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HomeMy WebLinkAbout0012_1_CDR 2015-09 Staff Report 2.23.16 CITY OF LAKE ELSINORE REPORT TO THE CITY COUNCIL TO: Honorable Mayor and City Council Members FROM: Grant Yates, City Manager DATE: February 23, 2016 PROJECT: COMMERCIAL DESIGN REVIEW 2015-09 - A request by Joseph Karaki, Western States Engineering for approval of the construction of a 36,664 square foot four (4) story 64 room hotel on an approximately 1.05 acre site. APPLICANT: Joseph Karaki, Western States Engineering Recommendation The Planning Commission recommends that the City Council take the following action: 1. Adopt Resolution No. 2016-____: A Resolution of the City Council of the City of Lake Elsinore Adopting Findings that Commercial Design Review No. 2015-09 are Consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). 2. Adopt Resolution No. 2016-__; A Resolution of the City Council of the City of Lake Elsinore Approving Commercial Design Review No. 2015-09 for the Development of a 36,664 Square Foot Hotel and Associated Improvements Located at Assessor Parcel Number 377-090-036. Project Request and Location The applicant is requesting approval for the construction of a 36,664 square foot (SF) four (4) story 64 room hotel on an approximately 1.05 acre site. The proposed project is generally located at the northeast corner of Dexter Ave and Third Street and is specifically referred to as Assessor Parcel Number 377-090-036. The proposed development includes 10,316 SF of landscaping areas (22.4% of the project site), 9,166 SF of building areas (19.4% of the project site), and 26,817 SF of hardscape areas (58.17% of the project site). The applicant has not proposed any signage at this time, a sign permit application will be required for the permitting of any signage. CITY COUNCIL STAFF REPORT CDR No. 2015-09 February 23, 2016 Page 2 of 5 Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Commercial Mixed Use Commercial Mixed Use North LA Fitness General Commercial C-2 (General Commercial) South Vacant Commercial Mixed Use Commercial Mixed Use East Residential Commercial Mixed-Use Commercial Mixed Use West Restaurant General Commercial C-2 (General Commercial) Planning Commission The Planning Commission took action to approve Conditional Use Permit 2016-03 and found it consistent with the MSHCP and to recommend approval of Commercial Design Review 2015-09 and recommended that it be found consistent with the MSHCP. The Commission as part of its recommended action added a Condition of Approval that the applicant and staff look to decrease the net deficit of parking. In discussion with the applicant, the site constraints related to the requirements of La Quinta, the Fire Division for emergency vehicle access, and the requirements of the Municipal Code, precluded the addition of additional parking to be provided onsite. The applicant has submitted a parking study that demonstrates that the proposed deviation from the Municipal Code Parking Requirements would not create an adverse impact on adjacent uses, further analysis is included in the analysis section of the staff report. Project Description The proposed project consists of the development of a 36,664 square foot (SF) four (4) story 64 room hotel on an approximately 1.05 acre site. The total height of the building is 66’-0” The proposed design of the hotel is a corporate-branded style that features stone veneer and a multi-color scheme that asserts the corporate styling. Further, the applicant has proposed a building façade which incorporates features such as varied building elevation plane depth, stone veneer, awnings, varied rooflines, and a multicolor palette to effectively reduce the massing of the building. The design also features a Porte Cochere which reinforces a focal entry point of the hotel. The design includes wall sconces along the building façade to create a soft up lighting to the building. The intent is to provide visually-interesting design which incorporates compatible architectural treatments. The proposed hotel include an outdoor pool which will be screened by a 6’- 5” block wall with a plaster finish. The proposed building features a flat roof with a parapet wall which extends above the roof with a maximum height of 66’-0” to provide adequate screening for any roof top equipment. The building is oriented along the project site’s westerly property line and the site has been configured to provide adequate parking and circulation areas, equipment enclosures, bio-retention areas, loading area, and landscaping areas. The proposed lighting has been designed to provide adequate security lighting for the parking areas, while not spilling over the property lines. The project has incorporated appropriate landscaping along the perimeter areas to effectively screen the building and parking areas. Furthermore the proposed landscaping incorporates water CITY COUNCIL STAFF REPORT CDR No. 2015-09 February 23, 2016 Page 3 of 5 efficient landscaping which will enhance the surrounding area. Analysis General Plan Consistency The subject lots have a General Plan land use designation of General Commercial. The General Plan establishes various compatible land uses including hotels. The Floor Area Ratio (FAR)* for this designation shall not exceed 0.80, the proposed project proposes a FAR of 0.79. Goal 1 of the Community Form section of the General Plan seeks to create a diverse and integrated balance of residential, commercial, industrial, recreational, public, and open space uses. The proposed hotel adds additional rooms to the community where there are currently not enough and helps to diversify an area of the community that has begun to commercially develop. The proposed project is found to be consistent with the General Plan. Municipal Code Consistency The project is located within the Commercial Mixed Use (CMU) zoning designation, which establishes that hotels are a Conditionally Permitted Use. As noted, the Planning Commission at the February 2, 2016, regular meeting approved Conditional Use Permit 2016-03. The proposed project has parking requirement of 66 spaces, but the applicant has only proposed 60 spaces. The applicant has submitted a parking study (attachment 7) which has asserted an actual demand of 57 parking spaces due to occupancy of rooms typically at 85%. The Engineering division has reviewed this study and concurred with its findings. Staff has reviewed the proposed project with respect to the relevant development standards as identified in the Municipal Code and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Building Height N/A 66’-0” Front Setback 10’-0” 10’-9” Side Setback (from ROW)** 10’-0” 78’-9” Side Setback (Interior)** N/A 45’-7” Rear Setback (N/A)** N/A 78’-9” FAR* .80 .79 As detailed, the proposed project meets all applicable development standards for the CMU District. The proposed project provides adequate landscape buffer areas consistent with the Municipal Code requirement to screen parking areas. The proposed project does not contain any variances to the development standards set forth in the Municipal Code * A floor area ratio is the numerical value obtained by dividing the gross building square footage on a lot by the net square footage of the lot. ** Side and Rear Yard. No setback shall be required from interior lot lines except adjacent to a public right-of-way or a residential district, in which case the minimum setback shall be 20 feet. (LEMC Section 17.124.060 (B)) CITY COUNCIL STAFF REPORT CDR No. 2015-09 February 23, 2016 Page 4 of 5 for commercial development. The proposed project provides an efficient and safe site plan that provides adequate circulation, including areas for loading. The subject use is permitted with an approved Conditional Use Permit and the proposed development complies with all applicable development standards; therefore the proposed project is found to be consistent with the Municipal Code. Summary The proposed infill development has been found consistent with the General Plan and Municipal Code. The proposed design is found to be of a high quality and will provide an appropriate addition to the adjacent land uses. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the requested Design Review application, and support the proposed application. Appropriate Conditions of Approval have been included that would mitigate any potential issues associated with the future development and establishment of use. Environmental Determination Staff has determined that the proposed project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and the State CEQA Guidelines (14. Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15332 (Class 32 – In-Fill Development Projects) because the Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, the Project is within the City’s boundaries and on a site less than five acres surrounded by urban uses, the Property has no value as habitat, and approval of the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Fiscal Impact The time and costs related to processing this extension of time request have been covered by the Developer Deposit paid for by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Additional transient occupancy tax will be generated by the increase in hotel rooms. Prepared by: Justin Kirk Principal Planner Reviewed by: Grant Taylor Community Development Director Approved by: Grant Yates City Manager CITY COUNCIL STAFF REPORT CDR No. 2015-09 February 23, 2016 Page 5 of 5 Attachments: 1. Vicinity Map 2. Aerial Map 3. MSHCP Resolution 4. CDR Resolution 5. Conditions of Approval 6. Parking Study 7. Project Plans 8. Color Elevations and Materials Information