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PC - 2017-04 - Approving Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01 for New Hampton Inn & Suites PC RESOLUTION 17-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING THE CITY COUNCIL APPROVE DESIGN REVIEW 16- 02, CONDITIONAL USE PERMIT 16-01, AND ZONE CHANGE 16-01 FOR THE CONSTRUCTION OF A NEW HAMPTON INN & SUITES WITH 123 GUEST ROOMS. THE SUBJECT SITE IS LOCATED AT 8900 GLENDON WAY IN A C-3/D-O AND A P-D ZONES (APN: 5390-018-036). WHEREAS, on February 24, 2016, Ivar Eagle, LLC submitted entitlement applications for the construction of a new Hampton Inn & Suites with 123 guest rooms, located at 8900 Glendon Way; and WHEREAS, 8900 Glendon Way is located in a C-3/D-O and a P-D zones; and WHEREAS, Rosemead Municipal Code Sections 17.28.020(A)(1) and 17.28.020(C) provides the purpose and criteria for a design review; and WHEREAS, Rosemead Municipal Code Section 17.132.040 provides the criteria for a conditional use permit; and WHEREAS, Rosemead Municipal Code Section 17.152.060 provides the criteria for amendments to the Official Zoning Map; and WHEREAS, Sections 65800 & 65900 of the California Government Code and Rosemead Municipal Code Sections 17.28.020(C) and 17.132.040 authorizes the Planning Commission to approve, conditionally approve, or disapprove the Design Review or Conditional Use Permit applications; and WHEREAS, Rosemead Municipal Code Section 17.152.040 and 17.152.060 authorizes the Planning Commission provide a written recommendation and reasons for the recommendation to the City Council whether to approve, approve in modified form, or deny the Zone Change application; and WHEREAS, on February 2, 2017, an Initial Environmental Study for the proposed project was completed finding that the proposed project would have a less than significant effect on the environment and a Mitigated Negative Declaration was prepared, in accordance with the guidelines of the California Environmental Quality Act, and local environmental guidelines; and WHEREAS, on February 2, 2017, twenty-three (23) notices were sent to property owners within a 300-feet radius from the subject property, in addition to notices posted in six (6) public locations, on-site, published in the Rosemead Reader, and filed with the Los Angeles County Clerk, specifying the availability of the application, plus the date, time, and location of the public hearing for Design Review 16-02, Conditional Use Permit 16- 1 01, and Zone Change 16-01, pursuant to California Government Code Section 65091(a)(3); and WHEREAS, on March 6, 2017, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission hereby makes a finding of adequacy with the Mitigated Negative Declaration and HEREBY RECOMMENDS that the City Council adopt the Mitigated Negative Declaration as the environmental clearance for Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Design Review 16-02 in accordance with Rosemead Municipal Code Section 17.28.020(C) as follows: A. The plans indicate proper consideration for the relationship between the proposed building and site developments that exist or have been approved for the general neighborhood; FINDING: The proposed development is located within a Commercial land use designation. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. The proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. B. The plan for the proposed building and site development indicates the manner in which the proposed development and surrounding properties are protected against noise, vibrations and other factors which may have an adverse effect on the environment, and the manner of screening mechanical equipment, trash, storage and loading areas; FINDING: To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Conditions of approval have been incorporated to eliminate adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the 7 timeframe, and decibel levels indicated in the City's Noise Ordinance. Conditions of approval will specifically address factors such as noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. C. The proposed building or site development is not, in its exterior design and appearance, so at variance with the appearance of other existing buildings or site developments in the neighborhood as to cause the nature of the local environment to materially depreciate in appearance and value; FINDING: The proposed project will improve the aesthetics of the corner by establishing a new hotel development of high architectural quality. The improvements to the site will provide a marked improvement over the existing appearance of the intersection of Ivor Avenue and Glendon Way. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate Y2" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. Notwithstanding this, the approved design will create a development that is an aesthetic upgrade over the surrounding area and that has the potential to enhance land values in the general area. This is due to the proposed new building facade with higher quality materials, a design that blends better with the area, and greatly improved landscaping and parking lot area. D. The proposed building or structure is in harmony with the proposed developments on land in the general area, especially in those instances where buildings are within or adjacent to land shown on the General Plan as being part of the Civic Center or in public or educational use, or are within or immediately adjacent to land included within any precise plan which indicates building shape, size or style; FINDING: The property is not part of the Civic Center Plan, precise plan or land reserved for public or educational use, so there is no special need to create harmony with the general area. Notwithstanding this, the approved design will create a development that is an aesthetic upgrade over the surrounding area and that has the potential to enhance land values in the general area. This is due to the proposed new building façade with higher quality materials, a design that blends better with the area, and greatly improved landscaping and parking lot area. 3 E. The proposed development is in conformity with the standards of this Code and other applicable ordinances in so far as the location and appearance of the buildings and structures are involved; and FINDING: This proposed development meets all of the code requirements for the C-3/D-O zone, hotel specific requirements, and all applicable referenced code sections of the Rosemead Municipal Code. F. The site plan and the design of the buildings, parking areas, signs, landscaping, luminaires and other site features indicates that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effect of the development from the view of public streets. FINDING: Access to the site will be provided via two driveways along Glendon Way and Ivan Avenue. The subject site will have a total of 125 surface parking spaces, which includes 95 standard parking spaces, 20 compact spaces, five RV parking spaces, and five handicapped parking spaces. New exterior lighting is proposed for the property. New wall mounted fixtures will be placed along the front, side, and rear of the building. New light standards will be installed in the parking lot area. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. The proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off- white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate Yx" horizontal reveals along all elevations. As proposed, the project will not negatively change the appearance of the surrounding built environment. SECTION 3. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 16-01 in accordance with Rosemead Municipal Code Section 17.132.040 as follows: A. Approval of the application will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety, and general welfare; FINDING: The proposed use will not be incompatible or injurious to the other properties as a hotel is a use that may be conditionally permitted within the C-3 zone. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed mixed use project pursuant to Section 15070(b) of the California Environmental 4 Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures. The applicant has provided a design of high aesthetic quality, which in Staff's determination will improve the aesthetics of the intersection. All new lighting will be fully shielded and directed downwards to mitigate glare on adjacent properties. Conditions of approval have been incorporated to eliminate adverse effects on the environment as a result of the proposed project. This development will not generate any permanent impacts to noise levels for the surrounding area. All construction work will be required to comply with the timeframe, and decibel levels indicated in the City's Noise Ordinance. Conditions of approval will specifically address factors such as traffic, noise, construction hours, screening of mechanical equipment, landscaping, lighting, and the overall maintenance of the property. B. The use is consistent with the General Plan; FINDING: The proposed development is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. C. The use is consistent with the provisions of this Zoning Code; FINDING: This proposed development meets all of the code requirements for the C-3/D-O zone, hotel specific requirements, and all applicable referenced code sections of the Rosemead Municipal Code. D. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act; and The City of Rosemead acting as a Lead Agency, has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The Initial Study has been undertaken to determine if the proposed project may have a significant effect on the environment. The Initial Study was prepared and completed by Phil Martin & Associates, Inc., acting as a consultant to the City, in accordance with the California Environmental Quality Act (CEQA) Guidelines. On the basis of the Initial Study, the City of Rosemead has concluded that the project would have significant impact, unless mitigated, therefore a Draft Mitigated Negative Declaration (MND) was prepared. The MND reflects the independent judgment of the City as a lead agency per CEQA Guidelines. The project 5 site is not on a list compiled pursuant to Government Code section 65962.5. The proposed project is not considered a project of statewide, regional or area-wide significance and would not affect highways or other facilities under the jurisdiction of the State of California Department of Transportation. E. If development is provided for under the Conditional Use Permit, the project is consistent with the goals and objectives of the applicable standards and Design Guidelines in the overlying district. FINDING: The subject site is not located in an overlying district with Design Guidelines. However, the proposed design of the hotel is consistent with the contemporary design of the Hampton Inn and Suites. The applicant proposes to apply various types of materials to the exterior walls of the commercial building to break-up the building's profile. According to the colored renderings, which will be available to view at the Planning Commission meeting, the applicant is proposing a mixture of earth toned exterior smooth stucco finish throughout all building elevations. The building cornice will be smoothly finished in an off-white color. Shades of brown colored stone veneer will be incorporated into the entry treatment and porte cochere. In addition, the applicant is proposing to incorporate 1/2" horizontal reveals along all elevations. In addition, the proposed project is consistent with the Goal 2, Policy 2.7 of the Land Use Element of the City's General Plan in that the goal and policy call for establishing and applying architectural design review to new commercial development. SECTION 4. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Zone Change 16-01 in accordance with Rosemead Municipal Code Section 17.152.060 as follows: A. The proposed amendment is consistent with the General Plan and any applicable specific plan; FINDING: The proposed amendment is located within a Commercial land use designation. Per the Land Use Element of the General plan, businesses in Rosemead's commercial districts contribute substantially to the City's tax revenue. For this reason, a hotel may be developed up to a maximum permitted FAR of 1.0:1 if their projects include higher design standards. In addition, Goal 2 of the Land Use Element aims to expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. The proposed amendment is not located in a specific plan area. B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City; and FINDING: The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The subject site is currently zoned C- SID-O and P-D. The proposed amendment would correct the dual zone classification by 6 changing the subject site to only C-3/D-O, because it promotes good zoning practices. The City has completed an Initial Study/Draft Mitigated Negative Declaration for the proposed project pursuant to Section 15070(b) of the California Environmental Quality Act (CEQA). The document is intended to be used by the City to evaluate the project's environmental impacts, if any, to less than a significant level. To ensure that the surrounding properties are protected against noise, vibrations, and other factors, the Mitigation Monitoring and Reporting Program (MMRP) specifically addresses mitigation measures C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle access, and public services and utilities and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate, to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. FINDING: The proposed amendment is physically suitable for the subject site as a portion of the site is already zone C-3/D-O. Staff has verified that the proposed hotel would be in compliance with the applicable development standards of the Rosemead Zoning Code. In addition, a traffic impact study was completed for the project. The Study analyzes trip generation and level of service impacts upon six nearby intersections. Based on the traffic study, the project traffic will not cause any of the six studied intersections to exceed an unacceptable level of service or exceed their existing level of service. All area roadways will continue to operate within their design capacity. The project will have less-than signification traffic impacts to the six studied area intersections. The City Engineer and City's Traffic Consultant has reviewed the traffic study and finds it acceptable and the study has been relied on in the Mitigated Negative Declaration. SECTION 5. The Planning Commission HEREBY RECOMMENDS CITY COUNCIL APPROVAL of Design Review 16-02, Conditional Use Permit 16-01, and Zone Change 16-01 for the construction of a Hampton Suites & Inn, subject to the Conditions of Approval. SECTION 6. This resolution is the result of an action taken by the Planning Commission on March 6, 2017, by the following vote: AYES: DANG AND LOPEZ NOES: TANG ABSTAIN: ENG ABSENT: HERERRA 7 SECTION 6. The Secretary shall certify to the adoption of this resolution and shall transmit copies of same to the applicant and the Rosemead City Clerk. PASSED, APPROVED, and ADOPTED this 61h day of March, 21 . Daniel LopMale CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 6'h day of March, 2017, by the following vote: AYES: DANG AND LOPEZ NOES: TANG ABSTAIN: ENG ABSENT: HERERRA Michelle Ramirez, Se�Y`�' APPROVE•. •S TO FOR /4 Gregory Tur. y, Planning Commis • Attorney Burke, William• & Sorensen, LLP 8