Planning Commission Staff Report -...

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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AGENDA ITEM NO. 5.1

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Elk Grove Planning Commission

Towneplace Suites by Marriott (EG-14-033)

January 21, 2016

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

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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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ATTACHMENT 1

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Planning Commission Resolution – Resolution 2016-XX | January 21, 2016


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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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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



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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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EXHBIT A

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Exhibit B


Project Exhibits



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EXHIBIT B

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Exhibit B


Project Exhibits



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Exhibit B


Project Exhibits



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Exhibit B


Project Exhibits



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Exhibit B


Project Exhibits



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Exhibit B


Project Exhibits



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Nichiha Panel (Illumination Series)

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Exhibit B


Project Exhibits



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Exhibit C


Conditions of Approval



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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

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EXHIBIT C

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Exhibit C





Page 14 of 21


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





Page 15 of 21


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





Page 16 of 21


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





Page 17 of 21


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





Page 18 of 21


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





Page 19 of 21


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





Page 20 of 21


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





Page 21 of 21


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

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Typewritten Text

EXHIBIT D

skyles

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Typewritten Text

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

Planning Commission Staff Report -...

Documents

Transcript of Planning Commission Staff Report -...