HomeMy WebLinkAboutItem 3 - Staff ReportCHULA VISTA.
PLANNING
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Meeting Date: 4113 /16
ITEM TITLE: Public Hearing: Design Review (DR15 -0022) to construct a four story,
135 room Ayres Hotel with 141 parking spaces on a 2.5 -acre site within
the Millenia Master Planned Community. Applicant: Bruce D'Eliscu
(Ayres Hotel Group).
SUBMITTED BY: Patricia Ferman, Landscape Architect/Project Manager
REVIEWED BY: Kelly Broughton, Director of Development Servicc
h : 1 '1 III 0113_91
In accordance with the Millenia/Eastern Urban Center (EUC) Sectional Planning Area (SPA)
Plan, Ayres Hotels has submitted a Design Review application for approval to construct a four -
story, 135 -room hotel. The project also proposes approximately 2,100 square feet of conference
/ multi- purpose space, 141 parking spaces, and an outdoor pool and gathering area, within the
Gateway Mixed Use Commercial (District 1) of the Millenia Master Planned Community.
The Director of Development Services has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that the proposed project
was adequately covered in previously adopted Final Second Tier Environmental Impact Report
(EIR- 07 -01); thus, no further environmental review is required.
RECOMMENDATI ®N:
That the Planning Commission adopt Resolution DR15 -0022 for the development of a four story,
135 -room hotel, based on the findings and subjec� to the conditions contained therein.
DISCUSSION:
Project Site Characteristics
The 2.5 -acre project site is within District 1. The Project is bordered on the north by a future
retail commercial development being planned by Sudberry Properties, to the south by planned
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DR15 -0022 Page No. 2
future office development, to the east by Millenia Avenue and the future Fire Station, and to the
west by the SRI 25 toll road and Otay Ranch Village 7 (Locator Map, Attachment 1).
The site is vacant and has been mass - graded by the Master Developer, SLF IV — Millenia, LLC.
The following table identifies the General Plan, Land Use Designation and Existing Land Use
for the project site and adjacent properties:
General Plan, SPA Plan Land Use Designations and Existing land uses
General Plan PC District Land Existing Land Use
Use Designation
Site EUC Gateway Mixed Use Vacant; graded site
Commercial District
(District 1)
North EUC Gateway Mixed Use Vacant; graded site
Commercial
(District 1)
South EUC Business District Vacant; graded site
(District 4)
East EUC Millenia Avenue; Vacant; graded site
Mixed Use Civic /
Office Core District
(District 5)
West LMR SF4 Otay Ranch Village 7
and SRI 25 Toll Road
PROJECT DESCRIPTION
The project proposes a four story, 135 -room hotel development including an extensive lobby
area (approximately 2,450 sq. ft.), a business center, dining area, gym and approximately 2,100
square feet of meeting and multi - purpose space' The outdoor amenities include a pool, layout
areas, and an outdoor seating /dining area adjacent to the indoor dining space. The hotel dining
area and outdoor amenities are limited to use by hotel guests only. The total building size is
approximately 96,150 square feet (Attachment 4, Project Plans pages A2.1 through A2.4)
A total of 141 parking spaces are proposed on the site, which equates to 1.04 parking spaces per
room as required by the adopted Millenia SPA plan. The site is accessed from Millenia Avenue
via a joint driveway which will be shared with the planned Sudberry Properties retail project
located directly adjacent to the site to the north. The design of this driveway, along with the
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DR15 -0022 Page No. 3
design of the plantings, lighting and other elements, has been coordinated with the retail
developer to ensure consistency of design and to create a strong sense of arrival at this location.
(Project Plans Architectural page A1.0 and Landscape page P -1).
The landscape design features a mixed palette of plant materials which will provide visual
interest, attractive layering and a seasonal variation in color. Screen plantings of larger shrubs
provide a visual buffer and foundation planting between the site and the adjacent toll road on the
west. (Project Plans, Landscape pages CS -1 through I -4).
The project is also proposing hydromodification and water quality management in accordance
with City and regional requirements through the use of biofiltration swales integrated in the
design (Project Plans, Civil pages C -2.0 and C -2.3).
The outdoor lighting concept includes parking lot and driveway lighting to meet safety needs as
well as architectural lighting which will highlight the primary architectural features of the building
(Project Plans, Architectural pages A3.7 through A3.9 and Landscape LC -1) .
The fallowing Project Data Table shows the development regulations along with the applicant's
proposal to meet said requirements:
Assessor's Parcel Number:
643- 060 -2600
Current Zoning:
District 1
General Plan Designation:
EUC
Lot Area:
2.5 acres
PARKING REQUIRED:
PARKING PROPOSED:
1.04 spaces per room x 135 rooms
Total Residential parking required = 141
141 spaces
SETBACKSMEIGIIT REQUIRED:
SETBACKSMEIGIIT PROPOSED:
Building Setback:
District 1 0 -10 feet (Millenia Avenue)
The building setback varies from a
minimum of 6' to a maximum of 28'
from the P /L*
Building Height:
Building Height:
District 1 MH3minimum average building height
Four stories (maximum of 52 feet).
of 3 stories, 40 feet, and a building height range of 1-
7 stories.
Notes:
The building is within six feet of Millenia Avenue at its closest point, increasing to a maximum setback of
approximately 28 feet from the property line. This is due to the curvature of the street which is a permitted
setback exception in the Millenia SPA plan Section 03.11.003 (b), as well as, the relocation of the jogging
path to the front of the site.
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DR15 -0022 Page No. 4
Compliance with the EUC Form Based Code, Gateway and Main Street Districts
The EUC Form Based Code (FBC) identifies Dominant Land Use categories for each of its
Districts. The dominant land use for District 1 is Business /Retail. Chapter 02.01.000 discusses
the Gateway Mixed Use Commercial District which includes a range of urban form guidelines
(Attachment 3, EUC Form Based Code Gateway Mixed Use Commercial District). Outlined
below is a discussion as to how the proposed project conforms to the development standards and
applicable guidelines.
Site Planning
EUC SPA Sections 02.01.003 thru 02.01.005 (Attachment 3, EUC Form Based Code Gateway
Mixed Use Commercial District pages II -4 — II -5) describe overall site planning, architectural
and landscaping principles that ensure projects within this District utilize design strategies that
will:
® Use architectural treatment of the facades, as well as landscaping to visually screen and
further reduce the visual impact of the parking lots and / or structures.
0 Coordinate vehicular and pedestrian connection to the Business District.
® Include pedestrian connections that link urban parks and paths.
The alignment of the jogging path shall be determined during the Design Review and the
comprehensive block planning process. It may weave into the development rather than a
continuous frontage along SR -125.
® Put active uses on corners to attract customers and to create excitement.
The project meets these guidelines. The building architecture features contemporary architecture
including extensive use of glass elements along the primary frontage facing Millenia Avenue
(Project Plans, Architectural elevations pages A3.5 through A3.11).
The main entrance to the site is via a joint driveway with the retail project to the north. A direct
vehicular connection is not provided to the planned office development to the south to
discourage the use of the hotel parking lot as�,a shortcut for employees of the future office
projects. The visual impact of the parking lot area will be reduced through the use of a
combination of trees, and layers of large and medium size shrubs (Project Plans, Landscape
pages P -1 through 1 -4). The site is fully accessible for emergency vehicles and trash trucks.
The primary pedestrian route to the hotel is from Millenia Avenue, and it will connect the Project
to the planned retail to the north and the planned office development to the south. The project
will also include a segment of the Millenia jogging path which is to be located directly behind
the sidewalk along Millenia Avenue, adjacent to the hotel. This jogging trail is intended to serve
as an independent recreational amenity linking the Gateway Mixed Use Commercial, Business
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DR15 -0022 Page No. 5
and Southwestern Neighborhood Districts to the Regional Trail and to Millenia planned parks.
The jogging path is a separate legal lot from the hotel parcel, but will be constructed as part of
the hotel project and maintained by the Millenia Community Association.
Architecture
The dominant architectural style is "contemporary" (Project Plans, Architectural pages A3.5
through A3.11). Building exteriors are expressed as multiple planes rather than a single surface,
and horizontal and vertical architectural elements create dramatic displays of light and shadow
and opportunities for dramatic night lighting of the building. Neutral, earth -tone colors have been
chosen which helps to focus attention on the proportions and rhythms incorporated throughout
the project design.
The architectural detailing features strong use of glass on the primary frontage along Millenia
Avenue at the joint driveway corner. The corner entry elements feature four stories of glass
providing views into a two story lobby area and gym facility. Glass continues along the first
floor of the building frontage providing views into the primary conference room hallways. This
design ensures a strong visual presence and dramatic nighttime effects.
The remainder of the building features strong articulation associated with the building wall
planes. These sides of the building are further delineated by the use of varied materials including
wood, stucco in various shades of grey and metal canopies at the primary frontage and secondary
building entries.
Landscape Guidelines
Section 02.01.005 outlines Landscape guidelines applicable to the planned retail project to the
north, and do not include specific guidelines applicable to the hotel project (Attachment 3, page
II -5).
The proposed hotel's planting palette is a blend of mediterranean and southwestern low water -
use plants combined with simple and clean hardscape elements to compliment the contemporary
architectural design of the hotel. The proposed plantings frame the outdoor gathering spaces
creating intimate spaces at human scale. Drip irrigation is being proposed to ensure the project is
sustainable and meets current water efficient guidelines. The irrigation system will be fully
programmable and seasonally adjustable (Project Plans, Landscape pages CS -1 through 1 -4).
Parking
Section 03.15.003 of the FBC includes a set of initial parking rates which are in effect until a
Parking Management Plan is adopted for the project. The FBC rates require hotels to provide
1.04 parking spaces per room. The draft Parking Management Plan also recommends the
identical parking ratio for hotel development. The proposed hotel includes 135 rooms which
equates to a parking demand of 141 spaces. The project proposes 141 spaces which is consistent
with the FBC.
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DR15 -0022
CONCLUSION
Page No. 6
The proposed hotel is a permitted land use in District 1 of the Millenia SPA Plan. The proposal
complies with the policies, guidelines and design standards for the Millenia SPA Plan. Therefore,
staff recommends the Planning Commission approve Design Review Permit, DR15 -0022,
subject to the conditions listed in the attached Resolution.
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 500 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present a disqualifying real property - related financial
conflict of interest under California Code of Regulations Title 2, section 18702.2(a)(11), for
purposes of the Political Reform Act (Cal. Gov't Code §87100,et seq.).
Staff is not independently aware, and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision maker conflict of interest in
this matter.
FISCAL IMPACT
The application fees and processing costs are paid for by the Applicant.
Attachments
1. Locator Map
2. Planning Commission Resolution DR15 -0022
3. EUC Form Based Code, Gateway Mixed Use Commercial District
4. Project Plans
5. Disclosure Statement
J: lAtlorneylMichaelShTUC- Millenia -Ayres Hotel1PC1PC- StfPpt- DR150022- 3.28,16- FINAL.doo
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