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Planning Commission Staff Report January 21, 2016
Project: Towneplace Suites by Marriott
File: EG-14-033
Request: Conditional Use Permit, Major Design Review, and Minor
Deviation
Location: 9300 block of East Stockton Boulevard; in between Bond Road
and Elk Grove Boulevard
APN: 116-0090-058
Staff: Gerald Park, Senior Planner
Owner Applicant
WFP Hospitality II, LLC
James Woo (Representative)
191 North Tully Road
Turlock, CA 95380
Burrell Consulting Group, Inc.
Regina Reusser (Representative)
1001 Enterprise Way, Suite 100
Roseville, CA 95678
Staff Recommendation
Staff recommends that the Planning Commission adopt a Resolution:
1. Finding no further CEQA review is necessary for the Towneplace Suites by Marriott Project
(EG-14-033) pursuant to Section 15183 (Projects Consistent with a Community Plan,
General Plan, or Zoning) Title 14 of the California Code of Regulations (State CEQA
Guidelines); and
2. Approving a Conditional Use Permit, Major Design Review, and Minor Deviation for the
Towneplace Suites by Marriott Project (EG-14-033) subject to the findings and conditions
of approval included in the draft Resolution (Attachment 1).
Project Description
The Project consists of a 1) Conditional Use Permit to allow the establishment and operation of a
“hotel” use in the Business and Professional Office (BP) zone district, 2) Major Design Review to
allow the construction of a four-story, up to 112-room, 63,560-square foot hotel and associated
site improvements including parking, lighting, and landscaping, and 3) Minor Deviation to the
parking standards resulting in the reduction of the total required parking spaces from 114 to 108
spaces.
Background
The Project was initially scheduled to be heard by the Planning Commission on August 20, 2015.
Just prior to the public hearing, the Applicant requested to continue the hearing to a date
uncertain in order to allow the hotel owner to reevaluate the Project costs. In October 2015, the
Applicant notified staff that no changes to the Project would occur and requested to be heard
in January 2016. However, staff was recently informed that although the Applicant intends to
pursue with the originally proposed 112 hotel rooms, ultimately the hotel may be built-out with a
total of 96 hotel rooms by eliminating a column of rooms on both halves of the hotel. Further
discussion of the room reduction is provided in the Analysis section below.
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Project Setting
The Project site consists of two parcels totaling 2.15 acres located along the west side of East
Stockton Boulevard, between Bond Road and Elk Grove Boulevard (see Figures 1 and 2). The
Project site is trapezoidal in shape and partially developed with a parking lot along the frontage
of East Stockton Boulevard. The remainder of the site is vacant. Surrounding land uses include a
partially vacant parcel with a communication facility to the north; Banner Bank to the south; The
Meadows Senior Living facility to the east; and State Route 99 to the west. Table 1 provides the
General Plan land use designations and zoning districts for the surrounding uses.
Table 1 - Adjacent Land Designations and Uses
Existing Use General Plan Zoning
Project Site Vacant Office/Multi-Family Business and Professional Office
(BP)
North
Vacant/
Communication
Facility
High Density Residential High Density Residential-20du/ac
(RD-20)
South Banner Bank Office/Multi-Family BP
East The Meadows
Senior Living Institutional
High Density Residential-30du/ac
(RD-30)
West State Route 99 State Route 99,
Office/Multi-Family
State Route 99, BP, Laguna
Gateway Special Planning Area
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Figure 1 - Location Map
Figure 2 - Project Site
N
Project
Site
Project Location
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Analysis
The proposed Project has been reviewed in accordance with the City’s General Plan, Title 23 of
the Municipal Code (hereinafter referred to as the “Zoning Code”), and the City’s Design
Guidelines. The Applicant has provided a site plan, floor plans, elevations, landscape plan, and
lighting plan for the 112-room hotel Project.
As mentioned in the Background section, the hotel may ultimately be built-out with a total of 96
hotel rooms by eliminating a column of rooms (2 rooms per floor) on both halves of the hotel. As
a result, the length of the hotel would be reduced by approximately 30 feet, or 15 feet from
each building half. Thus, the building ends would be pulled towards the building center by 15
feet. According to the Owner, the vacant area that would be created by the room reduction
would be filled in with additional landscaping and flatwork. Since the room reduction would not
enlarge the Project, and no significant changes would occur to the overall site plan, elevations,
and building footprint, staff believes such Project modification may be approved by the
Development Services Director via “substantial conformance” with the approval of the original
Project. Therefore, the Project analysis below focuses on the development of the 112-room hotel
Project.
Conditional Use Permit
Pursuant to the Zoning Code, the Project requires a Conditional Use Permit (CUP) in order to
allow a hotel use in the BP zone district. The Zoning Code defines “hotel” as follows:
“Hotels and motels” means facilities with guest rooms or suites, provided with or
without kitchen facilities, rented to the general public for transient lodging (less than
thirty (30) days). Hotels provide access to most guest rooms from an interior walkway,
and typically include a variety of services in addition to lodging; for example,
restaurants, meeting facilities, personal services, etc. Motels provide access to most
guest rooms from an exterior walkway. Also includes accessory guest facilities such as
swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.
In reviewing the use compatibility to the surrounding properties, staff believes that the proposed
hotel use would have minimal impacts. The bank and State Route 99 to the south and west of
the Project site respectively do not contain sensitive receptors that would be incompatible with
the proposed use. The senior living facility to the east is over 200 feet away from the proposed
building, separated by East Stockton Boulevard. In addition, the senior living facility is
constructed in a “fortress” configuration, thus all room entries are accessed within the building
and all outdoor activities are confined to the courtyard located in the center of the facility. The
high density residential parcel to the north is mostly vacant with an exception of a
communication facility that is located on the northeast quadrant of the parcel. Although staff
believes that the construction of a high density residential development on the northern parcel is
unlikely due to the site constraints, the hotel use should not negatively impact any future
development. In accordance with the Trip Generation Report prepared by Engineering
Services, the Project would create less than one hundred (100) AM and PM peak hour trips, thus
indicating that traffic impacts from the Project on local roadways are considered minimal and
consistent with the General Plan.
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Major Design Review
Commercial projects are subject to Design Review for compliance with the Zoning Code and
the City’s Design Guidelines development standards. The Applicant has provided a site plan,
building elevations, and landscape plan associated for the development of a four-story, 63,560-
square foot hotel. Table 2 below provides a summary of the Project’s conformity with the
development standards followed by additional discussion on the site, architecture, and
landscaping.
Table 2 - Conformity with Development Regulations
Development
Standard Required Proposed Complies
Building Setbacks
Interior (rear and side adjacent to
residential)=0 feet
North: 36 feet
East: 37 feet Yes
Interior (rear and side adjacent to
non-residential) = 10 feet South: 18 feet Yes
Street Side = Building Height (56’-9”) Street Side: 37
feet
Yes, with
Design Review
Deviation
Landscape Setbacks
25 feet along E. Stockton Boulevard
Abutting Interior
Abutting Residential
25 feet
5 feet
10 feet
Yes, with
Design Review
Deviation
Building Height Limit 40 feet maximum
Buildings <100 feet from residential zone
57 feet
24 feet
Yes, with
Design Review
Deviation
Building Coverage None 17.8% N/A
Parking Spaces 114
108 with
reciprocal
parking
Yes with Minor
Deviation
Site Plan
As illustrated in Figure 3, the proposed hotel building is oriented to be perpendicular to East
Stockton Boulevard. The main building entrance is located on the south side of the building and
distinguished with an enhanced-paved, half-circular driveway that also serves as a
loading/unloading area. An outdoor swimming pool and dining area are also located on the
south side of the building, which are accessed through the building. Full pedestrian circulation is
provided around the building with a connection to East Stockton Boulevard. Entry into the site
will be provided via three (3) existing driveways off of East Stockton Boulevard. One driveway is
located onsite near the northeast corner of the Project site while the other two driveways are
located offsite to the south on the adjacent bank parcel. The offsite driveways would be
available for use through the establishment of a reciprocal access and parking agreement
(Condition #24). The Project has also been conditioned to provide a masonry wall along the
northerly property line as the Zoning Code requires a masonry wall between commercial and
residential uses (Condition #26). The Applicant would also have the option to enter into a
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deferred improvement agreement for the construction of the masonry wall as the future
development of the residential parcel is unknown. To this effect, Condition #25 would also
reserve the opportunity to provide future access between the residential parcel and the Project
site.
As indicated in Table 2, the proposed street side setback does not comply with the required
setback, but may be permitted as part of the discretionary design review approval as a
deviation from standards. Further discussion on the street side setback deviation is provided
below.
Design Review Deviation - Street Side Setback
In accordance to Table 23.29-1 (Development Standards for Base Zoning Districts) of the Zoning
Code, the maximum height of proposed buildings may increase up to 150 feet under the design
review process, provided that all buildings are set back from the ultimate right-of-way line of all
abutting streets and freeways a distance at least equal to the height of the building. As
proposed, the height of the building is 57 feet, thus requiring a 57-foot setback from East
Stockton Boulevard and State Route 99. As a 57-foot setback is maintained between the
building and State Route 99, a 34-foot setback is provided between the building and East
Stockton Boulevard creating a setback shortfall of 23 feet (see Figure 3). However, the Design
Review section of the Zoning Code allows for deviations from site layout standards as part of any
discretionary design review approval provided that the approving authority makes a finding that
the deviation improves the usability of the site and its relationship to surrounding development.
Staff believes that the building orientation maximizes the site’s usability for the proposed hotel
use as the trapezoidal shaped Project site is a challenge for site layout. In addition, staff believes
the 34-foot building setback from East Stockton Boulevard would have minimal impacts to the
surrounding properties as discussed in the Conditional Use Permit discussion above.
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Figure 3 - Site Plan
Architecture
The proposed building has a consistent theme and color pallet that extends to all elevations.
The building is based on wood-frame construction that is finished with a variety of finishing
materials consisting of cement plaster, Trespa board panels (synthetic paneling) that offers a
decorative wood-appearance façade, and Nichiha board panels (fiber cement) that provides
an ornamental cladding appearance (see Attachment 2). The color palette consists of cream
and blue-gray for the cement plaster, bleached pine for the Trespa board panels, and three
variations of brown colors for the Nichiha board panels. In order to provide visual interest and
reduce building massing, the building facade incorporates horizontal and vertical score lines,
variation of wall planes, slanted roof lines, and overhead canopies. The building roofline varies
in height ranging between 41 feet and 57 feet. Similar to the street side setback deviation, the
proposed building height would also need a deviation as further discussed below. In order
ensure screening of all roof mounted mechanical equipment, Condition #30 has been added
requiring all roof mounted mechanical equipment be screened from public view from East
Stockton Boulevard, State Route 99, and the parking lot.
Design Review Deviation – Building Height
As indicated in Table 2, the maximum building height in the BP zone district is 40 feet, and 24 feet
for buildings or portion thereof that are less than 100 feet from residential zone districts. The
proposed building has an overall height of 57 feet and the western end of the building is within
100 feet to the RD-20 zone district to the north. However, as mentioned in the previous section,
the maximum height of a building may be increased up to 150 feet as part of the design review
process. Thus, staff believes that the proposed building height of 57 feet would have a minimal
Proposed
34-foot
setback
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impact to the surrounding properties. Although the development of a high density
development is unlikely to the north due to site constraints, the RD-20 zone district would allow a
maximum building height of 40 feet (3-stories), which would not be incompatible with the
proposed hotel building height.
Figure 4 – Hotel Building Elevation
North Elevation
East Elevation
South Elevation
West Elevation
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Landscaping
Site landscaping includes a variety of shade trees such as Holly oaks, Chinese pistache, Bradford
pear, and Chinese tallow tree (Figure 5). A row of Deodar cedar is proposed along the north
boundary line to provide screening of the communication facility. The proposed trees, shrubs
and groundcover will complement the planting palette that was utilized for the existing bank
parcel to the south. All perimeter landscape planter widths are met with the exception of the
planter strip provided along the western half of the north property line, thus a design review
deviation is required and further discussed below. This Project is subject to Title 14.10 of the
Municipal Code (Water Efficient Landscape Requirements) and has been conditioned to
comply with the requirements.
Design Review Deviation – Landscape
Pursuant to the Zoning Code, the minimum landscape planter width required along the north
property line is 10 feet as the parcel to the north is zoned RD-20. As proposed, a 5-foot wide
planter section is provided on the western half of the north property line a deviation from the 10
feet standard. As previously indicated by staff, a high density development to the north is
unlikely due to site constraints. In addition, a planter strip would also be required along the
common boundary line to the north. Should the northern parcel be developed with an office
development, the 5-foot wide planter area could potentially serve as a connecting access, thus
requiring removal of the planting area. Therefore, staff supports the proposed planter width.
Figure 5 - Preliminary Landscape Plan
5-foot wide planter
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Minor Deviation – Parking Requirements
As shown in Table 2, a total of 114 parking spaces are required for the Project. As proposed, a
total of 86 parking spaces would be provided on the Project site. The remaining 28 parking
spaces would be provided on the bank parcel to south through a reciprocal access and
parking agreement. The bank parking lot contains a total of 65 parking spaces. The two-story
bank building is approximately 9,600 square feet in size, thus requiring a total of 43 parking
spaces. As a result of the bank having surplus parking spaces, the remaining 22 parking spaces
are counted towards meeting the Project’s parking requirement. Thus, the shortfall of 6 parking
spaces is proposed to be met by following a parking reduction program as described in Section
23.58.060 of the Zoning Code and approved via a minor deviation. The design review deviation
as discussed above focuses on site layout standards, a “minor deviation” allows deviations to
specific development standards, including required parking, as long as the deviation does not
exceed ten (10%) percent of the respective development standards. The parking reduction
program that would be implemented by the Project is “shared parking,” which is based on the
premise that the bank and hotel can overlap parking facilities due to different peak use hours.
The bank’s peak demand for parking occurs during the traditional office hours between 8:00
a.m. through 5:00 p.m., while the hotel’s peak demand for parking is after 5:00 p.m. until early
morning hours. Thus, it is anticipated that the offset of peak hour usage between the bank and
hotel will provide sufficient stalls to meet the required 6 parking spaces.
Letters from Commenting Agencies
This Project was circulated to various City, County, and utility agencies for review and no issues
of concern were identified. Comments from agencies have either been addressed through the
processing of the Project or have been included as Conditions of Approval. These conditions
have been compiled as Exhibit C in the attached Resolution (Attachment 1).
Environmental Analysis
The California Environmental Quality Act (Section 21000, et. seq. of the California Public
Resources Code, (hereinafter referred to as CEQA) requires analysis of agency approvals of
discretionary “projects.” A “project,” under CEQA, is defined as “the whole of an action, which
has a potential for resulting in either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment.” The proposed Project is a
project under CEQA.
CEQA Guidelines Section 15183 (Public Resources Code §21083.3), provides that projects that
are consistent with a Community Plan, General Plan, or Zoning for which an environmental
impact report (EIR) has been certified “shall not require additional environmental review, except
as might be necessary to examine whether there are project-specific significant effects which
are peculiar to the project or its site.” An EIR was certified by the City Council for the adoption of
the City of Elk Grove General Plan in 2003 (SCH 2002062082).
No potential new impacts related to the properties or Project have been identified that would
necessitate further environmental review beyond the impacts and issues already disclosed and
analyzed in the General Plan EIR. No other special circumstances exist that would create a
reasonable possibility that the proposed Project will have a significant adverse effect on the
environment. Therefore, the proposed Project qualifies for the exemption under CEQA
Guidelines Section 15183 and no further environmental review is required.
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Recommended Motions
Should the Planning Commission agree with staff’s recommendation, the following motion is
suggested:
“I move that the Planning Commission adopt a Resolution finding no further CEQA review
is necessary for the Towneplace Suites by Marriott Project (EG-14-033) pursuant to
Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning)) of
Title 14 of the California Code of Regulations (State CEQA Guidelines); and approve the
Conditional Use Permit, Major Design Review, and Minor Deviation for the Towneplace
Suites by Marriott Project (EG-14-033), subject to the findings and Conditions of Approval
included in the draft Resolution (Attachment 1).”
Attachments
1. Draft Planning Commission Resolution
Exhibit A - Project Description
Exhibit B - Project Plans
Exhibit C - Conditions of Approval
2. Hotel Photo Simulations
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RESOLUTION NO. 2016-
January 21, 2016
A RESOLUTION OF THE CITY OF ELK GROVE PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT, MAJOR DESIGN REVIEW, AND
MINOR DEVIATION
FOR THE
TOWNEPLACE SUITES BY MARRIOTT
PROJECT NO. EG-14-033
EAST STOCKTON BOULEVARD
APN: 116-0090-058
WHEREAS, the Development Services Department of the City of Elk Grove received an
application on October 23, 2014 from Burrell Consulting Group, Inc. (the “Applicant”)
requesting a Conditional Use Permit, Major Design Review, and Minor Deviation (the “Project”);
and
WHEREAS, the proposed Project is located on real property in the incorporated portions
of the City of Elk Grove more particularly described as APN: 116-0090-058; and
WHEREAS, the Project qualifies as a project under the California Environmental Quality
Act (CEQA), Public Resource Code §21000-§21189.3, but is exempt; and
WHEREAS, Section 15183 (Projects Consistent with a Community Plan, General Plan, or
Zoning) of Title 14 of the California Code of Regulations (State CEQA Guidelines), provides an
exemption from CEQA for projects which are consistent with a Community Plan, General Plan or
Zoning for which an EIR has been certified and “shall not require additional environmental
review, except as might be necessary to examine whether there are project-specific significant
effects which are peculiar to the project or its site”; and
WHEREAS, an EIR was certified by the City Council for the adoption of the City of Elk
Grove General Plan (SCH 2002062082). The proposed Conditional Use Permit, Major Design
Review, and Minor Deviation are consistent with the General Plan. Therefore, the proposed
Project qualifies for the exemption under CEQA Guideline Section 15183, as the proposed
Conditional Use Permit, Major Design Review, and Minor Deviation are consistent with the
General Plan, for which an EIR was certified; and
WHEREAS, the proposed Project is consistent with the project described in the previously
certified EIR and no potential new impacts related to the properties or Project have been
identified that would necessitate further environmental review beyond the impacts and issues
already disclosed and analyzed in the General Plan EIR; and
WHEREAS, based on staff’s review of the Project, no special circumstances exist that
would create a reasonable possibility that granting a Conditional Use Permit, Major Design
Review, and Minor Deviation for this Project will have a significant effect on the environment
beyond what was previously analyzed and disclosed; and
WHEREAS, the Development Services Department considered the Project request
pursuant to the Elk Grove General Plan, the Elk Grove Municipal Code Title 23 (Zoning), and all
other applicable State and local regulations; and
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Towneplace Suites by Marriott (EG-14-033)
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WHEREAS, the Planning Commission held a duly noticed public hearing on January 21,
2016, as required by law, to consider all of the information presented by staff, information
presented by the Applicant, and public testimony presented in writing and at the meeting.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Elk Grove
finds that no further environmental review is required under CEQA for the Project pursuant to
State CEQA Guidelines Section 15183 based upon the following finding:
CEQA
Finding: The project is exempt from the California Environmental Quality Act (CEQA) pursuant to
CEQA Guideline Section 15183 of Title 14 of the California Code of Regulations.
Evidence: CEQA Guideline Section 15183 provide that projects which are consistent with
a Community Plan, General Plan or Zoning for which an EIR has been certified “shall not
require additional environmental review, except as might be necessary to examine
whether there are project-specific significant effects which are peculiar to the project or
its site.” An EIR was certified by the City Council for the adoption of the City of Elk Grove
General Plan. The proposed Conditional Use Permit, Major Design Review, and Minor
Deviation are consistent with the General Plan. Therefore, the proposed project qualifies
for the exemption under CEQA Guideline Section 15183, because the proposed
Conditional Use Permit, Major Design Review, and Minor Deviation are consistent with the
General Plan, for which an EIR was certified.
AND, BE IT FURTHER RESOLVED, that the Planning Commission of the City of Elk Grove hereby
approves a Conditional Use Permit, Major Design Review, and Minor Deviation for the Project, as
described in Exhibit A and illustrated in Exhibit B, subject to the conditions of approval in Exhibit C
(all incorporated herein by this reference), based upon the following findings.
Conditional Use Permit
Finding#1: The proposed use is consistent with the General Plan and all applicable provisions of
the Zoning Code.
Evidence: The proposed Project will promote policies, programs, and services that
support a diverse local economy providing a range of goods and services, and support
local existing businesses (General Plan Policy ED-6). As a hotel use, the Project would be
part of the Elk Grove Tourism Marketing District, which is a benefit assessment district to
help fund marketing and sales promotion efforts for Elk Grove lodging businesses. Monies
collected would be devoted to marketing Elk Grove as a tourist, meeting, and event
destination. The Project also complies with all applicable provisions of the Zoning Code.
Finding #2: The establishment, maintenance or operation of the use applied for will not, under
the circumstances of the particular case (location, size, design, and operating characteristics),
be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons
residing or working in the neighborhood of such use, or the general welfare of the City.
Evidence: The design of the Project, in conjunction with the conditions of approval,
address potential issues to public health, safety, comfort, and general welfare. Access to
the property, internal circulation, and impacts to surrounding public streets has been
reviewed by the City’s Engineering Services. All internal drive aisles comply with minimum
turning radius requirements and adequate parking is provided for the intended use. In
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addition, all utilities can support the Project. Therefore, the Project, as conditioned, will
not be detrimental to the health, safety, or general welfare of persons residing or working
in the neighborhood, or the general City welfare.
Major Design Review
Finding #1: The proposed Project is consistent with the objectives of the General Plan, complies
with applicable Zoning regulations, Specific Plan provisions, Special Planning Area provisions,
Citywide Design Guidelines, and Improvement Standards adopted by the City.
Evidence: The site plan and building elevations have been reviewed in accordance
with the General Plan, Zoning Code, and Citywide Design Guidelines. Subject to the
approval of the deviations approved through the design review process, it is concluded
that the Project’s architecture and site planning meets all applicable development
standards prescribed by the Zoning Code and Citywide Design Guidelines, including, but
not limited to setbacks, building height, site access, lighting, landscaping, and parking.
The proposed elevations for the development have been designed to be distinctive and
bold with the scale, architectural style, and bulk to be consistent with the requirements of
the Guidelines. The elevations utilizes a unique variety of finishing materials consisting of
cement plaster, Trespa board panels (synthetic paneling) that offers a decorative wood-
appearance façade, and Nichiha board panels (fiber cement) that provides an
ornamental cladding appearance. There will be a variety of landscaping materials
concentrated around the building and in the parking lot. The Project has a clear design
concept which is carried through to all elements of the Project. Additionally, the Project
is subject to conditions of approval that will ensure consistency with all standard
requirements.
Finding #2: The proposed architecture, site design, and landscape are suitable for the purposes
of the building and the site and will enhance the character of the neighborhood and
community.
Evidence: The proposed architecture, site design, and landscaping are suitable for the
building and site and will enhance the character of the neighborhood and community.
The site design includes enhanced pavement at the half-circular driveway in front of the
building entrance; pedestrian connection throughout the site that includes connection
from the landscape corridor to the building entrance; and a selected landscape palette
that complements the development. The building has defined elevations and covered
entries. Thus, the proposed site design and building elevations provide all design
elements required by the Citywide Design Guidelines and Zoning Code, including
consistent detailing of the architectural style, application of a consistent color palette
throughout the Project, and providing sufficient pedestrian connectivity and
landscaping.
Finding #3: The architecture, including the character, scale and quality of the design,
relationship with the site and other buildings, building materials, colors, screening of exterior
appurtenances, exterior lighting and signing and similar elements establishes a clear design
concept and is compatible with the character of buildings on adjoining and nearby properties.
Evidence: The proposed elevations have been designed to be distinctive, but still
compatible with the adjacent surrounding developments. As mentioned, the elevations
utilize a unique variety of finishing materials consisting of cement plaster, Trespa board
panels (synthetic paneling) that offers a decorative wood-appearance façade, and
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Towneplace Suites by Marriott (EG-14-033)
Page 4 of 21
Nichiha board panels (fiber cement) that provides an ornamental cladding
appearance. In order to provide visual interest and reduce building massing, the
building facade incorporates horizontal and vertical score lines, variation of wall planes,
slanted roof lines, and overhead canopies. Thus, the Project has a clear design concept
which is carried through to all elements of the Project.
Finding #4: The proposed Project will not create conflicts with vehicular, bicycle, or pedestrian
transportation modes of circulation.
Evidence: The proposed site layout of the Project has been reviewed in accordance
with the Zoning Code and safely incorporates access points into the Project for vehicles,
bicyclists, and pedestrians. Conflicts amongst these users are not anticipated.
Minor Deviation
Finding #1: The deviation(s) improve the site, architectural, and/or overall project design.
Evidence: The deviation improves the site and overall project design by allowing the
Project to fully maximize the site for a hotel use. The hotel will offer an additional lodging
selection to the City and assist in the City’s goal of improving tourism.
Finding #2: The deviation(s) are materially consistent with the Project and are compatible with
surrounding uses and structures.
Evidence: The deviation is materially consistent with the Project and is compatible with
the surrounding uses and structures. The Project consists of a hotel use and parking is an
essential component of the use. The shared parking with the bank parcel to the south
would be compatible as the hotel and bank have opposite peak hour use.
The foregoing Resolution of the City of Elk Grove was passed and adopted by the
Planning Commission on the 21st day of January 2016, by the following vote:
AYES:
NOES
ABSENT:
ABSTAIN:
ATTEST:
Sandy Kyles, PLANNING SECRETARY George Murphey, CHAIR of the
PLANNING COMMISSION
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Exhibit A
Towneplace Suites By Marriott (EG-14-033)
Project Description
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 5 of 21
PROJECT DESCRIPTION
The Project consists of a 1) Conditional Use Permit to allow the establishment and operation of a
“hotel” use in the Business and Professional Office (BP) zone district, 2) Major Design Review to
allow the construction of a four-story, up to 112-room, 63,560-square foot hotel and associated
site improvements including parking, lighting, and landscaping, (as illustrated in Exhibit B) and 3)
Minor Deviation to the parking standards resulting in the reduction of the total required parking
spaces from 114 to 108 spaces.
###
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Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 6 of 21
17
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 7 of 21
18
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 8 of 21
19
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 9 of 21
20
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 10 of 21
21
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 11 of 21
Nichiha Panel (Illumination Series)
22
Exhibit B
Towneplace Suites By Marriott (EG-14-033)
Project Exhibits
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 12 of 21
23
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 13 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
On-Going
1. The Project approved by this action is for a Conditional Use Permit, Major
Design Review, and Minor Deviation, as specifically described in Exhibit A
and as illustrated in the Project plans in Exhibit B.
Deviations from the approved plans shall be reviewed by the City of Elk
Grove (City) for substantial compliance and may require amendment by
the appropriate hearing body.
On-Going Planning
2. As provided in EGMC Section 23.18.020, this approval is good for a period
of three (3) years from the date of approval, unless otherwise extended
pursuant to EGMC Section 23.18.060. If the approval is not exercised as
provided in EGMC Section 23.18.030 within this time period the approval
shall become null and void.
On-Going Planning
3. This action does not relieve the Applicant of the obligation to comply
with all codes, laws, statutes, regulations, and procedures.
On-Going Planning
4. The Applicant/Owner or Successors in Interest (hereby referred to as the
“Applicant”) shall indemnify, protect, defend, and hold harmless the City,
its officers, officials, agents, employees, and volunteers from and against
any and all claims, damages, demands, liability, costs, losses or expenses
including without limitation court costs, reasonable attorney’s fees and
expert witness fees arising out of this Project including challenging the
validity of this approval or any environmental or other documentation
related to approval of this Application.
On-Going Planning
24
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 14 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
5. Except as otherwise specified or provided for in the Project plans or in
these conditions, the Project shall conform to the development standards
and design requirements adopted by the City of Elk Grove, specifically
including but not limited to the following:
The Elk Grove Zoning Code (Title 23 of the EGMC)
EGMC Chapter 19.12 (Tree Preservation and Protection)
EGMC Chapter 14.10 (Water Efficient Landscape Requirements)
Citywide Design Guidelines
On-Going Planning,
Engineering
6. The Applicant shall design and construct all improvements in
accordance with the City of Elk Grove Improvement Standards, as further
conditioned herein, and/or to the satisfaction of Engineering.
Public sewer, water, and other utility (e.g. electricity) infrastructure shall
be designed and constructed with the standards of the appropriate
governing agency or utility provider.
On-Going Engineering,
EGWD,
SASD,
SMUD,
PG&E,
Frontier
7. The Applicant shall pay all plan check fees, impact fees, or other costs as
required by the City, the Cosumnes Community Services District (CCSD),
Sacramento Area Sewer District (SASD), Elk Grove Water District (EGWD),
or other agencies or services providers as established by law.
On-Going Planning,
Engineering,
Building
Finance,
CCSD,
EGWD,
SASD
25
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 15 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
8. Approval of this Project does not relieve the Applicant from the
requirements of subsequent permits and approvals, including but not
limited to the following as applicable:
Grading Permit and Improvement Plan
Building Permit and Certificate of Occupancy
Requirements of the Sacramento Metropolitan Air Quality
Management District
Fire permit
SASD Design Standards for on-site and off-site sewer construction.
On-Going Planning,
Engineering,
Building,
CCSD,
EGWD,
SASD,
EGWD,
SMAQMD
Prior To or In Conjunction With Improvement Plans and/or Grading Plan Approval
9. The Planning Division shall be notified immediately if any prehistoric,
archaeologic, or paleontologic artifact is uncovered during construction.
All construction must stop and an archaeologist that meets the Secretary
of the Interior’s Professional Qualifications Standards in prehistoric or
historical archaeology shall be retained to evaluate the finds and
recommend appropriate action.
A note stating the above shall be placed on the Improvement Plans.
Improvement
Plans
Planning
10. All construction must stop if any human remains are uncovered, and the
County Coroner must be notified according to Section 7050.5 of
California’s Health and Safety Code. If the remains are determined to be
Native American, the procedures outlined in CEQA Section 15064.5 (d)
and (e) shall be followed.
A note stating the above shall be placed on the Improvement Plans.
Improvement
Plans
Planning
26
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 16 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
11. The Applicant shall prepare and submit a drainage study to the
satisfaction of the City and in accordance with City of Elk Grove Storm
Drainage Master Plan, Improvement Standards, General Plan, and any
other applicable drainage master plans or studies.
Improvement
Plan Submittal
or Prior to
Issuance of
Grading
Permit(s)
Whichever
Occurs First
Engineering
12. The Applicant shall prepare and submit a Post-Construction Stormwater
Quality Control Plan in accordance with the City of Elk Grove
Improvement Standards and most recent version of the Stormwater
Quality Design Manual for the Sacramento Region. The Applicant shall
also submit a separate maintenance plan describing proper
maintenance practices for the specific treatment controls to be
constructed.
Improvement
Plan Submittal
or Prior to
Issuance of
Grading
Permit(s)
Whichever
Occurs First
Engineering
13. The Applicant shall execute a maintenance agreement with the City for
stormwater quality control treatment devices to the satisfaction of the
City.
Improvement
Plans
Engineering
14. Should it be determined that the Project requires connecting into EGWD’s
existing water system infrastructure, EGWD shall be responsible for cutting
in tees or performing hot taps on EGWD owned water pipes. The
Applicant shall complete the following:
1. Exposing the pipe at the tie-in point(s) prior to EGWD’s work and
backfilling/capping the exposed area(s) per applicable EGWD
standards after EGWD completes the tie-in(s); and
2. Execute a Utility Agreement with EGWD for reimbursement of all
costs related to EGWD’s work on the water system infrastructure.
Improvement
Plans
EGWD
27
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 17 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
15. To ensure adequate access to SMUD equipment, all paved surfaces shall
be accessible to a 26,000 pound SMUD service vehicle in all weather.
The placement of SMUD equipment shall be no further than 15 feet from
said drivable surface that has a minimum width of 20 feet.
Improvement
Plans
SMUD
16. Fire apparatus access roads shall be provided with a minimum turning
radius of 25 feet inside and 50 feet outside.
Improvement
Plans
CCSD Fire
17. In order to obtain sewer service for this Project, construction of onsite and
offsite sewer infrastructure shall be required to SASD Design Standards.
Improvement
Plans
SASD
18. The Applicant shall maintain the existing 12kV underground routes
located along the west side of the parcel adjacent to State Route 99
and the existing 12kV underground routes along the east side of the
parcel adjacent to East Stockton Boulevard. No rights to these facilities
can be abandoned until adequate replacement rights are granted and
in place without an interruption of electrical service to existing customers.
These facilities can be relocated or removed at the Applicant’s expense.
The Applicant shall apply with SMUD for any relocation or removal as well
as any new service equipment.
Improvement
Plan
SMUD
28
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 18 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
Prior To or In Conjunction With Building Permit
19. Prior to the issuance of a Building Permit, the Applicant shall annex the
Project into the Maintenance Mello-Roos Community Facilities District
2006-1 (CFD), to fund the Project’s fair share of landscape related
maintenance costs associated with public parkways, public parks, open
space, landscape setbacks, bike and other paths, landscaped medians
in and adjacent to roadways, maintenance and operation of a
community center, sports (including aquatic) facilities, cultural arts
center, and water features, and maintenance of other related facilities.
The annexation process can take several months, so the Applicant should
plan accordingly. The application fee for the annexation is due prior to
the Resolution of Intention to Annex the Property and Levy the Special
Tax. For further information regarding this CFD, see
http://www.elkgrovecity.org/city_hall/departments_divisions/finance/mel
lo_roos_cfds/
1st Building
Permit
Finance
20. Prior to the issuance of a Building Permit, the Applicant shall annex the
Project into the Storm Water Drainage Fee Zone 2 to fund a portion of the
additional costs for storm water drainage and run-off maintenance
related to serving the new development. The annexation process can
take several months, so the Applicant should plan accordingly. The
application fee for the annexation is due prior to the Resolution of
Intention to Levy Storm Water Drainage Fee Zone 2 assessments. For
further information on this District, see
http://www.codepublishing.com/CA/elkgrove/#!/ElkGrove15/ElkGrove15
10.html#15.10.
1st Building
Permit
Finance
29
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 19 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
21. Prior to the issuance of a Building Permit, the Applicant shall either:
1. Form or annex into an annual Mello-Roos Community Facilities
District special tax for fire and emergency services; or
2. Pay an equivalent amount for fire and emergency services as
determined to be the fair share owed by the Applicant to the
CCSD in their sole discretion.
Any costs for the approval and creation of such annual special tax,
annexation of the property into a Mello-Roos Community Facilities District
for the Cosumnes Community Services District, or administration of the
amount deposited to fund fire and emergency services, shall be paid
from the annual special taxes of the Community Facilities District or the
amount deposited with the Cosumnes Community Services District. In the
event that the Applicant fails to form or annex into a Community Facilities
District or pay an equivalent amount as provided for herein for such
purposes for the Cosumnes Community Services District, no building
permits for the property shall be issued.
1st Building
Permit
CCSD Fire
22. The Applicant shall reconstruct any damaged curb, gutter, sidewalk
and/or pavement caused by construction-related activities associated
with the Project. If pavement replacement is necessary, as determined
by the City, the Applicant may be required to grind, overlay, and/or slurry
seal the damaged portion(s) in accordance with the City Improvement
Standards and to the satisfaction of Engineering. The Applicant shall
schedule an inspection with the City to document the pre-construction
condition of existing surface infrastructure adjacent to and near the
Project.
1st Building
Permit
Engineering
23. The Applicant shall reconstruct any existing ADA compliance
improvements adjacent to the Project to meet current standards.
Building Permit Engineering
30
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 20 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
24. The Applicant shall record a reciprocal access and parking agreement with APN 116-0090-057 including but not limited to common area
ownership, maintenance, joint access and parking to the satisfaction of
the City.
1st Building
Permit
Engineering
25. The Applicant shall record a Covenant and Agreement providing for
future reciprocal ingress/egress to Parcel 116-0090-041 prior to the
issuance of the 1st Building Permit. The Agreement and location of the
access shall be to the satisfaction of the City.
1st Building
Permit
Engineering,
Planning
26. The Applicant shall design and construct a masonry wall along the north
property line to the satisfaction of the City. The Applicant may enter into
a Deferred Improvement Agreement with the City for the design and
construction of the masonry wall.
1st Building
Permit
Engineering,
Planning
Prior To Certificate of Occupancy
27. Upon completion of the installation of the landscaping, the Project
landscape architect/designer shall certify that the installed landscape
complies with all City Water Conserving Landscape Requirements.
Certification shall be accomplished by completion of a Certificate of
Conformance on a form provided by the City. Failure to submit a
complete and accurate Certificate of Conformance will delay final
approval/occupancy of the Project.
Prior to
Certificate of
Occupancy
Planning
28. All perimeter lighting adjacent to the north, east, and west property line
shall not produce nuisance off-site glare. Where the light source is visible
beyond the property line, shielding shall be required to reduce glare so
that the light source is not visible from within any residential dwelling unit.
Prior to
Certificate of
Occupancy
Planning
31
Exhibit C
Towneplace Suites By Marriott (EG-14-033)
Conditions of Approval
Planning Commission Resolution – Resolution 2016-XX | January 21, 2016
Towneplace Suites by Marriott (EG-14-033)
Page 21 of 21
Conditions of Approval Timing/
Implementation
Enforcement/
Monitoring
Verification
(date and
Signature)
29. The Applicant shall provide a total of five bicycle parking spaces in
conformance to the standards specified in Section 23.58.100 of the
Zoning Code.
Prior to
Certificate of
Occupancy
Planning
30. Roof mounted equipment shall be setback from the roof edge or placed
behind a parapet or roof structure so they are not visible for motorists or
pedestrians on East Stockton Boulevard, State Route 99, and the parking
lot. All roof mounted equipment shall be sized to be equal to or below
(lower in height) than the adjoining parapet or roof structure.
Prior to
Certificate of
Occupancy
Planning
31. The Applicant shall contact the Finance Department and must consult
and follow all required processes to participating in the Elk Grove Tourism
Marketing District as required in Elk Grove City Council Resolution 2015-
027 (or as amended), which includes but is not limited to payment of an
assessment. The Applicant is also directed to Elk Grove Municipal Code
Chapter 3.08 for requirements and payment of the Elk Grove Transient
Occupancy Tax (TOT).
Prior to
Certificate of
Occupancy
Finance
32
Northern View
33
Southern View
34
Eastern View
35
North View - Elevation
36
South View - Elevation
37
East View - Elevation
38
West View - Elevation
39
BOND
ASPEN CREST
CHERRY CREST
BIRCH CREST
BOND RD
EMERALD VISTA DR
ELK
CRES
T DR
DIAMOND OAK
WAY
HOSPENTHAL WAY
ARIEL
C T
RED FOX WAY
BANFF VISTA DR
ORAN
GE C
REST
CT
QUAIL PEAK CT
FIR CREST CT
LAGUNA PALMS WAY
CROWN PRINCE CT
DELTA SAND CT FEICKERT RANCH PL
W STOCKTON BLVD
ARIEL
WAY
FOXDENCT
FOX GLEN WAY
STUDIO CT
JASMINE CREST CT
DEODAR CREST CT
ASTE RCREST CT
HWY 99 SB
HWY9 9NB
BOND RDOFF
HWY 99 NB
ESTO
CKTO
NBL
VD FEICKERT DR
LAGUNASPRI NGS
DR
CROSS FOX W AY
OFFICEPARKCIR
Towne Place Suites - 600 ft Radius for Owners
LegendTowne Place SuitesOwners with in 600 ft
0 360180
Feet
Town Place Suites