HomeMy WebLinkAbout620 Airport Boulevard - Staff Report���; CITY o� STAFF REPORT
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To: HONORABLE MAYOR AND CIT'Y COUNCIL
DATE:
SUBMITTED
BY
AUGUST 30, 2004
APPROVED
FxoM: CTI'Y PLANNER sY
su�cT: APPEAL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATIVE
DECLARATION AND CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT
PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-4 AND AMENDMENT OF
THE CONDITIONAL USE PERMTT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4.
RECOMMENDATION:
City Council should hold a public hearing and take action. At the public hearing the conditions of approval
for 620 Airport Blvd. and the amendments to the conditions for 600 Airport Blvd. should be considered (see
last section of the staff report) The reasons for any action should be clearly stated for the record. Action
alternatives and the required findings for a Negative Declaration and the conditional use pernut for 620
Airport Blvd. and for the amendment to the conditional use permit at 600 Airport Blvd. are attached at the end
of the staff report. �rmative action should be made in two motions:
1. Action on the mitigated Negative Declaration and conditional use permit for a long term airport
parking use at 620 Airport Blvd.
2. Amendment to the conditional use permit to allow vehicular exiting from the long term airport parking
facility through the site at 600 Airport Blvd. and clarifying conditions that hotel promotions which
include long term airport parking shall require an amendment to the hotel's conditional use permit and
payment of the long term airport parking tax.
Planning Commission Action
At their meeting on June 28, 2004, the Planning Comrnission held a public hearing and voted 7-0 to approve
the Mitigated Negative Declaration and a conditional use permit for a long term airport parking interim use on
a now vacant parcel at 620 Airport Blvd. In their discussion the commission noted the need for the applicant
to observe energy conservation in lighting the proposed lot, wanted to be sure that noise was mitigated
adequately to protect the noise sensitive use (hotel) ne� door, and noted that the 15 gallon trees shown on the
landscape plan should be placed a minimum of 20 feet apart. Commissioners noted that "interim" can mean a
5 to 10 year life span for this use so immediate tree cover was important. The Commission added a condition
that the City Arborist review and approve the landscape plan and plant selection and spacing for its immediate
visual quality before a building permit is issued. Commission asked why the traffic engineer's comments
regarding pick up and drop off shelters were not included in the plans. The operator noted that these were
operations issues which have not yet been addressed by the property owner. Commission expressed concern
AGENDA
ITEM #
MTG.
DATE 9.07.04
APPL�'AL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4. September 7, 2004
about how to regulate this long term airport parking so that the city would continue to receive revenue; a
condition was added (620 Airport Blvd. condition 10 in italics) to require collection of the long term airport
parking tax if the spaces were ever used as a part of a hotel promotion.
The operator of the airport parking facility across the street commented before the Planning Commission that
he did not understand why the property owner, given current revenue conditions for long term parking, would
put this much money into developing this site for long term airport parking; he was concerned that this will
become a park and fly lot for the adjacent hotel and the city will not receive the long term airport parking tax
as a result because the parking would be a part of the room rate, for this reason he did not think that access
should be shared with the hotel. On this basis, he subsequently appealed the Planning Commission's action.
BACKGROUND:
History:
In March 2001, the applicant applied to build a hotel with meeting rooms on the property at 620 Airport Blvd.
After initiating the work on the EIR, the hotel market began to flag and the applicant decided that they should
look at an interim use for the site until it was economically feasible for them to build a hotel. Since it is not
possible to process two projects on one site at the same time, the applicant put the work on the EIR for the
hotel on hold and proceeded with an application for a long term airport parking interim use on the site.
General Plan Consistency:
Long term airport parking is a recognized interim use for the Anza Subarea in the recently adopted Bayfront
Specific Plan. As noted the Bayfront Plan, Plan Implementation section
(pg. VII-4):
"It is consistent with the goals and implementing policies of the Bayfront Specific Plan to allow lower
intensity transitional or interim land uses which serve a regional need. There interim uses should
comply with the underlying implementation requirements so that the planning area continues to be
attractive for the preferred long-term uses identified in the plan. Such underlying implementation
requirements include: traffic generation limitations, consistency with the design guidelines adopted for
the subarea, and provision of basic public access improvements along all water frontages as approved
by BCDC. A use shall be determined to be transitional or interim if it is found to be compliant with
the plan implementation requirements, found by the Planning Commission to be consistent with the
intent of the Bayfront plan and not in conflict with the long term goals and policies of the adopted
Specific Plan. The transitional interim use would be allowed by a conditional use permit for a specific
period of time"
A Bayfront Development Fee should be paid by the transitional or interim use based on the p.m. peak hour
trips generated. A full Bayfront Development Fee based on p.m. peak hour trip generation should be charged
to the permanent land use at the time it is proposed for the site.
Zoning Compliance:
Long term airport parking fits the criteria for a transitional or interim use. In fact the existing Anza Park 'n Fly
is an interim use. The property owner of a site with an interim use may request an extension of his use each
five years. The request must be made before the current permit expires. If granted this conditional use permit
2
APP�AL OF PLANNING COMMISSION'S APPROVAL OFA MITIGATED NEGATIVE DECLARATION AND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-A. September 7, 2004
would run to September 7, 2009. The criteria for long term airport parking in the present zoning are as follows
(CS 25.41.025 (h)):
1. the sole purpose of the use is the parking for one day or longer of vehicles of persons using the San
Francisco International Airport;
2. a minimum site size of three acres;
3. the permit term is limited to five years;
4. no more peak hour vehicle trips are generated than allowed by the traffic analyzer for the use
designated for the site in the general plan;
5. the Design Guidelines for Bayfront Development and Bay Conservation and Development
Commission public access requirements are met; and
6. no parking is within a structure above or below grade.
The proposed project at 620 Airport Blvd. complies with all of these zoning requirements.
The Project:
The applicant is proposing to build and operate a 350 space parking lot for long-term airport parking at 620
Airport Blvd., zoned C-4. The project includes:
o at grade paved parking for 350 cars, landscaping and fencing along the perimeter of the site designed
to make the site visually open to the bay from Airport Blvd.;
o a gated 20 foot wide driveway from Airport Blvd. with a maximum 3% grade will provide ingress for
cars and ingress and egress for airport shuttle buses ; and
o cars will exit the site through the Sheraton Hotel parking garage existing parking pay booth adjacent
to the south of the site.
If the use is approved the applicant will hire a company to operate the long term airport parking facility.
Operation issues, such as pick-up schedules, shelters, etc. will be determined when an operator is chosen and
will be based on the level of parking usage.
Since this project was reviewed by the Planning Commission, the applicant has clarified that the shuttle buses
will go in and out the ramp on 620 Airport Blvd., while the cars will enter on the ramp at 620 Airport and pay
and exit through the Sheraton Hotel parking control gate/booth at 600 Airport Blvd. The use of the ramp as an
exit for the shuttle buses will require that the driveway apron on Airport Blvd. be widened to 24 feet and the
transition at the bottom of the driveway at the parking area be widened to about 40 feet. Since 620 and 600
Airport Blvd. are in the same ownership and the owner has agreed to this interconnected arrangement, the
conditional use permit for the hotel site needs to be amended to provide for the additional use of their parking
exit gate and pay booth (see conditions on 600 Airport below).
The applicant has indicated that they have no interest at this time in using this lot to support a park-and-fly
room rental promotion for any hotel. Should the applicant be interested in doing a room rental promotion in
the future it would be essential that the city insure that the long term airport parking daily tax is paid to the city
for spaces including in such promotions. If the long term airport parking operator wishes to undertake such
agreements with hotels in the area in the future they must amend their conditional use permit. Since hotels in
the area are required in their conditional use permits to have all their on-site required parking available for
people actually staying on-site or using on-site facilities (meeting rooms, restaurants etc.), any hotel wishing
to offer a park and fly promotion is required to amend the hotel's conditional use permit. This use permit
amendment for their site would include documentation of when, how and where the cars will be parked off-
3
APP�'AL OFPLANNING COMMISSION'SAPPROVAL OFA MITIGATED NEGATTVEDECLARATIONAND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4. September 7, 2004
site while their customers are traveling. In addition the hotel operator and long term airport parking operator
will be required to provide to the city letters confirming their agreement(s) with the off —site provider(s). As
part of the city's amendment to the conditional use permit, the hotel operator shall be required to show how the
daily long term airport parking tax will be paid for the customers cars parked off site.
Staff Comments:
As the result of the request of the applicant to have the shuttle buses exit the 620 Airport site from the on-site
ramp and the concerns expressed about insuring that the long term airport parking tax is paid if any of this
parking is used as a part of hotel promotions, the conditions of approval have been amended since the
Planning Commission's action. The amended conditions appear in italics. Amendments have been proposed
for both the conditions for 620 Airport Blvd. and to the conditions for the hotel site at 600 Airport Blvd. The
action for this project should include two resolutions one to be recorded with 600 Airport Blvd. and on to be
recorded with 620 Airport Blvd.
Conditions of Approval to be Considered at the Appeal Hearing:
Conditions for 620 Airport Blvd. Recommended bythe Planning Commission
1. that the long-term airport parking facility use shall operate as shown on the plans submitted to the
Planning Department and date stamped June 22, 2004, sheet Sk.l a and date stamped September 2,
2003, sheet Sk.2a;
2. that should the operator decide to have the shuttle buses that pick up and deliver the customers exit
using the 20 foot wide driveway ramp located on site, rather than exit through the adjacent hotel
parking lot ,the shuttle bus rolling stock shall be limited in size to a maximum of 30 feet in length and
8.5 feet in width, the driveway apron on Airport Blvd shall be increased to 24 feet and the transition
area at the bottom of the ramp shall be increased to 40 feet in width where there shall be a 14 foot
outbound lane and an 30 foot inbound lane designated along with a three foot area in between for the
gate controller box; all of these improvements shall be reviewed and approved by the City Engineer
prior to issuance of a building permit or any required encroachment permits, it shall be the
responsibility of the operator to insure the maintenance of the improvements in the public right-of-way
and on site and to insure that roll stocklshuttle standards are met, failure to do so shall cause this
conditional use permit to be reviewed by the Planning Commission;
3. that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's June 17, 2004,
memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet apart, with
proper irrigation, in front of the security fence along Airport Boulevard;
4. that the property owner shall pay to the city a Bayfront Development Fee, based on p.m. peak hour
trips generated by the interim use, one-half at the time of applying for any permits for construction,
including encroachment permits from the city, and one half at the time of final inspection of
construction work;
5. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are
equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the
property owners shall be responsible for inspecting and cleaning all filters twice each year as well as
4
APP�AL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED G
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4. September 7, 2004
immediately prior to and once during the rainy season (October 15 — April 1) and shall submit to the
City and have approved a plan for filter/drain maintenance;
6. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a
maximum of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van
storage shall take place on site nor shall the use of any number of parking spaces be contracted to a
single user or corporation without amendment of this use permit;
7. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage
problems and to hold the City harmless from any claims arising from such problems and that this
assumption shall be in a recorded written agreement in a form approved by the City Attorney;
8. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a building
or grading permit for this project;
9. that the landscaping and irrigation system shall be maintained by the property owner including but not
limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and
replacement of plant material as necessary to maintain a visual barrier and the approved landscape
design;
10. that this use permit for long term airport parking with the conditions listed herein is a temporary use
and shall expire on September 7, 2009 (5 years);
11. that the parking lot lighting shall be energy efficient to the extent feasible to provide adequate light for
customer safety; �
12. that the applicant shall work with the City to establish an agreement regarding how the long term
airport parking tax is to be collected if the parking spaces are used in association with a park and fly
hotel room or other promotion program in association with the adjacent hotel or any office, hotel or
other use;
13. that prior to commencement of grading and/or construction activities, the project sponsor shall submit
a dust abatement program for review and approval of the City's NPDES (National Pollution Discharge
Elimination System) administrator; the project sponsor shall require the construction contractor to
implement this dust abatement program;
14. that if archaeological remains are uncovered, work at the place of discovery should be halted
immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of
archaeological deposits could require additional archaeological investigations to determine the
significance of the find;
15. that if human remains are encountered during project construction, the San Mateo County Coroner's
Office will be notified immediately. The coroner will determine if the remains are those of a Native
American, and if they are, will notify the Native American Heritage Commission. The Native
American Heritage Commission will make a determination regarding the individual's "most likely
descendant" who will then make recommendations for the disposal of the remains. The Native
5
APPLrAL OF PLANNING COMMISSIDN'S APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED G4. September 7, 2004
American Heritage Commission will mediate conflicts between the project proponent and the most
likely descendant. Accidental discovery of human remains could require additional investigations to
determine if other graves are present;
16. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts
of proposed project modifications to the levee on levee stability and any fill on site. The geotechnical
investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer,
and shall include an analysis of expected ground motions along the San Andreas fault in accordance
the 1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions.
Expected ground motions determined by a registered geotechnical engineer shall be incorporated into
the final design as part of the project. The final seismic considerations for the site shall be submitted to
and approved by the City of Burlingame Structural and City Engineers before grading permits are
issued;
17. that the project storm drainage system shall be designed and constructed in accordance with the
STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water
quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for
long-term operations and maintenance of the oil and sediment separator or absorbent filter systems
including but not limited to the operating schedule, maintenance frequency, routine service schedule,
specific maintenance activities, and the effectiveness of the water treatment systems. The performance
of the filters shall be monitored regularly by the project applicant or a third party to determine the
effectiveness of the water treatment and conclusions reported to the City. To further help minimize
and prevent the amount of pollutants entering the storm drain system, the project sponsor shall
implement Best Management Practices and source control measures that shall include, but are not
necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris
following landscape work or small scale construction, available trash receptacles, regular trash
collection and the application of absorbent material on oil and fuel leaks from automobiles;
18. that during operation of the project, the project sponsor shall implement a program for regularly
collecting and properly disposing of litter and debris that may accumulate on the project site;
19. that order to maintain the existing on-site well for potential use for any future long-term development
on the project site, the well head elevation shall be modified if needed in accordance with proposed
project grading and construction plans and a new well vault shall be installed in accordance with San
Mateo County water well standards to prohibit infiltration of storm water contaminants and prevent
potential damage to the well casing;
20. that the applicant shall require the construction contractor to limit noisy construction activities to the
least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and
Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays);
21. that the applicant shall require contractors to muffle all equipment used on the site and to maintain it in
good operating condition. All internal combustion engine-driven equipment shall be fitted with intake
and exhaust mufflers that are in good condition. This measure should result in all non-impact tools
generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet;
�
' APP�AL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND
CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BO ULEVARD, ZONED G
� 4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4. September 7, 2004
22. that applicant shall require contractors to turn off powered construction equipment when not in use;
23. that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame; and
24. that should the hotel at 600 Airport Blvd. at any time deny the long term airportparking facility the
use of the exit gate and pay booth, the long term airport parking use at 620 Airport Blvd. shall cease
immediately. Cross property use of 600 Airport Blvd. is limited to only the exiting of cars from the
long term airport parking use at 620 Airport Blvd. and for no other use of 620 Airport Blvd. or any
other property.
Additions to Current Conditions for 600 Airport Blvd.:
(All current conditions applicable to 600 Airport Blvd. are included along with new conditions, shown in
italics)
Conditions from Conditional Use Permit to allow controlled access to Qarkin�:
1. that the controlled access parking plan shall be built and implemented as shown on the plans submitted
to the Planning Department and date stamped April 12, 2000, Site Plan and date stamped February 23,
2000, Lower Level Parking; and the installation shall conform to all the requirements of the California
Building and Uniform Fire Codes, 1998 Edition, as amended by the City of Burlingame;
2. that a fee may be charged for self-park visitors at a rate of up to $1.00 per hour with a maximum of
$12.00 for a 24-hour period; the fee for valet parking shall be a$9.00 flat fee for the first six hours and
a$16.00 flat fee for hours 6 through 24; and any change to these fees shall be reviewed by the Planning
Commission at a public hearing;
3. 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;
4. 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;
5. that the hotel on-site parking shall be reserved for hotel guests and employees and no parking spaces
shall be rented or uses as a part of a room rental or any other promotion which shall require or allow
customers to leave their cars on the hotel site with or without payment while that customer is not
present on the site as a registered guest;
6. that employees shall not leave their vehicles on site for longer than their shifts at the hotel;
7. 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;
8. that the required parking areas shall not be used for long-term parking or converted to useable/leasable
space as a part of any hotel promotion;
7
' APp�AL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATI i�E DECLARATION AND
. CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL USE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED G4. September 7, 2004
9. that all parking spaces on the hotel site shall be used by guests present on the site or visitors to the site
using hotel facilities, no required on-site parking spaces shall be used for any hotel promotions which
include parking while the guest is not present on the site;
10. that should the hotel operator ever wish to undertake a promotion which includes providing parking
while the guest is not present on the site, the operator shall be required to amend the conditional use
permit granted for the hotel use on the site before instituting such a promotion, such request shall
include a letter documenting how, when and where the cars of the guests who are not present on site
will be parked and how the long term airport parking tax accrued by these parked cars shall be paid to
the city;
11. that this proposal for controlled access to parking providing 423 on-site parking spaces is for the
existing 404-room hotel and its support facilities; a plan for controlled access parking for a proposed
addition to this hotel shall require an amendment to this conditional use pertnit;
12. 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;
13. that the applicant shall provide an airport shuttle service to pick up and deliver customers and which
shall include connections to the local CalTrain and Bart stations to accommodate employees at shift
changes, failure to do this shall result in review of the hotel's conditional use permit;
14. that hotel employees shall not be charged to park in the hotel parking lot;
15. that the hotel shall contribute its proportional share to the operation of the City's freebee shuttle
service;
16. that the applicant shall provide 8 public access parking spaces to be located outside the access control
gates at the south entrance from Airport Boulevard, these spaces shall be posted with shore access
parking signs per BCDC requirements; and a decomposed granite pathway shall be installed between
the parking area and the paved public access pathway along the lagoon;
17. that the exit from the hotel parking garage shall be shared with the adjacent long term airport parking
facility located at 620 Airport Blvd. and that this joint use shall be used on by exiting cars from the
long term airport parking and that there shall be no direct access from the hotel below grade parking
into the long term airport parking lot for hotel guests or visitors, the access shall be protected with tire
shredders, to prevent overflow of hotel parking into the long term airport parking lot; and
18. that this project shall meet all the requirements of the California Building and Fire Codes, 1998 Edition,
as amended by the City of Burlingame;
:
" API'EAL OF PLANNING COMMISSION'S APPROVAL OF A MITIGATED NEGATIVE DECLARATION AND
, CONDITIONAL USE PERMIT FOR A LONG TERM AIRPORT PARKING LOT AT 620 AIRPORT BOULEVARD, ZONED C-
4 AND AMENDMENT OF THE CONDITIONAL IISE PERMIT FOR THE SHERATON HOTEL AT 600 AIRPORT
BOULEVARD, ZONED C-4. September 7, 2004
Conditions from Ori ig'nal Approval for Hotel at 600 Airport Blvd.:
1. that all construction and site improvements be generally consistent with the plans and project
description contained in EIR-52P;
2. that the mitigation measures identified in Exhibit A of the Planning Commission Resolution N. 5-79 be
implemented by the project sponsor;
that a development fee consistent with Ordinance No. 1151 be paid; such fee is presently estimated to
be $37,180, and the developer shall be allowed to exceed the maximum height of 50 feet;
4. that the final drawings for this project show a parapet height above curb grade of not more than 162
feet;
5. that prior to the issuance of a building permit by the City of Burlingame the following requirements be
met:
(a) all permits required from other responsible agencies be obtained, such permits to include (but not
be limited to) the Bay Conservation and Development Commission and the State Lands Commission
(for use of the improvements on adjacent State owned parcels);
(b) a design for the modification of the center island of the Airport Boulevard median strip be
approved by the City; construction to be at the expense of the project sponsor;
(c) all landscaping and irrigation systems be approved by the City, and be so designed that the
maximum feasible on-site parking spaces are screened from adjacent State lands; and
6. that the proposed signs for this project are specifically excluded from this approval, and will require a
separate application.
ATTACHMENTS:
Action Alternatives, Criteria for Approving a Mitigated Negative Declaration, Requirements for a Conditional
Use Permit
Monroe letter, July 20, 2004, to Paul Salisbury, setting appeal hearing
Jonathan Wu letter, July 6, 2004, to Planning Commission, requesting appeal
Jonathan Wu letter, August 10, 2004, to Larry Anderson, with attachments
Shelly Takasato letter, August 24, 2004, to Margaret Monroe
Fehr & Peers, memo, August 31, 2004, to Margaret Monroe August 27, 2004 memo
Planning Commission Minutes, June 28, 2004
Planning Commission Staff Report, June 28, 2004
Resolution 620 Airport Boulevard
Resolution 600 Airport Boulevard
Notice of appeal hearing, 620 Airport Boulevard, mailed August 30, 2004
Notice of appeal hearing, 600 Airport Boulevard, mailed August 30, 2004
0
620 Airport Boulevard
600 Airport Boulevard
ACTION ALTERNATIVES
1.City council may vote in favor of an applicant's request. If the action is a variance, use permit,
hillside area construction permit, fence exception, sign exception or exception to the antenna
ordinance, the Council must make findings as required by the code. Findings must be particular to
the given properties and request. Actions on use permits should be by resolution. A majority of the
Council members seated during the public hearing must agree in order to pass an affirmative motion.
2.City Council may deny an applicant's request. The reasons for denial should be clearly stated for the
record.
City Council may deny a request without prejudice. This action should be used when the
application made to the City Council is not the same as that heard by the Planning Commission;
when a Planning Commission action has been justifiably, with clear direction, denied without
prejudice; or when the proposed project raises questions or issues on which the Council would like
additional information or additional design work before acting on the project. Direction about
additional information required to be given to staff, applicant and Planning Commission/City
Council for the further consideration should be made very clear. Council should also direct whether
any subsequent hearing should be held before the City Council or the Planning Commission.
FINDINGS FOR A MITIGATED NEGATIVE DECLARATION
The California Environmental Quality Act (CEQA) requires that to be approved the governing body
acting on a project must find, on the basis of the Initial Study and any comments received in writing or
at the public hearing, that there is no substantial evidence that the project with the mitigations
proposed will have a significant (negative) effect on the environment.
The proposed mitigations shall be included in the conditions of approval of the project and this
constitutes the required mitigation monitoring plan to insure that the terms of the mitigations which
reduce the effects of the project on the environment are implemented.
REQUIREMENTS FOR A CONDITIONAL USE PERMIT (CS 25.52.020)
The zoning code requires that the following criteria must be met on the property in order to grant a conditional
use permit or amendment to a conditional use permit:
(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 adjoining properties.
�
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The City of Burlingame
CIT'Y HALL 501 PRIMROSE ROAD TEL: (650) 558-7250
PLANNING DEPARTMENT BURLINGAME, CALIFORNIA 94010-3997 FAX: (650) 696-3790
July 20, 2004
Paul Salisbury
Blunk Demattei Associates
1555 Bayshore Highway, #300
Burlingame CA 94010
Dear Mr. Salisbury,
At the City Council meeting of July 19, 2004, the Council scheduled an appeal hearing for your
project at 620 Airport Boulevard, zoned C-4. A public hearing will be held on Tuesday, September
7, 2004 at 7:00 p.m. in the Council Chambers, 501 Primrose Road, Burlingame, CA.
We look forward to seeing you there to present your proj ect. Please call me if you have any
questions.
Sincerely yours,
� 1, �,
/ ,
Margaret Monroe
City Planner
c: City Clerk
Boca Lake Office, Inc., property owner
433 California St., 7th Floor
San Francisco, CA 94104-2201
a �'�
.-.. �
.,. .
615 Airport Blvd. • Burlingame, CA 94010 •(650) 348-8801 • Fax (650) 348-9198
July 6, 2004
RECEIVED
J U L- 7 2004
City of Buriingame
Plnnning Commission
CITY OF BURLINGAME
PLANNING DEPT.
This letter is to serve as our appeal to the Planning Commission's action
regarding the property ut 620 Airport Blvd., Burlingnme.
�
Jonathan Wu, President
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Anza Parking Corporation ticr
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pl�C��OM� �
JUL 0 6 2004 �°: � ,
CITY OF
Honorable Mayor and City Council
Please schedule an appeah hearing for
620 Airport Boulevard to be heard
at the July 19,2004 Council meeting.
Deputy City Clerk
ANZA PARK & SKY
BANK OF THE ORIENT O O t7 � H.
615 AIRPORT BLVD. CHINATOWN DISTRICT.
BURLINGAME, CA. 94010 1023 STOCKTON STREET
SAN FRANCISCO, CA 94108
11-2967/1210 CHECK NO.
************ Two Hundred Fifty & 00/100 Dollars
DATE AMOUNT
07/06/04 *******250.00
TO THE CITY OF BURLINGAME
ORDER 501 PRIMROSE ROAD
oF BURLINGAME, CA 94010-3997
PARK & SKY
/1 r
ii■ 0 0 6 6 8 1 i�' �: i 2 L 0 2 9 6 7 2�: '
656 L7433 L�i
RECEIVED
August 10, 2004
Larry Anderson, Esq.
City Attorney
City of Burlingame
501 Primrose Road
Burlingame, California 94010-3906
AUG 1 1 2004
CITY OF BUkLIIVGAME
PLANNING DEPT.
Ref: Appeal to Planning Commission's Action Taken June 28, 2004
Granting Conditional Use Permit for Long-Term Airport Parking to
620 Airport Boulevard;
Request for Requirements to be Imposed Upon 600 Airport Boulevard
Dear Mr. Anderson:
This letter is written on behalf of Anza Parl�ing, the long-term airport parking lot
and shuttle service that has continuously operated at 6l 5 Airport Boulevard in
Burlingame since the early 1970's. Throughout that time, Anza has complied with City
requests and ordinances, and conducted its business in a lawful manner. Since 1996, we
have generated over $1,758,000.00 in parking taxes for the City of Burlingame. For
these reasons, we must appeal the granting of the Conditional Use Permit to 620 Airport
Boulevard. Let's all play on an even playing field.
Two Businesses or One? The Planning Commission granted the long-term
parking permit and allowed that facility to share a gate with the Sheraton Gateway Hotel
at 600 Airport Boulevard. We believe that 620's long term - parking permit may be used
as a subterfuge for the adjacent Sheraton Gateway to avoid paying long-term airport
parking taxes for operating its own "Park & Fly" packages. (Please see attached copies
of the Sheraton Gateway's web pages. VVe also attach copies of another hotel's "Park &
Fly" advertisement for your review.) With the same gate, there would be no separation
of hotel parking from Iong-term parking. There would be no tracking of 620's airport
customers versus the Sheraton's customers. And no parking taxes paid by the Sheraton
to the City. If these are two separate businesses, the there should be two separate
gates. We ask that b20 be required to operate as a separate business from the
Hotel's parking lot.
Long-Term Parking Permit for the Sheraton. For nearly two years, the
Sheraton Gateway Hotel has been advertising "Park & Fly" packages on their website,
citing the use of the "Anza. parking lot" (see the attached Sheraton's web page ad, page
three). We are the Anza parking lot, and have never had a relationship with the Sheraton
for long-term parking. Individuals who have participated in the Sheraton's "Park & Fly"
program note that their vehicles are parked at the Sheraton for the entire time. The
Sheraton conducts a"Park & Fly" 6usiness, so it should be required to obtain a
long-term parking conditional usc permit and be subject to the same rules and
regulations as all other parking businesses.
Parking Taxes Unpaid. T'he rate differences for "Park & Fly" versus reguiar
rooms vary from $10 per night to $60 per night at the Sheraton, depending on how long
the guest's car is parked at the Sheraton. Clearly, the difference in room rates is intended
to "cover" the cost of parking. Yet, they claim that their long - term parking is "free".
The Sheraton's "regular" posted (non long-term) parking rate is $13.50 per day. If tax
were to be collected at that regular rate, the City should be collecting $.65 per car per day
in ta�ces. For a thirty-day stay, $19.50 per car in taxes should be paid to the City. Yet, no
parking taxes are paid. The Sheraton should be required to pay long-term parking
taxes.
Penalties for Continuing Non-Compliance. For at least two years, the Sheraton
has operated a"Park & Fly" program illegally, using the hotel's own parking lot, and
faisely using the "Anza" name. There is no tracking of "regular" parking versus "airport"
parking. No permit was obtained. No parking taxes paid. No arrangements made with
Anza Parking. There appears to have been a continuous and intentional subversion of the
City's permitting and licensing requirements, and deliberate avoidance of ta�ces. Tax and
licensing estimates can be made based on the number of "Park& Fly" rooms rented over
the past two years. In these dire economic times, the City can ill afford to forego
collecting monies owed for permits and taxes. We suggest that treble damages be
assessed against the Sheraton for deliberate non-compliance.
For three decades, Anza Parking has complied with the City's requests and
requirements. We have spent over a million dollars changing landscaping, lighting, lanes
and other facilities as required by the City in recent years. We have paid $1,780,000 in
parking taxes since 1996. We have suffered a severe lass of revenue since 9-11. Several
other parking facilities have closed in the area. We are already struggling to survive.
Now the City has issued a new permit to the business directly across the street
from our facility, with unfair advantage to the Sheraton. For at Ieast two years, the
Sheraton has already cheated the City of permit and licensing fees, and ta��es. Allowing
the Sheraton to share a gate with 620 Airport Boulevard further encourages their
subversion of the law and avoidance of parking taxes. We hope the City will reconsider
its decision, �equire two gates for two businesses, and cancel 620's permit, and require
the Sheraton to obtain a long-term parking permit and pay past and future parking taxes.
All long-term parking operators should be required to observe the same rules and
regulations.
�. Very truly yours,
� �5.� >
onathan Wu, µ
President
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AUG-12-2004 06:02 AM SM2842698 4154354377 P.@2
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More Hotel Information � Direc�.ions
�''�""` Sher�t�n Gatew�l NQ�eI
600 Alrpart qoulevard
Butlingame . CA 94070
�eatures
My Hb�erRes Accour�t
Travel Parkner AcCes�
Groups � M�tings
Govemment Groups
Motels by City
Premiere Hotels
Other Citles
Car Rental
CUrrency ConVerter
s�e ��ar»,�e,o�
600kln� Procedures
Value Index7"'
Customer Seroice
Things To Know
Weether
Tips fdr Trevelers
Getttn� Around
Points of Interest
�rrtertainrllent & Dining
Ab0u1 UfBiriCtS
About Us
Pfiracy Policy
Company Inio
Cantact US
ResOnCaIIT""
BoakAbil4ty.n�tTM
Newsletter Sigdup�
DuICk A�ooess to Ynur MalCFtes
prey I,� �' Gate+"ey next
(cdcic Io e►�le►�a) f� � �4d1
Value Ind�x�"^
Holel Rati�gs
Servic� Quallt�r
ExteM of Servir�s Provlded
Locatian Convenlence
Nefghbat�oad CcymforWevel
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Hotel Description
The Sheratan G�te+May SFO Is sifivated on 5an Franagco Bay
just Three mllss from the San Franclscao Airport and 15 miles
frcNn DawntaMm San Franciso�- This MaJor 4�iamand hote�
affers gr+�a�t s�rvice and amenities irticludfrNg high-speed intern
acoess, 24 hour oompllmeritary airpQrt shuttle, inclovr po�l anc
fitness center and waterfront dining at their r�estaurarn Windov�
on tltie Bey.
Mivrd Dab�
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NumAei or Nlaht:
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Hot�l Rates br 7114J�004
Room Type R�a 12ooms Avail�ble ResMcti�ns
Qelux� DbUDbI NonSmakin Avail�ble � 149 Opr�t Nane
Sherston Swest Sleeper 2�UBL Beds, NonSmoldng Ro�m, High Spead INET Connectlon
. ... _.._----�--•- --,,,.�.---
�a , ...
Deluxe D�IIt?W Smoking Avallabl� $109 �pen None
ShetBtar► Sweet S/eeper 2 DBL 6eds, Non3moking Room,High Speed INET Connection __
�._ .._,.,..:. ._. .
Xtra Value Deluxe King Avaiiabls � 1Q9 Open Nvne
Xtra Value Rate Sher�ton Sweet Sleeper King Bed., Hlgh Speed INET Connectlon
Xtra Value D��nce DbWb Avaiiabfe y� 1� � None
Xtra Value Rate 3heraton 51+veet Sleeper 2 Df3L Beds, High Speed 1NET Connection
... __ ................._,...__ �., --� __-�-_�_._._..._......._.__..___..
. .. . . ..--�-- .. .
Partc � Fi�` t�k dnys AvBflable 3149 �pen None
�fing or Db�/Abl upon request, Park up to 14 deys ....
.�.:,:..:.. .. _. _
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Padc�'f�rs��My� Avai�able S �89 Open None
King or Dbl/DW upon request/Pa►�c up to 30 days
Deluxe King NonSmoking -- -- TAvailable $109 Open Nvne
Sheraton Sweet Sleeper King Bed, NbnSmaking Room,High Speed /NET Connection
- - - -- - - - - ... ....._..--- _._—x,�,,�,,�. . —R.
Dduxe Kfng Smaking Avallable � 109 Open None
Sheraton Sweef Sleeper King Hed, Smoking Room, Hlgh Speed /NET Connecfion
�!ih. �e Glence
3tatwovd Hotels 8c Resorts
T�erms'�nd Conditipns:
• 6aslc room rates do not indude state/local t�xes.
• Rates are per room, p�' ntght, bdSed on single/doubl�
• P�dcipe �ies up to 1
nlghks of parkl�g ask about our �179 paCkage thai Incl
• Nat to be combined wl�h crther of�ers or pronrbtions.
n 2Q03 Starwood Hotels and Resorts WoHdwlde, Fnc.
.. . . . .. .. .—_._ ... _ .
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pp�ta- 3Q days:af��!id�j �
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AUG-12-2004 06:03 AM 5M2842698 4154354377 P.03
Sheraton C�ateway Sa� Francisco Airport Hotel at Starwaod ``�'" `"` "
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B�42m�.SkriC�e+aQd..P�eferr� �s+.es�Sa� 1 .�IG�lrl to .�.CaayQ4� PrsfQL[�r,�
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FIMD R�OM�6 8 PIJ�tEB 9PFJ�.IAL OFFEN� AtbUT �fiATON CNG�CK �VATIOIis
HOTE� OvERVIEW
GUE5T RQOMS & AMENITIES
HD'1�EL SERVIC�S
MkETItVG 8� EVENT FAGILiTIES
RESTAURANTS &LQUNGES
Ct�edc�ln Ml��l�'� � Check-o�ut �M/�o/m'Y (;;:1 ��
LOCAIAREA
DRIVING DiRECTIbNS
Overvi�W
Cllck on an
Imdqe to
enlarge.
Use arrows
to scrotl
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.VIitTUAL
HOTLL TO�IR
.VIDEO TOUR
Cnjoy A Swa�t Nipht's Slb41D
Relax in the comfort of our new Sfiereton Sweet Sleeper(SM) Bed �and receive the weekend
viP treatment you deserve fa� starting at just #99 per night. The p�ckag� Inci�des a$30
food and beverage credit, free local &(800) tdll calls, guaranteed early check-in and late
check out,complimentary hatel parlcing, and/cr alrport shut�le servtce. If you visiC during
the week, you'I! recelve al1 of Chese spetlal amenitles plus enjoy access to our Club Floor,
slartirlg at �149 per nighCt 6Q.Qk now
TAfr115 ..&5411�.It1Qll�4
Park and itY!
Our special Stay, Park, and Fly Package starts at $119 per night and Includes a deluxe
roo�r with the new Sheraton Sweek 5leeper(SM) Bed, cnmpllmentary airport shuttfe
servlce, free hotel and lo�g-term parking dt the edjacent Anza parking lot. @.pQk �4W
T�,�ms &. Condttlons
blscover the beautlfully appalnted Sheraton Gateway San Franciseo Airport Hatel, set along
the charming and hisCoNc San Frdncisco Bay. We wllE exceed your expectations in our 404
spacious guest roorns overlooking the San Francl5to eay, each featuring the new Sheraton
Sweet SleeperSM Bed and Fligh 5peed intemet Access.
Sheraton Gateway San Franclsco Airport Hotel
600 Airport Boulevard- aurlingame, Callfomia 9a010. United States
Phone (650) 340-8500. Fax (650) 343-1546
E-MAL4�$• vISI.LQuR SIT.�
wa want to do everything possible to make your stay enjoyable. That's why we ofFer
wondertul dinl�4 experlenCes, e comp{Imentary 9-mil� shuttle ride ta and from th6� San
Francisco internatlonal A►rporr, an extenslve workout room, and all the cutti�g-edge
technology and safety features you demand for buslness, plus the edded comforts end
graclous serv�ce you deslre for lelsure. It's no wonder we eamed khe prestiglous four-
Welcome to th� beautifully appointed Sheraton Gateway San Francisco Alr�o�
Hotei.
AUG-12-2004 06:04 AM SM2842698
n
3tar'wood Hotels 8� Resort�
`�
Term� and ConditiOn�:
4154354377
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P.@4
4�age 1 Of 1
. Baslc room rates do not Indude at�te/locel t�ces.
� Rates are per room, per night, besed on slnyk/double occupancY and avallabNlty. da If ou necd additlonal
• Peck�ge Includes up Co 14 days iree Fwbel parkin9. Ra�ular hota# parkinq is �13.00+tax per Y. Y
nlghts of perking ask about our �179 patkag� that Intludes up to 3o days o� frce parrcing.
• Nvt #o be combined wlth other o�'ers or promatlo115,
Cc� 2b03 Starwood Motels and Resorts WoHdwide, inc.
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Page 1 of 3
More Hortel Informatlan � Directlons
Hotel R�tinga
���'�"� poubletree Hatel SF� Airport value IndexT"" � ��
Boulevarc! S�rvice Quslity 1� !i � �
835 Airpart M►o tth att_���,�'8 Extent df Services Provided ��� i
6uriingame , CA 94010 � � r
�oc�tion Conve�i�� � �
{�ighbort�aod Gomiort-level
foatur�s
My MotelRes Accou�
Travel Partner Access
Groups 8� Meetings
t3ovemmeM Groups
Hotels by clty
FSI'��i116P9 HO'f9�$
Other G�ies
C�r Rental
CurrenCy Comrerter
Stte Intonnatitian
Booking Prot�dures
V�lue IndexT""
Customer Service
Thin�B To Kn�w
Weather
Tfps for Travelers
C,etting Around
Ppints of Interest
EMertainment d► I)ining
About plst�ic�3
(d�o�c ro en+brge! fadMck � er►r�y.1
Hotel Descriptlon ���ry sh�
Just 1.5 miles South of SF Airport� a quidc campi.
ride to d�arrp�n9 dawr�t°w�' Burlingame• This full-seNioe hatel
aveiiooks Sou#h San Francisco BaY- 391 spac".ious gue�t roorr
with Eur�opean d�� H�9h-SP� I-Net, • Complimer�tary golf-
rental art Put#ir19 9� �1�t to property. U�wind at the
Chutriey Grill Restaurarrt and Lourx�e. EnfaY Y�r warm chacc
chip cookie as a w�come uPon ��-+n.
Au�r1va10.�
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No roanns Avt�ilable for 07/1u2D04.
Reservatton notes: Pa►k N• Fly Pack�g�es !or f0 c�s+ecutiv�e da:
CompllmeMary gol/ club r�ntal far putEing 9ree�n, Yiew R�oonRs upon request.
witl� Standard S/geping Rm. Accommode8ons. BaY
AAA R� : 3 DI�r1'Kx+d
C�nCeYlbn PORCY : T�{ Fk8
Clwck-0ut Tims : Noon
�aaM Flalel OPo� : 1996
M
Fnquent StiY �� : HYton Flonars
Ha1el Typ9 : Majar
Mob/ R� : 3 3lat
Numa.r eu�dings : t
Numb�r d �W1s� : 8
7oW Que�troonw : 301
Hotel Intormatlon
Av� R,00�e� llm� : 294 sq Ft
plaakan TbN : � EN,DI,pG,VI.MG�Ax
Cndl! C�r'f� Ac�eVMd �
DaM {.a�t R�nw�eA :1999
Habl L.oe��Me� : SFO AP, 33 miles to San Jose►!B to SF
Wx �me bMae ce�o �� : 10 koorr�s
Non-Gusr R�s FiCld ilme :
Mumbor d Ploor's : 8
sur�hir�.:
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DecarlStyli Lccrtion
Spex:ious and li.ocuriously newly renovated guest roams CQnven�ently located 1 1/2 miles South of
�re �legarrtiy fumished in �uropean deoor• K��9 or San Fra��t� °� �a�0
poubl�Double beds, In-Room Carfeemaker, Ha+rdryer'.
Highspeed Intem�. Wa1c d�lc, Cable TV, Ironrron minutes to �'Candlestidcl3 Com JaN�c. ��0
bpard, Two Telephor�'• Ifnes, A/C
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3 ml to Sf0
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August 24, 2004
Ms. Margaret Monroe
City Planner
CITY OF BURLINGAME
501 Primrose
Burlingame, CA 94010
Dear Ms. Monroe:
RECEIV�I�
AUG 2 '7 2004
CITY OF BURLINGAME
PLn�:�ii^iG n�r'�T.
It has come to our attention that we are currently showing on the 620 Airport Long Term
parking plans a 20'-0" wide driveway. We are considering utilizing a larger capacity shuttle to
service the long term parking lot clients. As the current code allows for a two-lane driveway at
18'-0" we would like to keep the option available to us to provide a second lane which would
allow the larger capacity shuttles to exit the parking lot. All client vehicles will still exit through
the adjacent property's exit. Please call me if you have any questions at 415.398.3333.
Yours sincerely,
� / /
� � �� . /
Shelley Takasato
Project Manager
cc: Ruben Hurin
Paul Salisbury
V %�i�'/.
��car�• /�45/398-3333
�a,c��n�,�;�i• /��5/982-7787
ST:pc
H:�Stanford\620 Airport Blvd\620_2-lanedrive.doc
From:Fehr & Peers 408 278 1717 08/31/2004 15:48 #051 P.002/004
�
FEHf� � PEERS
TRAkSPORTATiON CONSUITANTS
MEMORANDUM
Date: August 31, 2004
To: Margaret Monroe, City of Burlingame
Copy io: Paul Mitchelf, Environmental Science Associates
From: Robert Eckols, P.E.
Norman Wong 1� • W •
Subject: Updai�ed S!% Plan Maali�cations for Proposed Long-Term Parking Lot Locat�ed
at 620 Airport Boulevard 1035-633
This memorandum presents updated site access and on-site circulation recommendatians fo� the
proposed 350-space long-term parking lot located at 620 Airport Boulevard in BuHingame, Calffomia.
Recommendations were presented in an August 27, 2004 memorandum to improve vehicular
access and circulation for a 40-foot shuttle bus or emergency vehicle. This memorandum presents
updated recommendations to accommodate a shorter shuttle bus.
Aisle Width
The August 27, 2004 memorandum recommended widening the Airport Boulevard driveway and
aisle from 20 to 24 feet to accommodate a 40-foot bus and twaway shuttle traffic. Aithough an aisle
width of 24 feet is still recommended, a minimum aisle width of 20 feet could accommodate a shorter
shuttle bus measuring 30 feet long and 8.5 feet wide and two-way traffic. It should be noted that the
project is anticipated to generate intennittent shuttle trips (one or iwo shuttle trips per hour).
Increasing the curb radii at the intersection of the project driveway and Airport Boulevard is still
recommended. Figure 1 presents an updated graphic illustration of the recommended site pfan
modifications.
Wldth of Inbound/Outbound Lanes at Parking Control Gate
A parking control gate was recommended at the end of the Airport Boulevard ramp for vehicles
entering or exiting the parking lot from the Airport Boulevard driveway. A 14-foot outbound lane, a
30-foot inbound lane, and widening of the driveway and aisle to 24 feet were recommended to
accommodate the tuming radius of a 40-foot shuttle bus. The inbound lane could be narrowed from
30 feet to 23 feet in width to accommodate a shorter shuttle bus (30 feet). It should be noted that the
Fire Department should still review the proposed site plan to ensure emergency vehicle access is
provided.
Relocatlon of Ticket Dispenser
The proposed ticket dispenser, located immediately north of the Airport Boulevard driveway, should
be relocated to the end of the ramp as indicated on Figure 1. The previous recammendation to
provide a tire shredder should be deleted and provision of a control arm for inbound vehicles should
be provided.
255 N. Market Stzeet, Suite 200, San Jose CA 95110 (408) 278-1700 Fax (408) 278-1717
www.fehrandpeers.com
PROVIDE TICKET DISPENSER, PARKING
CONTRaL GATE, AND ARM. PROVIDE 14'
EXIT LANE AND 23' ENTRY LANE
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�L INCREASE CURB RADif AIRPORT BOULEVARD
-�+--REMOVE MEDIAN ISLAND
Alrporl Lonp•Tertn Porkinp
� SITE PLAN INITH MODIFfCATlONS
FEHR �t PEERS (UPDATED 8-31-04)
�RAIIS�OIITATION CONSULTA�TS
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August 31, 2004
Page 3
Figure 4 Altemative Sfte Plan Modiflcations
'f
FEHR & PEERS
TIIANSPO0.TATION CONSULTANTS
A shuttle exit only driveway to Airport Boulevard was recommended at the southeast comer of the
project site. Due to the slope of the site, three percent grade, this driveway may not be feasible.
Conclusions
. The proposed 20-foot driveway and aisle width would be able to accommodate a 30-foot
long shuttle bus.
. The recommended inbound lane width of 30 feet at the parlcing control gate could be
naRowed to 23 feet to accommodate a shorter shuttle bus (30 feet).
. The proposed ticket dispenser, located immediately north of the Airport Boulevard driveway,
should be relocated to tiie end of the ramp as indicated on Figure 2 of the August 27 memo_
The previous recommendation to provide a tire shredder shauld be deleted and provision of
a control arm for inbound vehicles should be provided.
408 278 1717 08/31/2004 15:50 #{l51 P.004/004
. An altemative shuttle bus exit located at the southeast comer of the site may not be feasible
due to the slope of the site.
0
City ofBurlingame Planning Commission Unapproved Minutes
June 28, 2004
for automobile parking; 3) that at a time w n the senior residential care facility ceases to operate from this
site the property owner shall notify the anning Department; the property owner shall o tain the necessary
permits and remodel the interior o e building to reduce the number of bedroo o no more than four,
which would only require one vered parking space and the on-site parki�-�requirement shall be met;
4) that the conditions of the cycling Specialist, Fire Marshal and Chief�ilding Official's memos of May
24, 2004 shall be met; 5 at the facility shall obtain and maintain c�t�nually all of the required operating
license(s) from the S e of California and comply with all require�ents of the Burlingame Fire Department;
6) that notice sha e given to the City upon change of owners�l 3p of this properly, and that all of the changes
required in co itions number 3 and 4 above shall require �demolition permit and shall be inspected by the
Burlingam uilding Department; and 7) that the proyect shall meet all the requirements of the California
Buildin and Uniform Fire Codes, 2001 Edition, a,s�amended by the City of Burlingame.
Tha'�motion was seconded by C. Vistica. �ommissioners noted that the conditions of approval would
safeguard that the variance would run w,itfi this use, there have been no concerns regarding this proposal
raised by neighbors, and particularly oncerning a parking impact. Other Commissioners noted at they
didn't agree, this is in a residential ntal area, neighbors don't necessarily endorse, only prope owners are
notified, this is packing in too�y bedrooms, if cost is that much of a concern, then wha�.,l vel of care will
the clients get; also a conc��with the site design and parking concerns; agree that t��e does not seem to be
anything that satisfies t� hardship finding, project could be made to conform/t�o code, there are options
there, think we are b��ig sandbagged on the number of caregivers that wil�eed to come, the area already
has inadequate par�ng, should be redesigned so that the facility is not�.�urden to the neighborhood.
Chair Osterl' g called for a roll call vote on the motion to a fove. The motion failed on a 2-5 ( .
Brownri , Keighran, Keele, Auran, Osterling dissenting) te.
C. rownrigg made a motion to deny the applicati ii without prejudice, with direction t e applicant to
come back with a project which conforms to t on-site parking requirement. The motion passed on a 7-0
voice vote. Appeal procedures were advis . This item concluded at 8:30 p.m.
� 5. 620 AIRPORT BOULEVARD, ZONED C-4 — APPLICATION FOR MITIGATED NEGATIVE
DECLARATION AND CONDITIONAL USE PERMIT FOR A LONG-TERM AIRPORT PARKING
INTERIM USE (PAUL SALISBURY, APPLICANT AND ARCHITECT, BOCA LAKE OFFICE, INC.,
PROPERTY OWNER�(13 NOTICED) PROJECT PLANNER: RUBEN HURIN
Reference staff report 6/28/04, with attachments. CP Monroe presented the report, reviewed criteria and
staff comments. Eighteen conditions were suggested for consideration. Commissioners asked to clarify an
item on the environmental checklist regarding noise, "potential significant effect" is marked on the checklist
regarding noise impacts, is this mitigated to an acceptable level. CP Monroe noted that with mitigation the
impact is not considered significant. Does the City have energy conservation requirements for the on-site
lighting in the parking lot, to use a lower intensity, energy efficient light source? No, the City requirement
requires that light cannot spill onto an adjacent property, but a lower intensity light source and an energy
saving lumen level would meet that requirement as well. The landscaping shown on Sheet SK-la shows 15-
gallon trees a minimum of 20 feet apart, shouldn't that be the maximum. CP Monroe noted that the applicant
will respond to this question.
Chair Osterling opened the public hearing. Paul Salisbury, Blunk DeMattei Associates, 1555 Bayshore
Highway, architect representing the applicant, he noted regarding the tree spacing, he had worked with the
City Arborist on the tree species to use, and the City Arborist had recommended that the trees be spaced
7
Ciry of Burlingame Planning Commission Unapproved Minutes
June 28, 2004
twenty feet apart based on the root structure so they would not be crowded at maturity. This is an interim
use, but some of the trees on the north side of the property might survive the ultimate construction on the
site. Commissioners noted that since this is an interim use and we may be looking at a 5 to 10 year life span,
would like the trees spaced more closely to provide an adequate screen in the early years; and asked what
species were identified on the north side of the property. Mr. Salisbury noted that there are four types of
trees identified by the City Arborist that will survive in this environment, and that specific species in each
location have not yet been chosen. Commissioners noted that it can be included in the conditions of
approval that the City Arborist review the landscape plan and plant selection and spacing that is submitted
for the building permit. Mr. Salisbury noted that the site lighting has not yet been designed, it has to be
adequate for people to feel safe and secure, but will keep it as low as possible and will make it energy
efficient to the extent possible.
Commissioners noted that the report from the traffic consultant included information on shuttle pick up and
drop off, why is this not shown on the plans. Mr. Salisbury noted that the owner has not yet resolved the
method of operation, it is more likely that the van will take people directly to where their car is parked and
there would be no need for a pick up and drop off shelter. If it is necessary to have a shelter, the structure
and site circulation can be reviewed as a part of the building permit process, whether or not the owner
chooses to use a shelter is an operational issue.
Jonathon Wu, President of the Anza Parking Corporation, operators of Anza Parking at 615 Airport
Boulevard, noted that he realizes the applicant has followed the guidelines, but does not understand given
current market conditions why the owner would put this amount of money in building 350 parking spaces
when revenues from airport parking have dropped significantly in the last few years. When revenues for
operators are short, the City's revenue is also short, concerned that this will become a park and fly lot for the
adjacent hotel, don't think the access should be shared with the hotel; how would the use as park and fly
promotion be policed, if that happened, the City would not be getting revenue because the parking is part of
the room charge. There were no further comments and the public hearing was closed.
Commissioners commented on the concept of the park and fly, how do we regulate. CP Monroe noted that
we have had a problem in the past with hotel rooms sold with free long-term parking, it can't be done if they
use required parking, this lot would not be required parking. CA Anderson noted that a number of these
parking spaces would most likely be used for a park and fly program, it could be done because this is not
required parking, the problem would be in enforcing the parking tax, it is hard to sort out what is paid for
parking and what is for the room.
C. Brownrigg moved to approve the application, by resolution, with the following amended conditions: 1)
that the long-term airport parking facility use shall operate as shown on the plans submitted to the Planning
Department and date stamped June 22,.2004, sheet Sk.la and date stamped September 2, 2003, sheet Sk.2a;
2) that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's June 17, 2004,
memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet apart, with proper
irrigation, in front of the security fence along Airport Boulevard; 3) that drainage from paved surfaces,
parking lot and driveways, shall be routed to catch basins that are equipped with fossil filters (sand/gravel
filters) prior to discharge into the storm drain system; the property owners shall be responsible for inspecting
and cleaning all filters twice each year as well as immediately prior to and once during the rainy season
(October 15 — April l) and shall submit to the City and have approved a plan for filter/drain maintenance; 4)
that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a maximum
of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van storage shall take
place on site nor shall the use of any number of parking spaces be contracted to a single user or corporation
:
City of Burlingame Planning Commission Unapproved Minutes
June 28, 2004
without amendment of this use permit; 5) that the property owners agree to assume all responsibility for any
on-site flooding or storm drainage problems and to hold the City harmless from any claims arising from such
problems; 6) that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a
building or grading permit for this project; 7) that the landscaping and irrigation system shall be maintained
by the property owner including but not limited to weed control, pedestrian and vehicular clearance along the
sidewalks and bike path, and replacement of plant material as necessary to maintain a visual barrier and the
approved landscape design; 8) that this use permit for long term airport parking with the conditions listed
herein is a temporary use and shall expire on June 28, 2009 (5 years); 9) that the parking lot lighting shall be
energy efficient to the extent feasible to provide adequate light for customer safety; 10) that the applicant
shall work with the City to establish an agreement regarding how the parking tax is collected if the parking
spaces are used in association with a park and fly hotel room or other promotion program in association with
the adjacent hotel or any office, hotel or other use; 11) that prior to commencement of grading and/or
construction activities, the proj ect sponsor shall submit a dust abatement program for review and approval of
the City's NPDES (National Pollution Discharge Elimination System) administrator; the project sponsor
shall require the construction contractor to implement this dust abatement program; 12) that if
archaeological remains are uncovered, work at the place of discovery should be halted immediately and a
qualified archaeologist retained to evaluate the find; accidental discovery of archaeological deposits could
require additional archaeological investigations to determine the significance of the find; 13) that if human
remains are encountered during proj ect construction, the San Mateo County Coroner's Office will be notified
immediately. The coroner will determine if the remains are those of a Native American, and if they are, will
notify the Native American Heritage Commission. The Native American Heritage Commission will make a
determination regarding the individual's "most likely descendant" who will then make recommendations for
the disposal of the remains. The Native American Heritage Commission will mediate conflicts between the
project proponent and the most likely descendant. Accidental discovery of human remains could require
additional investigations to determine if other graves are present; 14) that a site-specific, design-level
geotechnical investigation shall be prepared that assesses the impacts of proposed project modifications to
the levee on levee stability and any fill on site. The geotechnical investigation shall be conducted by a
California Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of expected
ground motions along the San Andreas fault in accordance the 1997 Uniform Building Code (UBC) and the
California Building Code (Title 24) additions. Expected ground motions determined by a registered
geotechnical engineer shall be incorporated into the fnal design as part of the project. The final seismic
considerations for the site shall be submitted to and approved by the City of Burlingame Structural and City
Engineers before grading permits are issued; 15) that the project storm drainage system shall be designed
and constructed in accordance with the STOPPP NPDES permit, including all provisions to the C.3
requirements, to reduce long-tertn water quality impacts from potentially contaminated runoff. The proj ect
sponsor shall provide a plan for long-term operations and maintenance of the oil and sediment separator or
absorbent filter systems including but not limited to the operating schedule, maintenance frequency, routine
service schedule, specific maintenance activities, and the effectiveness of the water treatment systems. The
performance of the filters shall be monitored regularly by the proj ect applicant or a third party to determine
the effectiveness of the water treatment and conclusions reported to the City. To further help minimize and
prevent the amount of pollutants entering the storm drain system, the project sponsor shall implement Best
Management Practices and source control measures that shall include, but are not necessarily limited to,
regular street sweeping by mechanized equipment, proper clean-up of soil debris following landscape work
or small scale construction, available trash receptacles, regular trash collection and the application of
absorbent material on oil and fuel leaks from automobiles; 16) that during operation of the project, the
proj ect sponsor shall implement a program for regularly collecting and properly disposing of litter and debris
that may accumulate on the proj ect site; 17) that order to maintain the existing on-site well for potential use
for any future long-term development on the proj ect site, the well head elevation shall be modified if needed
0
r
City of Burlingame Planning Commission Unapproved Minutes
June 28, 2004
in accordance with proposed proj ect grading and construction plans and a new well vault shall be installed in
accordance with San Mateo County water well standards to prohibit infiltration of storm water contaminants
and prevent potential damage to the well casing; 18) that the applicant shall require the construction
contractor to limit noisy construction activities to the least noise-sensitive times of the day and week
(Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and
holidays); 19) that the applicant shall require contractors to muffle all equipment used on the site and to
maintain it in good operating condition. All internal combustion engine-driven equipment shall be fitted
with intake and exhaust mufflers that are in good condition. This measure should result in all non-impact
tools generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet;
20) that applicant shall require contractors to turn off powered construction equipment when not in use; and
21) that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame. The motion was seconded by C. Osterling.
Chair Osterling called for a voice vote on the motion to approve. The motion passed on a 7-0 voice vote.
Appeal procedures were advised. This item concluded at 8:55 p.m.
6. NORT� BURLINGAME/RQ�I.�.INS ROAD SPECIFIC PLAN -
O INAL DRAFT NO�1 �'�i BURLINGAME/ROLLINS ROAD S.
GATNE DECL�RATION FOR RECOMMENDATION TO �
PROJECT PLAI�T�ERS: MARGARET MONROE/MAUREEN B�
� �
I�C EARIlVG AND ACTION
iC PLAN AND MITIGATED
COLTNCIL. (281 NOTICED)
Referenc taff report 6/28/04, with attachments. SP Bro � presented the report, reviewed the highligh�f
the pl , the proposed changes to land use and the des��oncepts proposed for the El Camino Rea�mdor
an the Rollins Road area. There were two 1��� submitted regarding properties within�e plan area,
uggesting changes to the density and height�l'�mts at the Rollins Road/Broadway gatew��nd to the height
limits for residential properties on Ogden� nve. CP Monroe commented that the pla��contains Community
Standards to be used to measure the `inpacts of any future projects, and not��tliat the plan includes a
General Plan Amendment for the l�ospital properties to incorporate the prope ie's along Trousdale which will
be used for access into the site�af expansion of hospital support services. ese parcels would change their
land use designation from '/Office Commercial" use to "Institutio�l, Other" for the hospital use, and the
design guidelines on E1,Camino Real revised to encompass the flesign proposal of the Revised Project.
Commissioners�°fed that we now have inclusionary zo�r irig with a density bonus to encourage affor�le
units, one of �t� key incentives was to offer increas�d'height, we now allow additional height �ecial
permit, ho °would this work if the plan limits th�e eight to 35 feet? CP Monroe noted that thi�s ssue would
have to resolved in the zoning, this area w�i �'require a new zoning classification, now tYyee35-foot height
limit ' a review line with the opportunity� o`r taller buildings through the conditional �u permit process, we
m want 35 feet to continue to be a z�e'view line with a maximum height set th� al� so acknowledges the
iation limit from San Francisco�ernational Airport which affects this e�tire area in varying degrees.
Commissioners noted that it w�ld be important to make this change in h��ht limits in the plan throughout
the El Camino Real North �rea. /
Commissioners note �hat we were looking at the possibilit} '�6f allowing increased residential d�ities
across from the spital and close to the Millbrae BAR�'/station, parking is often the drivi factor in
determining d sity, can we look at decreasing the�rking requirement on properties�cl se to transit,
consistent th the Housing Element concepts, we,,liave set a 50-unit per acre density � the plan, but the
parkin quirement would limit the actual den}� ity to be achieved. CP Monroe not�e �at this is something
which could be considered in the implemen,t�f�g zoning which be done once the,plan is adopted.
10
City of Burliugame
Mitigated Negative Declaration and Conditional Use Permit for a
Long-term Airport Parking Interim Use
Address: 620 Aii-port Boulevard
Item # 5
Action Item
Meeting Date: 6/28/04
Request: Mitigated negative declaration and conditional use permit for a long-term airport parking interim
use at 620 Airport Boulevard, zoned C-4.
Property Owner : Boca Lake Office, Inc.
Applicant and Architect: Paul Salisbury, Blunk Demattei Associates
General Plan: Waterfront Commercial, Bayfront Specific Plan,
Anza Subarea, long-term airport parking as an interim use.
CEQA Status: Refer to attached Mitigated Negative Declaration No. ND-533-P.
APN: 026-342-330
Zoning: C-4
Lot Area: 3.70 acres
Adjacent Development: Hotels, Offices and Long-term Airport Parking
Current Use: Vacant Land
Proposed Use: Long-term Airport Parking
Allowable Use: Long-term Airport Parking as an interim use requires a conditional use permit in the
C-4 zoning district.
History: The original application for this site included a proposal to construction a new 600-room hotel. While
the environmental impact report was being prepared for the hotel, the applicants decided to place the hotel proj ect
on hold, and instead apply for a long term airport parking interim use at this site.
Summary: The applicant is proposing to build and operate a 350-space parking lot for long-term airport parking
at 620 Airport Boulevard, zoned C-4. The project would include surface-level parking for 350 parking spaces, as
well as landscaping along the perimeter of the site, entry gate, lighting, and drainage improvements. A security
fence is proposed along the perimeter of the site and will be constructed to be visually open (i.e., not opaque) so
that views through the site would not be obstructed. Exiting and paybooths would take place through the parking
and site of the adjacent hotel site to the south. The C-4 zoning code states that a conditional use permit is
required for airport long-term parking lots in the Anza Planning Area, subj ect to compliance with the following
performance standards:
the sole purpose of the use is the parking for one day or longer of vehicles of persons using the San
Francisco International Airport;
2. a minimum site size of three acres;
3. the pertnit term is limited to five years;
4. no more peak hour vehicle trips are generated than allowed by the traffic analyzer for the use designated
for the site in the general plan;
5. the Design Guidelines for Bayfront Development and Bay Conservation and Development Commission
public access requirements are met; and
6. no parking is within a structure above or below grade.
The proj ect as proposed complies with Items 1 through 6 above. The environmental analysis determined that the
peak hour trips generated by this interim use will not exceed that allowed by the traffic analyzer for the permitted
use which is hotel and restaurant (Item #4) (refer to traffic and parking discussion on page 5 of the staff report).
Mitigated Negative Declaration and Conditional Use Permit 620 Airport Boulevard
Since portions of the west and north sides of the project site are located within the jurisdiction of the Bay
Conservation and Development Commission (BCDC), the project will require a BCDC permit. The project
complies with the landscaping requirements of the Bayfront Design Guidelines in effect when the project was
submitted (July, 2003). Since there are no structures proposed, the remainder of the Design Guidelines do not
apply to this project.
The rectangular-shaped project site is located on the shoreline of San Francisco Bay, adjacent to Anza Lagoon.
The site is currently vacant, consisting of a depressed, graded and predominantly bare central area surrounded by
shallow slopes on three sides covered with non-native vegetation. The graded central area of the site is
approximately at mean sea level. The slopes on the north and west sides of the property are part of an
approximate eight-foot high levee which create the manmade Anza Lagoon (Anza Lagoon has a narrow, but
direct connection to the San Francisco Bay and is subject to tidal influence). An abandoned storm drainage
system (consisting of number of raised inlets partially connected to storm drain pipes) is located in the central
area of the site; this system was originally installed to serve a previously anticipated development on the site.
Other existing features on the site include a test well and water meter box in the southwest area of the site, and a
catch basin and wood retaining wall which encroach on the east property line.
Vehicular access to the proposed parking facility would be from Airport Boulevard and egress would be from the
adjacent Sheraton Hotel. Long-term parking patrons would access the parking lot in their vehicles at Airport
Boulevard and pass through an entry gate, consisting of an automated ticket dispenser (issuing a paper parking
ticket to the patron) with coordinated lift arm. Patrons would then proceed north along the west boundary of the
site down a 20-foot wide ramp and then east into the parking area to park their vehicle. The parking lot would
provide four east-west aisles and two north-south aisles for internal circulation. Paxking aisles are 24 feet in
width. All parking spaces would be 9-feet by 20-feet in dimension. Mile High Service, which currently operates
the hotel parking services at the adj acent Sheraton Hotel, would operate parking services for proposed long-term
airport parking facility.
Hotel Airport Shuttle would operate the shuttle service for the long-term airport parking facility to and from SFO.
Hotel Airport Shuttle currently provides shuttle services for a number of hotels in the area. There would be
designated shuttle pick-up and drop-off areas within the proposed long-term parking lot to serve the long-term
parking lot patrons. The shuttles would access the long-term parking facility at the entrance on Airport
Boulevard and exit at the driveway connecting to the Sheraton Hotel parking lot. Hotel Airport Shuttle's vehicles
consist of 30-seat capacity buses. No additional shuttle buses are anticipated to be required by Hotel Airport
Shuttle to serve the proposed project. Hotel Airport Shuttle buses currently operate 5:00 a.m. to midnight daily,
at 20-minute frequencies. Between midnight and 5:00 a.m., the shuttles operate on an on-call basis. As with
existing conditions, when not in use, these shuttles would be stored at the shuttle company's yard on Bayshore
Boulevard. No on-site shuttle storage, maintenance, or fueling facilities would be provided at the proposed long-
term parking facility.
Departing patron vehicles would exit the long-term parking facility at a driveway connecting to the Sheraton
Hotel parking lot, and proceed to the attendant booth for payment prior to exiting the hotel parking lot at Airport
Boulevard. No increase in Mile High Service parking attendant employment is anticipated to serve the proposed
long-term parking lot.
Other than the use of Mile High Service (which provides parking services for the adjacent Sheraton Hotel) and
Hotel Airport Shuttle (which provides shuttle services for other hotels in the area), the long-term parking lot is
proposed to operate independently of the Sheraton Hotel and other hotels and businesses in the area. The
2
Mitigated Negative Declaration and Conditional Use Permit 620 Airport Boulevard
proposed long-term parking lot would not be available for use by Sheraton Hotel guests or employees, or other
hotels in the area, for either typical or special event use. A tire mechanism (e.g. tiger-teeth strip) would be
installed at the exit of the long-term parking lot to prevent potential vehicular access into the long-term parking
lot from the Sheraton Hotel parking lot.
The project would include night lighting withiri the parking facility. Pole-mounted night lighting would be
installed within the parking lot and access road to for visibility and security purposes. The proposed project
would also include a minimum six-foot high chain-link fencing encircling the project site for security.
Landscaping is proposed throughout the perimeter of the site and includes groundcover and trees. The project
complies with on-site landscaping as required in the C-4 zoning district and Bayfront Design Guidelines. Refer
to Table 1 below for required on-site landscaping and how the project meets the requirements. Proposed
landscaping setbacks include an approximate 50-foot landscaped setback along the southern boundary (adjacent
to Airport Boulevard), a 3- to 25-foot landscaped setback along the west boundary, and landscaping setback along
the north boundary ranging between 0- to 35 feet. Planning staff would note that the proposed project was
reviewed by the City Arborist. After reviewing the plans, the City Arborist noted that he would require
landscaping in front of the security fence along Airport Boulevard, similar to the landscaping required for the
long-term airport parking facility across the street at 615 Airport Boulevard. This includes planting 5-gallon
Frazer's Photinia along the front of the site, between the security fence and front property line, spaced four feet
apart with proper irrigation. With regard to the tree species, the City Arborist noted that he would work with the
applicant to choose an appropriate tree species prior to issuance of a building permit for the project.
Table 1
620 Air ort Boulevard
PR�OPOSED ALLOWED/REQUIRED
Site Landscaping: 23.1 % 15% of site
37,283 SF 24,168 SF
Front Setback Landscaping: 95.8% of 30' front setback 80% of 30' front setback
14,370 SF 12,000 SF
Parking Area Landscaping: 10% 10% of parking area
14,412 SF (on perimeter of 14,372 SF
parking area)
Shoreline Band 54% 40% of area w/in BCDC jurisdiction
Landscaping: 14,415 SF 10,675 SF
Landscaping Outside 17% 15%
Shoreline Band: 22,g68 SF 20,165 SF
Mitigated Negative Declaration and Conditional Use Permit 620 Airport Boulevard
Staff Comments: See attached. Planning staff would note that that this conditional use permit for long-term
airport parking is a temporary use which would expire in five years (June, 2009). The applicant may apply to
extend the conditional use permit for an additional five years prior to the expiration date. Staff would also note
that the mitigation measures listed in the initial study will be incorporated as conditions of approval and would
become part of the mitigation monitoring plan.
Negative Declaration: The initial study prepared for this project identified potential impacts in the areas of
hydrology and water quality, noise, air quality and geology/soils. However, based upon the mitigation measures
identified in the initial study, it has been determined that the proposed project can be addressed by a mitigated
negative declaration since the initial study did not identify any adverse impacts which could not be reduced to
acceptable levels by mitigation (see attached mitigated negative declaration No. ND-533-P). A list of mitigation
measures in the initial study are included at the end of the initial study and would be incorporated as conditions of
approval and would constitute the mitigation monitoring plan. Please see the attachxnent titled Environmental
Scoping for a discussion of the issues raised at the environmental scoping meeting held on September 8, 2003.
Study Meeting: At the June 14, 2004, Planning Commission study meeting the Planning Commission asked the
applicant provide clarification on several issues (June 14, 2004, P.C. Minutes). The following are those issues
identified by the Commission and the applicant's response:
1. On page S of the report there are recommendations that are not included in the project, but they should be
included in the conditions of approval.
The initial study identifies several recommendations to improve vehicular access to/from the site, and
vehicular and pedestrian circulation within the site. Staff would note that the initial study lists these as
recommendations and not mitigations. Below is a list ofthose recommendations and the applicant's response:
Provide a larger curb radius on the curve between the access road and the parking lot. The applicant
submitted revised plans date stamped June 22, 2004 to show a larger curb radius on the east side of the
entrance. Since vehicles will not be exiting the site from this driveway, a curb radius was not provided on
the west side of the driveway.
• Provide a larger curb radius for vehicles entering using the Airport Boulevard driveway as they turn into
the parking lot. The applicant revised the plan to provide a larger curb radius at the bottom of the ramp.
• Shift the east-west circulation aisles south so that the northernmost aisle would be 33 feet wide, and the
southernmost aisle is 24 feet wide. Widen north-south circulation aisle adjacent to the exit driveway to
28 feet in width. This modification would provide a wider circulation aisle for vehicles and shuttles
entering from the access road. The applicant revised the aisles so that the northernmost aisle will be 33
feet wide, and a 24-foot wide aisle is provided throughout the remainder of the parking lot. The wider
aisle near the entrance will allow for vehicles to maneuver around shuttles which might be waiting in the
circulation aisle to pick up passengers. However, the applicant did not widen the north-south circulation
aisle adjacent to the exit driveway because the 20 foot width provides adequate width for fire access and
no parking spaces back onto this aisle.
• Add pedestrian shelter and striped pedestrian walkway. Refer to the applicant's response in #2 below.
4
Mitigated Negative Declaration and Conditional Use Permit
620 Airport Boulevard
Remove the short median island on Airport Boulevard. It is recommended that the short median island
on Airport Boulevard, located immediately west of the project driveway, be removed to provide
additional storage in the two-way left-turn lane for eastbound vehicles to turn left into the site. The City
Engineer notes that because the proposed proj ect is estimated to generate 7 trips during the AM and PM
peak hours, he does not think vehicles will be queuing on Airport Boulevard and determined that it is not
necessary to remove the short median island on Airport Boulevard. Furthermore, he notes that the
landscaped median islands add to the beautification of the Anza area and generally does not want to see
the medians eliminated.
2. Nothing on plan shows how this parking facility will work.
• The applicant notes that at this stage it has not been determined whether a drop-off and pick-up kiosk will
be required for the parking facility. In some operations, the shuttles will pick up and drop off patrons at
their vehicles. The applicant will provide further details at the action meeting. However, he notes that
the parking facility will operation in a similar manner as described below:
Long-term parking patrons would access the parking lot in their vehicles at Airport Boulevard and pass
through an entry gate, consisting of an automated ticket dispenser (issuing a paper parking ticket to the
patron) with coordinated lift arm (shown on Site Plan). Patrons would then proceed north along the west
boundary of the site down a 20-foot wide ramp and then east into the parking area to park their vehicle.
Hotel Airport Shuttle would operate the shuttle service for the long-term airport parking facility to and
from SFO airport. There would be designated shuttle pick-up and drop-off areas within the proposed
long-term parking lot to serve the long-term parking lot patrons. Departing patron vehicles would exit the
long-term parking facility at a driveway connecting to the Sheraton Hotel parking lot, and proceed to the
attendant booth for payment prior to exiting the hotel parking lot at Airport Boulevard. No increase in
Mile High Service parking attendant employment is anticipated to serve the proposed long-term parking
lot.
3. Plans are missing landscape detail, need to see these items on plan. Will the applicant be meeting with the
City Arborist prior to the next Planning Commission meeting, need to work out landscape details.
The applicant contacted the City Arborist to discuss recommended trees species for this site. In a memo
(email) dated June 17, 2004, the City Arborist notes that the list of appropriate trees for this location is
limited. Not many tree species will tolerate the windy, salty condition of this bayfront site. The selected
tree species should be "evergreen", for good screening as well as pest, (aphid) free. The tree type should
also be of a low debris generating type. The City Arborist suggested using the following trees: Australian
Willow, Flaxleaf Paperbark, Frazer's Photinia, and Victorian Box. He also notes that the trees should be
15-gallon minimum size and spaced 25-30 feet apart.
The applicant submitted revised plans date stamped June 22, 2004 showing a combination of these trees
to be planted throughout the site. The revised plans also shows landscaping in front of the security fence
along Airport Boulevard as recommended by the City Arborist. This includes planting 5-gallon Frazer's
Photinia along the front of the site, between the security fence and front property line, spaced four feet
apart with proper irrigation.
Mitigated Negative Declaration and Conditional Use Permit
4. How many days will the cars be staying?
620 Airport Boulevard
• The applicant notes that cars will be staying a minimum of three days and a maximum of ten days.
5. How many cars will be stored on-site each day and what daily turn over is expected?
The applicant notes that they expect 210 cars per day to be on-site at any one time. It is anticipated that
there will be 70 cars coming in to park each day and 70 cars being picked up each day.
Findings for a Negative Declaration: For CEQA requirements the Planning Commission must review and
approve the mitigated negative declaration (ND-533-P) finding, on the basis of the Initial Study and any
comments received in writing or at the public hearing, that there is no substantial evidence that the project will
have a significant (negative) effect on the environment.
Findings for a Conditional Use Permit: In order to grant a Conditional Use Permit for a long-term airport
parking interim use, 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
convemence;
(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 adjoining properties in the general
vicinity.
(d) removal of any trees located within the footprint of any new structure or addition is necessary and is
consistent with the city's reforestation requirements, and the mitigation for the removal that is proposed.
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. The reasons for any
action should be clearly stated. At the public hearing the following conditions should be considered:
Conditions:
that the long-term airport parking facility use shall operate as shown on the plans submitted to the
Planning Department and date stamped June 22,.2004, sheet Sk.l a and date stamped September 2, 2003,
sheet Sk.2a;
2. that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's June 17, 2004,
memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet apart, with proper
irrigation, in front of the security fence along Airport Boulevard;
�
Mitigated Negative Declaration and Conditional Use Permit
620 Airport Boulevard
3. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are
equipped with fossil filters (sand/gravel filters) prior to discharge into the storm drain system; the
property owners shall be responsible for inspecting and cleaning all filters twice each year as well as
immediately prior to and once during the rainy season (October 15 — April l) and shall submit to the City
and have approved a plan for filter/drain maintenance;
4. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a
maximum of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van
storage shall take place on site nor shall the use of any number of parking spaces be contracted to a single
user or corporation without amendment of this use permit;
that the property owners agree to assume all responsibility for any on-site flooding or storm drainage
problems and to hold the City hannless from any claims arising from such problems;
6. that the landscaping and irrigation system shall be maintained by the property owner including but not
limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and
replacement of plant material as necessary to maintain a visual barrier and the approved landscape design;
7. that this use permit for long term airport parking with the conditions listed herein is a temporary use and
shall expire on June 28, 2009 (5 years);
8. that prior to commencement of grading and/or construction activities, the project sponsor shall submit a
dust abatement program for review and approval of the City's NPDES (National Pollution Discharge
Elimination System) administrator; the project sponsor shall require the construction contractor to
implement this dust abatement program;
9. that if archaeological remains are uncovered, work at the place of discovery should be halted immediately
and a qualified archaeologist retained to evaluate the fmd; accidental discovery of archaeological deposits
could require additional archaeological investigations to determine the significance of the find;
10. that if human remains are encountered during project construction, the San Mateo County Coroner's
Office will be notified immediately. The coroner will determine if the remains are those of a Native
American, and if they are, will notify the Native American Heritage Commission. The Native American
Heritage Commission will make a determination regarding the individual's "most likely descendant" who
will then make recommendations for the disposal of the remains. The Native American Heritage
Commission will mediate conflicts between the project proponent and the most likely descendant.
Accidental discovery of human remains could require additional investigations to determine if other
graves are present;
11. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts of
proposed project modifications to the levee on levee stability and any fill on site. The geotechnical
investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and
shall include an analysis of expected ground motions along the San Andreas fault in accordance the 1997
Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected ground
motions determined by a registered geotechnical engineer shall be incorporated into the final design as
part of the proj ect. The final seismic considerations for the site shall be submitted to and approved by the
City of Burlingame Structural and City Engineers before grading permits are issued;
7
Mitigated Negative Declaration and Conditional Use Permit
620 Airport Boulevard
12. that the proj ect storm drainage system shall be designed and constructed in accordance with the STOPPP
NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water quality
impacts from potentially contaminated runoff. The project sponsor shall provide a plan for long-term
operations and maintenance of the oil and sediment separator or absorbent filter systems including but not
limited to the operating schedule, maintenance frequency, routine service schedule, specific maintenance
activities, and the effectiveness of the water treatment systems. The performance of the filters shall be
monitored regularly by the project applicant or a third party to determine the effectiveness of the water
treatment and conclusions reported to the City. To further help minimize and prevent the amount of
pollutants entering the storm drain system, the project sponsor shall implement Best Management
Practices and source control measures that shall include, but are not necessarily limited to, regular street
sweeping by mechanized equipment, proper clean-up of soil debris following landscape work or small
scale construction, available trash receptacles, regular trash collection and the application of absorbent
material on oil and fuel leaks from automobiles;
13. that during operation of the project, the project sponsor shall implement a program for regularly
collecting and properly disposing of litter and debris that may accumulate on the project site;
14. that order to maintain the existing on-site well for potential use for any future long-term development on
the project site, the well head elevation shall be modified if needed in accordance with proposed project
grading and construction plans and a new well vault shall be installed in accordance with San Mateo
County water well standards to prohibit infiltration of storm water contaminants and prevent potential
damage to the well casing;
15. that the applicant shall require the construction contractor to limit noisy construction activities to the least
noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and Saturday,
10:00 a.m. to 5:00 p.m.; none on Sunday and holidays);
16. that the applicant shall require contractors to muffle all equipment used on the site and to maintain it in
good operating condition. All internal combustion engine-driven equipment shall be fitted with intake
and exhaust mufflers that are in good condition. This measure should result in all non-impact tools
generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet;
17. that applicant shall require contractors to turn off powered construction equipment when not in use; and
18. that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame.
Ruben Hurin
Planner
c. Paul Salisbury, applicant
PLG-Brooks, Maureen
From:
Sent:
To:
Cc:
Subject:
Shelley Takasato [STakasato@stanfordhotels.com]
Monday, June 21, 2004 11:03 AM
PLG-Hurin, Ruben
Paul G. Salisbury (E-mail); PLG-Brooks, Maureen; Colman Conneely
RE: Questions for 620 Airport Blvd
Ruben: Please see responses below.
-----Original Message-----
From: PLG-Hurin, Ruben [mailto:RHurin@burlingame.orgJ
Sent: Friday, June 18, 2004 3:43 PM
To: Shelley Takasato
Cc: Paul G. Salisbury (E-mail); PLG-Brooks, Maureen
Subject: Questions for 620 Airport Blvd
Importance: High
Shelley,
At the June 14, 2004, Planning Commission meeting, the Commission asked the
following questions regarding the proposed long-term parking facility.
RECEIVED
J U N 2 1 2004
CITY OF DURLINGAME
PLANNING DEPT.
1) How many days will the cars be staying? ***Minimum 3 days stay and Maximum 10 days stay.
2) How many cars will be stored on-site each day and what daily turn over is
expected? ***210 cars per day on-site. The anticipated turnover is 70 cars coming in per day and 70 cars
leaving each day.
Please provide answers to the above questions by Monday, June 21, 2004.
Since I will be out of the office on Monday, please email your responses to
Maureen Brooks at: mbrooks@burlingame.org
Sincerely,
Ruben Hurin
Planner
City of Burlingame - Planning
501 Primrose Road
Burlingame, CA 94010
(650) 558-7256
Ciry of Burlingame Planning Commission Unapproved Minutes
June 14, 2004
• S f report notes at residents won't own or drive vehi es, but can not use this as justification for a
variance beca e house can revert back to a single amily dwelling; what ' the hardship on the
property;
• What a extraordinary cir stances to jus ' y parking variance;
• Sta report notes that coverage is at .9%, notes applicant ates that two-car garage ould
•
.
r ult in less useable pace, however i ould require either a t coverage variance, or re ire that
the application re ce the size of t house to meet the p ing required, these are o ions, so the
open space co ment is not a val' argument, should loo at reducing hosue and pr iding parking;
Consider a ing bedrooms stairs with an elevato , that way there would b enough room for a
two-car rage;
For t parking varianc , what extraordinary c' cumstances apply to this roperty that don't a ly to
ot rs in the area;
ven though the esidents won't be dri ing, concerned with p ing and the num r of visitors
coming to the te along with the two mployees and deliveri , this is an intense se.
This item was se for the regular action�endar when all the in�rmation has been sulimitted and reviewed
by the Planni Department. This ite concluded at 7:15 p.m.
2. 620 AIRPORT BOULEVARD, ZONED C-4 — APPLICATION FOR MITIGATED NEGATIVE
DECLARATION AND CONDITIONAL USE PERMIT FOR A LONG-TERM AIltPORT PARKING
INTERIM USE (PAUL SALISBURY, APPLICANT AND ARCHITECT, BOCA LAKE OFFICE,INC.,
PROPERTY OWNER) PROJECT PLANNER: RUBEN HURIN
CP Monroe presented a summary of the staff report. There were no questions of staff .
Commissioners asked:
• On page 5 of the report there are recommendations that are not included in the project, but they
should be included in the conditions of approval;
• Plans are missing landscape detail, pedestrian shelter and median work, need to see these items on
plan;
• Nothing on plan shows how this parking facility will work;
• Will the applicant be meeting with the City Arborist prior to the next Planning Commission meeting,
need to work out landscape details;
• How many days will the cars be staying;
• How many cars will be stored on-site each day and what daily turn over is expected?
This item was set for the regular action calendar when all the information has been submitted and reviewed
by the Planning Department. This item concluded at 7:20 p.m.
VII. ACTIO�'ITEMS
C sent Calelldal' - ems on the consent calen ar are considered to be utine. They are acted simultaneously u ss
eparate discussion an /or action is requested by e applicant, a member f the public or a comm ' sioner prior to the t' e the
commission votes o the motion to adopt.
344 OCCI ENTAL AVENUE ZONED R-1 — LICATION FOR ARKING V NCE FOR
NUMBE OF COVERED P G SPACES T UII,D A NEW D ACHED ON CAR GARAGE
2
Ciry of Burlingame Planning Commission Minutes
September 8, 2003
Public c ments: Concerne about shadow studie nd loss of view of t sky because this building is
much ller than the buildi he lives in; would no e concerned about los of sky view if the building were
35 et tall; evaluate th eight of the other bu� ings on the street, the are the same as his; would like to
s,�e an analysis of t streetscape, how wil that side of the street ok with the new building included;
�concerned about e additional traffic b en created by going fro 5 dwellings on this side of the street to
8, this is a bus street which carries a of through traffic to C fornia; have shoehorned this building into
every squar foot on this site, think oto analysis of the stre frontage is necessary to evalu te the aesthetic
impact; is building is taller th all the others on the str et, should be considered; this ilding is 15 feet
away om my building and 2 feet taller, my building as 12 units and was built in 19 5; concerned about
the eight of the building d the shadows created, 't is too dominant for the stre . There were no other
mments from the floo .
Commission com nts: A number of issu have been identified for ev ation:
• Shadows study should show bui ing at 35' and 48' ;
• Chan in availability of sky v� w for all adjacent propertie ,
• Ae etic impact, especially e substantial degrading of t visual character of the area to include a
c mprehensive evaluatio of the height, mass and ove 1 design of the building;
• Change in the intensity f use (bedroom count is on ay to establish this), and resul ' g effect on
traffic;
• Would like a sect' n through the project and t buildings on either side to d rmine impacts of
height, shadow nd mass; and
• Should look window placement and siz as a function of design.
Commissioners oted: a lot of the environm tal and other issues with thi project could be addresse y
lowering the eight, looked over the condi 'onal use permit request and s not persuaded that the r uired
findings w e made, applicant should co sider lowering the height ear for the environmental st y; it was
noted t when the environmental do ment is completed this ite ill be noticed and the p lic will have
an op ortunity at a hearing to com ent on the findings of these tudies as well as on the roject itself.
Chair Bojues noted that the ne t review would be schedule hen the report is comp ted, and pub 'c notice
will be sent before any ac 'on on this project. The Pl ing Commission's action is advisory and not
appealable . This item concluded at 9:20 p.m.
11. 620 AIRPORT BOULEVARD, ZONED C-4 — ENVIRONMENTAL SCOPING FOR AN APPLICATION
FOR A CONDITIONAL USE PERMIT FOR LONG TERM AIRPORT PARKING AS AN INTERIM USE.
(PAUL SALISBURY, BLLJNK DEMATTEI ASSOCIATES, APPLICANT AND ARCHITECT; BOCA
LAKE OFFICE, LLC., PROPERTY OWNER) (12 NOTICED) PROJECT PLANNER: RUBEN
HURIN/MAUREEN BROOKS
CP Monroe briefly presented the project description. She noted that this is an unusual situation where an
EIR was being processed for a hotel on this site, the applicant decided to install an interim use, so much of
the data one would request has already been prepared. Given that staff has included a list of items which
relate to the development of this site for this use for which data is already compiled. There were no further
questions of staff.
Commissioners noted: why is there a concern about permanent increase in noise from this uses? Because the
adjacent hotels are noise sensitive uses; landscaping should be evaluated on the basis of impact of fertilizer
12
City of Burlingame Planning Commission Minutes
X.
September 8, 2003
near the lagoon and into drainage system; can landscaping be increased within the parking lot, is more than
10% possible, what "challenges" do the site being so close to the water table present; can landscaping on the
perimeter of the site be beefed up to address the aesthetic issue and screen parking from view of trail and
street; can trees be placed on the perimeter; it was noted that this should not necessarily be treated as an
interim use, since the interim long term parking use across the street has been there for decades.
Chair Bojues opened the public comment. Paul Salisbury, architect, 1555 Bayshore Highway, and Shelly
Takasato, representing the property owner Boca Lake Office, Inc.; Jonathan Wu, President of Anza Parking
Corporation. They noted that the property owner views this as an interim use, hope to generate hotel revenue
to the city within a decade; site deserves better than a long term airport parking use; hope to build hotel
within 5 years; have discussed the landscaping in the BCDC jurisdiction with them, it will take the trees 5 to
10 years to look like something; the site is presently unsightly, hope this use will enable them to clean it up,
take care of drainage issues presently on the site, and provide some income to the property owner. It was
noted that Anza Parking Corporation was required to provide 15% of their site in landscaping. Staff noted
that the requirement is 10% within the parking lot and 15% of the entire site. There were no further
comments from the floor and the public comment was closed.
Chair Bojues noted that the comments made would be incorporated into the environmental document. When
the document has been prepared it will come back to the Planning Commission with the proj ect for a public
hearing and action. The item will be re-noticed at that time. The Planning Commission's action is advisory
and not appealable. This time concluded at 9:40 p.m.
REPORTS
/ Review of City C ncil regular meeting of eptember 2, 2003.
CP Monroe reviewe the actions of the Counc' meeting of September 2, 2
noted that Council had
adopted ordinan s clarifying the recent in usionary zoning regulations a ell as clarifying the provisions
of the commis oner's stipend. Counci as rescheduled their Septemb 15 meeting to Tuesday, September
16, 2003, Council supported hav' g a public meeting with nei ors to discuss the location of the sound
wall ext sion along Rollins Roa . The sound wall is a part of e Auxiliary Lane project on US 1. This
meeti will be later in Septe er or October. Council disc sed the use of State land on th ; yfront for
rec ational purposes, if it ' determined that more recr tion area is necessary in the B ont Planning
ea. They asked staff t discuss with the State Lands ommission representatives. creation uses could
e incorporated into roposed hotel developmen ince the remaining state parce s a key hotel location.
CP Monroe passed ut forms for the Commissio ers to indicate how they woul e to take their stipend for
the coming fisc year.
- FY Correspondence on Bro ay zoning changes
Commis 'oners commented on a let r to the City Planner from a p perty owner on Broadw requesting
that t Cornmission consider h' application sooner. Co issioners indicated th as part of this
�,{inination they would like see a poll of the merchants d property owners abo and uses prepared
the BID. Could staff ask e BID if they could prepare t's poll sooner? Staff not that they would write
�a letter of request to the
XI. ADJOURNMENT
Chair Bojues a �ourned
Board.
the meeting at 10:07 p.m.
13
�
0
ROU'TIlVG FORM
DA'TE: July 14, 2003
TO: �/ City Engineer
Chief Building Official
�Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for long term airport parking at b20 Airport
Boulevard, zoned C-4, APN: 026-342-330.
STAFF REVIEW: Monday, July 21, 2003
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Reviewed By: �: '=� � Date of Comments: 7 �����'3
Page 1 of 1
PLG-Hurin, Ruben
From: PARKS-Porter, Steve
Sent: Thursday, June 17, 2004 10:27 AM
To: PLG-Hurin, Ruben
Subject: 620 Airport Blvd.
Ruben,
The list of appropriate trees for this location is limited. Not many tree species will tolerate the windy, salty
condition of this bayfront site. Further limiting is the situation of the use for this site with parked cars. The
selected tree species should be "evergreen", for good screening as well as pest, (aphid) free. The tree type
should also be of a low debris generating type. I would suggest the following trees;
1. Australian Willow (geijera parviflora)
2. Flaxleaf Paperbark (melaleuca linarifolia)
3. Fraser"s Photinia (photinia frazeri)
4. Victorian Box (pittosporum undulatum)
The chosen trees should be professionally installed, irrigated, well staked, of 15 gallon size, and spaced 25-30
feet apart.
6/18/2004
ROUTING FORM
DATE: July 14, 2003
TO: _City Engineer
�Chief Building Official
Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for long term airport parking at 620 Airport
Boulevard, zoned C-4, APN: 026-342-330.
STAFF REVIEW: Monday, July 21, 2003
�t'/d Corit wt �
Reviewed By: �� ` , Date of Comments: � 2�^ G�
ROUTING FORM
DATE: July 14, 2003
TO: _City Engineer
Chief Building Official
�Fire Marshal
Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for long term airport parking at f 20 Airport
Boulevard, zoned C-4, APN: 026-342-330.
STAFF REVIEW: Monday, July 21, 2003
f� � C-� S �-� -��.s �� ,r..e ,
Reviewed By: _� Y/�,.� Date of Comments: Z��.�.� O.�
ROUTING FORM
DATE: July 14, 2003
TO: _Ciry Engineer
_Chief Building Official
Fire Marshal
�Recycling Specialist
_City Arborist
_City Attorney
FROM: Planning Staff
SUBJECT: Request for conditional use permit for long term airport parking at 620 Airport
Boulevard, zoned C-4, APN: 026-342-330.
STAFF REVIEW: Monday, July 21, 2003
/V �
Reviewed By:��l G����� ���1� Date of Comments: � Q
. , .
State of California - The Resources Aqency ARNOLD SCHWARZENEGGER, Governor
��• � DEPARTMENT OF FISH AND GAME ;e;�
http://www.dfg.ca.gov ;� ,�;
POST OFFICE BOX 47 Apri 1 2 8, 2 0 04 ,�,
YOUNTVILLE, CALIFORNIA 94599
(707)944-5500
RECEIVE�
Mr. Ruben Hurin
Planning Department
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
A P R 2 9 2004
CITY OF BURLINGAME
PLANNING DEPT.
Dear Mr. Hurin:
C"�ndi fi �.o:r.=,�
620 Airport
SCH# 2004042059,
iT�P PPrmit
Boulevard
San Mateo County
The Department of Fish and Game (DFG) has reviewed the
document for the subject project. We do not have specific
comments regarding the proposed project and its effects on
biological resources. Please be advised this project may result
in changes to fish and wildlife resources as described in the
California Code of Regulations, Title 14, Section
753.5(d)(1)(A)-(G)1. Therefore, if you are preparing an Initial
Study and Negative Declaration for this project, a de minimis
determination is not appropriate, and an environmental filing
fee as required under Fish and Game Code Section 711.4(d) should
be paid to the San Mateo County Clerk on or before filing of the
Notice of Determination for this project.
If you have any questions, please contact Mr. Scott Wilson,
Habitat Conservation Supervisor, at (707) 944-5584.
, �
.�i'ti:;�:-� Cly ,
cc: State Clearinghouse
% ^
/ ,��.
f �.
Robert W. Floerke
Regional Manager
Central Coast Region
� http://ccr.oal.ca. ov/ . Find California Code of Regulations, Title 14 Natural Resources, Division 1, Section 753
Conserving CaCfornia's �INiIdC'fe Since 1870
__.,,,
ENVIRONMENTAL SCOPING
620 AIRPORT BOULEVARD
LONG-TERM AIRPORT PARHING
On September 8, 2003, an environmental scoping session was held to give the Planning Commission an
opportunity to comment on any potential environmental effects which should be included in the initial study
(September 8, 2003, P.C. Minutes). Potential environmental impacts of the project identified by Planning staff,
ESA (environmental consultant) and the Pla.nning Commission included:
• potential impact on traffic on the roadway network; site access, circulation and parking;
• air quality, particularly as related to cumulative increases in traffic;
• potential impact of noise during construction and after construction on the adjacent hotel and office
buildings;
• biological resources, because of the potential for nesting on the site by sensitive species that are known to
use open, disturbed sites as well as possible loss of habitat values at Anza Lagoon that could be indirectly
affected by the proposed project;
• drainage and water quality, including possible effects of runoff into Anza Lagoon and San Francisco Bay;
• soil type and constraints found at the project site, potential erosion and seepage issues, and potential
seismic-associated hazards;
• hazards related to soil and groundwater contamination which could possibly be encountered on the site; and
• visual, light and glare effects.
The issues identified were incorporated into the initial study for the project (see attached initial study prepared
by Environmental Science Associates). A summary of these issues is discussed below.
Traffic and ParkinQ
As described in the "Summary" section, vehicular access only to the proposed parking facility would be directly
from Airport Boulevard with the egress only through the adjacent Sheraton Hotel. The proposed project would
alter existing traffic volumes and patterns in the site vicinity, particularly at the proposed site entrance, and
along Airport Boulevard and Anza Boulevard. Trip generation rates for the proposed project were derived from
vehicle counts conducted at the Anza Park and Sky, located across Airport Boulevard from the project site. The
Anza Park and Sky is a long-term airport parking facility; the proposed project is anticipating to operate a
similar operation. A.m. and p.m. weekday peak-period counts were conducted in October 2003. The highest
peak-hour volume was used to derive a.m. and p.m. peak-hour trip generation rates for the proposed project.
The resulting projected peak-hour vehicle trip generation rate is estimated to be 0.2 trips per parking space.
Applying this rate to the proposed project results in approximately seven new peak-hour trips generated during
the either the a.m. and p.m. peak hours. This projected increase in vehicle trips would not result in an adverse
effect on peak-hour level of service on any local roadways and at intersections serving the project site.
Moreover, this increase in trips would not adversely affect operations on any regional-serving roadways and are
within the p.m. trips allocated to this site in hotel use by the traffic analyzer.
The project would not create a demand for parking beyond the long-term parking generated at the project site.
There would be no increase in employees to serve the proposed project, and therefore, no increase in demand
for parking service employees. When not in use, shuttles would be stored at the shuttle company's existing
yard along Bayshore Boulevard. Consequently, the project would not result in inadequate parking capacity.
The initial study notes that there are no apparent significant access and or safety design deficiencies. However,
the initial study identifies several recommendations to improve vehicular access to/from the site, and vehicular
and pedestrian circulation within the site (see pages 47-48 of the initial study). The applicant incorporated
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
several of these recommendations into the project. Refer to "Study Meeting" section for a summary of the
applicant's response to the recommendations.
Provide a larger curb radius on the curve between the access road and the parking lot. This larger curb
radius would better accommodate vehicles turning into the parking lot from the access road. This
identified improvement would eliminate a small amount of landscaping and one parking space.
• Shift the east-west circulation aisles south so that the northernmost aisle would be 33 feet wide, and the
southernmost aisle is 24 feet wide. As currently proposed, the three northernmost east-west circulation
aisles are 24 feet wide, and the southernmost east-west aisle (closest to Airport Boulevaxd) is 33 feet
wide. It is recommended that the east-west circulation aisles be shifted to the south so that the
southernmost aisle is 24 feet wide and the northernmost aisle would be 33 feet wide. This modification
would provide a wider circulation aisle for vehicles and shuttles entering from the access road.
� Add pedestrian shelter and striped pedestrian walkway. Although the drop-off and pick-up circulation
areas are not marked on the site plan, it is recommended that a pedestrian shelter be placed in the middle
of the southern row of parking on the northernmost aisle. A striped pedestrian walkway should extend
from this shelter southwards through the lot. These improvements would allow shuttle buses proceed
straight from the Airport Boulevard driveway to the Sheraton Hotel exit driveway without circulating
through the parking lot. This improvement would eliminate eight parking spaces.
An alternative could be to provide a turnout for the shuttle bus on the north side of Airport Boulevard.
This alternative would eliminate the need for the shuttle bus to travel through the parking lot. However,
this would require the proposed project to provide a dedicated pedestrian walkway/stairs between
Airport Boulevard and the parking area.
• Widen north-south circulation aisle adjacent to the exit driveway to 28 feet in width. As currently
proposed, the north-south circulation aisle adjacent to the exit driveway is approximately 20 feet wide.
It is recommended that this aisle be widened to 28 feet to accommodate emergency vehicles. Six
parking spaces would be eliminated.
Remove the short median island on Airport Boulevard. It is recommended that the short median island
on Airport Boulevard, located immediately west of the project driveway, be removed to provide
additional storage in the two-way left-turn lane for eastbound vehicles to turn left into the site.
Air Qualitv
During operation of the parking facility, the project would generate emissions from patron vehicles and
operation of shuttle vehicles. Since there would be no increase in employees, there would be no associated
increase in employee vehicle trips, compared to existing conditions. No increase in the existing Hotel Airport
Shuttle vehicle fleet (the proposed shuttle service provider for the long-term parking facility) is anticipated to
serve the project, although it is reasonable to assume that existing shuttles would make either link or new trips
to serve the project site. It should be noted that the Hotel Airport Shuttle fleet that would serve the project
would consist of 30-seat capacity buses with, compressed natural gas (CNG) engines. CNG buses have cleaner-
burning engines compared to conventional diesel buses, and correspondingly, generate considerably lower air
emissions.
-2-
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
The total daily vehicle trip generation for the project is conservatively estimated at approximately 250 daily
one-way trips. This addition of daily vehicle trips would result in emissions that would be well below the
applicable significant thresholds levels for any criteria air pollutants. Furthermore, the project's contribution to
cumulative increases in emissions would not be cumulatively considerable.
Construction of the project is anticipated to occur over a three-month period. Project construction could
generate substantial amounts of fugitive dust. Dust emissions would vary from day to day, depending on the
level and type of activity, silt content of the soil, and the prevailing weather. A large portion of the total
construction dust emissions would result from equipment and motor vehicle traffic over the project site. Other
sources of fugitive dust during construction would include earth movement, grading, and wind erosion from
exposed surfaces.
Project construction activities may result in significant quantities of dust in the absence of mitigation measures
and would be a significant effect of the project if not mitigated. Mitigation measures include watering all active
construction areas at least twice daily, covering trucks hauling soil or other materials, and dialing sweeping of
paved access roads.
Noise
The noise environment surrounding the project site is dominated by noise from U.S. 101 and Airport Boulevard.
Aircraft noise associated with the San Francisco International Airport is also a contributing factor to the local
noise environment. The project site is located in an area generally consisting of office, hotel and other
commercial land uses, which are not normally considered noise-sensitive; and recreational uses (including Bay
Trail and Anza Lagoon). The nearest sensitive residential uses land uses are multi-family residences on Rollins
Road on the south side of U.S. 101 (approximately 1,000 feet south of the project site).
Local noise levels are regulated by general plan policies and by enforcement of Noise Ordinance standards.
The Burlingame General Plan contains a Noise Element that establishes noise exposure standards for land use
compatibility. For commercial land uses, the maximum acceptable outdoor noise level is 65 dBA, CNEL, and
for passively used open space is 45 dBA, CNEL.
24-hour measurements taken on the project site indicate an existing noise level of 70 dBA, CNEL, in the
southwest corner of the project site, and a noise level of 64 dBA, CNEL along the north border of the project
site. Based on these measurements, it is estimated the majority of the project site currently exceeds the
maximum acceptable outdoor noise level for commercial uses. It can also be inferred from these measurements
that the recreational uses in the immediate vicinity of the project site (e.g., along Bay Trail) also currently
exceed the maximum acceptable outdoor noise level for open space.
Construction of the project would include clearing and grading of the site, utility installation, paving and site
landscaping. These construction activities would result in temporary and intermittent increases in noise levels.
Construction noise levels at or near locations on the project site would fluctuate depending on the particular
type, number and duration of use of various pieces of equipment on the site. The effect of construction noise
would depend on how much noise would be generated by construction, the distance between construction
activities and the nearest noise-sensitive uses, and the existing noise levels at those uses.
Project construction noise would be noticeable to users of the nearby recreational areas. The predominant
recreational use in the immediate vicinity of the project site is the Bay Trail, which is set back approximately
five and 80 feet from the project site. As discussed above, existing ambient noise levels at this location already
exceed City noise standards for passively used open space. Construction-generated noise would be perceived as
-3-
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
an annoyance by trail users in the project vicinity. However, since the use of this trail is predominantly
transient in nature (walkers/joggers), resultant noise effects to users would be brief in duration.
While commercial uses are considered less sensitive than residential and recreational uses for noise, they would
also be potentially affected by noise during the project construction. The most noise sensitive period for offices
and hotel conference room space is typically daytime business hours, when those uses are most likely to be
utilized. Hotel guest rooms would be considered most sensitive during evening and nighttime hours, when
guests are more likely to occupy and use the rooms for sleeping. Since construction is only proposed during
daytime hours, and the predominant use of the adjacent commercial uses is indoors, the potential effect of
construction on indoor day noise levels at these commercial uses would be considered the critical factor. The
nearest commercial uses to the project site are the DHL office building (nearest point of building is
approximately 250 feet west of the project site), and the Sheraton Hotel building (located approximately 200
feet east of the project site). When considering the distance between the site and these uses, and the noise
attenuation features incorporated into the designs of these building (e.g. double-paned, non-opening windows),
although the temporary construction-generated noise may be audible within these commercial uses, it would not
be of a level that would interfere with normal speech and business operations. Given the relatively small total
amount of earthwork and construction required for the proposed project, these temporary noise effects would be
considered less than significant.
Biolo�ical Resources
The site consists primarily of large, barren topographic depression composed of imported fill material. This
basin bottom is graded and is surrounded on three sides by moderately vegetated slopes. Vegetation within the
basin consists of low grasses such as soft chess (Bromus hordeaceous) and ripgut grass (Bromus diandrus), with
black mustard (Brassica nigra) and coyote bush (Baccharis pilularis) growing on the surrounding upland areas.
The native pacific gum plant (Grindelia stricta) occurs as a planted ornamental species in the upper portions of
the basin alongside the native shrub coyote bush. Few wildlife species were observed on the site, and based on
the overall lack of habitat, those expected to occur on the site would only consist of common, disturbance-
adapted species. Such bird species include house finch (Carpodacus mexicanus), English sparrow (Passer
domesticus), and rock dove (Columba livia), and perhaps house mouse (Mus musculus) and California vole
(Microtus californicus). Due to its constructed origin and history of disturbance, the project site itself has no
potential to support special status plant or wildlife species.
Anza Lagoon, a manmade lagoon, lies to the north and west of the project site. The San Francisco Bay
shoreline adjacent to the project area and at Anza Lagoon is fortified with large boulder riprap, and is largely
unvegetated. Plants that interspersed with the riprap along the shoreline include saltgrass (Distichlis spicata)
and non-native ice plant (Carpobrotus chilensis). Aquatic birds such as mallard duck (Anas platyrhynchos) and
snowy egret (Egretta thula) commonly forage in shallow shoreline habitats in Anza Lagoon, while species such
as double-crested cormorant (Phalacrocorax auritus), common loon (Gavia immer), and California gull (Larus
californicus) forage in deeper Bay waters. Of these aquatic birds, mallard ducks may nest in upland habitats
immediately adjacent the bay shoreline. Like most native birds, active nests for these species are protected by
the Migratory Bird Treaty Act. The project would not have an effect on foraging or nesting of any of these
species. Additionally, the project would not have any impacts on common or special status wildlife species in
Anza Lagoon.
The project site does not support any native resident or migratory fish or wildlife species, and does not provide
a migratory corridor or nursery sites for any species. Due to its disturbed condition, few native or introduced
wildlife species occur on the site. As a result, project activities will not inhibit the local or regional movement
of wildlife. Because impacts are localized to the immediate project site, the project would not affect habitat for
fish or wildlife species in San Francisco Bay or Anza Lagoon.
-4-
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
Drainape and Water Qualitv
The site consists of a depressed, graded and predominantly bare central area (approximately at mean sea level)
and protected by a levee approximately eight to nine feet in height along the Anza Lagoon frontage portion of
the property. Ground water occurs approximately two to four feet below ground surface, although ground water
elevations are tidally influenced. An existing test well located on-site would be retained for potential use for
any future long-development of the project, but the well would be capped for the proposed interim use.
The proposed project would increase storm water runoff from the project site through the installation of
impervious surfaces. Storm water runoff occurring on the project site is proposed to collected through a new
on-site storm drain system. The applicant's project engineer completed a hydrologic and hydraulic analysis to
determine the peak demand of the system based on a 30-year flood event, using San Mateo County Intensity-
Duration-Frequency (IDF) curves, precipitation records for the City of Burlingame, and a review of the City
storm drainage master plan; and to determine the resulting capacity required for the proposed on-site storm
drainage system.
A new on-site storm drainage system would be installed to serve the proj ect site. The storm water would be
collected in eight inlets on the project site. Storm drain pipes ranging between eight and 15 inches in diameter
would direct these storm flows to a 15-inch diameter storm drain along the west property boundary, which
would then carry the storm flows off-site to an existing 21-inch City reinforced concrete storm drainage pipe in
Airport Boulevard (these flows would be ultimately discharged to the San Francisco Bay). Two pumps would
be installed in a parallel connection on-site [each providing 1,650 gallons per minute (gpm) pumping capacity,
for a total pumping capacity of 3,300 gpm], to pump on-site storm flows off-site. The proposed storm drain
system, as designed and sized, would have sufficient capacity to adequately accommodate 30-year peak event
flows on the project site (Perez 2004; Luzuriaga Taylor, Inc., 2004).
The City's storm drain in the vicinity was designed to accommodate the proposed project loads and other
anticipated future development along Airport Boulevard. Consequently, the projected increased volume and
rate of stormwater discharged from the project site would not exceed the capacity of the City's storm drain
system (Luzuriaga Taylor, Inc., 2004).
The proposed project could result in an increase of non-point source pollutants being directly discharged to San
Francisco Bay. Pollutants of concern typically found in urban runoff include sediments, nutrients, pathogens,
oxygen demanding substances, petroleum hydrocarbons, heavy metals, toxic pollutants, floatables, and
synthetic organics (pesticides, herbicides, PCBs, etc.). Pesticide and herbicide application to grass and
agriculture also contributes significantly to nutrient loading in surface waters. Due to the type of vegetation
proposed for landscaping (ice plant), the expected use of pesticides or herbicides for landscape maintenance is
negligible. However, automobile use associated with the proposed project could result in the discharge of
contaminated stormwater runoff to the City's storm drain system, and eventually discharged to San Francisco
Bay. In order to reduce potential increases in petroleum hydrocarbons and other pollutants in storm water
runoff, the project storm drainage system shall be designed and constructed in accordance with the STOPPP
NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water quality impacts
from potentially contaminated runoff. The project sponsor shall provide a plan for long-term operations and
maintenance of the oil and sediment separator or absorbent filter systems including but not limited to the
operating schedule, maintenance frequency, routine service schedule, specific maintenance activities, and the
effectiveness of the water treatment systems. The performance of the filters shall be monitored regularly by the
project applicant or a third party to determine the effectiveness of the water treatment and conclusions reported
to the City. To further help minimize and prevent the amount of pollutants entering the storm drain system, the
-5-
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
project sponsor shall implement Best Management Practices and source control measures that shall include, but
are not necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris
following landscape work or small scale construction, available trash receptacles, regular trash collection and
the application of absorbent material on oil and fuel leaks from automobiles.
Soil
The basin-shaped project site is located along the shoreline of San Francisco Bay on artificial fill. Ground
surface topography at the bottom of the basin on the project site is relatively level, with a raised levee along the
perimeter of Anza Lagoon near the north and west property boundary. Site elevations range from mean sea
level on the basin floor to approximately nine feet above mean sea level (amsl) along the levee crest in the
northwest corner of the site.
Burlingame and the larger San Francisco Bay Area are located in a seismically active region. Recent studies by
the United States Geological Survey (USGS) indicate there is a 63 percent likelihood of a Richter magnitude 6.7
or higher earthquake occurring in the Bay Area in the next 30 years (USGS, 2003). The project site could
experience a range of ground shaking effects during an earthquake on one of the Bay Area faults. Ground
shaking levels could be intensified by the non-engineered artificial fill that currently overlies the project site.
Ground shaking of this intensity could result in breakage of underground pipes and conspicuous ground
cracking. Potential ground shaking hazards on the project site are limited by the nature of the project, as no
structures would be built.
The proposed project is separated from San Francisco Bay and Anza Lagoon along the northern and western
site boundary by a levee constructed in the 1970's by Harding Lawson Associates (HLA). The levee has a crest
height of approximately nine feet amsl, is approximately 40 to 60 feet wide at its base and narrows at the crest
to a width of approximately 10 feet (Treadwell and Rollo, 2003). The proposed project would recontour the
existing levee slopes along the western portion of the project site through grading activities in order to construct
the proposed parking lot access ramp and the southwest corner of the parking lot.
Based upon upwardly revised peak ground shaking estimates due to improved knowledge of earthquakes and
seismic effects since the original levee slope stability analysis was performed in the 1970's, the existing levee
slopes could fail in the event of a characteristic earthquake (i.e., maximum moment magnitude) on the San
Andreas Fault. This failure would not necessarily result in complete levee collapse, but may result in slumping
of slope materials or even localized levee failure. The proposed recontouring of the existing levee slope within
the project site that would occur with the project would have the potential to affect levee slope stability, if not
properly designed. Therefore the following mitigation measure shall be required:
� A site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts of
proposed project modifications to the levee on levee stability and any fill on site. The geotechnical
investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and
shall include an analysis of expected ground motions along the San Andreas fault in accordance the
1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected
ground motions determined by a registered geotechnical engineer shall be incorporated into the final
design as part of the project. The final seismic considerations for the site shall be submitted to and
approved by the City of Burlingame Structural and City Engineers before grading permits are issued.
The proper design of proposed levee modifications associated with the proposed project as required by the
mitigation would insure that the proposed project would not adversely impact slope stability of the existing
levee. However, this mitigation measure would not correct slope instability in the event of a characteristic
�S
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
earthquake along any portion of the levee. Therefore, the pre-existing potential for levee failure would remain.
Localized levee failure could result in temporary flooding of the parking lot and overwhelm the proposed
drainage system, particulaxly if the earthquake coincided with high tide. As the proposed use of the project site
is only proposed for long-term parking, and would not contain any buildings, the presence of individuals on-site
would be limited. Any potential flooding on site would also have the potential to result in incidental flooding to
the Sheraton Hotel property to the east, including its subsurface parking garage. Although flooding could occur
in such an event, the potential for severe injury or death is unlikely. Therefore, with mitigation identified
above, potential ground shaking impacts would be less than significant.
Hazards Related to Soil and Groundwater Contamination
A Phase 1 Environmental Site Assessment prepared for the project site indicates that, based on a historical
review and site reconnaissance, the project site does not pose an apparent environmental concern associated
with past or current use. Moreover, the Phase 1 indicates the project site is not located on selected Federal and
State regulatory hazardous materials lists, and that off-site properties in the project vicinity that are on
regulatory agency lists do not pose an environmental concern to conditions at the project site (Law Engineering
and Environmental Services, 1998).
Other investigations conducted at surrounding properties have indicated that there is the potential for subsurface
artifcial fill in the project vicinity to contain debris. This debris could include hazardous materials that have
adversely impacted soil or groundwater conditions, potentially posing health risks to construction workers or
future users of the site. However, past geotechnical borings at the site have not encountered debris, and the
proposed project would only include limited grading and utility improvements. Potential health hazards are
therefore minimized by the limited depth and extent of grading, the absence of debris encountered during past
on-site geotechnical investigations, and the overall confined nature of the proposed project. Potential hazardous
materials issues are considered less than significant.
Visual, LiQht and Glare Effect
The site is currently vacant, consisting of a depressed, graded and predominantly bare central area surrounded
by shallow slopes on three sides covered with non-native vegetation. The project site is located adjacent to
Anza Lagoon, the Bay Trail and Airport Boulevard. Airport Boulevard is designated as a Lacal Scenic
Connector in the City of Burlingame General Plan. Some close-range views of the site (particularly the lower-
lying central area) and some views through the site, are currently obstructed from some vantage points by the
existing fence encircling the site (which contains wood sheeting along the south border, Airport Boulevard), the
levee and/or existing vegetation. While the project site is not currently visible from U.S. 101 due to interceding
vegetation, proposed on-site structures, such as light poles, may be visible with the project. The project site is
also visible from the hills to the west.
Given that relatively minimal alteration of the existing topography on the site would occur, and because the
proposed project would not contain any large or obtrusive structures, the project would not increase potential
blockage of views from portions of the Bay Trail to the coastal ridge, nor would it increase potential blockage
of views of Anza Lagoon and the Bay from Airport Boulevard compared to existing conditions. Proposed
security fencing will be constructed to be visually open (i.e., not opaque) such that views through the site would
not be obstructed.
Development of the proposed project would introduce new sources of light and glare onto the project site and
increase ambient light at night in the site vicinity, including at the hotel property immediately adjacent. The
project would include night lighting within the parking facility. The specific layout of the proposed exterior
lighting design for the development including fixture types would be subject to the City review and approval.
-7-
Environmental Scoping 620 Airport Boulevard
Long-term Airport Parking
Proposed night lighting would be pole-mounted and similar in type and intensity to that used in nearby parking
lots. The preliminary estimated average illuminance values on the project site provided by the proposed night
lighting is 3.66 foot-candles; this value would not be expected to cause excessive spill light off-site. The
Burlingame Municipal Code requires that exterior lighting on all commercial properties shall be designed and
located so that the cone of light and/or glare from the lighting element is kept entirely on the property or below
the top of any fence, hedge or wall.
Potential glare from vehicular headlights from project traffic entering the site from Airport Boulevard and from
traffic circulating within the project site, would not cause significant glare at off-site locations, because the
traffic would be greatly shielded by the slopes, vegetation and security fencing surrounding the project site.
Conditions of approval will be added requiring non-glare fixtures which focus the cone of light on site and that
the proposed project lighting shall be designed to avoid casting glare on off-site receptors including adjacent
hotel, office buildings, public streets and sidewalks, in accordance with the exterior illumination ordinance.
�:�
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlin ag me.org
�`, CIT7 p�
�.��+E APPLICATION TO THE PLANNING COMMISSION
"�°�*,,,m...•'`'
Type of application: Design Review Conditional Use Permit� Variance
Special Permit Other Parcel Number: o2s-3a2-33o iot nos.
4 through 8; block 6
Project address: 620 Airport Boulevard
APPLICANT
Address:
Paul Salisbury *
Blunk Demattei Associates
PROPERTY OWNER
Name: Boca Lake Office, Inc.
Address: 433 California St., 7th FI.
City/State/Zip: San Francisco, CA 94104-2201
Phone (w):� 1 �;-.398-3333
(h):
1555 Bayshore Hwy., #300
City/State/Zip: Burlingame, CA 94010
Phone (w): (650) 692-9911
(h�: cell (415) 203-9964
• 1 •• I
ARCHITECT/DESIGNER
Nallle: Rliink f�Pmattei AssoCiates
Address: 1555 Bayshore Hwy.. #300
Cll}�/State/Zlp: Riirlingame, CA 94010
Phone (W): (650) 692-9911
(h):
��•�r G�RP�7R1
Please indicate with an asterisk *
the contact person for this project.
RECEIVED
�fl: �350) 692-0181
J U L 1 4 2003
„- �� �, ,
� Y E l i i� C; �•, l�^ i_
� . �v:��i� . ,.. �
PROJECT DESCRIPTION• Interim use of site as long term parking with attendant improvements.
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:
I know about the proposed application
application to the Planning Commissic
Property owner's signature:
Date: �{o�0(ofls�j
above applicant to submit this
Date: �' �3 � 3
Date submitted: �' � 4� 03
PCAPP.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.ore
��6; CITY 0�
BURLJNCiAME
�.�� �
CITY OF BURLINGAME
CONDITIONAL USE PERMIT APPLICATION
RECEIVED
J U L 1 4 2003
CITY OF BURLINGAME
PLANNING DEPT.
The Planning Commission is required by law to make findings as deiined 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 detrimenta[ or injurious to
properly or improvements in the viciniry or to public health, safery, general welfare or
convenience.
The proposed use is identical to the use of the property across the street
and similar to other long term auto storage in the bayfront area. On this site,
however, the auto storage will be below grade and therefore less visible to the
public. The proposed use wili improve an undeveloped piece of land where there
has frequently been standing water that these improvements will eliminate.
�
3.
How wil[ the proposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinance?
The proposed use--long term airport parking--is an approved interim use in the
Burlingame Bayfront Specific Area Plan per Res. 24-90 dated 2/5/90.
How will the proposed project be compatible with the aesthetics, mass, bulk and character of
the existing and potential uses on adjoining properties in the general viciniry?
Because the proposed long term parking will be below grade, and the perimeter
screened, it will improve the aesthetics and character of the site and its impact
on existing and potential uses on adjoining properties in the general vicinity.
CUP.FRM
City of Burlingame Planning Department 501 Primrose Road P(650) 558-7250 F(650) 696-3790 www.burlingame.org
1. Explain why the proposed use at theproposed location will not be detrimental or injurious
to property or improvements in the vicinity or to public health, safety, general welfare or
convenience.
How will the proposed structure or use within the structure affect neighboring properties or structures on those properties? If neighboring
properties will not be affected, state why. Think about traffic, noise, lighting, paving, landscaping 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 af%ct 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 structure or use within the structure affect police or fire protection? Will alarm systems or sprinklers be
installed? Could the structure or use within the structure create a nuisance or need for police services (i.e., noise, uiu�uly 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 weliare 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 this site or adjacent
sites)? Is the proposal accessible to particular segments of the public such as the elderly or handicapped?
2. How will theproposed use be located and conducted in accordance with the Burlingame
General Plan and Zoning Ordinanc�?
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 project be compatible with the aesthetics, mass, bulk and character
of the existing and pot�tial uses on adjoining propewties in the general vicinity?
How does the proposed structure or use compaze 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 architechue, 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.
CUP.FRM
�' STANFORD HOTELS CORPORATION
�� 433 Cr�i.�H�ouuin Sr�ii�:i: r, 7�rn �i,00a, S,�N F�inuc:isco, CA 94104-2011
�Te�,i.��i��on��: (415) 398-3333 Fr�z: 982-7781
�vw�v.SrA�roai�Ho rr.�s.coni
Ms. Margaret Monroe
City Planner
City of Burlingame
501 Primrose Road
Burlingame, CA 94010
Re: 620 Aiiport Boulevard Parl:ing Facility Project
Dear Ms. Moncoe:
RECEIVED
J U L 1 4 2003
CITY OF BURLINGAME
PLANNING DEPT.
The pu►-pose of my letter is to clarify tl�e issue of cross �isage of the aforementioned pro�osed pcoject and oui- existing
Sherato�� Hotel located next door at 600 Airport Boulevard. lt is ow- intent that these two operations will be quite
different in their purpose, operations, and e�ecution.
The parl:ing at our hotel exists to service the c�istomers (and to a lessei� degree, a small portion oFthe em��loyees) oi�
the Sheraton. It is priced to be, and its service designed to be, competitive with the parl<in� facilities of the other full
service hotel properties in the San Trancisco Airport area, in particular hotels such as the Hyatt, Marriott, Doubletcee and
Embassy Suites. This parl<ing has been proven adequate in its capacity over the years to service our customers and
employees.
The proposed parl<ing prc�ject at 620 nirport [3oulevard represents a totally different business, aimed at a long-term
parl<ing customer. This facility will be priced in a manner consistent with other such long - term parl:ing facilities and
with a competitive service offering — shuttle service, etc. — also competitive with other such facilities in the airport area.
As such, the two facilities will have different sets of customers, pricing, seivice and mission. There will be little, i1�
any, cross over in the two operations...certainly i�one that would ii��pact or be visible to, either busii�ess's customers.
We do not ai�ticipate any cross - over in parl:ing between the two facilities as the diffic�ilties ii�herent in pricing of,
and servicing to, the two different sets of customers would be eatremely challenbing. We also anticipate no compelling
reason to do so.
Please let me I<now if you have any questions relative to the aforementioned.
Respectfu I ly yours,
c�� .
Clyde E. Guini�, CHA
Senior Vice Presideni, Operations
Stanford Hotels Corporation
i
I� .��v C1T7 0,� CITY OF BURLINGAME : . `
� PLANNING DEPARTMENT
'� BUISJNGAME 501 PRIMROSE ROAD
a......... - ;
� BURLINGAME, CA 94010 , .
I s TEL:(650)558-7250 • FAX:(650j696-3790
,.'
� �,,,�,,,,�.• www.burlingame.org
I _ -
` Site: 620 AIRPORT BOULEVARD
, _
Application for mitigated negative declaration : -
I and contlitional use permit for a long-term P�IBLIC HEARING
_ airport parking interim use at: `620,AIRPORT ND��CE
BOULEVARD, zoned C-4. (APN: 026-342-330). `
•; The City of Burlingame Planning Commission
�announces the following public hearing on
Monday, June 28, 2004 at 7:00 P.M. in the City -
Hall Council Chambers located at 501 Primcose
�.Road, Burlingame, California. -
� 'Mailed: June 18, 2004
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CITY OF BURLINGAME
MITIGATED NEGATIVE DECLARATION
File No. ND-533-P 620 Airport Boulevard Long-Term Parking Facility
The City of Burlingame by Mar�aret Monroe on April 12, 2004, completed a review of the proposed
proj ect and determined that:
(XX) It will not have a significant effect on the environment because revisions in the project have been
made and/or mitigation measures are identified to ensure all potential impacts are mitigated to a
less-than-significant level.
(XX) No Environmental Impact Report is required.
Proiect Description: The proposed project is the construction and operation of a long-term airport parking
facility at 620 Airport Boulevard. The project would include surface-level parking for approximately 350
parking spaces, as well as access, landscaping, lighting, and drainage improvements, and security fencing.
The project site consists of Assessor's Parcel Numbers 026-342-330 Lot Nos. 4 through 8; Block 6. The
3.7-acre, roughly rectangular-shaped project site is located on the shoreline of San Francisco Bay, adjacent
to Anza Lagoon. The site is currently vacant, consisting of a depressed, graded and predominantly bare
central area surrounded by shallow slopes on three sides covered with non-native vegetation. The graded
central area of the site is approximately at mean sea level. The slopes on the north and west sides of the
property are part of an approximate eight-foot high levee which create the manmade Anza Lagoon.
Portions of the west and north sides of the project site are located within the jurisdiction of the Bay
Conservation and Development Commission.
Vehicular access to the proposed parking facility would be from Airport Boulevard and egress would be
from the adjacent Sheraton Hotel. Mile High Service, which currently operates the hotel parking services
at the adjacent Sheraton Hotel, would operate parking services for proposed long-term airport parking
facility. The parking lot would provide four east-west aisles and two north-south aisles for internal
circulation. All parking spaces would be 9-feet by 20-feet in dimension. Hotel Airport Shuttle would
operate the shuttle service for the long-term airport parking facility to and from SFO. When not in use,
these shuttles would be stored at the shuttle company's yard on Bayshore Boulevard. No on-site shuttle
storage, maintenance, or fueling facilities would be provided at the proposed long-term parking facility.
Reasons for Conclusion: The project site contains a Waterfront Commercial land use designation in the
City of Burlingame General Plan, and a Commercial Recreation, Restaurant and Hotel land use designation
in the Burlingame Bayfront Specific Area Plan. The proposed long-term parking facility is consistent with
these land use designation. The project is zoned C-4, Waterfront Commercial. All zoning code
requirements have been met through the project design. Refemng to the Initial Study for all other facts
supporting findings, it is found that with the incorporation of the identified mitigation measures, there is no
substantial evidence that the project will have a significant effect on the environment.
File No. ND-533-P 620 Airport Boulevard Long-Term Parking Facility
Page 2
G►� -���� �'�� �..2 2��
Sign ture o Processin Official Title Date Signed
The determination becomes final after action at a public hearing held before the Planning Commission,
unless the commission's action is appealed to the City Council.
Date posted: April 12, 2004
Declaration of Postin�
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 Mitigated Negative Declaration at the City Hall of said City near the doors to the
Council Chambers.
Executed at Burlingame, California on ____G�� , �oZ , 2004.
Apge�led: ( ) Yes ( ) No
� �
ANN T. N�'tJSS(3, CITY CLERK, CITY OF
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
2. Lead Agency Name and Address:
3. Contact Person and Phone Number:
4. Project Location:
620 Airport Boulevard Long-Term Parking Facility
City of Burlingame Planning Department
501 Primrose Road
Burlingame, CA 94010
Ruben Hurin
(650) 558-7250
Parcel with an address of 620 Airport Boulevard,
Burlingame, California
5. Project Sponsor's Name and Address: Stanford Hotels Corporation
433 California Street, 7`� Floor
San Francisco, California 94014-2011
6. General Plan Designation:
General Plan - Waterfront Commercial;
Burlingame Bayfront Specific Area Plan — Commercial
Recreation, Restaurant and Hotel
7. Zoning:
APN:
8. Description of Project:
C-4
026-342-330 Lot Nos. 4 through 8; Block 6
Summarv: The proposed project is the construction and operation of a long-term airport parking
facility at 620 Airport Boulevard, along the bayfront in the City of Burlingame. The 3.70-acre site is
cunently vacant. The project would include surface-level parking for approximately 350 parking
spaces, as well as access, landscaping and drainage improvements.
Existing Site: The roughly rectangular-shaped project site is located on the shoreline of San
Francisco Bay, adjacent to Anza Lagoon (see Figure 1: Project Site Location; and Figure 2: Aerial
Photograph of Project Site). The site is currently vacant, consisting of a depressed, graded and
predominantly bare central area surrounded by shallow slopes on three sides covered with non-native
vegetation. The graded central area of the site is approximately at mean sea level. The slopes on the
north and west sides of the property are part of an approximate eight-foot high levee which create the
manmade Anza Lagoon. (Anza Lagoon has a narrow, but direct connection to the San Francisco Bay
and is subject to tidal influence.)
An abandoned storm drainage system (consisting of number of raised inlets partially connected to
storm drain pipes) is located in the central area of the site; this system was originally installed to serve
620 Airport Boulevard Long-Term Parking Facility Ini[ial Study 1 ESA / 203409
N
Project Site Location
620 Airpnrl Boulevurd Long-Tenn Parking l 203409 ■
SOURCE: American Automobile Association
Figure 1
Aerial Photograph of Project Site
620 Airporl anr�levurd Lont-Terna Parking / 203�109 ■
SOURCE: City of Burlingame; Environmental Science Associates Figure 2
ENVIRONMENTAL CHECKLIST
a previous anticipated development on the site. Other existing features on the site include a test well
and water meter box in the southwest area of the site, and a catch basin and wood retaining wall
which encroach on the east property line. A chainlink fence extends along the perimeter of the site,
and is augmented with wood sheeting along the south border.
Portions of the west and north sides of the project site are located within the jurisdiction of the Bay
Conservation and Development Commission (BCDC).1
Parkin.e Facilitv Characteristics and Operations:
The proposed project is the construction and operation of a long-term airport parking facility to serve
people wishing to park at an off-site location and use a shuttle service to/from San Francisco
International Airport (SFO). Figure 3 presents the proposed site site plan; Figure 4 shows typical
cross-sections of the site. The project would include surface-level parking for approximately 350
parking spaces, as well as landscaping along the perimeter of the site, entry gate, lighting and security
fencing, and drainage improvements. Exiting and pay booths would take place through the parking
and site of the adjacent hotel site to the south.
Mile High Service, which currently operates the hotel parking services at the adjacent Sheraton Hotel,
would operate parking services for proposed long-term airport parking facility. Vehicular access to
the proposed parking facility would be from Airport Boulevard and egress would be from the adjacent
Sheraton Hotel. Long-term parking patrons would access the parking lot in their vehicles at Airport
Boulevard and pass through an entry gate, consisting of an automated ticket dispenser (issuing a
paper parking ticket to the patron) with coordinated lift arm. Patrons would then proceed north along
the west boundary of the site down a 20-foot wide ramp and then east into the parking area to park
their vehicles. The parking lot would provide four east-west aisles and two north-south aisles for
internal circulation. Parking aisles would range between approximately 20 and 33 feet in width. All
parking spaces would be 9-feet by 20-feet in dimension.
Hotel Airport Shuttle would operate the shuttle service for the long-term airport parking facility to
and from SFO. Hotel Airport Shuttle currently provides shuttle services for a number of hotels in the
area. There would be designated shuttle pick-up and drop-off areas within the proposed long-term
parking lot to serve the long-term parking lot patrons. The shuttles would access the long-term
parking facility at the entrance on Airport Boulevard and exit at the driveway connecting to the
Sheraton Hotel parking lot. Hotel Airport Shuttle's vehicles consist of 30-seat capacity buses, and
operate with compressed natural gas-burning engines. No additional shuttle buses are anticipated to
be required by Hotel Airport Shuttle to serve the proposed project. Hotel Airport Shuttle buses
currently operate 5:00 a.m. to midnight daily, at 20-minute frequencies. Between midnight and 5:00
a.m., the shuttles operate on an on-call basis. As under existing conditions, when not in use, these
shuttles would be stored at the shuttle company's yard on Bayshore Boulevard. No on-site shuttle
starage, maintenance, or fueling facilities would be provided at the proposed long-term parking
facility.
Departing patron vehicles would exit the long-term parking facility at a driveway connecting to the
Sheraton Hotel parking lot, and proceed to the attendant booth for payment prior to exiting the hotel
parking lot at Airport Boulevard. No increase in Mile High Service parking attendant employment is
anticipated to serve the proposed long-term parking lot.
� BCDC jurisdiction is measured at 100-feet from the mean high tide line of tidally influenced waters of the San Francisco Bay
including Anza Lagoon.
620 A'vport Boulevard Long-Term P�rking Facility Ini[ial Smdy 4 FSA / 203409
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TO PARKING
LINE OF �E) GRADE
ISHOWN DASHE�IITYP)
SECTION C
PAOPERIY LINE
EDGE OF
PAOPEATY LINE
�
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SECTION A
SOURCE: Blunk Demattei Associates Architects, AIA
620 Airpnrt Boulevard Lons-Tern: Par�ing l 203d09 ■
Figure 4
Site Cross-Sections
ENVIRONMENTAL CHECKLIST
Other than the use of Mile High Service (which provides parking services for the adjacent Sheraton
Hotel) and Hotel Airport Shuttle (which provides shuttle services for other hotels in the area), the
long-term parking lot is proposed to operate independently of the Sheraton Hotel and other hotels and
businesses in the area. The proposed long-term parking lot would not be available for use by
Sheraton Hotel guests or employees, or other hotels in the area, for either typical or special event use.
A tire mechanism (e.g. tiger-teeth strip) would be installed at the exit of the long-term parking lot to
prevent potential vehicular access into the long-term parking lot from the Sheraton Hotel parking lot.
The project would include nightlighting within the parking facility and potentially with signage
elements. Pole-mounted nightlighting would be installed within the parking lot and access road to for
visibility and security purposes. The proposed project would also include a minimum six-foot high
chain-link fencing encircling the project site for security.
Proposed GradinQ, Drainage and Landscaping:
Figure 5 illustrates proposed grading and drainage plan for the project.
As under existing conditions, the central area of the site would be depressed and relatively level;
surrounded by shallow slopes on the north, west and south boundaries. With the project, elevations
on the project site would range from a minimum of approximately 0.75 feet above sea level (at the
lowest point within the parking lot) to a maximum of approximately 8.5 feet above sea level (asl)
(along the west and south boundaries). The 260-foot long vehicular ramp that descends from Airport
Boulevard to the parking lot would have a grade of between approximately one and three percent.
A new on-site storm drainage system would be installed to serve the project site. The parking lot
would be divided into six primary storm water collection quadrants (each containing a 2- to 2.6
percent grade), with a storm water inlet at the lowest point of each quadrant. Two additional inlets
would be located within the access ramp along west boundary, and the proposed landscaping area
along the northern boundary, respectively, to collect storm water from these areas. A series of
stormdrains ranging between eight and 15 inches in diameter would direct storm flows collected
within these inlets to two on-site electric sump pumps. The two pumps would be installed in a
parallel connection on-site [each providing 1,650 gallons per minute (gpm) pumping capacity, for a
total pumping capacity of 3,300 gpm total], approximately eight to ten feet below the parking lot
surface. During storm events, the pumps would direct flows via an eight-inch force main to an
existing 21-inch City reinforced concrete storm drainage pipe in Airport Boulevard.
The existing test well located on-site would be retained for potential use for any future long-
development of the project, but the well would be capped for the proposed interim use.
The majority of the site would be paved, including the areas containing the parking lot and access
road. The slopes surrounding the parking lot are proposed to be planted with ice plant. If feasible,
there is the potential for trees to be planted within the landscaped area as well. Proposed landscaping
setbacks include an approximate 50-foot landscaped setback along the southern boundary (adjacent to
Airport Boulevard), a 3- to 25-foot landscaped setback along the west boundary, and landscaping
setback along the north boundary ranging between 0- to 35 feet.
Proiect Construction: Construction of the proposed project is anticipated to commence in mid-year
2004, with construction occurring over a three-month period. Construction of the project would
include clearing and grading of the site, utility installation, construction of new surface parking lot
and vehicular entrance, site landscaping and lighting improvements. A total of approximately 2,275
620 Airport Boulevard Long-Term Parking Facility Ini[ial Smdy % ESA / 203409
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620 Airpor! Boulerarc( Long-Term Parking l 203d09 ■
SOURCF: LuzuriagaTaylor,lnc. Flgure �
Grading and Drainage Plan
ENVIRONMENTAL CHECKLIST
cubic yards would be cut and filled on the site. No importation of soil is expected, other than gravel
and sub base for the proposed paving; and no soil is anticipated to be exported from the site.
9. Surrounding Land Uses and Setting. The Bay Trail and Anza Lagoon border the project site on
separate parcels on the north and west sides of the property. These bordering properties are owned by
the State Lands Commission and currently are leased to San Francisco International Airport Hometel
(see Figure 6: Existing Ownership). The Sheraton Hotel property (owned by Harbor View Hotels,
Inc.) borders the project site on the east side. Airport Boulevard, a four-lane arterial, borders the site
on the south. Across Airport Boulevard to the south is a 13-acre, private long-term airport surface
parking facility. DHL Worldwide Express is located in the nearest of the office buildings across
Anza Lagoon to the west. An open space area and Kincaid's Restaurant are located across Anza
Lagoon to the north.
10. Other public agencies whose approval is required:
Review from the San Mateo County Airport Land Use Commission, and the City/County Association
of Governments (C/CAG), who administers San Mateo County's Congestion Management Plan.
Compliance with National Pollution Discharge Elimination System (NPDES) requirements for
discharges into the storm drain.
Approval from the Bay Conservation Development Commission for encroachment within its
jurisdiction.
Approval from the Federal Aviation Administration.
620 A'vport Boulevard Long-Term Parking Facility Initia] Study 9 ESA / 203409
Existing Ownership
620 Airpart Bou[evurd Long-Tenn Pur�ing l 203d09 ■
SOURCE: City of Burlinoame; Environmental Science Associates Figure 6
ENVIRONMENTAL CHECKLIST
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.
❑ Aesthetics ❑ Agriculture Resources � Air Quality
❑ Biological Resources � Cultural Resources � Geology / Soils
❑ Hazards & Hazardous Materials � Hydrology / Water Quality ❑ Land Use / Planning
❑ Mineral Resources � Noise ❑ Population / Housing
❑ Public Services ❑ Recreation ❑ Transportation / Trafiic
❑ Utilities / Service Systems ❑ Mandatory Findings of Significance
DETERMINATION: (To be completed by Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
� I iind that although the proposed project could have a significant effect on the environment, there
will not be a signiiicant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATNE DECLARATION will be
prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a"potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIlZ or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
_ , �.
Sign ture
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Printed Name
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Date
Citv of Burlingame
For
620 Airport Boulevard Long-Term Parking Facility Initial Study 1 1 ESA / 203409
ENVIRONMENTAL CHECKLIST
ENVIRONMENTAL IMPACTS:
Issues (and Supporting Information Sources):
I. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
views in the area?
I.
I.a
AESTHETICS
Less Than
Significant
Potentially With Less Than
Significant Mitigation Signi,ficant
/mpact Incorporation Imoact
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No
lmPact
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Setting
The site is currently vacant, consisting of a depressed, graded and predominantly bare central
area surrounded by shallow slopes on three sides covered with non-native vegetation. The
graded central area of the site is approximately at mean sea level. The slopes on the north
and west sides of the property are part of an approximate eight-foot high levee which create
the manmade Anza Lagoon.
The project site is located adjacent to Anza Lagoon, the Bay Trail and Airport Boulevard.
Airport Boulevard is designated as a Local Scenic Connector in the City of Burlingame
General Plan. Some close-range views of the site (particularly the lower-lying central area)
and some views through the site, are currently obstructed from some vantage points by the
existing fence encircling the site (which contains wood sheeting along the south border,
Airport Boulevard), the levee and/or existing vegetation. While the project site is not
currently visible from U.S. 101 due to interceding vegetation, proposed on-site structures,
such as light poles, may be visible with the project. The project site is also visible from the
hills to the west.
Construction
Less Than Signi�cant Impact. During the construction phase, the placement of
construction equipment and daily movement of on-site construction vehicles and off-site
materials delivery trucks, stockpiling of materials on the site, and other potential construction
associated nuisances (e.g., dust), would create temporary negative aesthetic effects to
travelers on Airport Boulevard, users of the adjacent recreational facilities, and occupants of
adjacent businesses with views of the site.
Since the effect is temporary and limited to the construction period, it is not considered
significant. However, implementation of the following measures would ensure potential
visual impacts during construction would remain less than signifcant.
620 Airport Boulevard Long-Term Parking Facility Initial Study I Z ESA / 203409
ENVIRONMENTAL CHECKLIST
Measure:
• Construction staging areas shall be kept clear of all trash, etc. Construction staging areas
shall be located away from Airport Boulevard and adjacent businesses so they are not
visible from public view.
• During construction, a screened security fence approved by the City of Burlingame, shall
be maintained around the perimeter of the project parcel and removed immediately
following construction work.
• During construction, no construction-related equipment or vehicles shall be stored on
Airport Boulevard.
Operation
Less Than Significant Impact. Given that relatively minimal alteration of the existing
topography on the site would occur, and because the proposed project would not contain any
large or obtrusive structures, the project would not increase potential blockage of views from
portions of the Bay Trail to the coastal ridge, nor would it increase potential blockage of
views of Anza Lagoon and the Bay from Airport Boulevard compared to existing conditions.
Implementation of the following measure would ensure potential long-term visual impacts
during operation would remain less than significant.
Measure:
� Proposed security fencing shall constructed to be visually open (i.e., not opaque) such
that views through the site would not be obstructed.
I.b No Impact. The project site consists of a vacant lot on landfill, containing a manmade
earthen berm and covered with non-native vegetation. The site itself does not contain any
visually significant geologic, hydrologic, vegetative, cultural or structural features. There are
no designated state scenic highways in the project vicinity.
Ic. Less Than Significant Impact. As discussed above, while the project site is located
adjacent to the scenic Anza Lagoon, there are no visually significant natural features on the
project site itself. The project site is located adjacent to other existing commercial uses,
including another long-term parking facility, as well as ofiice and hotel uses which also
contain parking facilities. Since the project site is depressed and the proposed use is
compatible, the proposed project would not be considered visually incompatible with
adjacent uses. Consequently, with proposed landscaping, setbacks and conformance with
other City zoning requirements, the project would not substantially degrade the existing
visual character or quality of the site and its surroundings.
Id. Less Than Significant Impact.
Development of the proposed project would introduce new sources of light and glare onto the
project site and increase ambient light at night in the site vicinity, including at the hotel
property immediately adjacent. The project would include nightlighting within the parking
facility and potentially with signage elements. The specific layout of the proposed exterior
lighting design for the development including fixture types would be subject to the City
review and approval. Proposed nightlighting would be pole-mounted and similar in type and
intensity to that used in nearby parking lots. The preliminary estimated average illuminance
620 Airport Boulevard Long-Term Parking Facility Initia] Study 13 ESA / 203409
ENVIRONMENTAL CHECKLIST
values on the project site provided by the proposed nightlighting is 3.66 foot-candlesz; this
value would not be expected to cause excessive spill light off-site.
The Burlingame Municipal Code requires that exterior lighting on all commercial properties
shall be designed and located so that the cone of light andlor glare from the lighting element
is kept entirely on the property or below the top of any fence, hedge or wall.
Potential glare from vehicular headlights from project traffic entering the site from Airport
Boulevard and from traffic circulating within the project site, would not cause significant
glare at off-site locations, because the traffc would be greatly shielded by the slopes,
vegetation and security fencing surrounding the project site.
Although no mitigation is required, the following lighting measures for the proposed
development would further minimize potential light and glare effects:
Measure:
• Non-glare fixtures which focuses the cone of light on site should be used for all exterior
lighting; and
Proposed project lighting shall be designed to avoid casting glare on off-site receptors
including adjacent hotel, office buildings, public streets and sidewalks, in accordance
with Burlingame Municipal Code Section 18.16210.
Z A"foot-candle" is a standard unit, established as reference, that is used when measuring quantity of light. One foot-candle
equals the total intensity of light that falls upon a one square foot surface that is placed one foot away from a point source of
light that equals one candle power.
620 Airport Boulevazd Long-Term Pazking Facility Initial Smdy 14 ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
II. AGRICULTURE RESOURCES: In deternuning
whether impacts to agricultural resources are
significant environmental effects, lead agencies may
refer to the California Agricultural Land Evaluation
and Site Assessment Model (1997) prepared by the
California Department of Conservation as an optional
model to use in assessing impacts on agriculture and
farmland. Would the project:
Less Than
Significant
Poten[ially 4Vith
Significant Mitigation
Impact Incorporation
Le.ss Than
Signi�icant No
/mpact Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use? ❑ ❑ � �
b) Conflict with existing zoning for agricultural use,
or a Williamson Act contract?
c) Involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of Farmland, to non-agricultural
use?
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II. AGRICULTURAL RESOURCES
II.a-c No Impact. The project site is not located on or near any agricultural land. The project site,
as with the majority of developed land in Burlingame, is designated Urban and Built-Up Land
by the California Department of Conservation (Department of Conservation, 2000). Thus,
the project would not convert any prime farmland, unique farmland or Farmland of Statewide
Importance; would not conflict with existing zoning for agricultural land; or involve any
changes to the environment that could result in conversion of farmland.
620 Airport Boulevard Long-Term Parking Facility Initial Study I S ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
Potentially
Signi/�icant
Impact
Less Than
Significant
Wirh
Mitigation
Incorporation
Less Than
Significant No
/mpact Im act
III. AIR QUALITY: Where available, the significance
criteria established by the applicable air quality
management or air pollution control district may be
relied upon to make the following deternunations.
Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
region is non-attainment under an applicable
federal or state ambient air quality standard
(including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant
concentrations?
e) Create objectionable odors affecting a substantial
number of people?
III. AIR QUALITY
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III.a-d Construction
Less than Significant with Mitigation Incorporation. Construction of the project is
anticipated to occur over a three-month period. The proposed area of grading is
approximately 3.70 acres. Project construction could generate substantial amounts of fugitive
dust. Dust emissions would vary from day to day, depending on the level and type of
activity, silt content of the soil, and the prevailing weather. A large portion of the total
construction dust emissions would result from equipment and motor vehicle traffc over the
project site. Other sources of fugitive dust during construction would include earth
movement, grading, and wind erosion from exposed surfaces.
Project construction activities may result in significant quantities of dust in the absence of
mitigation measures, and as a result, local visibility and PM10 concentrations may be
adversely affected on a temporary and internuttent basis. This would be a signifcant effect
of the project.
With respect to the other emissions sources associated with project construction, their related
emissions are generally included in the emissions inventory that is the basis for regional air
quality plans and are not expected to impede attainment or maintenance of ozone and carbon
620 Airpon Boulevard Long-Term Parking Facility Ini[ial Smdy 16 ESA / 203409
ENVIRONMENTAL CHECKLIST
monoxide standards in the Bay Area (BAAQMD, 1999). Therefore, construction-related
emissions, other than dust, would not be significant.
Mitigation Measure III-1: Prior to commencement of grading andlor construction
activities, the project sponsor shall submit a dust abatement program for review and
approval of the City's NPDES (National Pollution Discharge Elimination System)
administrator and City Planning Department staff. The project sponsor shall require
the construction contractor to implement this dust abatement program. Elements of the
program shall include the following:
• Water all active construction areas at least twice daily;
• Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard (i.e., the minimum required space between the
top of the load and the top of the trailer);
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites;
• Sweep daily (preferably with water sweepers) all paved access roads, parking areas and
staging areas at construction sites;
• If visible soil material is carried onto adjacent public streets, the streets shall be swept
(preferably with water sweepers);
• Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more);
• Enclose, cover, water twice daily or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.);
• Limit traffic speeds on unpaved surfaces to 15 miles per hour;
• Install sandbags or other erosion control measures to prevent silt runoff to public
roadways;
• Replant vegetation in disturbed areas as quickly as possible; and
• Designate a person or persons to oversee the implementation of a comprehensive dust
control program and to increase watering, as necessary.
The above list of ineasures is recommended by BAAQMD as feasible control measures to
reduce construction dust emissions. With implementation of these mitigation measures, the
residual effect would be less than significant.
Operation
Less Than Significant Impact. During operation of the project, the project would generate
emissions from mobile sources, primarily from patron vehicles and operation of shuttle
vehicles. As discussed in the project description, there would be no increase in employees,
and therefore no associated increase in employee vehicle trips, compared to existing
conditions. No increase in the existing Hotel Airport Shuttle vehicle fleet (the proposed
shuttle service provider for the long-term parking facility) is anticipated to serve the project,
although it is reasonable to assume that existing shuttles would make either link or new trips
to serve the project site. It should be noted that the Hotel Airport Shuttle fleet that would
serve the project would consist of 30-seat capacity buses with, compressed natural gas (CNG)
engines. CNG buses have cleaner-burning engines compared to conventional diesel buses,
and correspondingly, generate considerably lower air emissions, particularly with NOx and
PM.
The total daily vehicle trip generation for the project is conservatively estimated at
approximately 250 daily one-way trips. This addition of daily vehicle trips would result in
620 Airport Boulevard Long-Term Parking FaciGty Initial Smdy 1% ESA / 203409
ENVIRONMENTAL CHECKLIST
emissions that would be well below the applicable signiiicant thresholds levels for any
criteria air pollutants, including NOx, PM10, ROG, SOx, and CO. Any incremental increases
in CO concentrations at local intersections would also remain well below state and federal
standards, and therefore would be considered less than significant. Furthermore, the project's
contribution to cumulative increases in emissions would not be cumulatively considerable.
III.e No Impact. There are no anticipated activities associated with site development that would
be expected to be a significant source of new, objectionable odors.
620 Airport Boulevard Long-Term Parking Facility Ini[ial Study 1 g ESA / 203409
Issues (and Supporting Information Sources):
IV. BIOLOGICAL RESOURCES -- Would the
project:
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special-
status species in local or regional plans, policies,
or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service?
ENVIRONMENTAL CHECKLIST
Less Than
Significant
Potentially With Less Than
Signif�cant Mitigation Significant No
Imoact /ncorporation Impact Impacr
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b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service? ❑
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means? ❑
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites? ❑
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
fl Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
IV. BIOLOGICAL RESOURCES
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IV.a No Impact. Consultation with the California Department of Fish and Game's (CDFG)
California Natural Diversity Data Base (CNDDB, 2003) and the California Native Plant
Society's (CNPS) Electronic Inventory of Rare and Endangered Vascular Plants of California
were conducted for special status species in the U.S. Geological Survey San Mateo 7.5 minute
quadrangle. ESA biologists also conducted field reconnaissance surveys of the immediate
project site and local surrounding vicinity on May, 2001 and November, 2003.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 19 ESA / 203409
ENVIRONMENTAL CHECKLIST
The site consists primarily of large, barren topographic depression composed of imported fill
material. This basin bottom is graded and is surrounded on three sides by moderately
vegetated slopes. Vegetation within the basin consists of low grasses such as soft chess
(Bromus hordeaceous) and ripgut grass (Bromus diandrus), with black mustard (Brassica
nigra) and coyote bush (Baccharis pilularis) growing on the surrounding upland areas. The
native pacific gum plant (Grindelia stricta) occurs as a planted ornamental species in the upper
portions of the basin alongside the native shrub coyote bush. Few wildlife species were
observed on the site, and based on the overall lack of habitat, those expected to occur on the
site would only consist of common, disturbance-adapted species. Such bird species include
house fnch (Carpodacus mexicanus), English sparrow (Passer domesticus), and rock dove
(Columba livia), and perhaps house mouse (Mus musculus) and California vole (Microtus
californicus). Due to its constructed origin and history of disturbance, the project site itself
has no potential to support special status plant or wildlife species.
Anza Lagoon, a manmade lagoon, lies to the north and west of the project site. The San
Francisco Bay shoreline adjacent to the project area and at Anza Lagoon is fortified with large
boulder riprap, and is largely unvegetated. Plants that interspersed with the riprap along the
shoreline include saltgrass (Distichlis spicata) and non-native ice plant (Carpobrotus
chilensis). Aquatic birds such as mallard duck (Anas platyrhynchos) and snowy egret (Egretta
thula) commonly forage in shallow shoreline habitats in Anza Lagoon, while species such as
double-crested cormorant (Phalacrocorax auritus), common loon (Gavia immer), and
California gull (Larus californicus) forage in deeper Bay waters. Of these aquatic birds,
mallard ducks may nest in upland habitats immediately adjacent the bay shoreline. Like most
native birds, active nests for these species are protected by the Migratory Bird Treaty Act. The
project would not have an effect on foraging or nesting of any of these species. Additionally,
the project would not have any impacts on common or special status wildlife species in Anza
Lagoon.
Special Status Wildlife
Based upon database searches, ESA's expert in-house knowledge of local species'
distributions, and surveys of the project site and adjacent areas, no special status plant or
wildlife species were identiiied in the local project vicinity. Several wildlife and plant species
that are reported within five miles of the miles of the project are considered below on an
individual basis.
California Clapper Rail: The California clapper rail (Rallus longirostris obsoletus), listed as
endangered by the U.S. Fish and Wildlife Service (USFWS) and the California Department of
Fish Game (CDFG), nests and forages in salt and brackish water marshes. This species
typically occurs in gradually sloped shoreline marshes that support perennial pickleweed
(Salicornia virginica) and/or Pacific cordgrass (Spartina foliosa). The adjacent shoreline is
fortiiied with riprap and does not provide any of the habitat components required by this
species. Based on the lack of habitat in the project vicinity, California clapper rail is not
expected to nest or feed in shoreline habitats near the project area.
Western Snowy Plover: The Western snowy plover (Charadrius alexandrius nivosus), listed
as threatened by the USFWS, utilizes sandy beaches, salt pond levees and shores of large
alkali flats for nesting and foraging. Due to the absence of suitable habitat and ongoing local
disturbances (e.g., grading) this species is not present on or near the project area.
Salt Marsh Harvest Mouse: The salt marsh harvest mouse (Reithrodontomys raviventris
raviventris) is listed as endangered by the USFWS and CDFG. This species inhabits saline
620 Airport Boulevard Long-Term Parking Facility Initial Study 2� ESA / 203409
ENVIRONMENTAL CHECKLIST
emergent wetlands dominated by dense stands of perennial pickleweed in the San Francisco
Bay and its tributaries. There is no pickleweed habitat that would support this species on or
near the project site.
Myrtle's Silverspot: Myrtle's silverspot butterfly (Speyeria zerene myrtleae), listed as
endangered by the USFWS, is restricted to costal dunes, scrub, and grasslands that support the
larval foodplant, western dog violet (Viola adunca). The project site consists entirely of
imported fll and does not support the host plant, thus there is here is no potential for Myrtle's
Silverspot on the site.
California Red-Leg ed Fro� California red-legged frog (Rana aurora draytonii), listed as
threatened by the USFWS, inhabits marshes, lakes, reservoirs, ponds, and slow-moving
streams. This frog breeds in seasonal or permanent water bodies with an average depth
roughly greater than two feet. There is no aquatic breeding habitat for California red-legged
frog in the local project vicinity, therefore this species is considered absent from the project
site.
Other Snecial Status Species: A colony of monarch butterflies (Danaus plexippus) was
identified in 1987 roughly 0.5 mile south of the project site at Coyote Point (CNDDB, 2003).
The eucalyptus trees at Coyote Point provide a roost site for this species; however, no
eucalyptus or other suitable roost sites occur on or adjacent to the project site. As a result,
monarch butterfly colonies would not occur on or adjacent to the project site.
Special Status Plants
Because the project site consists primarily of earthen fill, the project site would not support
special status plant species. Thus, no impacts would occur to special status plants.
IV.b No Impact. No riparian habitat occurs on or adjacent to the project site, thus impacts would
not occur to this habitat type. The project would not otherwise affect any sensitive natural
communities.
IV.c No Impact. The potential presence of jurisdictional wetlands was assessed during biological
reconnaissance surveys of the project site. Based on this assessment, jurisdictional wetlands
do not occur on the project site. As a result, no impacts will occur to these resources.
IV.d No Impact. The project site does not support any native resident or migratory fish or wildlife
species, and does not provide a migratory conidor or nursery sites for any species. Due to its
disturbed condition, few native or introduced wildlife species occur on the site. As a result,
project activities will not inhibit the local or regional movement of wildlife. Because impacts
are localized to the immediate project site, the project would not affect habitat for fish or
wildlife species in San Francisco Bay or Anza Lagoon.
IV.e Less Than Significant Impact. The San Francisco Bay Conservation and Development
Commissions (BCDC) jurisdiction (the first 100 feet of the mean high tide line of San
Francisco Bay) covers small areas of the north and west portions of the project site. The
proposed construction would involve approximately 2,275 cubic yards of material to be cut
and iilled, some of which would occur within the BCDC jurisdiction on the site. As proposed,
a landscaped setback and a portion of the proposed paved access road and parking lot would
occur within BCDC's jurisdiction. Prior to construction, the project would be required to
consult with BCDC to satisfy any applicable pernutting conditions. Such efforts would ensure
that applicable shoreline development regulations would be adhered to. As a result, the
620 Airport Boulevard Long-Term Parking Facility Initial Study 21 ESA / 203409
ENVIRONMENTAL CHECKLIST
proposed project would not conflict with local policies or ordinances regarding biological
resources.
IV.f No Impact. Habitat Conservation Plans (HCPs) are established under Section 10 of the
federal Endangered Species Act; Natural Community Conservation Plans (NCCPs) are
established by the California Resources Agency under the Natural Community Conservation
Planning Act of 1991. These are plans developed specifcally to address the impact of a listed
species or natural communities in an area, and establish measures to mitigate a project's
impact and the funding that will be available. The project site is not located within the area of
adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved
local, regional or state habitat conservation plan.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 22 ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
V. CULTURAL RESOURCES -- Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
§ 15064.5?
b) Cause a substantial adverse change in the
significance of a unique archaeological resource
pursuant to § 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
V. CULTURAL RESOURCES
Less Than
Significant
Potentially Witk Less Than
Signifirant Mitigation Significant
bnpact Incor�oration Impact
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No
lmpact
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V.a-d Less Than Significant With Mitigation Incorporation. The project site and adjacent land
areas were reclaimed from the San Francisco Bay by filling in the early 1960's. It is not
known whether the areas near the original margins of the Bay shoreline in the project vicinity
contain archaeological resources, including shellmound sites. Minimal subsurface
disturbance of site soils would occur during site grading and construction of the proposed
project. Nevertheless, there is the possibility that buried archaeological deposits could be
present, and accidental discovery could occur.
Mitigation Measure V-1: If archaeological remains are uncovered, work at the place of
discovery should be halted immediately and a qualified archaeologist retained to
evaluate the find. Accidental discovery of archaeological deposits could require
additional archaeological investigations to determine the significance of the find.
Mitigation Measure V-2: If human remains are encountered during project
construction, the San Mateo County Coroner's Office will be notified immediately. The
coroner will determine if the remains are those of a Native American, and if they are,
will notify the Native American Heritage Commission. The Native American Heritage
Commission will make a determination regarding the individual's "most likely
descendant" who will then make recommendations for the disposal of the remains. The
Native American Heritage Commission will mediate contlicts between the project
proponent and the most likely descendant. Accidental discovery of human remains
could require additional investigations to determine if other graves are present.
With implementation of these mitigation measures, the impact would be reduced to a less
than signifcant.
620 Airport Boulevazd Long-Term Parking Facility Ini[ial Smdy 23 FSA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of
topsoil?
Less Than
Significant
Potentially With Less Than
Significant Mitigation Signi,ficant No
Imoart Incorporation Impact ImDact
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c) Be located on geologic unit or soil that is unstable,
or that would become unstable as a result of the
project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction, or collapse? ❑
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
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VI. GEOLOGY AND SOILS
The basin-shaped project site is located along the shoreline of San Francisco Bay on artificial
fill. Ground surface topography at the bottom of the basin on the project site is relatively
level, with a raised levee along the perimeter of Anza Lagoon near the north and west
property boundary. Site elevations range from mean sea level on the basin floor to
approximately nine feet above mean sea level (amsl) along the levee crest in the northwest
corner of the site.
620 Airport BoWevard Long-Term Parking Facility Initial Study 24 FSA / 203409
ENVIRONMENTAL CHECKLIST
VI.a(i) Less than Signi�cant Impact. The project site is not located in an Alquist-Priolo
3
Earthquake Fault Zone or on or immediately adjacent to an active or potentially active fault.
The Alquist-Priolo Earthquake Fault Zoning Act requires the delineation of zones by the
California Department of Conservation, Geological Survey (CGS, formerly known as the
California Division of Mines and Geology [CDMG]) along sufficiently active and well-
defined faults. The purpose of the Act is to restrict construction of structures intended for
human occupancy along traces of known active faults; Alquist-Priolo Zones therefore
designate areas most likely to experience surface fault rupture, although fault rupture is not
necessarily restricted to those specifically zoned areas. The nearest active faults are the San
Andreas, located 4 miles west, and the Hayward, located 15 miles east. Other nearby active
Bay Area faults include the San Gregorio-Hosgri fault, located 15 miles west, and the
Calaveras Fault, located 22 miles east (ALB Associates, 2003a, and Jennings, 1994). As the
project site is not located in an Alquist-Priolo Earthquake Fault Zone or on or immediately
adjacent to an active fault, fault rupture hazards associated with the proposed project are
considered less than significant.
VI.a(ri,iii) Less than Significant Impact with Mitigation Incorporation. Burlingame and the larger
San Francisco Bay Area are located in a seismically active region. Recent studies by the
United States Geological Survey (USGS) indicate there is a 63 percent likelihood of a Richter
magnitude 6.7 or higher earthquake occurring in the Bay Area in the next 30 years (USGS,
2003). The project site could experience a range of ground shaking effects during an
earthquake on one of the aforementioned Bay Area faults. Ground shaking levels could be
intensified by the nonengineered artificial fill that cuirently overlies the project site. A
characterstic earthquake on the San Andreas fault could result in violent (Modified Mercalli
Index IX) ground shaking intensities.4 Ground shaking of this intensity could result in
breakage of underground pipes and conspicuous ground cracking (ABAG, 2003a). Potential
ground shaking hazards on the project site are limited by the nature of the project, as no
structures would be built.
However, the proposed project is separated from San Francisco Bay and Anza Lagoon along
the northern and western site boundary by a levee constructed in the 1970's by Harding
Lawson Associates (HLA). The levee has a crest height of approximately nine feet amsl, is
approximately 40 to 60 feet wide at its base and narrows at the crest to a width of
approximately 10 feet (Treadwell and Rollo, 2003). The proposed project would recontour
the existing levee slopes along the western portion of the project site through grading
activities in order to construct the proposed parking lot access ramp and the southwest corner
of the parking lot.
Previous geotechnical investigations at the project site have noted that HLA's levee design
incorporated a slope stability analysis (ALB Associates, 1993b). Slope stability is usually
An active fault is defined by the State of California as a fault that has had surface displacement within Holocene time
(approximately the last 10,000 years). A potentially active fault is defined as a fault that has shown evidence of surface
displacement during the Quaternary (last 1.6 million years), unless direct geologic evidence demonstrates inactivity for all of
the Holocene or longer. This definition does not, of course, mean that faults lacking evidence of surface displacement are
necessarily inactive. Suff ciently active is also used to describe a fault if there is some evidence that Holocene displacement
occurred on one or more of its segments or branches (Hart, 1997).
Shaking intensity is a measure of ground shaking effects at a particular location, and can vary depending on the overall
magnitude of the earthquake, distance to the fault, focus of earthquake energy, and type of underlying geologic material. The
Modified Mercalli (MM) intensity scale is commonly used to measure earthquake effects due to ground shaking. The MM
values for intensity range from I(earthquake not felt) to XII (damage nearly total). The concept of "characteristic"
earthquake means that we can anticipate, with reasonable certainty, the actual earthquake that can occur on a fault.
620 Airport Boulevard Long-Term Parking Facility Initial Study 25 ESA / 203409
ENVIRONMENTAL CHECKLIST
expressed in terms of an index, referred to as the "factor of safety," which is typically deiined
as the forces that resist movement (the shearing strength available along a sliding surface)
divided by the shearing stresses that tend to produce failure along a surface (Hunt, 1984).
Slopes with a factor of safety of 1 or less are considered unstable. HLA's analysis concluded
a static factor of safety of 1.7 and a pseudostatic (seismic) factor of safety of 1.0 for a seismic
coefficient of 0.3g (ALB, 1993b).
Expected ground shaking intensities at a particular location is dependent upon several factors,
including underlying geologic materials, as the composition of soils, even those relatively
distant from faults, can intensify ground shaking. Site-specific analysis in past geotechnical
investigations on the project site calculated expected ground surface accelerations of 0.47g
from an earthquake on the North Coast section of the San Andreas Fault. This analysis was
based upon distance of the project site to known faults, peak bedrock acceleration, and
attenuation of bedrock acceleration based on local site conditions (ALB Associates, 1993a).
Based upon upwardly revised peak ground shaking estimates due to improved knowledge of
earthquakes and seismic effects since the original levee slope stability analysis was
performed in the 1970's, the existing levee slopes could fail in the event of a characteristic
earthquake (i.e., maximum moment magnititude) on the San Andreas Fault. This failure
would not necessarily result in complete levee collapse, but may result in slumping of slope
materials or even localized levee failure. The proposed recontouring of the existing levee
slope within the project site that would occur with the project would have the potential to
affect levee slope stability, if not properly designed. Therefore the following mitigation
measure shall be required:
Mitigation Measure VI-1: A site-specific, design-level geotechnical investigation shall be
prepared that assesses the impacts of proposed project modifications to the levee on
levee stability and any fill on site. The geotechnical investigation shall be conducted by
a California Certi�ed Geotechnical Engineer or Civil Engineer, and shall include an
analysis of expected ground motions along the San Andreas fault in accordance the 1997
Uniform Building Code (UBC) and the California Building Code (Title 24) additions.
Expected ground motions determined by a registered geotechnical engineer shall be
incorporated into the final design as part of the project. The imal seismic
considerations for the site shall be submitted to and approved by the City of Burlingame
Structural and City Engineers before grading permits are issued.
The proper design of proposed levee modifcations associated with the proposed project as
required by Mitigation Measure VI-1 would insure that the proposed project would not
adversely impact slope stability of the existing levee. However, this mitigation measure
would not correct slope instability in the event of a characterstic earthquake along any portion
of the levee. Therefore, the pre-existing potential for levee failure would remain. Localized
levee failure could result in temporary flooding of the parking lot and overwhelm the
proposed drainage system, particularly if the earthquake coincided with high tide. As the
proposed use of the project site is only proposed for long-term parking, and would not
contain any buildings, the presence of individuals on-site would be limited. Any potential
flooding on site would also have the potential to result in incidental flooding to the Sheraton
Hotel property to the east, including its subsurface parking garage. Although flooding could
occur in such an event, the potential for severe injury or death is unlikely. Therefore, with
mitigation identified above, potential ground shaking impacts would be less than significant.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 26 FSA / 203409
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Violent seismic ground shaking of intensity expected on the project site can also trigger
ground failures caused by liquefaction, potentially resulting in disruption of utility service
5
and roadway damage. Liquefaction potential is highest in areas underlain by shallow
groundwater and Bay fills, Bay Mud, and unconsolidated alluvium. The CGS has not
investigated the project site and surrounding area for potential designation as a Seismic
Hazard Zone for liquefaction. However, geotechnical investigations conducted on the project
site have determined that the high clay content of on-site fill minimizes potential liquefaction,
resulting in an overall low risk of occurrence (ALB, 2003b). Any potential fill imported to
the project site for the proposed project would be required to comply with soil engineering
standards that would be detailed in the geotechnical investigation and subsequent report
required by Mitigation Measure VI-1, above. The susceptibility of the existing levee to
seismic impacts is discussed above. Liquefaction impacts are therefore considered less than
signi�cant.
VI.a(iv) No Impact. The project site is located in an area of low relief with no significant slopes.
Thus, no impacts related to landslide hazards would be associated with project.
VI.b Less than Significant Impact. The proposed project would involve clearing and grading
prior to the installment of impervious surfaces. As the project site exceeds one acre in size,
the project applicant will be required to apply for coverage under the State General
Construction Permit in order to comply with federal National Pollutant Discharge Elimination
System (NPDES) requirements. As fully described in Hydrology, Section VIII, Mitigation
Measure VIII-1, the project applicant is required to develop and implement a Storm Water
Pollution Prevention Plan (SWPPP) in order to minimize potential erosion and subsequent
sedimentation of storm water runoff. This SWPPP would include Best Management
Practices (BMPs) to control erosion associated with grading, trenching, and other ground
surface-disturbing activities. In addition, the project applicant will be required to submit a
grading plan to the City of Burlingame, San Mateo Countywide Stormwater Pollution
Prevention Program (STOPP).
VI.c Less than Significant Impact with Mitigation Incorporation. Please refer to VI.a(i-iv).
VI.d Less than Significant Impact. Soils on the project site consist of at the project site consist
of artificial fill. The U.S. Department of Agriculture (USDA) Natural Resource Conservation
Service (NRCS) (formerly known as the Soil Conservation Service) has characterized on-site
soils as Urban Land-Orthens, reclaimed context. As these soils are fill, the USDA notes that
the composition can vary widely and include broken concrete, asphalt, and solid waste
(USDA, 1991). Borings conducted during previous geotechnical investigations at the project
site indicate appro�cimately 6 to 10 feet of fill consisting of gravels, silty, and clayey materials
exist on the site, underlain by several feet of Bay Mud (ALB, 1993b). The potential
expansivity of fill overlying the project site has not been characterized.
If expansive soils are present and not properly managed, potential damage would be limited
to cracking or other damage to parking lot pavement, which would not expose people or
structures to substantial adverse affects. However, the project applicant would be required to
obtain a grading pernut from the City of Burlingame. As required by grading provisions of
the 1997 Uniform Building Code (UBC) and the California Building Code (Title 24)
additions, a soils engineering report would be attached to the grading pernut which addresses
5 Liquefaction is the process by which saturated, loose, fine-grained, granular, soil, like sand, behaves like a dense fluid when
subjected to prolonged shaking during an earthquake.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 2% ESA / 203409
ENVIRONMENTAL CHECKLIST
adverse soil conditions that may affect the proposed project, including expansive soils.
Compliance with grading provisions of the UBC would minimize potential expansive soil
hazards to less than signifcant levels.
VI.e No Impact. No septic tanks or alternative subsurface wastewater disposal systems are
proposed as part of the project. Therefore, no project impact is associated with this issue.
620 Airport Boulevard Long-Term Parking Facility Initial Study 2g ESA / 203409
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Issues (and Supporting Information Sources):
VII. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
scnool?
Less Than
Signi/"icant
Potentially 4Vith Less Than
Significant Mitigation Significant No
bnpact Incorporation Impact Imnact
❑ o
❑ ❑
�
�
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment? ❑
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area? ❑
fl For a project within the vicinity of a private
airstrip, would the project result in a safety hazard
for people residing or working in the project area?
g) Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
❑■
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❑ ❑
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h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
internuxed with wildlands? ❑
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■ 1�
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/1
/1
VII. HAZARDS
VII.a-b Less than Significant Impact. A Phase 1 Environmental Site Assessment prepared for the
project site indicates that, based on a historical review and site reconnaissance, the project
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 29 ESA / 203409
ENVIRONMENTAL CHECKLIST
site does not pose an apparent environmental concern associated with past or current use.
Moreover, the Phase 1 indicates the project site is not located on selected Federal and State
regulatory hazardous materials lists, and that off-site properties in the project vicinity that are
on regulatory agency lists do not pose an environmental concern to conditions at the project
site (Law Engineering and Environmental Services, 1998).
Other investigations conducted at surrounding properties have indicated that there is the
potential for subsurface artifcial fill in the project vicinity to contain debris. This debris
could include hazardous materials that have adversely impacted soil or groundwater
conditions, potentially posing health risks to construction workers or future users of the site.
However, past geotechnical borings at the site have not encountered debris, and the proposed
project would only include limited grading and utility improvements (ALB, 1993b).
Potential health hazards are therefore minimized by the limited depth and extent of grading,
the absence of debris encountered during past on-site geotechnical investigations, and the
overall confined nature of the proposed project. Potential hazardous materials issues are
considered less than signifcant.
VII.c No Impact. There are no schools located within one-quarter mile of the project site.
VII.d No Impac� The project site is not located on a list of hazardous materials sites compiled
pursuant to Section 65962.5. The site, nor any facilities within a quarter mile of the site, are
on the California Office of Planning and Research (CORTESE) list (Law Engineering and
Environmental Services, 1998).
VII.e Less than Significant Impact. The project site is located within the San Mateo Counry
Comprehensive Airport Land Use Plan boundary, and therefore is subject to Section
21096(b) of the CEQA Guidelines, which requires that the lead agency use the Airport Land
Use Planning Handbook as a technical resource in the preparation of environmental
documents as they relate to airport safety. The site falls within the horizontal surface on the
San Francisco International Airport Imaginary Surfaces Height Restrictions Map, which has a
height restriction of 161 feet above sea level. The proposed project does not include a
structure and would fall well below the height limits of the San Francisco International
Airport Zone (San Mateo County City/County Association of Government, 1996).
VII.f No Impact. The project site is not located within the vicinity of a private airstrip.
VII.g No Impact. The project contains no elements that would impair or physically interfere with
an adopted emergency response plan or emergency evacuation plan. See also XIII, Public
Services, below, for a discussion on potential effects to fire and police protection.
VII.h No Impact. The project site is not located in an area subject to wildland fires.
620 Airport Boulevard Long-Term Parking Facility Initial Study 3� ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
VIII. HYDROLOGY AND WATER QUALITY --
Would the project:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would
not support existing land uses or planned uses for
which permits have been granted)?
Less Than
Significant
Potentially With L.ess Than
Significant Mitigation Signif�cant No
lmpact /ncorD�ration /moact Impact
❑ � ❑ ❑
❑ � ❑ ❑
c) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would result in substantial erosion of siltation on-
or off-site? ❑
d) Substantially alter the e�sting drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
fl Otherwise substantially degrade water quality?
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
����
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❑ �
❑ �
❑ �
❑ ❑
U
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam? ❑
j) Inundation of seiche, tsunami, or mudflow? ❑
620 Airport Boulevard Long-Term Parking Facility Initial Study 31
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ENVIRONMENTAL CHECKLIST
VIII. HYDROLOGY AND WATER QUALITY
Setting
The project site is located on the shoreline of San Francisco Bay, adjacent to Anza Lagoon.
The site consists of a depressed, graded and predominantly bare central area (approximately
at mean sea level) and protected by a levee approximately eight to nine feet in height along
the lagoon frontage portion of the property. Ground water occurs approximately two to four
feet below ground surface, although ground water elevations are tidally influenced. A test
well is located on-site.
The graded central area of the site currently collects and retains rain flows during the wet
seasons, and experiences flooding following rainfall events. The basin floor contains two- to
three-inch thick layer of sediment material that hardens once the water evaporates. The site is
currently drained by a temporary sump pump installed on the project site, which removes the
water and pumps it to an inlet located in the adjacent 600 Airport Boulevard property
(Sheraton Hotel). The on-site sump pump is operated and maintained by the Sheraton Hotel
building engineer.
The project site also contains an abandoned storm drainage system consisting of a series of
raised inlets partially connected to pipes. This was originally constructed to serve a previous
development anticipated for the site. However, this abandoned storm drain system does not
currently drain the site nor is connected to the adjacent 600 Airport Boulevard property or
any outfall.
VIII.a,c-f Less than Significant Impact with Mitigation.
Construction
The proposed project would including clearing and grading and other activities related to the
construction of a parking lot. During grading activities, erosion of on-site soils and imported
fill could result in sedimentation of storm water runoff from the project site. In addition,
hazardous materials related to construction activities and equipment such as oil and grease,
petroleum products, and paint would be stored and used on site in small quantities. The
storage and use of large quantities of hazardous materials is not expected to occur due to the
limited scale and scope of construction activities. Nevertheless, accidental release or poor
management of these materials could increase pollutant concentrations in storm water runoff.
As the project site exceeds one acre in size, the project applicant is required to apply for
coverage under the State General Construction Permit to comply with federal National
Pollution Discharge Elimination System (NPDES) regulations.
Impact VIII-1: The project applicant shall apply for coverage under the State General
Construction Permit to comply with federal NPDES regulations. The NPDES and State
General Construction Permit require the project applicant to develop and implement a
Storm Water Pollution Prevention Plan (SWPPP) that identi�es appropriate
construction BMPs in order to minimize potential sedimentation or contamination of
storm water runoff generated from the project site. The SWPPP would also be required
to include any additional measures ident�ed in San Mateo County's STOPP.
The SWPPP shall be prepared and specifed BMPs shall be implemented during construction
as part of the project, and potential degradation of water quality associated with project
construction is therefore reduced to a less than significant level through compliance with
NPDES permit regulations.
620 Airport Boulevard Long-Term Parking Facility lnitial Study 32 ESA / 203409
ENVIRONMENTAL CHECKLIST
Operation — Drainage
The proposed project would increase storm water runoff from the project site through the
installation of impervious surfaces. Storm water runoff occurring on the project site is
proposed to collected through a new on-site storm drain system. The applicant's project
engineer completed a hydrologic and hydraulic analysis to deternune the peak demand of the
system based on a 30-year flood event, using San Mateo County Intensity-Duration-
Frequency (IDF) curves, precipitation records for the City of Burlingame, and a review of the
City storm drainage master plan; and to determine the resulting capacity required for the
proposed on-site storm drainage system.
As discussed in Project Description, the storm water would be collected in eight inlets on the
project site. Storm drain pipes ranging between eight and 15 inches in diameter would direct
these storm flows to a 15-inch diameter storm drain along the west property boundary, which
would then carry the storm flows off-site to an existing 21-inch City reinforced concrete
storm drainage pipe in Airport Boulevard (these flows would be ultimately discharged to the
San Francisco Bay). Two pumps would be installed in a parallel connection on-site [each
providing 1,650 gallons per minute (gpm) pumping capacity, for a total pumping capacity of
3,300 gpm], to pump on-site storm flows off-site. The proposed storm drain system, as
designed and sized, would have sufficient capacity to adequately accommodate 30-year peak
event flows on the project site (Perez 2004; Luzuriaga Taylor, Inc., 2004).
The City's storm drain in the vicinity was designed to accommodate the proposed project
loads and other anticipated future development along AirpoR Boulevard. Consequently, the
projected increased volume and rate of stormwater discharged from the project site would not
exceed the capacity of the City's storm drain system (Luzuriaga Taylor, Inc., 2004).
Operation — Water Quality
However, the proposed project could result in an increase of non-point source pollutants
being directly discharged to San Francisco Bay. Pollutants of concern typically found in
urban runoff include sediments, nutrients, pathogens, oxygen demanding substances,
petroleum hydrocarbons, heavy metals, toxic pollutants, floatables, and synthetic organics
(pesticides, herbicides, PCBs, etc.). Pesticide and herbicide application to grass and
agriculture also contributes significantly to nutrient loading in surface waters. Due to the
type of vegetation proposed for landscaping (ice plant), the expected use of pesticides or
herbicides for landscape maintenance is negligible. However, automobile use associated with
the proposed project could result in the discharge of contaminated stormwater runoff to the
City's storm drain system, and eventually discharged to San Francisco Bay. In order to
reduce potential increases in petroleum hydrocarbons and other pollutants in storm water
runoff, the following mitigation measure shall be implemented:
Mitigation Measure VIII-2: The project storm drainage system shall be designed and
constructed in accordance with the STOPPP NPDES permit, including all provisions to
the C.3 requirements, to reduce long-term water quality impacts from potentially
contaminated runoff. The project sponsor shall provide a plan for long-term operations
and maintenance of the oil and sediment separator or absorbent �lter systems including
but not limited to the operating schedule, maintenance frequency, routine service
schedule, specific maintenance activities, and the effectiveness of the water treatment
systems. The performance of the filters shall be monitored regularly by the project
applicant or a third party to determine the effectiveness of the water treatment and
conclusions reported to the City. To further help minimize and prevent the amount of
620 Airport Boulevard Long-Term Parking Facility Initia] Smdy 33 ESA / 203409
ENVIRONMENTAL CHECKLIST
pollutants entering the storm drain system, the project sponsor shall implement Best
Management Practices and source control measures that shall include, but are not
necessarily limited to, regular street sweeping by mechanized equipment, proper clean-
up of soil debris following landscape work or small scale construction, available trash
receptacles, regular trash collection and the application of absorbent material on oil and
fuel leaks from automobiles.
Mitigation Measure VIII-3: During operation of the project, the project sponsor shall
implement a program for regularly collecting and properly disposing of litter and
debris that may accumulate on the project site.
Mitigation Measure VIII-4: In order to maintain the existing on-site well for potential
use for any future long-term development on the project site, the well head elevation
shall be modified if needed in accordance with proposed project grading and
construction plans and a new well vault shall be installed in accordance with San Mateo
County water well standards to prohibit infiltration of storm water contaminants and
prevent potential damage to the well casing.
VIII.b Less than Significant Impact. The proposed project would involve paving the majority of
the project site, thereby preventing the absorption of precipitation and recharge of shallow
groundwater. Prior to the 1970's, the project site was part of San Francisco Bay. Due to the
site's proximity to the existing shoreline of San Francisco Bay and Anza Lagoon, shallow
groundwater underlying the project site is tidally influenced and likely high in salt (sodium)
content. Shallow groundwater underlying the project site and the surrounding vicinity is
therefore not used. A test well was installed on the project site in February 1993 for potential
irrigation uses. The well was installed to a depth of 237 feet below ground surface (bgs), and
screened between 90 and 200 feet bgs to allow iniiltration of non-shallow groundwater.
Groundwater samples collected in 1993 indicated elevated minerals, sodium, hardness, and
pH concentrations (ASE Drilling, Inc., 1993). The well has not been used for irrigation or
water supply since its installation, and the proposed project would not draw upon this well for
irrigation of proposed landscaping. Water supply for the proposed project and the City of
Burlingame is largely drawn from sources in the Sierra Nevada Mountains (City of
Burlingame, 2000). Therefore, the proposed project would not deplete groundwater supplies,
or interfere with established or planned groundwater uses, resulting in a less than significant
impact.
VIII.g-h No Impact. The project property is not located within a 100-year flood zone as mapped on
the Federal Emergency Management Agency Flood Insurance Rate Map, and would not
include the construction of housing or other structures (Environmental Systems Research
Institute, Inc., 2003).
Refer to the Setting for a discussion of existing flooding instances on the site, and VIII.a,c-f
for a discussion of proposed on-site drainage improvements.
VIII.i Less than Significant Impact with Mitigation. The proposed project is separated from San
Francisco Bay and Anza Lagoon along the northern and western site boundary by a levee.
Refer to Geology and Seismicity section VI.a(ii) for an analysis of ground shaking and
potential levee instability.
VIII j Less than Significant Impact. Tsunamis (seismic sea waves) are long period waves that are
typically caused by underwater disturbances (landslides), volcanic eruptions, or seismic
620 Airport Boulevard Long-Term Parking Facility lnitia] Smdy 34 ESA / 203409
ENVIRONMENTAL CHECKLIST
events. Areas that are highly susceptible to tsunami inundation tend to be located in low-
lying coastal areas such as tidal flats, marshlands, and former bay margins that have been
artificially filled but are still at or near sea level, such as the project site.
Tsunamis have been recorded in San Francisco Bay by the National Oceanographic and
Atmospheric Administration (formerly U.S. Coast and Geodetic Survey). The highest wave
that has been recorded for the Bay occurred in March 1964 as a result of the Alaskan
earthquake. This wave reached a height of 7.5 feet just beyond the Golden Gate Bridge at
Fort Point. The San Mateo County General Plan delineates areas susceptible to tsunami
inundation based upon a USGS map that depicts a 20-foot runup along coastal areas and at
the Golden Gate Bridge, estimated to occur once every 200 years. Wave heights are
estimated to attenuate to approximately 4 feet at Ravenswood Point (Ritter and Dupre, USGS,
1972, as cited in San Mateo County, 1986). As the project site is bounded by a levee with a
crest height of at least 8 feet amsl, potential tsunami impacts are considered less than
significant.
A seiche is a free or standing wave oscillation(s) of the surface of water in an enclosed or
semi-enclosed basin, such as San Francisco Bay, that may be initiated by an earthquake.6
Due to the relatively large size of San Francisco Bay and its outlet to the Pacifc Ocean, the
hazard of seiche waves is interpreted to be low. In addition, there is no historic record of
such waves occurring in San Francisco Bay during recent strong earthquakes. Potential
seiche hazards are therefore considered less than signiiicant.
� The `sloshing' produced by seiches within enclosed water bodies commonly occurs during earthquakes on a small-scale in
swimming pools.
620 Airport Boulevard Long-Term Parking Facility Ini[ial Smdy 3$ ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
IX. LAND USE AND PLANNING -- Would the
project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (including, but not limited to the
general plan, specific plan, local coastal program,
or zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
IX. LAND USE AND PLANNING
Less Than
Significant
Potentially 4Vith Less Than
Signi�icant Mitigation Signifzcant
Impact Incorporation Impact
❑ ❑ �
❑ ❑
❑ ❑
No
Impact
■❑
� ❑
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IX.a Less Than Significant Impact. The existing site is vacant and fenced along its perimeter,
preventing public access through it. The proposed project would also include a security fence
encircling the site. However, the proposed project would not create any physical or
psychological barrier in the project vicinity, nor divide an established community.
IX.b Less Than Signi�cant Impact. The project site is designated for Commercial Recreation,
Restaurant and Hotel by the Burlingame Bayfront Specific Area Plan. The land use plan
allows long-term parking uses as an interim use. The C-4, Waterfront Comrnercial zoning
permits long-term parking uses with a conditional use pernut, meeting the following criteria:
- the sole purpose of the use is the parking for one day or longer of vehicles using SFO;
- a minimum site size of three acres;
- pernut limited to five years;
- no more peak-hour vehicle trips are generated that allowed by the traffic analyzer for the
land use designated for the site in the General Plan;
- the Design Guidelines for Bayfront Development and BCDC public access requirements
are met; and
- no parking is within a structure above or below grade.
As discussed in XV, Transportation and Traffic, the proposed project would generate
substantially less peak-hour trips than that allowed by the traffic analyzer for the General
Plan land use designation for the site. Furthermore, the project as proposed would contain
adequate landscaping to comply with all of the Zoning Code and Design Guidelines criteria.
The proposed project would require approval from BCDC for encroachment within its
jurisdiction. As part of this approval, BCDC could require additional conditions from the
applicant to offset potential effects from encroachment of the use within the BCDC
jurisdiction.
IX.c No Impact. The project site is not located within the area of an adopted habitat conservation
plan or natural community conservation plan. Se N.f, under Biological Resources, above.
620 Airport Boulevard Lo�g-Term Parking Facility Initial Smdy 36 FSA / 203409
ENVIRONMENTAL CHECKLIST
Less Than
Significant
Potenrially With Less Than
Signiftcant Mitigation Significant No
Issues (and Supporting Information Sources): rmpa�r Incorporation Impact Impact
X. MINERAL RESOURCES -- Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state? ❑ ❑ ❑ �
b) Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific plan or
other land use plan? ❑ ❑ � �
X. MINERAL RESOURCES
X.a-b No Impact. The project site is recent (1960's) bay fill. The site does not contain mineral
resources, nor does the project site support locally important mineral resources. The
proposed project would not result in the loss of availability of any locally-important mineral
resource.
620 Airport Boulevard Long-Term Parking Facility Ini[ial Smdy 3% FSA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
XI. NOISE -- Would the project result in:
NOISE
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies? �
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise
levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
fl For a project within the vicinity of a private
airstrip, would the project expose people residing
or working in the project area to excessive noise
levels?
XI
Less Than
Significant
Potentially Wirh
Significant Mitigation
Impact Incorporation
Less Than
Signifzcant No
lmpact Impac•t
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Setting
Environmental noise is usually measured in A-weighted decibels (dBA).� Environmental
noise typically fluctuates over time, and different types of noise descriptors are used to
account for this variability. A typical noise descriptor includes the energy-equivalent noise
level (Leq).g
� A decibel (dB) is a unit of sound energy intensity. Sound waves, traveling outward from a source, exert a sound pressure
level (commonly called "sound level") measured in dB. An A-weighted decibel (dBA) is a decibel corrected for the variation
in frequency response to the typical human ear at commonly encountered noise levels.
g Leq, the energy-equivalent noise level (or "average" noise level), is the equivalent steady-state continuous noise level which,
m a stated period of time, contains the same acoustic energy as the time-varying sound level that actually occurs during the
same period. CNEL is a weighted 24-hour average noise level. With the CNEL descriptor, noise levels between 10:00 p.m.
and 7:00 a.m. aze adjusted upwazd by 10-dBA to take into account the greater annoyance of nighttime noise as compared to
daytime noise. The CNEL descriptor also incorporates a 5-dBA upward adjustment for eveni�g noise between 7:00 p.m. and
10:00 p.m.
620 Airport Boulevard Long-Term Parking Facili[y Initial Study 3g ESA / 203409
ENVIRONMENTAL CHECKLIST
The noise environment surrounding the project site is dominated by noise from U.S. 101 and
Airport Boulevard. Aircraft noise associated with the San Francisco International Airport is
also a contributing factor to the local noise environment. The project site is located in an area
generally consisting of office, hotel other commercial land uses, which are not normally
considered noise-sensitive; and recreational uses (including Bay Trail and Anza Lagoon).
The nearest sensitive residential uses land uses are multi-family residences on Rollins Road
on the south side of U.S. 101 (approximately 1,000 feet south of the project site).
Local noise levels are regulated by general plan policies and by enforcement of Noise
Ordinance standards. The Burlingame General Plan contains a Noise Element that
establishes noise exposure standards for land use compatibility. For commercial land uses,
the maximum acceptable outdoor noise level is 65 dBA, CNEL, and for passively used open
space is 45 dBA, CNEL.
24-hour measurements taken on the project site indicate an existing noise level of 70 dBA,
CNEL, in the southwest corner of the project site, and a noise level of 64 dBA, CNEL along
the north border of the project site. Based on these measurements, it is estimated the majority
of the project site currently exceeds the maximum acceptable outdoor noise level for
commercial uses. It can also be inferred from these measurements that the recreational uses
in the immediate vicinity of the project site (e.g., along Bay Trail) also currently exceed the
maximum acceptable outdoor noise level for open space.
XI.a,d Construction
Less than Significant with Mitigation Incorporation. Construction of the project would
include clearing and grading of the site, utility installation, paving and site landscaping.
These construction activities would result in temporary and internuttent increases in noise
levels. Construction noise levels at or near locations on the project site would fluctuate
depending on the particular type, number and duration of use of various pieces of equipment
on the site. The effect of construction noise would depend on how much noise would be
generated by construction, the distance between construction activities and the nearest noise-
sensitive uses, and the existing noise levels at those uses.
Typical noise levels generated by backhces for ground clearing activities is 85 Leq, and
typical noise levels generated by scrapers for excavation is activities is 88 Leq (estimates
correspond to a distance of 50 feet from the noisiest piece of equipment with a given phase,
and 200 feet from the other equipment in that phase). Noise from construction activities
generally attenuates (decreases) at a rate of 6 to 7.5 dBA. Assuming an attenuation of 6 dBA
per doubling of distance, construction noise from the noisiest pieces of equipment would
generate outdoor noise levels of approximately 63 Le9 at the location of nearest residences.
Given the substantial buffer between the project site and the residential neighborhood (with
interceding noise-generating uses, including Airport Boulevard, U.S. 101 and Rollins Road),
and because existing daytime outdoor noise levels near these residences are on the order of
73dBA (primarily due to noise currently generated on U.S. 101), proposed daytime
construction work would not significantly alter the existing noise environment at the nearest
residences.
Project construction noise would be noticeable to users of the nearby recreational areas. The
predominant recreational use in the immediate vicinity of the project site is the Bay Trail,
which is set back approximately five and 80 feet from the project site. As discussed above,
existing ambient noise levels at this location already exceed City noise standards for
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 39 ESA / 203409
ENVIRONMENTAL CHECKLIST
passively used open space. Construction-generated noise would be perceived as an
annoyance by trail users in the project vicinity. However, since the use of this trail is
predominantly transient in nature (walkers/joggers), resultant noise effects to users would be
brief in duration.
While commercial uses are considered less sensitive than residential and recreational uses for
noise, they would also be potentially affected by noise during the project construction. The
most noise sensitive period for offices and hotel conference room space is typically daytime
business hours, when those uses are most likely to be utilized. Hotel guest rooms would be
considered most sensitive during evening and nighttime hours, when guests are more likely to
occupy and use the rooms for sleeping. Since construction is only proposed during daytime
hours, and the predominant use of the adjacent commercial uses is indoors, the potential
effect of construction on indoor day noise levels at these commercial uses would be
considered the critical factor. The nearest commercial uses to the project site are the DHL
office building (nearest point of building is approximately 250 feet west of the project site),
and the Sheraton Hotel building (located approximately 200 feet east of the project site).
When considering the distance between the site and these uses, and the noise attenuation
features incorporated into the designs of these building (e.g. double-paned, non-opening
windows), although the temporary construction-generated noise may be audible within these
commercial uses, it would not be of a level that would interfere with normal speech and
business operations. Given the relatively small total amount of earthwork and construction
required for the proposed project, these temporary noise effects would be considered less than
signifcant.
Mitigation Measure XI-1: To reduce construction noise effects, the applicant shall
require the construction contractor to limit noisy construction activities to the least
noise-sensitive times of the day and week (i.e., Monday through Friday, 7:00 a.m. to
6:00 p.m.; and Saturday,10:00 a.m. to 5:00 p.m.; none on Sunday and holidays).
Mitigation Measure XI-2: The applicant shall require contractors to muftle all
equipment used on the site and to maintain it in good operating condition. All internal
combustion engine-driven equipment shall be fitted with intake and exhaust mufflers
that are in good condition. This measure should result in all non-impact tools
generating a maximum noise level of no more than 85dBA when measured at a distance
of 50 feet.
Mitigation Measure XI-3: Applicant shall require contractors to turn off powered
construction equipment when not in use.
Operation
Less Than Signi�cant Impact. The proposed drainage system would include two electric
sump pumps on-site. During storm events, these electric pumps would operate to pump
storm water collected on-site to the City storm water collection line in Airport Boulevard.
These pumps would be located eight to ten feet below grade and would only operate when
submerged in water. Given their design, location and projected infrequent use, these pumps
would not generate signiiicant periodic increases in ambient noise levels noise levels in the
project vicinity.
XI.b Construction
Less than Signi�cant. The project would generate groundborne vibration and potentially
groundborne noise during construction. However, grading operations, as is proposed with the
620 Airport Boulevard Loug-Term Parking Facility Initial Smdy 40 ESA / 203409
ENVIRONMENTAL CHECKLIST
project, do not typically result in significant groundborne vibration or groundborne noise
effects. The project would not require pile driving or other special construction techniques
that would potentially cause these types of impacts.
XI.c Operation
Less Than Significant Impact. The additional traffic generated by the project would result
in an incremental increase in traffic-generated noise in the project vicinity; however, given
the level of increase in traffic, the projected daily dispersion of trafiic throughout the day, and
the fact that these new trips would primarily be added to Airport Boulevard and Anza
Boulevard (both arterials), and U.S. 101, the increase in traffic-generated noise would not
exceed any noise standards established by the City, and correspondingly, be considered less
than significant.
XI.e Operation
Less Than Signi�cant Impact. The project site is located within the San Mateo County
Comprehensive Airport Land Use Plan (ALUP) boundary, and therefore is subject to Section
21096(b) of the CEQA Guidelines, which requires that the lead agency use the Airport Lrznd
Use Planning Handbook as a technical resource in the preparation of environmental
documents as they relate to noise. The site falls outside of (below) the 65 Community
Equivalent Equivalent Level (CNEL) noise contour of the Year 2000 San Francisco
International Airport Noise Exposure Map (San Francisco International Airport, 1995). The
ALUP indicates that commercial land uses are compatible where the CNEL is less than 70dB
(City/County Association of Government, 1996). As a result, the project is not in a location
where people would be exposed to excessive aircraft noise levels.
XI.f No Impact. The project site is not located within the vicinity of a private airstrip.
620 Airport Boulevard Long-Term Parking Facility Initial Study 41 FSA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
XII. POPULATION AND HOUSING -- Would the
project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other
infrastructure)? �
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
c) Displace substantial numbers of people
necessitating the construction of replacement
housing elsewhere?
XII. POPULATION AND HOUSING
L.e.ss Than
Significant
Potentially With
Signi�icant Mitigation
ImDact Incorporation
Less Than
Signif�cant No
Impact /mpact
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XII.a Less Than Significant Impact. The project would provide short-term employment for a
number of construction workers during the construction phase. This minor short-term
increase in employment would not substantially induce population growth in Burlingame. As
discussed in the project description, there would be no increase in employment associated
with the project. Furthermore, the proposed project would not require the new extension of
any new public infrastructure, and, therefore, would not indirectly induce population growth
in the area.
XII.b-c No Impact. The project site is currently vacant. Therefore, the project would not displace
any existing housing or people on the site, necessitating the construction of replacement
housing elsewhere. The project site is not identified in the City of Burlingame Housing
Element as a potential housing site. The Burlingame Bayfront Specific Area Plan designates
the site Commercial Recreation, Restaurant and Hotel. As a result, the project, would not
reduce the supply of land in the City available for residential development.
620 Airport Boulevard Long-Term Parking Facility Initia] Smdy 42 FSA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
Potentially
Signiftcanr
/moact
Less Than
Significani
With
Mitigation
/ncorporation
Less Than
Significant
Impact
No
ImPar•t
XIII. PUBLIC SERVICES --
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response times,
or other performance objectives for any of the
public services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
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XIII. PUBLIC SERVICES
XIII.a Less than Significant — Fire Protection Services. Operation of the proposed project would
introduce new development and population on a currently vacant site, and therefore would
increase the need for fire protection and emergency medical services to serve the site.
Responses from the Burlingame Fire Department would likely be limited to incidences such
as potential medical emergencies, on- or off-site vehicular accidents, and car fires. However,
these potential calls would not be expected to be of a nature or magnitude that would
significantly affect existing fire protection services, or require the addition of additional Fire
Department personnel and equipment.
The project design would be required to comply with the requirements of the California Fire
Code, as amended by the City of Burlingame. The project would be required to be consistent
with all California Building Code requirements regarding fre safety issues, including
emergency vehicular access.
The Burlingame Fire Department would review project site and building plans as part of the
project design process, prior to project approval, to ensure inclusion of adequate fire
prevention equipment, and that site access is available for emergency response services.
Less Than Significant Impact — Police Protection. Operation of the proposed project
would introduce new commercial development and population onto the site and therefore
would result in an increase in need for police protection services to serve the site. Responses
to the project site from the Burlingame Police Department could potentially include medical
emergencies, on- or off-site vehicular accidents, car fires, vandalism, theft or other crimes.
However, these potential calls would not be expected to be of a nature or magnitude that
would significantly affect police protection services, or require the addition of additional City
police personnel and equipment.
620 Airport Boulevard Long-Term Parking Facility Initial SNdy 43 ESA / 203409
ENVIRONMENTAL CHECKLIST
The proposed project proposes a gated access off Airport Boulevard, security fencing
encircling the project site, and nightlighting which would serve to minimize the potential for
security problems.
The Burlingame Police Department shall review the proposed site plan submitted by the
project applicant as part of the project design process, prior to project approval, to ensure
sufficient on-site security measures are incorporated and adequate access is available for the
Burlingame Police Department. As a result, the proposed project would not signifcantly
increase the demand for police protection services.
No Impact - Schools. The proposed project would not increase demand for local educational
services, or adversely affect public schools.
Less Than Signi�cant Impact — Parks. As described in the Project Description, the Bay
Trail and Anza Lagoon border the project site on separate properties on the north and west
sides of the property. Potential temporary impacts to these facilities during construction are
discussed under Aesthetics, Air Quality and Noise above. Operation of the proposed project
would not result in any long-term adverse impacts to these facilities.
No Impact — Other Public Facilities. No other public facilities would be significantly
affected with development of the proposed project.
620 Airport Boulevard Long-Tertn Parking Facility Initia] Smdy 44 ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
XIV. RECREATION --
Less Than
Signi/-icant
Potentially With
Significant Mitigation
Imvact Incorporation
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated? ❑
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment? ❑
XIV. RECREATION
Less Than
Significant
Impacr
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No
Impact
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XIV.a-b No Impact. There is an abundance of off-site open space and recreational facilities in the
project vicinity (including the Bay Trail, Coyote Point County Recreation Area, Fishmen's
Park and Bayside Park) and surrounding communities. The proposed project would not be
anticipated to result in an increase in the use of local existing and planned neighborhood and
regional parks. Since the Bay Trail would not cross the proposed construction access to and
from Airport Boulevard, but rather, extend north of and around the project site, there are no
apparent safety impacts to users of the Bay Trail during construction. With respect to
potential other temporary impacts during construction associated with adjacent recreational
facilities, see Aesthetics, Air Quality and Noise above.
620 Airport Boulevard Long-Term Parking Facility Initial Study 45 ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
XV. TRANSPORTATION / TRAFF'IC -- Would the
project:
a) Cause an increase in traffc which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
volume-to-capacity ratio on roads, or congestion at
intersections)? �
b) Exceed, either individually or cumulatively, a
level of service standard established by the county
congestion management agency for designated
roads or highways?
c) Result in a change in air traffc patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
� Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
XV. TRANSPORTATION / TRAFFIC
Less Than
Significant
Poteniially 4Yith
Signi�icant Mitigation
Im�act lncorporation
Less Than
Signi�icanr No
/mpacr Imoar•t
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XV.a-b Less Than Significant Impact. The proposed project would alter existing traffic volumes
and patterns in the site vicinity, particularly at the proposed site entrance, and along Airport
Boulevard and Anza Boulevard. Trip generation rates for the proposed project were derived
from vehicle counts conducted at the Anza Park and Sky, located across Airport Boulevard
from the project site. The Anza Park and Sky is a long-term parking facility; the proposed
project is anticipating a operate similar operation. A.m. and p.m. weekday peak-period
counts were conducted in October 2003. The highest peak-hour volume was used to derive
a.m. and p.m. peak-hour trip generation rates.
The resulting projected peak-hour vehicle trip generation rate is estimated to be 0.2 trips per
parking space. Applying this rate to the proposed project results in approximately seven new
peak-hour trips generated during the either the a.m. and p.m. peak hours. This projected
increase in vehicle trips would not result in an adverse effect on peak-hour level of service on
any local roadways and at intersections serving the project site. Moreover, this increase in
620 Airport Boulevard Long-Term Parking Facility Initial Study 46 ESA / 203409
ENVIRONMENTAL CHECKLIST
trips would not adversely affect operations on any regional-serving roadways, including those
that are part of the CMP network.
XV.c No Impact. The project is below grade level and would not result in a change in air traffic
patterns. See also VII.e, under Hazards, above.
XV.d-e Less Than Significant Impact. Vehicular access to the proposed parking facility would be
from Airport Boulevard with the egress through the adjacent Sheraton Hotel. Long-term
parking patrons and shuttles would access the long-term parking facility at Airport Boulevard
and pass through an entry gate. Patron and shuttle vehicles would then proceed north along
the west boundary of the site down a 20-foot wide ramp and then east to the parking area.
Departing patron and shuttle vehicles would exit the long-term parking facility at the
driveway connecting to the Sheraton Hotel parking lot, proceed through the Sheraton Hotel
parking lot, and exit at the hotel driveway at Airport Boulevard. A tire mechanism (e.g. tiger-
teeth strip) would be installed at the exit of the proposed long-term parking lot to prevent
potential vehicular access into the long-term parking lot from the Sheraton Hotel parking lot.
The project design would be required to comply with the requirements of the California Fire
Code as amended by the City of Burlingame, including provisions for emergency vehicle
access. The Burlingame Fire Department would review project site and building plans as part
of the project design process, prior to project approval, to ensure that adequate emergency
vehicle access is available at the project site.
While there are no apparent significant access and or safety design deficiencies identified, the
following measures are recommended to improve vehicular access to/from the site, and
vehicular and pedestrian circulation within the site:
Measure:
• Provide larger curb radii at the Airport Boulevard driveway. As currently proposed,
vehicles traveling westbound on Airport Boulevard would have to make a sharp right-turn
movement (>90degrees) to access the parking lot. This identified improvement would
eliminate a small amount of landscaping near the access.
• Provide a larger curb radius on the curve between the access road and the parking lot.
This larger curb radius would better accommodate vehicles turning into the parking lot
from the access road. This identified improvement would eliminate a small amount of
landscaping and one parking space.
Shift the east-west circulation aisles south so that the northernmost aisle would be 33 feet
wide, and the southernmost aisle is 24 feet wide. As currently proposed, the three
northernmost east-west circulation aisles are 24 feet wide, and the southernmost east-west
aisle (closest to Airport Boulevard) is 33 feet wide. It is recommended that the east-west
circulation aisles be shifted to the south so that the southernmost aisle is 24 feet wide and
the northernmost aisle would be 33 feet wide. This modification would provide a wider
circulation aisle for vehicles and shuttles entering from the access road.
� Add pedestrian shelter and striped pedestrian walkway. Although the drop-off and pick-
up circulation areas are not marked on the site plan, it is recommended that a pedestrian
shelter be placed in the middle of the southern row of parking on the northernmost aisle.
A striped pedestrian walkway should extend from this shelter southwards through the lot.
620 Airport Boulevard Long-Term Parking Facility Ini[ial Study 4% ESA / 203409
ENVIRONMENTAL CHECKLIST
These improvements would allow shuttle buses proceed straight from the Airport
Boulevard driveway to the Sheraton Hotel exit driveway without circulating through the
parking lot. This improvement would eliminate eight parking spaces.
An alternative could be to provide a turnout for the shuttle bus on the north side of Airport
Boulevard. This alternative would eliminate the need for the shuttle bus to travel through
the parking lot. However, this would require the proposed project to provide a dedicated
pedestrian walkway/stairs between Airport Boulevard and the parking area.
• Widen north-south circulation aisle adjacent to the exit driveway to 28 feet in width. As
currently proposed, the north-south circulation aisle adjacent to the exit driveway is
approximately 20 feet wide. It is recommended that this aisle be widened to 28 feet to
accommodate emergency vehicles. Six parking spaces would be eliminated.
• Remove the short median island on Airport Boulevard. It is recommended that the short
median island on Airport Boulevard, located immediately west of the project driveway, be
removed to provide additional storage in the two-way left-turn lane for eastbound vehicles
to turn left into the site.
XV.f No Impact. The project would not create a demand for parking beyond the long-term
parking generated at the project site. As discussed in the Project Description, there would be
no increase in employees to serve the proposed project, and therefore, no increase in demand
for parking service employees. When not in use, shuttles would be stored at the shuttle
company's existing yard along Bayshore Boulevard. Consequently, the project would not
result in inadequate parking capacity.
XV.g No Impact. The project would have no adverse effect on adopted policies, plans, or
programs supporting alternative transportation.
620 Airport Boulevard Long-Term Parking Facility Initial Study 48 ESA / 203409
ENVIRONMENTAL CHECKLIST
Issues (and Supporting Information Sources):
XVI. UTILITIES AND SERVICE SYSTEMS -- Would
the project:
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board? ❑
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause signiiicant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
signifcant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments? ❑
fl Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
regulations related to solid waste?
XVI. UTILITIES AND SERVICE SYSTEM
Less Than
Significant
Potentially With
Signi�icant Mitigation
/mpact Incorporation
Less Than
Signi�icant No
lmoact /mpact
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XVI.a,b,e No Impact. The proposed project does not propose any on-site sanitary sewer facilities.
Consequently, the project would have no adverse effect on City of Burlingame sanitary sewer
collection and wastewater treatment facilities.
XVI.c Less than Significant. Please refer to discussion of proposed on-site drainage improvements
in Section VIII. Construction of these storm water drainage facilities would not, in itself,
result in significant environmental effects.
XVI.d Less than Significant Impact. The proposed project would generate a new demand for
public water for the on-site landscaping. Given the total area dedicated to landscaping, and
the type of landscaping proposed, the amount of water required for landscaping would not be
620 Airport Boulevard Long-Term Parking Facility Initial Study 49 FSA / 203409
ENVIRONMENTAL CHECKLIST
considered significant. The project applicant proposes to install drought-tolerant landscaping
within the project site, further minimizing the amount of water required to serve the site.
XVI.f-g Less than Significant Impact. Clearing and construction activities could generate a small
amount of construction debris. The general contractor would be required to recycle and
transport its construction waste separately.
The City of Burlingame currently has a Construction and Demolition Waste Recycling
Ordinance. This ordinance requires 60% diversion (without use of ADC for demolition and
construction phases); limited reliance on inerts (with no more than 20% of the diversion rate
achieved through recycling of inerts); preparation of a waste management plan and
compliance reports and deposit guaranteeing ordinance compliance; and walkthrough during
the demolition and construction phase by the City's recycling specialist. Compliance with
these requirements of the waste recycling ordinance would ensure that the project's waste
generation impacts would be less than significant.
Operation of the proposed project could not generate small amounts of solid waste (e.g.
during routine site cleaning or landscaping operations). Any incidental generation of solid
waste on the site would not measurably affect the ability capacity of the landfill serving the
City of Burlingame or conflict with any federal, state, and local statutes and regulations
related to solid waste.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 50 ESA / 203409
Issues (and Supporting Information Sources):
XVII. MANDATORY FINDINGS OF SIGIVIFICANCE
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-
sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict
the range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulative considerable?
("Cumulative considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and
the effects of probable future projects)?
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
REFERENCES
ENVIRONMENTAL CHECKLIST
Less Than
Signifzcant
Potential[y With Less Than
Significant Mitigation Significant No
ImDact lncorporation Impacr Imoact
❑ ❑
❑ ❑
❑ �
►1 ■
� ❑
❑ ❑
Association of Bay Area Governments, Modifzed Mercalli Intensiry Scale and Earthquake Hazard Map
for Burlingame/Millbrae/Hillsborough, Scenario: Entire San Andreas Fault System,
http://www.aba .g ca. o� v/ba ary ea/eqmaps/mapsba.html, November, 2003.
ALB Associates, Inc., Supplementation Information on Soils and Seismicity, Planned Suishaya
Restaurants, 620 Airport Boulevard, Burlingame, California, May 25, 1993.
ALB Associates, Inc., Geotechnical Investigation, Planned Suishaya Restaurants, 620 Airport Boulevard,
Burlingame, California, July 2, 1993.
ASE Drilling, Inc., BCI Burlingame Well, February 18, 1993.
Blunk DeMattei Associates AIA, Site Plan, July 2, 2003; Site Sections, September 2, 2003;
California Native Plant Society (CNPS), 2003. CNPS Electronic Inventory for 7.5 minute San Mateo
topographic quadrangle.
California Natural Diversity Database, 2003. California Department of Fish and Game, Natural Heritage
Division. Sacramento, California, Information dated November 2003.
Caltrans, Airport Land Use Planning Handbook. January, 2002.
620 Airport Boulevard Long-Term Parking Facility Initial Smdy 51 ESA / 203409
ENVIRONMENTAL CHECKLIST
City of Burlingame, Burlingame General Plan, amended through 2000.
City of Burlingame, Specific Area Plan — The Burlingame Bayfront, 1981.
City of Burlingame, Burlingame Municipal Code Title 25-Zoning, January 1999.
Environmental Systems Research Institute, Inc., On-line Federal Emergency Management Agency Flood
Hazard Maps, http://www.esri.com/hazards/makemap.html, November, 2003.
Hart, E.W., 1997, Fault-Rupture Hazard Zones in California: Alquist-Priolo Earthquake Fault Zoning
Act of 1972 with Index to Earthquake Fault Zones, California Geological Survey (formerly known
as California Division of Mines and Geology), Special Publication 42, 1990, revised and updated.
Hunt, Roy E., Geotechnical Engineering Investigation Manual, McGraw Hill, Inc., 1984.
Jennings, C. W., Fault Activity Map of California and Adjacent t1 reas, California Geology Survey
(formerly known as California Division of Mines and Geology), Geologic Data Map No. 6,
1:750,000, 1994.
Law Engineering and Environmental Services, Phase 1 Environmental Site Assessment, Crowne Plaza
Hotel and Adjacent Vacant Parcel, 600 Airport Boulevard, Burlingame, California, April 1998.
Luzuriaga Taylor, Inc., Civil Engineers / Land Surveyors, Preliminary Site Grading and Drainage Plan,
August 30, 2003.
Luzuriaga Taylor, Inc., Civil Engineers / Land Surveyors, letter to Blunk DeMattei Associates,
January 15, 2004.
Perez, Julian, Luzuriaga Taylor, Inc., Civil Engineers / Land Surveyors, telephone conversation,
January 20, 2004.
Peterson, M.D., Bryant, W.A., Cramer, C.H., California Geological Survey (formerly California Division
of Mines and Geology), Seismic Shaking Hazard Maps of California, 1999.
San Francisco International Airport, Noise Exposure Map Update —1995, 1995.
San Mateo County City/County Association of Governments, San Mateo County Comprehensive Airport
Land Use Plan, December, 1996.
San Mateo County, San Mateo County General Plan, 1986.
San Mateo Countywide Stormwater Pollution Prevention Program (STOPP), http://www.flowstobay.or�,
November 2003.
Treadwell & Rollo, Geotechnical Consultation, 620 Airport Boulevard, Burlingame, California, March
14, 2003.
U.S. Department of Agriculture Natural Resource Conservation Service (USDA NRCS), formerly the
Soil Conservation Service (SCS), Soil Survey of San Mateo Counry, Eastern Part, and San
Francisco County, California, 1991.
620 Airport Boulevard Long-Term P:vking Facility Initial Smdy 52 FSA / 203409
ENVIRONMENTAL CHECKLIST
United States Geological Survey (USGS) Working Group on California Earthquake Probabilities (WG02)
Earthquake Probabilities in the San Francisco Bay Region: 2003-2032 — A Summary of Findings,
http://quake.usgs.gov/research/seismolog��02/summar�, 2003.
U.S. Fish and Wildlife Service. 2003. Species list for the U.S.G.S. 7.5 minute San Mateo topographic
quadrangle.
620 Airport Boulevard Long-Term Parking Facility Initial Study 53 ESA / 203409
Summary of Miti�ation Measures — 620 Airport Boulevard
Air Quality
Mitigation Measure III-1: Prior to commencement of grading and/or construction
activities, the project sponsor shall submit a dust abatement program for review and approval
of the City's NPDES (National Pollution Discharge Elimination System) administrator and
City Planning Department staff. The project sponsor shall require the construction contractor
to implement this dust abatement program. Elements of the program shall include the
following:
• Water all active construction areas at least twice daily;
• Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard (i.e., the minimum required space between the top
of the load and the top of the trailer);
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites;
• Sweep daily (preferably with water sweepers) all paved access roads, parking areas and
staging areas at construction sites;
• If visible soil material is carried onto adjacent public streets, the streets shall be swept
(preferably with water sweepers);
• Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously
graded areas inactive for ten days or more);
• Enclose, cover, water twice daily or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.);
• Limit traffic speeds on unpaved surfaces to 15 miles per hour;
• Install sandbags or other erosion control measures to prevent silt runoff to public
roadways;
• Replant vegetation in disturbed areas as quickly as possible; and
• Designate a person or persons to oversee the implementation of a comprehensive dust
control program and to increase watering, as necessary.
Cultural Resources
Mitigation Measure V-1: If archaeological remains are uncovered, work at the place of
discovery should be halted immediately and a qualified archaeologist retained to evaluate the
iind. Accidental discovery of archaeological deposits could require additional archaeological
investigations to determine the significance of the find.
Mitigation Measure V-2: If human remains are encountered during project construction,
the San Mateo County Coroner's Office will be notified immediately. The coroner will
determine if the remains are those of a Native American, and if they are, will notify the
Native American Heritage Commission. The Native American Heritage Commission will
make a determination regarding the individual's "most likely descendant" who will then
make recommendations for the disposal of the remains. The Native American Heritage
Commission will mediate conflicts between the project proponent and the most likely
descendant. Accidental discovery of human remains could require additional investigations
to determine if other graves are present.
Geolo�y and Soils
Mitigation Measure VI-1: A site-specific, design-level geotechnical investigation shall be
prepared that assesses the impacts of proposed project modifications to the levee on levee
stability and any fill on site. The geotechnical investigation shall be conducted by a
California Certified Geotechnical Engineer or Civil Engineer, and shall include an analysis of
expected ground motions along the San Andreas fault in accordance the 1997 Uniform
Building Code (UBC) and the California Building Code (Title 24) additions. Expected
ground motions determined by a registered geotechnical engineer shall be incorporated into
the final design as part of the project. The final seismic considerations for the site shall be
submitted to and approved by the City of Burlingame Structural and City Engineers before
grading permits are issued.
Hydrolo�v and Water Quality
Mitigation Measure VIII-2: The project storm drainage system shall be designed and
constructed in accordance with the STOPPP NPDES permit, including all provisions to the
C.3 requirements, to reduce long-term water quality impacts from potentially contaminated
runoff. The project sponsor shall provide a plan for long-term operations and maintenance of
the oil and sediment separator or absorbent filter systems including but not limited to the
operating schedule, maintenance frequency, routine service schedule, specific maintenance
activities, and the effectiveness of the water treatment systems. The performance of the
filters shall be monitored regularly by the project applicant or a third party to determine the
effectiveness of the water treatment and conclusions reported to the City. To further help
minimize and prevent the amount of pollutants entering the storm drain system, the project
sponsor shall implement Best Management Practices and source control measures that shall
include, but are not necessarily limited to, regular street sweeping by mechanized equipment,
proper clean-up of soil debris following landscape work or small scale construction, available
trash receptacles, regular trash collection and the application of absorbent material on oil and
fuel leaks from automobiles.
Mitigation Measure VIII-3: During operation of the project, the project sponsor shall
implement a program for regularly collecting and properly disposing of litter and debris that
may accumulate on the project site.
Mitigation Measure VIII-4: In order to maintain the existing on-site well for potential use
for any future long-term development on the project site, the well head elevation shall be
modified if needed in accordance with proposed project grading and construction plans and a
new well vault shall be installed in accordance with San Mateo County water well standards
to prohibit infiltration of storm water contaminants and prevent potential damage to the well
casing.
Noise
Mitigation Measure XI-1: To reduce construction noise effects, the applicant shall require
the construction contractor to limit noisy construction activities to the least noise-sensitive
times of the day and week (i.e., Monday through Friday, 7:00 a.m. to 6:00 p.m.; and
Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays).
Mitigation Measure XI-2: The applicant shall require contractors to muffle all equipment
used on the site and to maintain it in good operating condition. All internal combustion
engine-driven equipment shall be fitted with intake and exhaust mufflers that are in good
condition. This measure should result in all non-impact tools generating a maximum noise
level of no more than 85dBA when measured at a distance of 50 feet.
Mitigation Measure XI-3: Applicant shall require contractors to turn off powered
construction equipment when not in use.
RESOLUTION APPROVING MITIGATED NEGATIVE DECLARATION
AND CONDITIONAL USE PERMIT
RESOLVED by the CITY COIJNCII, of the City of Burlingame that:
WHEREAS, a Mitigated Negative Declaration has been proposed and application has been made for a
�nncliti�nal use nermit for a 1�n_g, tPrm airn�rt nark�ntPrim i�sP at ��n Air„n,-t Rnnlevarc� �nned ['-4, R�ca
,T.,r��ce Office,ln�T 4�� ('alifnrnia St , 7�' Fln�r, �an Franci�c�, ('A 94104 �1, nr��� �wner, APN• 0?F�-
� 4 .-� � (1;
WHEREAS, the Planning Commission held a public hearing on said application on June 28, 2004 at which
time said application was approved;
WI�REAS, this matter was appealed to City Council and a hearing thereon held on September 7, 2004, at
which time it reviewed and considered the staff report and all other written materials and testimony presented at
said hearing;
NOW, TI�REFORE, it is hereby RESOLVED and DETERMINED by this Council 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 with the mitigation measures proposed will have a significant effect on the
environment, and a mitigated negative declaration, per Mitigated Negative Declaration No. ND-533P,
is hereby approved.
2. Said conditional use pernut is approved, subject to the conditions set forth in E�ibit "A" attached
hereto. Findings for such conditional use pernut are 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.
MAYOR
I, Ann Musso, City Clerk of the City of Burlingame, do hereby certify that the foregoing resolution was
introduced at a regular meeting of the City Council held on the �� day of �Prtemher, 2��4 and adopted
thereafter by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCII,MEMBERS:
CITY CLERK
Conditions orapproval. for 620 Airport Blvd.
Citv Cou�7crl Resolutior�
EXHIBTT "A"
Conditions for 620 Airport Blvd. Recommended by the Planning Commission
1. that the long-term airport parking facility use shall operate as shown on the plans submitted to the
Planning Department and date stamped June 22, 2004, sheet Sk. l a and date stamped September 2,
2003, sheet Sk.2a;
2. that should the operator decide to have the shuttle buses that pick up and deliver the customers exit
using the 20 foot wide driveway ramp located on site, rather than exit through the adjacent hotel
parking lot ,the shuttle bus rolling stock shall be limited in size to a maximum of 30 feet in length and
8.5 feet in width, the driveway apron on Airport Blvd shall be increased to 24 feet and the transition
area at the bottom of the ramp shall be increased to 40 feet in width where there shall be a 14 foot
outbound lane and an 30 foot inbound lane designated along with a three foot area in between for the
gate controller box; all of these improvements shall be reviewed and approved by the City Engineer
prior to issuance of a building permit or any required encroachment permits, it shall be the
responsibility of the operator to insure the maintenance of the improvements in the public right-of-way
and on site and to insure that roll stock/shuttle standards are met, failure to do so shall cause this
conditional use permit to be reviewed by the Planning Commission;
3. that the conditions of the City Engineer's July 30, 2003, memo and the City Arborist's June 17, 2004,
memo shall be met, which includes planting 5-gallon Frazer's Photinia spaced four feet apart, with
proper irrigation, in front of the security fence along Airport Boulevard;
4. that the property owner sha11 pay to the city a Bayfront Development Fee, based on p.m. peak hour
trips generated by the interim use, one-half at the time of applying for any permits for construction,
including encroachment permits from the city, and one half at the time of final inspection of
construction work;
5. that drainage from paved surfaces, parking lot and driveways, shall be routed to catch basins that are
equipped with fossil filters (sandlgravel filters) prior to discha.rge into the storm drain system; the
property owners shall be responsible for inspecting and cleaning all filters twice each year as well as
immediately prior to and once during the rainy season (October 15 — April 1) and shall submit to the
City and have approved a plan for filter/drain maintenance;
6. that the long-term airport parking use shall be operated seven days a week, 24 hours a day with a
maximum of 350 parking spaces, and no auto maintenance, auto repair, auto washing or enclosed van
storage sha11 take place on site nor shall the use of any number of parking spaces be contracted to a
single user or corporation without amendment of this use permit;
7. that the property owners agree to assume all responsibility for any on-site flooding or storm drainage
problems and to hold the City harmless from any claims arising from such problem and that this
assumption shall be in a recorded written agreement in a form approved by the City Attorney;
8. that the landscape plan shall be reviewed and approved by the City Arborist prior to issuing a building
Condition.s of approval, for 620 Airport Blvd.
Crlv Councrl Resolutrol�
or grading permit for this project;
9. that the landscaping and irrigation system shall be maintained by the property owner including but not
limited to weed control, pedestrian and vehicular clearance along the sidewalks and bike path, and
replacement of plant material as necessary to maintain a visual barrier and the approved landscape
design;
10. that this use permit for long term airport parking with the conditions listed herein is a temporary use
and shall expire on Septembe�° 7, 2009 (5 years);
11. that the parking lot lighting sha11 be energy efficient to the extent feasible to provide adequate light for
customer safety;
12. that the applicant shall work with the City to establish an agreement regarding how the long term
airport parking tax is to be collected if the parking spaces are used in association with a park and fly
hotel room or other promotion program in association with the adjacent hotel or any office, hotel or
other use;
13. that prior to commencement of grading and/or construction activities, the project sponsor shall submit
a dust abatement program for review and approval of the City's NPDES (National Pollution Discharge
Elimination System) administrator; the project sponsor sha11 require the construction contractor to
implement this dust abatement program;
14. that if archaeological remains are uncovered, work at the place of discovery should be halted
immediately and a qualified archaeologist retained to evaluate the find; accidental discovery of
archaeological deposits could require additional archaeological investigations to determine the
significance of the find;
15. that if human remains are encountered during project construction, the San Mateo County Coroner's
Office will be notified immediately. The coroner will determine if the remains are those of a Native
American, and if they are, will notify the Native American Heritage Commission. The Native
American Heritage Commission will make a determination regarding the individual's "most likely
descendant" who will then make recommendations for the disposal of the remains. The Native
American Heritage Commission will mediate conflicts between the project proponent and the most
likely descendant. Accidental discovery of human remains could require additional investigations to
deternune if other graves are present;
16. that a site-specific, design-level geotechnical investigation shall be prepared that assesses the impacts
of proposed project modifications to the levee on levee stability and any fill on site. The geotechnical
investigation shall be conducted by a California Certified Geotechnical Engineer or Civil Engineer, and
shall include an analysis of expected ground motions along the San Andreas fault in accordance the
1997 Uniform Building Code (UBC) and the California Building Code (Title 24) additions. Expected
ground motions determined by a registered geotechnical engineer shall be incorporated into the final
design as part of the project. The final seismic considerations for the site shall be submitted to and
approved by the City of Burlingame Structural and City Engineers before grading permits are issued;
17. that the project storm drainage system shall be designed and constructed in accordance with the
STOPPP NPDES permit, including all provisions to the C.3 requirements, to reduce long-term water
Conditiol�s of approval, for 620 Airport Blvd.
Citv Coui�crl Resoluiioi�
quality impacts from potentially contaminated runoff. The project sponsor shall provide a plan for
long-term operations and maintenance of the oil and sediment separator or absorbent filter systems
including but not limited to the operating schedule, maintenance frequency, routine service schedule,
specific maintenance activities, and the effectiveness of the water treatment systems. The performance
of the filters shall be monitored regularly by the project applicant or a third party to determine the
effectiveness of the water treatment and conclusions reported to the City. To further help minimize
and prevent the amount of pollutants entering the storm drain system, the project sponsor shall
implement Best Management Practices and source control measures that shall include, but are not
necessarily limited to, regular street sweeping by mechanized equipment, proper clean-up of soil debris
following landscape work or small scale construction, available trash receptacles, regular trash
collection and the application of absorbent material on oil and fuel leaks from automobiles;
18. that during operation of the project, the project sponsor shall implement a program for regularly
collecting and properly disposing of litter and debris that may accumulate on the project site;
19. that order to maintain the existing on-site well for potential use for any future long-term development
on the project site, the well head elevation shall be modified if needed in accordance with proposed
project grading and construction plans and a new well vault shall be installed in accordance with San
Mateo County water well standards to prohibit infiltration of storm water contaminants and prevent
potential damage to the well casing;
20. that the applicant shall require the construction contractor to limit noisy construction activities to the
least noise-sensitive times of the day and week (Monday through Friday, 7:00 a.m. to 6:00 p.m.; and
Saturday, 10:00 a.m. to 5:00 p.m.; none on Sunday and holidays);
21. that the applicant shall require contractors to muf�le all equipment used on the site and to maintain it in
good operating condition. All internal combustion engine-driven equipment shall be fitted with intake
and exhaust muftlers that are in good condition. This measure should result in all non-impact tools
generating a maximum noise level of no more than 85dBA when measured at a distance of 50 feet;
22. that applicant shall require contractors to turn off powered construction equipment when not in use;
23. that the use and any improvements for the use shall meet all California Building and Fire Codes, 2001
Edition as amended by the City of Burlingame; and
24. that should the hotel at 600 Airport Blvd. at any time deny the long term airport parking facility the
use of the exit gate and pay booth, the long term airport parking use at 620 Airport Blvd. shall cease
immediately. Cross property of 600 Airport Blvd. is limited to only the e�ting of cars from the long
term airport parking use at 620 Airport Blvd. and for no other use of 620 Airport Blvd.or any other
property;
: • •► ►•
RESOLUTION APPROVING AMENDMENT TO CONDITIONAL USE PERMIT
RESOLVED by the CITY COiINCIL of the City of Burlingame that:
WHEREAS, an environmental impact report has been proposed and application has been made
for a shared use to allow cars parked in the adjacent long term airport parking at 620 Airport Blvd. to exit
through the property located at 600 Airport Boulevard, zoned C-4, APN: 026-363-490; Harbor View
Hotels Inc., property owner.
WHEREAS, this matter was heard by the City Council and a hearing thereon held on �•ntemher
7.,_29Q4 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 hereby RESOLVED and DETERMINED by this Council that:
1. On the basis of Mitigated Negative Declaration ND-533-P and the documents submitted and
reviewed, and comments received and addressed by this council, 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
the Mitigated Negative Declaration is hereby approved.
2. Said amendment to the conditional use permit is approved, subject to the conditions set forth in
Exhibit "A" attached hereto. Findings for such amendment to the conditional use permit are 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.
MAYOR
I, Ann Musso, City Clerk of the City of Burlingame, do hereby certify that the foregoing
resolution was introduced at a regular meeting of the City Council held on the � day of �ntemher ,
2�(l4 , and adopted thereafter by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
CITY CLERK
Conditions of Approval for 600 Airport Blvd.
City Council Resolution
EXHIBIT "A"
Current Conditions and Additions to Conditions for 600 Airport Blvd.:
•�� •� �•u •�� •�. - '-w �u-����-� • .f�R�f'�i'iTif� .� - • �. , ��
1. that the controlled access parking plan shall be built and implemented as shown on the plans
submitted to the Planning Department and date stamped April 12, 2000, Site Plan and date
stamped February 23, 2000, Lower Level Parking, and the installation shall conform to all the
requirements of the California Building and Uniform Fire Codes, 1998 Edition, as amended by
the City of Burlingame;
2. that a fee may be charged for self-park visitors at a rate of up to $1.00 per hour with a maximum
of $12.00 for a 24-hour period; the fee for valet parking shall be a$9.00 flat fee for the first six
hours and a$16.00 flat fee for hours 6 through 24; and any change to these fees shall be
reviewed by the Planning Commission at a public hearing;
3. 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;
4. 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;
5. that the hotel on-site parking shall be reserved for hotel guests and employees and no parking
spaces shall be rented or uses as a part of a room rental or any other promotion which shall
require or allow customers to leave their cars on the hotel site with or without payment while
that customer is not present on the site as a registered guest;
6. employees shall not leave their vehicles on site for longer than their shifts at the hotel;
7. 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;
8. that the required parking areas shall not be used for long-term parking or converted to
useable/leasable space as a part of any hotel promotion;
9. that all parking spaces on the hotel site shall be used by guests present on the site or visitors to
the site using hotel facilities, no required on-site parking spaces shall be used for any hotel
promotions which include parking while the guest is not present on the site;
Conditions of Approval for 600 Airport Blvd.
City Council Resolution
10. that should the hotel operator ever wish to undertake a promotion which includes providing
parking while the guest is not present on the site, the operator shall be required to amend the
conditional use permit granted for the hotel use on the site before instituting such a promotion,
such request shall include a letter documenting how, when and where the cars of the guests who
are not present on site will be parked and how the long term airport parking tax accrued by
these parked cars shall be paid to the city;
11. that this proposal for controlled access to parking providing 423 on-site parking spaces is for the
existing 404-room hotel and its support facilities; a plan for controlled access parking for a
proposed addition to this hotel shall require an amendment to this conditional use permit;
12. 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;
13. that the applicant shall provide an airport shuttle service to pick up and deliver customers and
which shall include connections to the local CalTrain and Bart stations to accommodate
employees at shift changes, failure to do this shall result in review of the hotel's conditional use
permit;
14. that hotel employees shall not be charged to park in the hotel parking lot;
15. that the hotel shall contribute its proportional share to the operation of the City's freebee shuttle
service;
16. that the applicant shall provide 8 public access parking spaces to be located outside the access
control gates at the south entrance from Airport Boulevard, these spaces shall be posted with
shore access parking signs per BCDC requirements; and a decomposed granite pathway shall be
installed between the parking area and the paved public access pathway along the lagoon;
17. that the exit from the hotel parking garage shall be shared with the adjacent long term airport
parking facility located at 620 Airport Blvd. and that this joint use shall be used on by exiting
cars from the long term airport parking and that there shall be no direct access from the hotel
below grade parking into the long term airport parking lot for hotel guests or visitors, the access
shall be protected with tire shredders, to prevent overflow of hotel parking into the long term
airport parking lot; and
18. that this project shall meet all the requirements of the California Building and Fire Codes, 1998
Edition, as amended by the City of Burlingame;
•�� •� •�� •r� �. G�� • • ■• -
that all construction and site improvements be generally consistent with the plans and project
description contained in EIR-52P;
2. that the mitigation measures identified in Exhibit A of the Planning Commission Resolution N.
5-79 be implemented by the project sponsor;
Conditions of Approval for 600 Airport Blvd.
City Council Resolution
3. that a development fee consistent with Ordinance No. 1151 be paid; such fee is presently
estimated to be $37,180, and the developer shall be allowed to exceed the maximum height of
50 feet;
4. that the final drawings for this project show a parapet height above curb grade of not more than
162 feet;
5. that prior to the issuance of a building permit by the City of Burlingame the following
requirements be met:
(a) all permits required from other responsible agencies be obtained, such permits to
include (but not be limited to) the Bay Conservation and Development Commission and
the State Lands Commission (for use of the improvements on adjacent State owned
parcels);
(b) a design for the modification of the center island of the Airport Boulevard median strip
be approved by the City; construction to be at the expense of the project sponsor;
(c) all landscaping and irrigation systems be approved by the City, and be so designed that
the maximum feasible on-site parking spaces are screened from adjacent State lands;
and
6. that the proposed signs for this project are specifically excluded from this approval, and will
require a separate application.
a
� CITY
,�� �,. CITY OF BURLINGAME
9lJRLJN�AME P�ANNING DEPARTMENT
- 501 PRIMROSE ROAD
BURLINGAME, CA 94010
�b.,m „„,,. � TEL: (650) 558-7250
Site: 620 AIRPORT BOULEVARD
Appeal of the Planning Commission's approval
of a mitigated negative declaration and
conditional use permit for a long term airport
parking lot at: 620 AIRPORT BOULEVARD,
zoned G4. (APN: 026-342-330).
The City of Burlingame City Council
announces the following public hearing on
TUESDAY, September 7, 2004 at 7:00 P.M.
in the City Hall Council Chambers located at
501 Primrose Road, Burlingame, California.
Mailed: August 30, 2004
(Please refer to other side)
PUBLIC HEARING
NOTICE
CITY OF B URLINGAME
A copy of the applic ' ay be reviewed prior
to the meeting a la ' g� p ent 1 Primrose Road,
Burlingame, Cal'
�
If you chal ge t
raising onl os ssues
- described i t ' c
at or prior t
C ,�a c. t �' o
Property o ers o r i i
tenants ab t thi no i
558-7250. ank u. �
� ��� s F e
Margaret o��� � � �
City Planner •�� � ;
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, u ma be limited to
ed a he blic hearing,
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iformatio ple e call (650)
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(Please refer to other side)
r4, c�rr o,� CITY OF BURLINGAME
" PLANNING DEPARTMENT
BURLJN�+I►ME 501 PRIMROSE ROAD
BURLINGAME, CA 94010
'��..�o ��•'•� TEL: (650) 558-7250
Site: 600 AIRPORT BOULEVARD
Amendment of the conditional use permit for pV BLIC HEARING
the Sheraton Hotel at: 600 AIRPORT NOTICE
' BOULEVARD, zoned C-4. (APN: 026-363-490).
The City of Burlingame City Council
announces the following public hearing
on TUESDAY, September 7, 2004 at 7:00 P.M.
in the City Hall Council Chambers located at
� 501 Primrose Road, Burlingame, California.
Mailed: August 30, 2004
(Please refer to other side)
�
CITY OF B URLINGAME
A copy of the applic ' ay be reviewed prior
to the meeting a la ' g� D pai ent 1 Primrose Road,
Burlingame, Ca ' � �
�
If you chal ge t u ma be limited to
raising onl os ssues ed a e blic hearing,
: described i t 'c � ' e d to the city
at or prior t
C .� �. a � � � �a a A
- Property o ers o r i i onsi or i orming their
tenants ab t thi no i mformatio ple e call (650)
558-7250. ank u. p �
� p�.� • ' � �
Margaret �iC°� �# ' ��
City Planner e�� ,�9
o b`
PU 10E
(Please refer to other side)