Loading...
HomeMy WebLinkAbout835 Airport Blvd - Staff Report 3.28.2005� �' - ;�� .� y_: ; r � �: . K j � S �. f hy' �. E.y � City of Burlingame Conditional Use Permit Amendment Item # 3.e, Consent Calendar Address: 835 Airport Boulevard Meeting Date: 03/28/OS Request: Conditional use permit amendment to operate a park and fly program from an existing hotel (Doubletree Hotel). Applicant: Bruce Carlton, Doubletree Hotel APN: 026-343-430 & 440 Property Owner: Today's III, Inc. General Plan: Waterfront Commercial Lot Area: 4.77 acres Zoning: C-4 Adjacent Development: Offices, hotels, and a public recreational facility. CEQA Status: Article 19. Categorically Exempt per Section: 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances. Current Use: 392-room hotel with meeting room facilities. Proposed Use: park and fly program Allowable Use: park and fly program requires amendment to conditional use permit. Site History: On May 27,1997, the Planning Commission approved conditional use permits and parking variances to allow the addition of 101 guest rooms to the Doubletree Hotel. The approval included parking variances for 277 on-site parking spaces where 392 spaces are required, and for number of compact stalls (56 compact spaces proposed, where 53 are allowed). At that time, the hotel entered into an agreement with City of Burlingame for construction of a parking lot and use of 115 of the 216 parking spaces originally planned on the adj acent public park site (former sanitary landfill). The 115 parking spaces were to be used for employee parking and self-parked guests. Planning staff would note that field visits by the applicant and staff verified that there are currently 230 parking spaces in the adjacent lot owned by the City. On April 12,1999, the Planning Commission approved a conditional use permit for controlled access to the parking on the hotel site which includes paid self-parking and valet parking. On November 26, 2001, the Planning Commission approved a mitigated negative declaration, conditional use permit to exceed 1.0 floor area ratio, conditional use permit amendment to vary from the parking area landscaping requirements (9% proposed, 10% minimum required), and parking variance for 265 on-site parking spaces where 392 spaces are required for a single-story meeting room space addition. On February 10, 2003, the Planning Commission approved a conditional use permit amendment to allow a 3,849 SF courtyard enclosure. These additions were never built. Summary: The applicant is requesting a conditional use permit amendment to operate a park and fly program at the Doubletree Hotel. Since 1997, there have been several applications processed for additions to the hotel (see Site History above). One of the conditions of approval requires an amendment to the conditional use permit for park and fly promotions. The applicant is now applying for a conditional use permit amendment to allow for a park and fly program at the hotel. This application was submitted after a complaint was filed with the City's Code Enforcement Officer. The proposed program would work as follows: A hotel guest spends one night at the hotel and is able for no additional fee to leave their vehicle for seven nights in the parking lot. The hotel guest is transported to the airport by one of the hotels' shuttles. The applicant notes that based on their experience, there are ,� _-• .� � •ti Conditional Use Permit Amendment 835 Airport Boulevard approximately 3.7 hotel guests using the park and fly program per night, or 26 park and fly vehicle parked on-site per day (based on a 7-day period). He also indicates that the more hotel guests use the park and fly program during holiday periods and anticipates that maximum to be 30 vehicles per day. The highlighted parking spaces on the site plan, date stamped February 9, 2005, indicates the designated location in the parking lot where park and fly vehicles will be parked. The parking lot on the adjacent public park site will not be used for the park and fly program. The applicant notes that for the months of January through November, 2004, the park and fly program generated $115,800 in hotel revenue ($11,580 in transient occupancy tax). He also comments that 53% of their hotel guests are airline crews (no cars at site) and 25% of other guests use the hotel shitttles (based on a survey). At an occupancy of 82% in December, 2004, 31 % of the hotel parking lot was used by overnight hotel guests. The Doubletree Hotel is open 7 days a week, 24 hours a day and has a total of 63 full-time and part-time employees between 8 a.m. and 5 p.m., and 23 full-time and part-time employees after 5 p.m. on weekdays and weekends. No new additional employees are required for the park and fly program since it is operated by existing hotel employees. In two to five years the number of employees is expected to increase by one part-time employee. On weekdays, the applicant expects 375 customers/visitors before 5 p.m. and 420 after 5 p.m. Ori weekends, the applicant expects 350 customers/visitors before 5 p.m. and 400 after 5 p.m. In two to five years, the applicant expects the number of visitors/customers to increase to 400 on weekdays and 375 on weekends before 5 p.m., and 450 on weekdays and 425 on weekends after 5 p.m.. The maximum number of people expected on the site at any one time is 443 (including employees and visitors). Table 1 835 Airnort Boulevard Existing Use: 392-room hotel with ` rneeting room facilities Parking: � 265 Proposed park and fly program' no change Allowed/Req'd. park and fly program with conditional use permit amendment �� 1 Conditional use permit amendment for park and fly program. Staff Comments: See attached. Study Meeting: At the February 14, 2005, Planning Commission study meeting, the Commission asked several questions about the proposed park and fly program (February 14, 2005, PC Minutes). Staff would note that Commission Brownrigg was not able to attend the February 14, 2005, study meeting, but after listening to the meeting tapes provided his comments with regard to this application in an email dated February 22, 2005 (attached). The applicant submitted a letter, dated March 7, 2005, in response to the Commissions' questions. The Commissions' questions and applicants' responses are summarized on the following page. 2 '1 � t � �1' � 6 � , Conditional Use Permit Amendment 835 Airport Boulevard 1. Will there be signage in the parking area to designate the location for the park and fly patrons? • The applicant notes that the hotel prefers not to add signage in the park and fly parking area. Such signage can result in security risks. Several years ago when curbs were painted and noted as park and fly, the hotel experienced break-ins to cars in the park and fly area. Thieves know that owners of these vehicles will be away for a period of time and feel "safe" breaking into them. 2. What is the vacancy rate of parking on the hotel site; provide average vacancy count twice a day (once atpeak time) for three to four days to make sure there are adequate parking spaces on-site for proposed use. In his written response, dated March 7, 2005, the applicant provided a parking vacancy count. The count was conducted on February 23, 24, 25 (Wednesday through Friday) and 28 (Monday), at 9 a.m. and 6 p.m. Hotel occupancy rates on these days were 80%, 85%, 66% and 78%, respectively. Based on these days, the average parking vacancy rate was 85 parking spaces at 9 a.m. and 89 parking spaces at 6 p.m. 3. Application says 30 cars maximum for the park and fly program, will that number grow in time? • The applicant notes that as the hotel markets the "park and fly program", the number of cars could grow. However, production from any promotion can be monitored. If the park and fly packages become very successful and the existing parking was inadequate for hotel customers, the hotel could limit the number of park and fly packages sold. Presently, this is not an issue at the hotel. 4. Should monitor program and if successful how will hotel make sure cars are kept out of upper lot? Approval should be limited to two or three years. The applicant notes that all park and fly vehicles will be kept at the hotel parking lot. Staff added a condition requiring review of the park and fly program by the Planning Commission in three years. The applicant notes that he has no issue with limiting the park and fly program to three years during which time they can monitor the program. 5. 53% of customers are airline crew which use the shuttle to the hotel, can park and fly approval be tied to the number or proportion of airline crew usage? The applicant indicates they he hopes reliance on airline crew business will decrease. Historically, the hotel has had a high airline crew mix of business and has not had parking issues. Therefore, he would prefer that the conditional use permit amendment approval not be tied to a percentage of airline crew business. 3 t, 'x . Conditional Use Permit Amendment 835 Airport Boulevard Findings for a Conditional Use Permit: In order to grant a conditional use permit amendment to operate a park and fly program from an existing hotel, the Planning Commission must find that the following conditions exist on the property (Code Section 25.52.020 a-c): (a) the proposed use, at the proposed location, will not be detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience; (b) the proposed use will be located and conducted in a manner in accord with the Burlingame general plan and the purposes of this title; (c) the Planning Commission may impose such reasonable conditions or restrictions as it deems necessary to secure the purposes of this title and to assure operation of the use in a manner compatible with the aesthetics, mass, bulk and character of existing and potential uses on adj oining properties in the general vicinity. Conditional Use Permit Amendment Findings: Based on the fact that the proposed park and fly program will operate from an existing hotel by existing hotel employees, that 30 parking spaces will be provided on- site to code requirements for the park and fly program, and that the park and fly program as proposed will be limited to a maximum of 30 vehicles, the proposed use is found to be compatible with the required findings for a conditional use permit. Planning Commission Action: The Planning Commission should hold a public hearing. Affirmative action should be taken by resolution and should include findings for the conditional use permit amendment. At the public hearing the following conditions should be considered. The conditions below incorporate all of the conditions of previous approvals (Planning Commission, May 27, 1997, and Apri112, 1999) for the Doubletree Hotel as well as proposed new conditions of approval. New conditions proposed are shown in italics (see conditions 1 through 3). that the park and fly program shall be allowed to operate at this hotel with a maximum of 30 vehicles, the vehicles shall only be parked in the north end of the hotel parking lot, as shown on the plans_date stamped February 9, 2005; no vehicles of the park and fly program shall be parked on any part of the adjacent public park site or in the Bay trail access parking area in front of the shared parking Zot; 2. that any increase in the number of vehicles parked on site at one time because of the park and fly program shall require an amendment to this conditional use permit; 3. that the park and fly program shall be reviewed by the Planning Commission in three years (March, 2008); if at that time the applicant would like to continue to offer the park & fly program from this hotel, an amendment to this conditional use permit shall be required; 4. that the controlled access parking plan shall be built and implemented as shown on the plans submitted to the Planning Depariment and date stamped February 19, 1999, Sheet PK-1, and the installation shall conform to all the requirements of the California Building and Uniform Fire Codes, 1995 Edition, as amended by the City of Burlingame; L� ., , • R . Conditional Use Permit Amendment 835 Airport Boulevard 5. that the conditions of the Fire Marshal's September 28,1998 and March 2,1999 memos and the City Engineer's March 8, 1999 memo shall be met; 6. that a fee may be charged for self-park visitors at a rate of up to $1.00 for the first two hours, $2.00 for 2 to 4 hours and $9.00 for over four hours, and any change to this fee shall be reviewed by the city at a public hearing; 7, that any change to the number of parking spaces provided on site, their configuration and/or the operation of the parking controls shall require amendment to this use permit; that any change to the operation of the controlled and/or valet parking affecting the fee charged, the area used, or the traffic controls shall require amendment to this use permit; 9. that prior to use of the City landfill parking lot for paid valet or paid self-parking, the hotel shall obtain an amendment to the Shared Parking and License Agreement with the City to reflect this use; 10. that the use permit shall be reviewed annually for the first three years (Apri12000, 2001, 2002) to assess the impact of paid valet and self parking on City landfill parking and parking on adjacent streets and properties, and /or upon complaint; 11. that the hotel shall report to the city twice a year in 6 month intervals the number of cars which have parked longer than 24 hours and are not registered hotel guests and the use permit shall be reviewed if more than 10% of the on-site parking spaces are employed for this duration; 12. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped April 14, 1997, Sheet AO through Al l, and that the landscape plans shall be reviewed for compliance with all city ordinances and approved by the Senior Landscape Inspector before a building permit is issued; 13. that the conditions of the Fire Marshal's November 18, 1996 and Apri121, 1997 memos, and the Chief Building Inspector's November 12, 1996 and Apri121, 1997 memos shall be met; 14. that small delivery trucks or vans with periodic deliveries may be on site during operating hours, and no trucks shall be stored or parked on site continuously throughout the day or overnight; 15. that the use and any improvements for the use shall meet all the requirements of the California Building and Uniform Fire Codes, 1995 Edition as amended by the City of Burlingame; 16. that the overall height of the addition as measured from the grade at the first floor (9'-6" elevation) shall be 84'-6", and the height to the top of the elevator shaft and mechanical room shall be 99'-0"; 17. that no room in the hotel shall be leased to a single individual, company or corporate entity for more than 29 days and no rooms and/or any part of the building shall be leased for permanent residential purposes; 5 � • � •� 1' Conditional Use Permit Amendment 835 Airport Boulevard 18. that in the future, as required, the developer shall participate in an assessment district formed to provide an east-west transit connection to CalTrain, SamTrans, Greyhound and/or any other intercity transit opportunities for employees and guests as well as providing an on-site transit/commute coordinator, perhaps in conjunction with other employers in the area, to facilitate employees' trips to work and reduce peak hour trips generated by the hotel; 19. that the site shall be landscaped with vegetation which requires a minimum of fertilization and pest control, and the maintenance of such landscaping shall follow the procedure established by a qualified landscape architect and approved by the city for fertilization and pest control; 20. that the traffic allocation for a 101- room addition to an existing 291-room hotel (82.2 room/acre density) which is a part of the planning approval of this project and the agreement for use of 115 parking spaces on the adjacent sanitary landfill shall run with the conditional use permits and shall expire at the same time the planning approval expires on the project; 21. that the applicant shall implement a valet parking plan for the transition period between occupancy of the new hotel rooms and completion and availability of at least 115 spaces in the proposed shared use parking lot on the sanitary landfill site; 22. that since the applicant has elected to provide a significant portion of its required parking by seeking an agreement with the City to share a parking area as described in the proj ect, before issuance of any building permit under this proj ect approval, the applicant shall enter into an agreement with the City that provides that the applicant will be allowed to use the City property to the north and west for parking for at least 115 vehicles so long as the applicant's property is used as a hotel or the required parking is not provided in some other way approved by the City; if that agreement is terminated for any reason, the applicant shall either reduce its usage to eliminate the need for the 115 parking spaces or provide alternative parking approved by the City; 23. that the proj ect shall meet the requirements of the Bay Area Air Quality Management District and the U.S. Army Corps of Engineers; 24. that the proposed structure will be built on driven piles to mitigate potential settlement problems and earth shaking in a major earthquake; 25. that any connections between the new structure and the existing structure shall be designed to meet all the seismic requirements of the 1995 edition of the California Building Code and California Fire Code; 26. that in order to minimize settlement of roadways and other site features, recompacting or surcharging the artificial fill material should be done before any paving; 27. that flexible joints shall be installed on all utilities to reduce potential problems associated with ground settlement; 0 � ., . ., . Conditional Use Permit Amendment 835 Airport Boulevard 28. that the finished floors for any structure to be at least 9' above the mean sea level or one foot above the possible flood elevation, whichever is greater; 29. that any new construction on the site shall elevate the entry level to habitable floor levels to at least 9 feet above the mean sea level or one foot above the possible flood elevation, whichever is greater. Habitable areas include meeting and conference areas and their support facilities; 30. that this project shall comply with the requirements of the state-mandated water conservation program, that a complete Irrigation Water Management and Conservation Plan shall be submitted with landscape and irrigation plans at time of permit application, and shall be approved by the City's Senior Landscape Inspector prior to issuing a building permit; 31. that all runoff created during construction and future discharge from the site will be required to meet National Pollution Discharge Elimination System (NPDES) standards; 32. that the site shall be periodically sprayed with water to control dust during grading and construction; 33. that the developer shall be required to get appropriate permits from the Bay Area Air Quality Management District and construction equipment emissions shall be in compliance with their standards; 34. that when the level-of-service reaches LOS D, the city shall convert the northbound through lane on Airport Boulevard at Anza Boulevard to a second exclusive left-turn lane. This improvement will improve cumulative conditions during the p.m. peak hour at this intersection to an acceptable LOS D (V/C=0.85), and the applicant shall pay a fee at that time toward the cost of this improvement, in proportion to the project's contribution to the total increase in traffic through the intersection; 35. that payment of a Bayfront Development Fee to the City of Burlingame for impacts in the Anza area shall be required in order to pay the proportional share for improvements which would mitigate cumulative impacts of this and other projects on area circulation, one-half due at the time of application and one-half due before asking for a final framing inspection; 36. that the proposed Anza Boulevard driveway access shared with the future park shall be widened from its current proposed width of 20 feet to a minimum width of 36 feet; a stop sign shall be provided at the driveway to control access on to Anza Boulevard from the shared parking facilities at the public park; 37. that the project sponsor shall continue to provide an airport shuttle service to all hotel guests, which shall include connections to Caltrain to accommodate employees at shift changes; 38. that no portion of the required parking on site or on the landfill shall be used for long-term airport parking as part of a hotel promotion; 7 .` � .,� Conditional Use Permit Amendment 835 Airport Boulevard 39. that all construction shall be limited to the hours of construction imposed by the City of Burlingame Municipal Code, and no piles shall be driven before 9:00 a.m. on Saturday, and none shall be driven on Sunday; 40. that the City shall require that the construction contractor predrill holes (if feasible based on soils) and equip pile drivers with shields, and shall also develop a schedule for pile driving to minimize the impacts on the existing Doubletree Hotel facilities, the Red Roof Inn and Red Rock Cafe; 41. that the hotel addition shall be built so that the interior noise level in all rooms does not exceed 45 dBa; and 42. that in the event that any prehistoric or historic subsurface cultural resources are discovered during construction-related earthmoving activities, all work within 100 feet of the resources shall be halted and the proj ect applicant shall consult with a qualified archaeologist to assess the significance of the find. If any find were determined to be significant by the qualified archaeologist, then representatives of the project applicant, the City, and the qualified archaeologist would meet to determine the appropriate course of action. If the discovery includes human remains, Section VIII of CEQA Guidelines Appendix K would be followed, requiring coordination with the Native American Heritage Commission if the human remains are of Native American origin. All significant cultural materials recovered would be subject to scientific analysis, professional museum curation, and a report prepared by a qualified archaeologist according to current professional standards. Ruben Hurin Planner c. Bruce Carlton, applicant : .� `;, •City of Burlingame Planning Commissiori Minutes February 14, 2005 Commissioners ked: � • Why i his business movi g from the current Lorton 'te to the California site? • Ho long has a retail u been in the building at 2 California Drive? • w long have retai ses been in the spaces at 10-218 California Drive .• How does t.hu exis 'ng square footage at the rton Avenue site compar o the new square footage at the 220 Califo ia site? Please provide s are footage of existing ' e; How much -site parking is provide for the existing Lorton enue site and the other ee PII' sites that e delivery vehicle serve ? • Have t re been parking compl ' ts about this use at the rton location filed wit the City? and • How oes the business opera with only three employ s and the few custome that come to this is�fem was set for the cons t calendar when all the ir�`ormation has been subrhfitted and reviewed by the riining Department. Thi rtem concluded at 9:10 p.m. � 6. 835 AIRPORT BOULEVARD, ZONED C-4 — APPLICATION FOR CONDITIONAL USE PERMIT AMENDMENT TO OPERATE A"PARK AND FLY" PROGRAM FROM AN EXISTING HOTEL (BRUCE CARLTON, DOUBLETREE HOTEL, APPLICANT; TODAY'S III INC., PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN CP Monroe presented a suminary of the staff report. Commissioners asked: • Will there be signage in the parking area to designate the location for the park and fly patrons? • What is the vacancy rate of parking on the hotel site; provide average vacancy count twice a day (once at peak time) for three to four days to make sure there is adequate parking spaces on-site for proposed use; • Application says 30 cars maximum for the park and fly program, will that number grow in time? • Should monitor program and if successful how will hotel make sure cars are kept out of upper lot? • Approval should be limited to two or three years; and • 53% of customers are airline crew which use the shuttle to the hotel, can park and fly approval be tied to the number or proportion of airline crew usage? CA Anderson noted that conditions of approval can place a cap on the maximum number of cars allowed for the paxk and fly program, and can require review of the approval every two yeaxs or upon complaint. This item was set for the consent calendar when all the information has been submitted and reviewed by the Planning Department. This item concluded at 9:10 p.m. 7. 1275 ROL S ROAD, ZONED M-1 �LICATION FOR CO ITIONAL USE PERM AND AS OIN ES DESIGNER;AF T�MURPHY,SPRO ELOY O�WNER) PRO E TE PLANNER: Monroe presented a sum�iary of the staff report. , 10 v March 7, 2005 Mr. Ruben Hurin, Planner City of Burlingame Planning Department 501 Primrose Road Burlingame, CA 94010 Dear Mr. Hurin: DOUBLETREE� HOTEL SAN FRANCISCO AIRPORT Thank you for forwarding a summary of requested information from the Planning Commission. Listed below, please find requested information: 1. At present, we prefer not to add signage in the park and fly parking zone. Per history, such signage/demarcation can result in security risks... we experienced park and fly car break-ins several years ago when curbs were painted and noted as "park and fl�'. Apparently, thieves know that these individuals will be away from their cars for a period of time and feel "safe" breaking into them. 2. Parking lot vacancy survey was as follows: Date 9:00 a.m. 6:00 .m. Hotel Occu anc Februa 23, 2005 79 81 80% Februa 24, 2005 82 98 85°/a �ebrua 25, 2005 96 74 66% Februar 28, 2005 81 101 78% 3. As the hotel markets a park and fly program, the number of cars could grow. However, production from any promotion can be monitored... if park and fly packages were to become very successful and existing parking was deemed inadequate, then we could easily limit the number of packages sold. This is not an issue at present. 4. All park and fly cars will be kept in the hotel parking lot. 5. Applicant has no issue with an approval of two to three years during which time we can monitor any issues. 6. Hopefully, our reliance on airline crew business will decrease. Historically, the hotel has had a high airline crew mix of business and has not had parking issues. Applicant would prefer that any amendment not be tied to a percentage of airline crew business which may not impact our ability to continue providing park and fly packages. Please do not hesitate to contact me with questions or for further information. Very truly, �� — _-�_ Bruce Carlton General Manager BC/sth 835 Airport Boulevard, Burlingame, CA 94010 Tel: 650 344 5500 Fax: 650 340 8851 TheHiltonIamily Reservations: www doubletree.com or 1-800-222-TREE b 1: � . 4 PLG-Monroe, Meg From: Michael Brownrigg [mbrownrigg@chinavest.com] Sent: Tuesday, February 22, 2005 12:10 PM To:' PLG-Monroe, Meg; timauran@worldnet.att.net; bojues@bojues-mcswain.com; ann@sjkdev.com; ralph@ralphosterling.com; vistica@mbtarch.com Cc: Larry Anderson (E-mail) Subject: RE: Feb 14 session Dear Meg, Larry, colleagues: I wanted to note for the record that I have completed teh Feb 14 tapes, from Ralph's opening Valentines Day salute to Meg's closing comments on nesting habits driving hospital landscaping, etc. I am writing to everyone mostly to add a comment of my own on one of the Study Items. It concerns the Doubletree park/fly request. When this issue is before us again, I will comment that I think it is a good�thing to encourage this sort of activity. As a general planning matter, it seems to me that our offsite airport parking lot enterprises are not the long run best uses for Burlingame of their respective territories, all of which are in prame bayfront areas. By promoting park/fly programs at our hotels, I believe we will enhance the TOT revenue for Burlingame by giving hotels another incentive program; my own father drives to a Millbrae hotel from Marin County precisely because of the park/fly incentive. And if, by pushing some parking into hotel lots, this causes some competitive pressures on the offsite lots, which thereby encourages owners to look at higher and better uses for the land, I believe that is not a harmful outcome for Burlingame. More generally, I was impressed once again by the breadth and professionalism of my colleagues, as I listened to the tapes. I look forward to discussing these issues with you all as and when they reappear on our agenda. One final comment -- at the end, under planner reports, if Commissioners do not switch on their mikes for their dialogue with Meg, they are entirely inaudible. FYI. Best, Michael Michael Brownrigg 160 Sansome St, Ste 1800 San Francisco, CA 94104 tel 415 276 8888 The information contained in this communication may be confidential, is intended only for the use of the recipient named above, and may be legally privileged. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution, or copying of this communication, or any of its contents, is strictly prohibited. If you have received this communication in error, please re-send this communication to the sender and delete the original message and any copy of it from your computer system. 1 L\ � o -. City o�Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org ���' CITY �� , ���+E APPLICATION TO THE PLANNING COMMISSION '�,,,m ' � . . Type of application: Design Review Conditional Use Permit � Variance, Special Permit Other Parcel Number: Project address: 835 Airport Boulevard APPLICANT Name: Bruce Carlton* Address: 835 Airport Blvd. City/State/Zip: Burlingame,� Ca. 94010 Phone (w): 3 7 3- 2 2 0 0 (h): 344-4931 (fl: 340-8851 ARCHITECT/DESIGNER Name: n/a � Address: City/State/Zip: Phone (w): c��: PROPERTY OWNER Name:Today's III, Inc./Paul Zen CEO Address: 835 Airport Blvd. City/State/Zip:R„r 1 inc�ame , Ca . 9 4 010 Phone (w): 344-5500 �� ' ' � � (fl: 340-8851 Please indicate with an asterisk * the contact person for this project. RECEIVED cfl: r: D E C- 7 2004 CITY OF BURtiNGAME ' PLANNING DEPT. PROJECT DESCRIP�'ION: Amendment to conditional use permitto allow extended parking (Park-n-Fly) at the Doubletree Hotel San Francisco Airport. AFFADAVIT/SIGNATURE: I hereby certify under penalty of perjury that the information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: ����—�_? Date: ��- 7- �� I know about the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. ` � �— �-z � 7� o Property owner's signature: Date: Date submitted: JZ��,n � PCAPP.FRM Gc„-•.d � �}i o � � ( u St a;�,���� �rk�h � �-2 / rv� i �- a� �h A. ,a,,e,� c� m ¢._..'�' 2Xi�STlh1 �10�'£�. J -J-b p�A l o w �vY.� � � 6 ,� � .� � '' Date: To: From: Project Comments 12/07/2004 d City Engineer XChief Building Official ❑ Recycling Specialist ❑ Fire Marshal ❑ City Arborist d City Attorney Planning Staff ❑ NPDES Coordinator Subject: Request for conditional use permit amendment to allow long term airport parking at an existing hotel at 835 Airport Boulevard, zoned C-4, APN: 026-343-430, -440 Staff Review: 12/13/2004 1) All construction must comply with the 2001 California Building Codes (CBC), the Burlingame Municipal and Zoning Codes, and all other State and Federal requirements. 2) Show the dimensions from property lines to adjacent structures 3) Specify the total number of parking spaces on site 4) Show compliance with all accessible parking requirements, including signage 5) Contact Eva Justimbaste, the City's stormwater pollution prevention coordinator, to determine all NPDES requirements for this project. 6) Comply with all NPDES requirements. Reviewed � � Date: ���5 lQ � t `. . . Date: To: From: Subject: StafF Review: Project Comments 12/07/2004 ❑ City Engineer ❑ Recycling Specialist ❑ Chief Building Official d Fire Marshal ❑ City Arborist ❑ NPDES Coordinator ❑ City Attorney Planning Staff Request for conditional use permit amendment to allow long term airport parking at an existing hotel at 835 Airport Boulevard, zoned C-4, APN: 026-343-430, -440 12/13/2004 Fire lanes and fire apparatus turnarounds shall be maintained throughout the parking area. Final parking scheme shall be approved by the Central County Fire Department. Reviewed by: �r�� ��6� Date: � 3 a8-�a�( DOUBLETREE� HOTEL SAN FRANCISCOAIRPORT December 6, 2004 Burlingame Planning Commission City of Burlingame 501 Primrose Road Burlingame, California 94010 RECEIVED D E C- 7 2004 CITY OF BURLINGAME PLANNING DEPT. Dear Planning Commissioners, The Doubletree Hotel San Francisco Airport received a Conditional Use Permit Violation notice dated November 24, 2004. The notice referenced the approved conditional use permit of November, 2002, which states "that no portion of the required parking on site or on the landfill shall be used for long term airport parking as part of a hotel promotion." The project for that November, 2002, approval/conditional use was not enacted so we did not carefully institute conditions noted; rather, during management change from 1999-2002, the Park- n-Fly promotion was re-instituted. In early 2003, management discussions about Park-n-Fly promotions led current management to believe that such a promotion was permissible due to the business climate (recession, September 11th, etc.), our shared parking agreement with the city and that no condition in the original conditional use document prohibits such promotion. Year to date through November, 2004, Park-n-Fly packages have generated $115,800 in hotel revenue ($11,580 in transient occupancy tax). For the period of January-October, 2000 vs. 2004, total hotel revenue is decreased 51.6%; a Park-n-Fly promotion is important to our business, saving jobs (elimination will reduce staff by 1-2 employees). Additionally, as 53% of our guests are airline crew (no cars) and 25% of other guests use our shuttles (per survey), at current occupancy of 82% our parking lot is only 31 % utilized by hotel overnight guests. We believe that our parking situation is unique for a Burlingame hotel as, historically, our airline crew business contribution is 30%-53%, meeting space is limited at 8,400 square feet and our proximity to shared parking provides excellent "overtlow" should the need arise. We respectfully request your positive consideration of our amendment to conditional use permit. Sincerely, Bruce Carlton General Manager 835 Airport Boulevard, Burlingame, CA 94010 Tel: 650 344 5500 Fax: 650 340 8851 TheHilt`o"nFamily Reservations: wwwdoubletree.com or 1-800-222 TREE 0 `. . DOUBLETREE� HOTEL SAN FRANCISCOAIAPORT February 8, 2005 Mr. Ruben Hurin Planner — City of Burlingame 501 Primrose Road Burlingame, Ca. 94010 Dear Ruben, RECEIVED FEB - 9 2005 CITY OF BURLINGAME PLANNING DEPTe Thank you for your call of yesterday; 7 additional copies of the site plan are enclosed. Additional information: 1. Areas of Park and Fly Parking are highlighted on the site plans. 2. All vehicles are parked on hotel site, not on Golf Center site. � 3. We would estimate 30 vehicles maximum at any one time on the Park and Fly Package. We have never had this many at one time but estimate this as the maximum during holiday periods. Please do not hesitate to contact me for additional information as needed. Thank you, Bruce Carlton General Manager 835 Airport Boulevard, Burlingame, CA 94010 Tel: 650 344 5500 Fa�c: 650 340 8851 Ti1e�tOnFamily Reservations: www.doubletree.com or 1-800-222 TREE � ', City of Burlingame Planning Department �� CITY � � � BURIJNGAME ,� ,• �,.,� ' RECEIVED DEC - 7 Z004 CITY OF BURLINGAME PLANNING DEPT. The Planning Commission is required by law to make findings as defined by the City's Ordinance (Code Section 25.52.020). Your answers to the following questions can assist the Planning Commission in making the decision as to whether the findings can be made for your request. Please type or write neatly in ink. Refer to the back of this form for assistance with these questions. 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to proper.ty or irriprove�rzents ih the vicinity or to public health, safety, general welfare or convenienc� The proposed amendment to our conditional use permit will not be detrimental or injurious to property or improvements in the viciriity or to public health, safety, general welfare or convenience. The hotel has�inadvertently been using a Park-n-Fly promotion with none of the aforementioned impact. The promotion has generated $11,500 in transient occupancy tax in 2004 and employed 1-2 employees at the hotel. The hotel is unique in Burlingame due to historic high airline crew use (no cars) from 30o in.2000 to 53o in 2004. Total hotel revenue is reduced 51.6% vs. 2000. The property's meeting space square footage per guestroom ratio is the lowest in the market (8,400 square feet of ineeting space/388 guestroomsl. Shared parking agreement with Burlingame provides excellent "overflow" if/when needed. 2. How will the proposed use. be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinance? The proposed amendment is within the guidelines of the general plan and zoning ordinance but does impact the conditions of use. If inadequate parkirig were to be forecasted to impact businesses in the vicinity then we can quickly employ valet parkers provided by our on site parking vendor, Unipark. 3. How will the proposed project be coinpatible with the aesthetics, mass, bulk and character of the existing and potential uses on adjoining properties in the general vicinity? There will be no impact on aesthetics, mass, bulk or character of the existing and potential uses af properties in the vicinity. 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ame.org CUP.FRM City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.or� , 1. Explain why the proposed use at the proposed location will not be detrimental or injurious to property or improvements in the vicinity or to public health, safety, general welfare or conveni�nce. How will the proposed shucture or use within the structure affect neighboring properties or structures on those properties? If neighboring properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping sunlighdshade, views from neighboring properties, ease of maintenance. Why will the structure or use within the structure not affect the public's health, safety or general welfare? Public health includes such things as sanitation (garbage), air quality, discharges into sewer and stormwater systems, water supply safety, and thing which have the potential to affect public health (i.e., underground storage tanks, storage of chemicals, situations which encourage the spread of rodents, insects or communicable diseases). Public safetv. How will the stracture or use within the structure affect police or fire protection? Will alarm systems or sprinklers be installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, unruly gatherings, loitering, traffic) or fire services (i.e., storage or use of flammable or hazardous materials, or potentially dangerous activities like welding, woodwork, engine removal). General welfare is a catch-all phrase meaning community good. Is the proposal consistent with the city's policy and goals for conservation and development? Is there a social benefit? Convenience. How would the proposed structure or use affect public convenience (such as access to or parking for tlus site or adjacent sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped? 2. How will the p�oposed use be located and conducted in accordance with the Burlingame General Plan and Zoning Ordinancie? Ask the Planning Department for the general plan designation and zoning district for the proposed proj ect site. Also, ask for an explanation of each. Once you have this information, you can compare your proposal with the stated designated use and zoning, then explain why this proposal would fit accordingly. 3. How will the proposed p�oject be compatible with the aesthetics, mass, bulk and character . of the existing and potential uses on adjoi�ing prop�ties in the general vicinity? How does the proposed structure or use compare aesthetically with existing neighborhood? If it does not affect aesthetics, state why. If changes to the structure are proposed, was the addition designed to match existing architecture, pattern of development on adjacent properties in the neighborhood? If a use will affect the way a neighborhood or area looks, such as a long term airport parking lot, compare your proposal to other uses in the area and explain why it fits. . How does the proposed structure compare to neighboring structures in terms of mass or bulk? If there is no change to the structure, say so. If a new structure is proposed, compare its size, appearance, orientation, etc. with other structures in the neighborhood or area. How will the structure or use within the structure change the character of the neighborhood? Think of character as the image or tone established by size, density of development and general pattern of land use. Will there be more traffic or less parking available resulting from this use? If you don't feel the character of the neighborhood will change, state why. How will the proposed project be compatible with existing and potential uses in the general vicinity? Compare your project with existing uses. State why you feel your project is consistent with other uses in the vicinity, and/or state why your project would be consistent with potential uses in the vicinity. cur.� i . � i. . , . •�ity of Bu�'lingame Ptanning Department 501 Primrose Road P(65�) 558-7250 F(65+D) 696 3790 www.burlin�ame.or� S; C�TT 0 � . � ��� COMMERCIA.L APPLICATIONS � PLANNING GOMi4QSSION APPLICA'ITON SUPPLEMENTAI, FO� E C E I V E D � . � D E C - '7 2004 .� 1. .Proposed use of the site Park-n-Flv Parkinq CITY OF BURLINGAME ��� 2: Days and hours of operation 2 4/ 7 � P L A N N I N G D E P T. `� ._ 3. Number of trucks/service velucles to be parked at site (by type)_ 5 Airport shuttle buse s. 4. C�urrent and ra'ected maximum number of em lo ees� includin owner at this location: �� Existing In 2 Years In 5 Years " Hours of AM to After 5:00 AM�to After 5:00 AM to 'After.5:00 Operation PM PM � PM PM PM � �. P11ri � Weekda.ys � Full-time 62 - 22 62 23 62 23 Part-time 2 1 2 1 2 1 Weekends � - : Full-titne 6 2 2 2 6 2 2 3 :; 6 2 2 3 Part time 2 1 2 1 2 1 �5. Current and ro'ected maximum number of visitors/customers who ma come to the site: Existing � In 2 Years � In 5 Years Hours of AM to After S:UO Operation PM PM Weekdays Weekencls � 375 420 350 400 AM to Af�er 5:00 pM PM 400 °450 375 425 AM to After 5:00 PM. PM 400. 450 375 � � 425 . 6. What is the maximum . number of � people expected on site at any one time (include owner, ` emplo�ees and.visitors/customers): 4 4 3 � � � � � � 7. Where do7will the owner and empioyees park? 3 cars in . hotel lot/balance in adj acent:'.c� :� a _ Golf Center lot. S. Wlieredo/willthecustomers/visitorspark?�Hotel lot/ad-iacent Golf Center lot. 9. �Presentormost.recentuse-ofsite Hotel, restaurant � and meetinct facilities and parking lot. � 10. List of other tenants on property, their number of employees, hours of operation (attach list if n�esSatSr) Unipark LLC-1 employee (max. ) per shift/shifts vary. �OMI��RCtAL.F[tM -� • . - � ... . . . .. , .�..I _ ; : � �� c�rr o� CITY OF BURLINGAME " ' , i � PLANNING DEPARTMENT • - I BURLINGAME 501 PRIMROSE ROAD � � � BURLINGAME, CA 94010 + nE ' m TEL: (650) 558-7250 • FAX: (650) 696-3790 � � �q�,�,,,,,�d� www.budingame.org . � . � Site: 835 AIRPORT BOULEVARD ' � Application for conditional use permit � � � amendmentto operate a"park and fly°� � p,UgLIC. NEARING � program from an existing hotel at: � �NOTICE .� 835 AIRPORT BLVD, zoned G4. � � -=-- --..... _:_..____-- ----- (APN: 026-343-440). .�.� j The City of Burlingame Planning Commission •� { announces the following public hearing � on Monday, March 28, 2005 at 7:00 P.M. in the City Hall Council Chambers located at 501 Primrose Road, Burlingame, California. �� I Mailed: March 18, 2005 .�. . , .. , . , � � (Please refer to other side) . . .. � CITY OF BURLINGAME , A co of the a lica an "��`ar� f r'th�� ro'ec a be reviewed rior � PY PP � v�% �P J .,�Y P r �� � � �, , to the meeting ���'�"��r���n�`���a�i��� t�Q� Primrose Road, , •���� � .����_:;-0 �� �,.-.:>���� ...:�:.�..��h .�.��� � i Burlmgame, C �� � a ,a�, �� � m �, � �'� �E If you challe � e t ub�e`��`�a� raising only �c�e�� � �'i�� described in h���� �ce�� �'�x � at or rior to he p l� c-����n P � .�. � ��� Property ow :� rs ��� ca�.�.�, � i�e E� � their tenants bou � (650) 558-7 '�'0�,, ��� � �� -�'���� ��� .�. Margaret Mo �� �� �"� City Planner � �,�� , PUB�� (Please refer to other side) � � � �� � � h�°����-�'"��. �*Si'� � � �������=�a�e respon � �� �..�. , . ,. ���� ����� �_� `� CE be limited to �blic hearing, ;d to the city informing � : ' please call i . � : RESOLUTION APPROVING CATEGORICAL EXEMPTION AND CONDITIONAL USE PERMIT AMENDMENT RESOLVED, by the Planning Commission of the City of Burlingame that: WHEREAS, a categorical exemption has been proposed and application has been made for a. conditional use permit amendment to operate a park and fl�pro�ram from an existin h�otel at 835 Airport Boulevard zoned C-4 Todav's III, Inc., 835 Airport Boulevard, Burlin�ame, CA, 94010, property owner, APN: 026-343-430 & 440; WHEREAS, said matters were heard by the Planning Commission of the City of Burlingame on March 28, 2005, at which time it reviewed and considered the staff report and all other written materials and testimony presented at said hearing; NOW, THEREFORE, it is RESOLVED and DETERMINED by this Planning Commission that: On the basis of the Initial Study and the documents submitted and reviewed, and comments received and addressed by this commission, it is hereby found that there is no substantial evidence that the project set forth above will have a significant effect on the environment, and categorical exemption, per CEQA Article 19, 15301 - Existing facilities, Class 1(a), interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances, is hereby approved. 2. Said conditional use permit amendment is approved, subject to the conditions set forth in Exhibit "A" attached hereto. Findings for such conditional use permit amendment axe as set forth in the minutes and recording of said meeting. 3. It is further directed that a certified copy of this resolution be recorded in the official records of the County of San Mateo. Chairman I, , Secretary of the Planning Commission of the City of Burlingame, do hereby certify that the foregoing resolution was introduced and adopted at a regular meeting of the Planning Commission held on the 28th day of March, 2005 by the following vote: Secretary i � • , s` EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit amendment. 835 Airport Boulevard Effective Apri17, 2005 1. that the park and fly program shall be allowed to operate at this hotel with a maximum of 30 vehicles, the vehicles shall only be parked in the north end of the hotel parking lot, as shown on the plans date stamped February 9, 2005; no vehicles of the park and fly program shall be parked on any part of the adjacent public park site or in the Bay trail access parking area in front of the shared parking lot; 2. that any increase in the number of vehicles parked on site at one time because of the park and fly program shall require an amendment to this conditional use permit; 3. that the park and fly program shall be reviewed by the Planning Commission in three years (March, 2008); if at that time the applicant would like to continue to offer the park & fly program from this hotel, an amendment to this conditional use permit shall be required; 4. that the controlled access parking plan shall be built and implemented as shown on the plans submitted to the Planning Department and date stamped February 19, 1999, Sheet PK-1, and the installation sha11 conform to all the requirements of the Califoinia Building and Uniform Fire Codes, 1995 Edition, as amended by the City of Burlingame; 5. , that the conditions of the Fire Marshal's September 28, 1998 and March 2, 1999 memos and the City Engineer's March 8, 1999 memo shall be met; 6. that a fee may be charged for self-park visitors at a rate of up to $1.00 for the first two hours, $2.00 for 2 to 4 hours and $9.00 for over four hours, and any change to this fee shall be reviewed by the city at a public hearing; 7. that any change to the number of parking spaces provided on site, their configuration and/or the operation of the parking controls sha11 require amendment to this use permit; 8. that any change to the operation of the controlled and/or valet parking affecting the fee charged, the area used, or the traffic controls shall require amendment to this use permit; 9. that prior to use of the City landfill parking lot for paid valet or paid self-parking, the hotel shall obtairi an amendment to the Shared Parking and License Agreement with the City to reflect this use; 10. that the use permit shall be reviewed annually for the first three years (April 2000, 2001, 2002) to assess the impact o£paid valet and self parking on City landfill parking and parking on adjacent streets and properties, and /or upon complaint; i . ; ,•' �. EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit amendment. 835 Airport Boulevard Effective Apri17, 2005 Page 2 11. that the hotel shall report to the city twice a year in 6 month intervals the number of cars which have parked longer than 24 hours and are not registered hotel guests and the use permit shall be reviewed if more than 10% of the on-site parking spaces are employed for this duration; 12. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped April 14, 1997, Sheet AO through Al l, and that the landscape plans shall be reviewed for compliance with all city ordinances and approved by the Senior Landscape Inspector before a building permit is issued; 13. that the conditions of the Fire Marshal's November 18, 1996 and Apri121, 1997 memos, and the Chief Building Inspector's November 12, 1996 and Apri121, 1997 memos shall be met; 14. that small delivery trucks or vans with periodic deliveries may be on site during operating hours, and no trucks shall be stored or parked on site continuously throughout the day or overnight; 15. that the use and any improvements for the use shall meet all the requirements of the California Building and Uniform Fire Codes, 1995 Edition as amended by the City of Burlingame; 16. that the overall height of the addition as measured from the grade at the first floor (9'-6" elevation) shall be 84'-6", and the height to the top of the elevator shaft and mechanical room shall be 99'-0"; 17. that no room in the hotel shall be leased to a single individual, company or corporate entity for more than 29 days and no rooms and/or any part of the building shall be leased for permanent residential purposes; 18. that in the future, as required, the developer shall participate in an assessment district formed to provide an east-west transit connection to CalTrain, SamTrans, Greyhound and/or any other intercity transit opportunities for employees and guests as well as providing an on-site transit/commute coordinator, perhaps in conjunction with other employers in the area, to facilitate employees' trips to work and reduce peak hour trips generated by the hotel; 19. that the site shall be landscaped with vegetation which requires a minimum of fertilization and pest control, and the maintenance of such landscaping shall follow the procedure established by a qualified landscape architect and approved by the city for fertilization and pest control; q- � � ' , C EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit amendment. 835 Airport Boulevard Effective Apri17, 2005 Page 3 20. that the traffic allocation for a 101- room addition to an existing 291-room hotel (82.2 room/acre density) which is a part of the planning approval of this project and the agreement for use of 115 parking spaces on the adjacent sanitary landfill shall run with the conditional use permits and shall expire at the same time the planning approval expires on the project; 21. that the applicant sha11 implement a valet parking plan for the transition period between occupancy of the new hotel rooms and completion and availability of at least 115 spaces in the proposed shared use parking lot on the sanitary landfill site; 22. that since the applicant has elected to provide a significant portion of its required parking by seeking an agreement with the City to share a parking area as described in the project, before issuance of any building permit under this project approval, the applicant shall enter into an agreement with the City that provides that the applicant will be allowed to use the City property to the north and west for parking for at least 115 vehicles so long as the applicant's property is used as a hotel or the required parking is not provided in some other way approved by the City; if that agreement is terminated for any reason, the applicant sha11 either reduce its usage to eliminate the need for the 115 parking spaces or provide alternative parking approved by the City; 23. that the project shall meet the requirements of the Bay Area Air Quality Management District and the U.S. Army Corps of Engineers; 24. that the proposed structure will be built on driven piles to mitigate potential settlement problems and earth shaking in a major earthquake; 25. that any connections between the new structure and the existing structure shall be designed to meet all the seismic requirements of the 1995 edition of the California Building Code and California Fire Code; 26. that in order to minimize settlement of roadways and other site features, recompacting or surcharging the artificial fill material should be done before any paving; 27. that flexible joints shall be installed on all utilities to reduce potential problems associated with ground settlement; 28. that the finished floors for any structure to be at least 9' above the mean sea level or one foot above the possible flood elevation, whichever is greater; � � -6 a �. . C. ;. EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit amendment. 835 Airport Boulevard Effective Apri17, 2005 � Page 4 29. that any new construction on the site shall elevate the enhy level to habitable floor levels to at least 9 feet above the mean sea level or one foot above the possible flood elevation, whichever is greater. Habitable areas include meeting and conference areas and their support facilities; 30. that this project shall comply with the requirements of the state-mandated water conservation program, that a complete Irrigation Water Management and Conservation Plan shall be submitted with landscape and irrigation plans at time of pernut application, and shall be approved by the City's Senior Landscape Inspector prior to issuing a building permit; 31. that all runoff created during construction and future discharge from the site will be required to meet National Pollution Discharge Elimination System (NPDES) standards; 32. that the site shall be periodically sprayed with water to control dust during grading and construction; 33. that the developer shall be required to get appropriate pernuts from the Bay Area Air Quality Management District and construction equipment emissions shall be in compliance with their standards; 34. that when the level-of-service reaches LOS D, the city shall convert the northbound through lane on Airport Boulevard at Anza Boulevard to a second exclusive left-turn lane. This improvement will improve cumulative conditions during the p.m. peak hour at this intersection to an acceptable LOS D(V/C=0.85), and the applicant shall pay a fee at that time toward the cost of this improvement, in proportion to the project's contribution to the total increase in traffic through the intersection; 35. that payment of a Bayfront Development Fee to the City of Burlingame for impacts in the Anza area shall be required in order to pay the proportional share for improvements which would mitigate cumulative impacts of this and other projects on area circulation, one-half due at the time of application and one-half due before asking for a final franling inspection; 36. that the proposed Anza Boulevard driveway access shared with the future park shall be widened from its current proposed width of 20 feet to a minimuxn width of 36 feet; a stop sign shall be provided at the driveway to control access on to Anza Boulevard from the shared parking facilities at the public park; 37. that the project sponsor shall continue to provide an airport shuttle service to a11 hotel guests, which shall include connections to Caltrain to accommodate employees at shift changes; . , .� � ., . i EXHIBIT "A" Conditions of approval for categorical exemption and conditional use permit amendment. 835 Airport Boulevard Effective Apri17, 2005 Page 5 38. that no portion of the required parking on site or on the landfill shall be used for long-term airport parking as part of a hotel promotion; 39. that all construction shall be limited to the hours of construction imposed by the City of Burlingame Municipal Code, and no piles shall be driven before 9:00 a.m. on Saturday, and none shall be driven on Sunday; 40. that the City shall require that the construction contractor predrill holes (if feasible based on soils) and equip pile drivers with shields, and shall also develop a schedule for pile driving to minimize the impacts on the existing Doubletree Hotel facilities, the Red Roof Inn and Red Rock Cafe; 41. that the hotel addition shall be built so that the interior noise level in all rooms does not exceed 45 dBa; and � 42. that in the event that any prehistoric or historic subsurface cultural resources are discovered during construction-related earthmoving activities, all work within 100 feet of the resources shall be halted and the project applicant shall consult with a qualified archaeologist to assess the significance of the find. If any find were determined to be significant by the qualified archaeologist, then representatives of the project applicant, the City, and the qualified archaeologist would meet to deternune the appropriate course of action. If the discovery includes human remains, Section VIII of CEQA Guidelines Appendix K would be followed, requiring coordination with the Native American Heritage Commission if the huxnan remains are of Native American origin. All significant cultural materials recovered would be subject to scientific analysis, professional museum curation, and a report prepared by a qualified archaeologist according to current professional standards.