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Title:
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Action on a Request for a Two-Year Special Permit to Use the Santa Clara Marriott Hotel Parking Lot as an Event Site at 2700 Mission College Boulevard (CEQA: Exempt 15304(e) Class 4 - Minor Alterations to Land)
(Deferred from April 4, 2023)
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REPORT TO COUNCIL
SUBJECT
Title
Action on a Request for a Two-Year Special Permit to Use the Santa Clara Marriott Hotel Parking Lot as an Event Site at 2700 Mission College Boulevard (CEQA: Exempt 15304(e) Class 4 - Minor Alterations to Land)
(Deferred from April 4, 2023)
Report
COUNCIL PILLAR
Promote and Enhance Economic, Housing and Transportation Development
BACKGROUND
The applicant, Lauren Iraeta, on behalf of Stuart Event Rentals, is requesting a Two-Year Special Permit pursuant to Zoning Code Section 18.60.030 to allow the Santa Clara Marriott Hotel parking lot located at 2700 Mission College Boulevard to be used as an event site with tenting and lighting. The property is zoned CT - Thoroughfare Commercial, which allows for hotels as a permitted use, but only allows uses to be conducted wholly within an enclosed building. Zoning Code Section 18.60.030 allows issuance of a Special Permit by the City Council in non-industrial zones for any use not otherwise regulated within the Zoning Code.
The property is adjacent to Great America Parkway along its eastern edge. Surrounding land uses include California's Great America Amusement Park to the north, Mission College to the west, Intel Museum to the east, and other office and commercial uses to the south including NVIDIA Corporation.
DISCUSSION
The applicant, Santa Clara Marriott Hotel, is requesting a Special Permit to allow use of the hotel parking lot to host corporate and social events. This use is not allowed by right within the City's Zoning Code, but may be permitted on a temporary basis through the issuance of a Special Permit per City Code section 18.60.030(b).
While the hotel building is currently used to host corporate and social events, allowing the California Ballroom parking lot to also be used as event space is an expansion of this use, including larger events than those that can be accommodated within the hotel building. The applicant has indicated that there will be approximately five to eight events per year held on the California Ballroom parking lot with each event typically three to four days in duration. Depending on the event, there will be around 400 to 800 people in attendance. These events may include setup of tents and lighting.
Because the site is located within a commercial area with surrounding commercial uses, the conduct of outdoor events is not expected to be incompatible with surrounding land uses.
Per Chapter 18.74 Parking Regulations of the Zoning Code, hotels are required to provide one parking space for each lodging or dwelling unit. The Santa Clara Marriott Hotel has 766 rooms, therefore requiring 766 parking spaces with no separate parking requirements for meeting or conference spaces as those uses are considered incidental per the Code to the primary hotel use. The hotel currently has a total of 1,113 parking spaces on the property with 658 garage parking spaces and 455 surface parking spaces. Events held in the California Ballroom Parking Lot would prevent the use of up to 117 parking spaces which would be closed during events that require a tent set up. During events, 996 parking spaces would remain available, exceeding the number required by the City's code.
The proposed Permit includes findings of consistency with the Zoning Code and conditions of operation as listed below. The Permit conditions address additional permit requirements, cleaning of the lot, and nuisance avoidance:
1. This Special Permit shall allow the Santa Clara Marriott Hotel parking lot to host events for a two-year period from January 1, 2023 to December 31, 2024;
2. The applicant shall comply with all Zoning Ordinance regulations regarding temporary and permanent structures and obtain all necessary Building and/or Fire Department permits;
3. The applicant shall obtain an amplified music permit and shall comply with City Code Section 9.10.040, noise and sound regulation;
4. The applicant shall obtain temporary sign permits for all temporary signs advertising events;
5. The applicant shall comply with Fire Department directives and requirements;
6. There shall be no "searchlight" beams, streamers, or roof-mounted balloons during the term of this Special Permit;
7. This permit is subject to revocation by the Planning Division for violation of any of its conditions of approval, and;
8. At the conclusion of the event, the parking lot shall be cleaned and returned to its prior condition.
9. If the applicant proposes a public event to be held on the same day as a Major Event at Levi's Stadium, the applicant shall submit a draft operations plan for the proposed public event at least 30 days in advance for City review, comment and subject to the approval of the Police Department. Approval of a final event operations plan shall be required and applicant shall conduct the event in accordance with the operations plan approved by the Police Department.
The proposed Special Permit, with a limited duration is not anticipated to adversely impact the surrounding land uses in that the parking lot will be utilized as an event site throughout a period of two years and will be subject to conditions which mitigate any potential negative impact. The Special Permit is subject to revocation should problems arise.
ENVIRONMENTAL REVIEW
The action being considered is exempt from the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines section 15304(e) (Class 4 - Minor Alterations to Land) as it consists of the minor temporary use of land having negligible or no permanent effects on the environment, such as carnivals and the sale of Christmas trees. The proposed corporate and social events would be consistent with such allowable temporary uses.
FISCAL IMPACT
There is no cost to the City other than administrative staff time and expense. The applicant paid for the necessary permit fees.
COORDINATION
This report has been coordinated with the City Attorney's Office
PUBLIC CONTACT
Public contact was made by posting the Council agenda on the City's official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City's website and in the City Clerk's Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk's Office at (408) 615-2220, email clerk@santaclaraca.gov or at the public information desk at any City of Santa Clara public library.
RECOMMENDATION
Recommendation
Approve the Use of a Categorical Exemption per CEQA 15304(e) Class 4 - Minor Alterations to Land and Approve the Request for a Two-Year Special Permit to use the Santa Clara Marriott Hotel Parking Lot as an Event Site at 2700 Mission College Boulevard, subject to conditions.
Staff
Reviewed by: Andrew Crabtree, Director of Community Development
Approved by: Office of the City Manager
ATTACHMENTS
1. Site Plans