boulevard because of the project's site relatively small frontage along Airport Boulevard (approximately 230' and the vegetation along the perimeter of the parcel. For motorists or pedestrians traveling ulong Aitport Boulevard, the project would interrupt distant views of the ridgeline to the west and south. This orientAtion of the structure (with the nacrower 45-foot building elevation along the Airport Boulevard frontage) helps to minimize the extent of view blockage, but it would still exceed the 21 � allowable view obstruction defined by the City's Waterfront Commercial Design Guidelines (see earlier discussion under Land Use and Planning). . Specifically, looking west along Airport Boulevard, the wooded hillsides and ridgeline are visible in the distance and the Red Roof Inn and the street trees along Airport Boulevard are visually prominent in the foreground. The hotel project would obstruct westerly views of the Red Roof Inn, but would itself be visually screened by the existing street trees along Airport Boulevard and the proposed.evergreens along the site's eastern boundary. Looking south and southeast along Airport Boulevard, the project site is obscured by the Doubletree Hotel and the Red Roof Inn. The proposed hotel proposal would become visible along Airport Boulevard 100' northwest of Anza Avenue. The hotel would obstruct distant views of the ridgeline to the south from this point to the westem property line of the project site, a distance of about 700'. The hotel proposal would also affect views from neurby development, spec�cally from the Red Roof Inn immediately to the west; from the two-story office building to the north across the street at 711 Airport Boulevard; from the four-story office buildings to the north at 111 Anza Avenue, 700 Auport Boulevard, and 800 Airport Boulevard; tind from the mid-level floors of the Embassy Suites, also to the north of the project site. The most direct effect would be for the Red Roof Inn rooms facing eastward. These rooms have existing views of the Sanchez Creek Lagoon and the PG&E transmission lines, the airport long-term parking lot, development ulong Airport Boulevard, and more distant views of Highway 101 and the hillsides. For a mAjority of these rooms, these views would be blocked by the length of the hotel building; there would, however, remain angled views. For all other identified, nearby development, the panoramic viewshed to the west and south, includes the vegetated hillsides and ridgeline of Burlingame and Hillsborough. These views would be partially blocked by the proposed hotel. Close-up views of the project site from the San Francisco Bay and vice versa do not exist because of intervening buildings. � 6. Mid-range views of the project site are available from Highway 101, approximately 700' to the south, at its closest point. The view fi•om the freeway, northward across the lagoon, is churacterized by a relatively continuous row of mid-rise of�ices and hotels, from the Doubletree Hotel at the westem end to the Empress . Court at the eastein end. The approximately 80-foot proposed hotel would be similar in height with the neazby hotels, from west to east: Doubletree Hotel, about 75'-80'; Red Roof Inn, About 50'; Embassy Suites, about 85'-90'; and Crown Plaza, about 130'-135'. The office buildings range from About 25' at 711 Auport Boulevard to about 105' at 577 Airport Boulevard (Bay Park Plaza), with the majority being 50' to 60'. From mid-range viewpoints along the freeway, the proposed hotel would not be incompatible with the sun-ounding building heights and missing, nor would it obstruct scenic vistas of the San Francisco Bay further to the north. The project site is visible from higher elevations to west and south in Burlingame tind Hillsborough. Cuernavaca PArk along Alcazar Drive is one of the highest points in Burlingame and offers panoramic views of the San Francisco Bay And the East Bay. At 525' above sea level, the park is nearly two miles west of the project site. Views of the project site from this public recreational area are screened by the eucalyptus trees along the perimeter of the baseball field. However, direct line of sight to the project site is available from other vtintage points in the vicinity. At this distance from the project site, the project site occupies a minimal portion of the viewshed. The proposed hotel would not project above the horizon; it would barely be visible and views of the Bay and East Bay hills would not be a�'ected. From the Burlingame and Hillsborough hillsides, the structure's height and mass would appear to be similar to the surrounding development along Airport Boulevard. 22 �� a �� . c,T�, ✓�N1 �9 0 p��NN��R<i 199/, N�o p�T�� Y