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Meeting Date – January 14, 2014
Public Hearing Agenda Item a.
Site Plan/Design Review 2013-04. Motel 6 has applied for a Site Plan/Design Review application to develop a 27,852 sq. ft. 75-room, 3-story motel and pad for a proposed future restaurant on a 2.43 acre parcel located at 100 N. Del Rio Avenue and 110 N. Del Rio Avenue, Livingston, generally located on the north side of Joseph Gallo Drive, west of Winton Parkway on property zoned Highway Service Commercial (C-3), APN 022-010-016.
CITY OF LIVINGSTON PLANNING COMMISSION STAFF REPORT
CITY FILE NUMBER: Public Hearing – Site Plan/Design Review 2013-04 (Motel 6)
OWNER/APPLICANT: Livingston Hospitality, LLC
P.O. Box 1218 Woodbridge, CA 95258
PROJECT LOCATION: 100 and 110 N. Del Rio Avenue, Livingston, CA PROPOSED ACTION: Approval of Site Plan/Design Review 2013-04 for a 75-room, 27,852 square foot, 3-story motel on a 2.43-acre parcel and pad for proposed future restaurant located at 100 N. Del Rio Avenue and 110 N. Del Rio Avenue, on the northwest corner of Joseph Gallo Drive and Winton Parkway.
PREPARED BY: Holly Owen, Contract Associate Plammer
Property Size: 105,850 square feet (2.43 acres)
Existing Land Use: Vacant land
General Plan Land Use Highway Commercial
Designation: Highway Commercial
Zoning: Highway Commercial (C-3)
Street Access: Del Rio Avenue (proposed) north of Joseph Gallo Drive
Adjacent General Plan Land Use Designation & Zoning District:
North: Highway Commercial & Highway Commercial (C-3)
South: Highway Commercial & Highway Commercial (C-3)
East: Highway Commercial & Highway Commercial (C-3)
West: Highway Commercial & Highway Commercial (C-3)
The proposed project is a 27,852 square foot, 75-unit motel in the Highway Commercial (C-3) zoning district, with a 184-space parking lot and 16,278 square feet of landscape area on a 2.43 acre parcel.
The property is currently a vacant lot located north of the Taco Bell fast food restaurant and west of the McDonald’s/Chevron complex on Joseph Gallo Drive.
The property to the west is undeveloped at present.
The site is currently zoned Highway Commercial. A hotel and motel as well as a restaurant are permitted uses in the Highway Commercial (C-3) zoning district according to Livingston Municipal Code (LMC) Section 5-3-15 Land Use Regulations – Table 3 – Land Use – Commercial Zoning.
SITE PLAN/DESIGN REVIEW:
The proposed motel building is oriented on an east-west alignment with the entrance to the building at the southwest comer of the building. The motel building will include the following features:
– entrance vestibule,
– an area for vending,
– laundry room,
– mechanical rooms,
– maintenance office,
– housekeeping room,
– break room,
– guest laundry room,
– apartment manager suite and
– 75 guest rooms.
This is a new model for the Motel 6 franchise in that not only is the architectural statement more of a modern style, but that the rooms which typically are accessed from the exterior will be accessed from interior corridors.
The site plan proposes two entrances for ingress and egress traffic as well as a driveway access to the parcel to the east. The site plan proposal indicates 165 total spaces in the proposed parking lot. A trash enclosure is proposed in the southeast part of the parking lot.
Landscaping will consist of turf, bushes and trees and will be installed in the required front, side and rear yard setbacks. Parking lot lighting is also proposed.
A pedestrian path to the street is proposed to the east to the Taco Bell site. A six-foot-high ornamental iron fence is proposed along the eastern and southern property lines.
PROJECT CONSIDERATIONS AND STAFF COMMENTS:
A. Off-street Parking Requirements and Exterior: LMC Section 5-4-5.C.38 Parking Standards requires, “At least one (1) off-street parking space for each sleeping or dwelling unit of a motel,” which would equate to 76 parking spaces, those for the motel units plus one for the resident manager. The proposal is providing a total of 184 on-site parking spaces, with a number of compact spaces and two (2) handicapped spaces. Staff recommends the following for the parking area and exterior of the project:
1) The Parking Ordinance allows a maximum of 25% of parking spaces can be “compact” spaces (smaller than normal parking stalls). The site plan currently shows 55 spaces (30% of the total stalls) designed as compact stalls. Accordingly the site plan needs to be redesigned to meet this standard.
2) The addition of at least four more parking peninsulas, two on the north side and two on the south side of the parking lot to discourage oversized vehicles from parking alongside the perimeter of the project.
3) The addition of an additional pedestrian path to the south, as well as an additional drive access to the parcel at the southwest corner of the project.
4) Staff observes that the project as currently proposed is ‘landlocked’ concerning access to the project from adjacent streets. Both Building and Engineering staff have commented on the necessity of a permanent easement agreement that will be required for the project to legally gain access to Del Rio Avenue through what will be an adjacent and legally separate parcel to the west, that of the proposed restaurant. In addition, any other reciprocal accesses to adjacent parcels will also need to be formalized in agreements. These issues have been addressed in the conditions of approval, attached.
Consequently, Staff is requesting that the new parking configuration giving the above requests and revised site plan be submitted before the public hearing goes before City Council. At present, there are more than enough spaces for the motel use, but it is unclear as to the size of the future restaurant, and they will have to meet a different parking standard.
B. Off-site Street Improvements. The project proposes to share in the cost of construction of a new street (Del Rio Avenue) and all street improvements located west of the project site.
Street dedication and improvements are typically provided as part of project approval.
A condition of approval will require that prior to the issuance of a building permit, the applicant enter into a private agreement with the adjacent property owner for the dedication and construction of Del Rio Avenue in accordance with the City of Livingston’s Standard Specification as approved by the City Engineer and Public Works Director.
C. Utility Plans. The project will need to submit preliminary utility plans showing existing utilities and proposed connections.
A preliminary design and layout for storm drainage is needed for the project. The area is served by a private storm water retention basin, located at the northeast corner of Robin Avenue and “B” Street (JEG Livingston Ranches, LLC, or Gallo).
Prior to the issuance of a building permit, the applicant will have to provide an agreement between the applicant and the storm water drainage basin owner to divert storm water run-off into the basin. Prior to the issuance of a building permit, the proposed design and improvements will be required to be submitted, reviewed and approved by the City of Livingston City Engineer and Public Works Director.
D. Merced Irrigation District. Information was provided to the City concerning the drainage district (MIDDID No. 1) in which the project is located. MID has commented that storm drainage fees apply if drainage is directed off site and ultimately to any MID facility. Additional MID comments are in the conditions of approval, attached.
E. Merced County Fire Department. Merced County Fire Department has asked the applicant to clarify the Fire Department access to the project, as this building is more than 30 feet in height and may require additional access for fire engines and aerial access as per CFC 503 (See Section Appendix D of the California Fire Code for some basic specifications regarding fire department aerial access).
Merced County Fire Department requests that their concerns regarding access, fire hydrant location and fire lanes be addressed, and their comments are also in the conditions of approval.
F. Architectural Design and Style. The proposed motel project has a rectilinear, postmodern design (use of many 90 degree angles) and has an art deco color scheme (pastel colors). Building material samples have not been provided.
Neighboring developments have incorporated a Spanish architecture style, using red tile roofs, earth tone colors, and projecting “cooling towers” capped with roof tiles. The buildings have also included a variation in wall depths along with a variation of finish materials. The City’s Design Guidelines are recommendations for choosing the architecture style and materials for any project.
The project design has been reviewed and approved by the Gallo Design Review Committee, per a private agreement.
The Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA Guidelines Section 15332 In-Fill Development Projects). Class 32 consists of projects characterized as in-fill development meeting the conditions described below:
a. The project is consistent with the applicable General Plan designation and all applicable General Plan policies as well as with applicable zoning designation and regulations as it is located in the Highway Commercial zoning district (C-3), which permits motels by right.
b. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The project is located on a 2.43 acre parcel within the C-3 zoning district within City limits. The parcel is one of only two remaining in a 14-year-old commercial project and is adjacent to existing retail uses and a truck stop.
c. The project site has no value as habitat for endangered, rare, or threatened species. The site is presently disked a couple of times each year for weed abatement.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality that was not previously contemplated. The site is expected to draw customers from the existing truck stop and the traveling public using State Highway 99.
e. The site can be adequately served by all required utilities and public services. The project site is located with the C-3 zoning district where utilities currently exist and less than one (I) mile from both the Fire Department and Police Station.
A Notice of Exemption will be filed with the Merced County Clerk within five (5) days of Project approval.
GENERAL PLAN CONSISTENCY:
The proposed project is consistent with the following 1999 General Plan policies:
Objective 3.3.A: Ensure the provision of adequate commercial shopping opportunities and office space locations to meet anticipated needs.
Objective 3.3.A.l.d Policies, Standards: “The Highway Commercial subcategory allows Service Commercial uses which, due to space requirements, the proximity to the highway, or the distinctive nature of their operation, are not compatible with or not usually located in other commercial designations.” Motels serve the passing public close to major roadways. The proposed motel is located close to State Highway 99 and is intended to serve the public using this major transportation route.
FINDINGS AND RECOMMENDATION:
According to LMC 5-6-9 (E), criteria for approval of a CUP shall include:
3(a) The site for the proposed use is adequate in size and shape to accommodate said use and all yards, spaces, walls and fenced, parking, loading, landscaping, and other features required by the applicable zoning district.
Staff finds that the proposed project meets these criteria for approval, subject to the conditions of approval, attached.
3(b) The site for the proposed use is served by streets and highways adequate to carry the quantity and kind of traffic generated by the proposed use.
The proposed project will require an agreement to construct a portion of Del Rio Avenue, a road that will be required for the project to be accessible. In addition, Staff is recommending a condition that truck parking be prohibited on the Project property, including the proposed restaurant pad parcel.
3(c) Public facilities are currently adequate to serve the proposed use or improvements are included in an approved Capital Improvement Plan or otherwise will be complete prior to the issuance of building permits.
Existing public facilities are adequate for the proposed use.
3(d) The proposed development is consistent with the General Plan.
Staff concurs that the proposed development is consistent with the 1999 Livingston General Plan.
Staff is recommending that the Planning Commission adopt Resolution 2014-_, recommending to the City Council the approval of Site Plan/Design Review 2013-04 with the attached conditions of approval.
2. Zoning Map
3. Site Plan and Elevations
4. Site Plan/Design Review Resolution 2014-_
5. Conditions of Approval
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LIVINGSTON RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF
SITE PLAN DESIGN REVIEW 2013-04 FOR MOTEL 6 AND FUTURE RESTAURANT AT 100 and 110 NORTH DEL RIO AVENUE
WHEREAS, Livingston Hospitality, LLC, has submitted Site Plan/Design Review 2013-04 for a Motel 6 motel and future restaurant to be located at 100 and 110 N. Del Rio Avenue (Assessor Parcel Number 022-010-016); and
WHEREAS, this project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA Guidelines Section 15332 In-Fill Development Projects). A Notice of Exemption will be filed with the Merced County Clerk within five (5) days of Project approval by the City Council; and
WHEREAS, Staff has reviewed the plans and elevations with reference to the adopted Livingston Design Guidelines and distributed the plans for outside agency comments.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission adopts Resolution 2014-_, recommending the approval of the project in terms of its land use and further, has acknowledged that there are a number of design issues that need to be addressed and resolved and that these will be addressed by the applicant before the project is presented to City Council for review with the conditions attached as Exhibit A.
The foregoing resolution was introduced and moved for adoption on January 14, 2014, by Commissioner , and being duly seconded by Commissioner , was passed by the following vote:
Chair, LUIS ENRIQUE FLORES
Secretary of the Planning Commission,
HOLLY R. OWEN (Contract Planner)