HomeMy WebLinkAboutCC 2025-02-11_11a Pre Application for a New Hotel_ 400 West Branch StreetItem 11.a.
MEMORANDUM
TO: City Council
FROM: Brian Pedrotti, Director of Community Development
BY: Andrew Perez, Planning Manager
SUBJECT: Pre-Application for a New Hotel at 400 W. Branch Street
DATE: February 11, 2025
RECOMMENDATION:
Review the proposed pre-application, receive public comment, and provide preliminary
comments to the applicant.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
No financial impacts are associated with the pre-application discussion.
BACKGROUND:
The project site is approximately 4.25 acres, comprised of two parcels (APNs 007-011-
055 and 007-011-056) and is owned by the City in fee simple. Each parcel is zoned Public
Facility (PF) and has a Community Facility land use designation for the General Plan. The
parcel ending in -056 is approximately 4.0 acres and the parcel ending in -055 is
approximately 0.25 acres. The City followed the required procedure associated with the
Surplus Land Act between 2022 and 2024, and subsequent to that time, the City engaged
in negotiations with an interested hotel developer for the potential purchase and
development of the project site. The developer submitted a pre-application to obtain
preliminary comments from staff, the Council, and the public on a potential hotel project
at this site.
Page 216 of 239
Item 11.a.
City Council
Pre-Application for a New Hotel at 400 W. Branch Street
February 11, 2025
Page 2
Image 1: Project Site
Project Description
The preliminary and conceptual plans propose a three -story hotel on 2.5 acres of the
4.25-acre site. The hotel plans include 125 guest rooms, a fitness room, swimming pool
and spa, and a surface parking lot. The floor plans show 33 guest rooms on the first level,
and 46 guest rooms on the second and third levels. Landscaping consisting of various
trees and shrubs is proposed around the perimeter of the site and within the parking lot.
Off-site improvements consisting of City-standard curb, gutter, and sidewalk along the
project frontages on W. Branch Street and Old Ranch Road would also be constructed
as part of the project. A lot line adjustment (LLA) will be necessary to establish the
boundaries of the 2.5-acre project site, leaving the remaining approximately 1.75 acres
of the property for another future use.
At the preliminary stage, the conceptual plans demonstrate that the project is compatible
with the surrounding development. The proposed finishe d grade of the project site where
the hotel is located is approximately 25 feet lower than the highest elevation of the project
site. This grade differential will help obscure views of the parking lot and much of the hotel
structure from the residential neighborhoods to the north. Robust landscaping will further
obscure the project’s visibility from the north. Hotel generated traffic will access the site
from W. Branch Street and is unlikely to create a significant number of trips that travel
into the residential areas near the project site.
ANALYSIS OF ISSUES:
The current land use designation of the property is Community Facility and its zoning
designation is Public Facility. The PF zone implements the Community Facility land use
designation by allowing for the development of public and quasi-public land uses such as
2.5 Acre Project Site
Approx. location of
proposed lot line after
adjustment
Page 217 of 239
Item 11.a.
City Council
Pre-Application for a New Hotel at 400 W. Branch Street
February 11, 2025
Page 3
educational and public recreational facilities, public safety facilities, hospitals, and
religious buildings. These current designations do not allow for the development of a
hotel, therefore a General Plan Amendment (GPA) and Development Code Amendment
(DCA) will need to be processed either prior to, or concurrently with an application for the
hotel itself. A change in the land use and zoning designations to Mixed-Use and Highway
Mixed-Use (HMU) will allow for the processing of an application for the hotel entitlements.
The City Council is authorized by the AGMC to approve the GPA and DCA.
Accordingly, analysis of the conceptual project is consistent with the HMU zone. The
application for a GPA and DCA would involve both parcels, which will make the 1.75-acre
parcel available for multi-family housing or other uses allowed in the HMU zone. It is
important to note that the Surplus Land Act process required the City to record a covenant
against both subject parcels, that requires any future housing development project
consisting of ten (10) or more units on the subject property must reserve at least fifteen
percent (15%) of the units for lower income households. This does not affect the proposed
hotel development.
The HMU district implements and is consistent with the Mixed Use General Plan Land
Use designation by providing areas for a variety of visitor-serving and auto-related uses
in areas convenient to both freeway traffic and vehicles or pedestrians. The associated
development standards are intended to enhance the types of land uses allowed in this
zone, which tend to be compatible with locations near Highway 101.
General Plan Consistency
The Mixed Use General Plan Land Use designation is intended to provide for a variety of
retail and service commercial, offices, residential, and other compatible uses that support
multiple neighborhoods and the greater community. Policy 5-8 of the Land Use Element
encourages the development of commercial, office, and residential uses along the City’s
primary mixed-use corridors. Tourist accommodation and eating and drinking
establishments are specifically encouraged by this policy.
The proposed project helps further three (3) of the City’s Primary Economic Development
Element goals, including:
1. Create a thriving economy;
2. Meet unmet community needs; and
3. Promote business activity.
The conceptual project would generate revenue through transient occupancy tax (TOT)
to support the City’s general fund. Additionally, the hotel will generate jobs during the
construction phase and in perpetuity during its operations. It is also consistent with
Policies ED6-3 and ED6-1.8 of the Economic Development Element as follows:
ED6-3: Capitalize on development opportunities to increase lodging facilities.
Page 218 of 239
Item 11.a.
City Council
Pre-Application for a New Hotel at 400 W. Branch Street
February 11, 2025
Page 4
ED6-1.8: Work with developers, landowners, and others to site and design
appropriate hotels, motels, bed and breakfasts, and country inns.
Development Standards
Hotels are allowed in the HMU zone with the approval of a conditional use permit (CUP)
and are subject to the development standards for the zone. The HMU zone allows for
zero setbacks, except when a project site is located adjacent to a residential use or
residentially zoned property. No residential uses or lots abut the project site, therefore no
setbacks are required for this proposed project. The hotel rendering is shown
approximately 20 feet from both W. Branch Street and Old Ranch Road to allow room for
landscaping. The project proposes a lot coverage of twenty percent (20%), which is much
less than the maximum allowed lot coverage of seventy-five percent (75%). The project
also complies with the standard for floor-area ratio (FAR), which is defined as the
numerical value obtained by dividing the gross lease-able floor area of a building or
buildings located on a lot by the total net area of the lot. The maximum allowed floor-area
ratio is 0.75, and the project proposes a FAR of 0.48. Visitor-serving uses, such as hotels,
may be up to 36 feet tall with the approval of a CUP in this zone. Building height is
measured from the average finished ground level to the highest point of the roofline,
exclusive of incidental appurtenances such as mechanical equipment, chimneys, and
other architectural features. The proposed design shows the primary roof line at 34 f eet,
in compliance with the Municipal Code. The proposed finished elevation of the project
site, which is approximately 25 feet lower than the elevation at the northern boundary of
the site will minimize views of the structure from nearby residential neighborhoods.
Architecture
A contemporary architectural style featuring a variety of colors and materials is currently
proposed. Vertical board siding is shown on the ground level and at the corners of the
structure, while the remaining portion of the structure would be clad in exterior plaster.
Stone veneer would be used as an accent material throughout the design. Standing seam
metal roofing material is used throughout and complemented by metal canopies on the
north and south elevations. The design uses tower elements of various heights to avoid
a single roofline. These towers also project from the main wall plane to break up the
massing of the building. Surface artwork and metal art panels resembling the silhouette
of an oak tree add interest to the design. When the formal application is submitt ed, the
project design will be reviewed by the Architectural Review Committee, who will make a
recommendation to decision makers.
Access & Parking
Two driveways are proposed to provide access into the hotel’s parking lot: the primary
driveway located on W. Branch Street and the secondary on Old Ranch Road. The
driveway on W. Branch Street would serve as the only point of egress from the site. The
Five Cities Fire Authority has reviewed the preliminary plans and determined that the
access and internal circulation provide sufficient access for emergency vehicles.
Page 219 of 239
Item 11.a.
City Council
Pre-Application for a New Hotel at 400 W. Branch Street
February 11, 2025
Page 5
The Municipal Code requires hotels to provide one (1) parking space per guest room and
two (2) spaces for the associated office space, resulting in a parking requirement of 1 27
spaces for the proposed hotel use. The site plan shows 124 automobile parking spaces
for the proposed hotel and five (5) motorcycle spaces. AGMC Section 16.56.080 requires
motorcycle parking at a rate of one (1) space for every twenty-five (25) automobile parking
spaces. Motorcycle parking spaces required by Section 16.56.080 count toward fulfilling
automobile parking spaces at the rate of one parking space per motorcycle parking space.
Therefore, the parking proposed for the conceptual project meets the requirements of the
AGMC.
Next Steps
With feedback from City Council and the public, the applicant can refine the hotel design
and prepare an application for a formal submittal. The project will undergo review from
the Staff Advisory Committee and Architectural Review Committee prior approval of the
entitlements. Multiple applications are required to entitle this project, and pursuant to
AGMC Section 16.12.70, because City Council is authorized to approve the GPA and
DCA, the approval authority for all the applications rests with City Council. In the event
that the GPA and DCA be approved by City Council separately and prior to the CUP and
LLA, the Planning Commission would be authorized to approve the CUP and LLA, and
would not be considered by City Council.
ALTERNATIVES:
The following alternatives are provided for the Council’s consideration:
1. Provide preliminary comments and suggestions to the applicant regarding the
proposed project, as presented; or
2. Provide other direction to staff and/or the applicant.
ADVANTAGES:
The applicant is currently seeking comments and suggestions from the City Council and
the public on processing entitlements to establish a new hotel on surplus property.
Comments made on the proposed project will provide the applicant with information to
make a decision whether or not to pursue the application process for establishment of
tourist accommodations.
DISADVANTAGES:
The project will have localized impacts such as increased traffic and construction work.
The area may be impacted by the proposal if appropriate mitigation is not incorporated
and implemented. Further, the project location has been used for intermittent staging of
equipment for City projects, and an alternate site will need to be found for these purposes.
ENVIRONMENTAL REVIEW:
No environmental review is required for this pre-application item. Appropriate
environmental review will be required as part of processing the formal project submittal.
Page 220 of 239
Item 11.a.
City Council
Pre-Application for a New Hotel at 400 W. Branch Street
February 11, 2025
Page 6
The formal application will require a thorough analysis of potential environmental impa cts
pursuant to the California Environmental Quality Act (CEQA).
PUBLIC NOTIFICATION AND COMMENTS:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. Staff mailed a courtesy notice of this pre-application
discussion to all property owners on Mercedes Lane and Old Ranch Road, immediately
north of the project site. The neighborhood will continue to be engaged during the
entitlement process.
ATTACHMENTS:
1. Conceptual Plans
Page 221 of 239
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16842 Von Kaman Avenue, Suite 150Irvine, CA 92606P 909.753.8111 F 909.753.0775Know what'sRPage 236 of 239
T[JWFQQQFSIXHFUJXNYJUQFSׅQJ[JQԘFWWT^TLWFSIJ2HF'ԠԚԛԙԗGWFSHMXYWJJYMTYJQOnaSnDateԙԗԙԙׅԗԝԛԚԙԗԙԛׅԗԟׅԙԟԗԘQׅPROJECTNORTHNԛԗ ԙԗ Ԙԗ Ԝ ԗԙԗ 123455236789101112131415161718182021KEYNOTE LEGEND1PROPOSED CONCRETE PAVING2ENHANCED VEHICULAR PAVING312” CONCRETE BAND4ASPHALT PAVING - PER CIVIL ENGINEER5PROPOSED PLANTING AREA6NATIVE GRASS PLANTING7BACK SPLASH AT SPA8SCREENING WALL9ADA RAMP WITH TRUNCATED DOMES10PROPOSED ART INSTALLATION11LOUNGE SEATING AT POOL12SHADED SEATING13SWIMMING POOL14SPA15TRASH ENCLOSURE - PER ARCHITECT16PROPOSED BIKE RACK LOCATION17POOL GATE AND FENCE ENCLOSURE18OVERHEAD STRUCTURE - PER ARCHITECTURE19RETAINING WALL20EXISTING OAK TREES TO REMAIN - TYP.21PROPOSED SIGNAGEPROJECT SUMMARYOVERALL SITE AREA110,670 SFOVERALL LANDSCAPE AREA39,951 SFLANDSCAPE COVERAGE36%IRRIGATION DESIGN NOTESTHE IRRIGATION SYSTEM WILL BE A FULLY AUTOMATIC UNDERGROUND SYSTEM. BACKFLOW PREVENTION DEVICES WILL BE INSTALLED TO MEET APPLICABLE CODES. THE IRRIGATION SYSTEM WILL BE DESIGNED AND CONSTRUCTED TO BE AS EFFICIENT IN TERMS OF WATER USAGE AS POSSIBLE. WATER CONSERVATION PRODUCTS (HIGH EFFICIENCY / LOW PRECIPITATION) AND AN EVAPOTRANSPIRATION (ET) WEATHER BASED CONTROL SYSTEM WILL BE INCORPORATED INTO THE SYSTEM DESIGN.PLANTING DESIGN NOTESTHE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN, EVAPOTRANSPORATION AND RUN-OFF. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3” DEPTH TO HELP CONSERVE WATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF ARROYO GRANDE GUIDELINES.GENERAL DESIGN NOTES1. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS. 2. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF ARROYO GRANDE REQUIREMENTS. 3. ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHT-OF-WAY) SHALL BE MAINTAINED BY OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF ARROYO GRANDE REQUIREMENTS.4. ALL IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY, INCLUDING STREET TREES, SHALL BE INSTALLED PER THE PUBLIC IMPROVEMENT PLANS.Page 237 of 239
FWWT^TLWFSIJ2HF'ԠԚԛԙԗOnaSnDateԙԗԙԙׅԗԝԛԚԙԗԙԛׅԗԟׅԙԟԗԙQׅQFSIXHFUJUQFSYNSLUQFSGWFSHMXYWJJYMTYJQPROJECTNORTHNԛԗ ԙԗ Ԙԗ Ԝ ԗԙԗ TREE LEGENDSYMBOLBOTANICAL NAMECOMMON NAMESIZE QTY. WUCOLS DESCRIPTIONPLATANUS RACEMOSAWESTERN SYCAMORE36” BOX - M CANOPY TREEQUERCUS AGRIFOLIACALIFORNIA LIVE OAK36” BOX VL CANOPY TREESCHINUS MOLLECALIFORNIA PEPPER TREE24” BOX - L ACCENT TREEGEIJERA PARVIFLORAAUSTRALIAN WILLOW24” BOX - M SINGLE TRUNKCERCIS CANADENSISEASTERN REDBUD24” BOX - M SINGLE TRUNKLOPHOSTEMON CONFERTUSBRISBANE BOX24” BOX - M UPRIGHT TREEPHOENIX DACTYLIFERADATE PALM15’ - 20’ B.T.H.-L PALM TREEDRACAENA DRACODRAGON TREE24” BOX - L ACCENT TREESHRUB LEGENDSYMBOLBOTANICAL NAMECOMMON NAMEWUCOLS SIZEAGAVE ‘BLUE FLAME’BLUE FLAME AGAVEL 15 GAL.BACCHARIS ‘CENTENNIAL’CENTENNIAL BACCHARISVL 5 GAL.BOUTELOUA GRACILIS ‘BLONDE AMBITION’BLONDE AMBITION BLUE GRAMA GRASSL 5 GAL.BUXUS MICROPHYLLA JAPONICAJAPANESE BOXWOODM 5 GAL.CAREX DIVULSABERKELEY SEDGEL 5 GAL.CARISSA MACROCARPA ‘GREEN CARPET’GREEN CARPET NATAL PLUML 1 GAL.DIANELLA TASMANICA ‘VARIEGATA’VARIEGATED FLAX LILYM 5 GAL.FICUS PUMILA (VINE)CREEPING FIGM 15 GAL.FURCRAEA FOETIDA ‘MEDIOPICTA’MAURITIUS HEMPL 15 GAL.LIGUSTRUM JAPONICUM ‘TEXANUM’WAXLEAF PRIVETM 15 GAL.LOMANDRA LONGIFOLIA ‘BREEZE’BREEZE MAT RUSHL 5 GAL.MUHLENBERGIA CAPILLARISPINK MUHLYL 5 GAL.MYOPORUM PARVIFOLIUM ‘PUTAH CREEK’PUTAH CREEK MYOPORUML 1 GAL.PHILODENDRON ‘XANADU’XANADU PHILODENDRONM 5 GAL.RHAPHIOLEPIS INDICA ‘CLARA’INDIAN HAWTHORN ‘CLARA’L 5 GAL.SENECIO SERPENSBLUE CHALKSTICKSL 1 GAL.TRADESCANTIA PALLIDA ‘PURPLE HEART’PURPLE HEART WANDERING JEWM 1 GAL.WESTRINGIA ‘BLUE GEM’BLUE GEM WESTRINGIAL 5 GAL.Page 238 of 239
FWWT^TLWFSIJ2HF'ԠԚԛԙԗOnaSnDateԙԗԙԙׅԗԝԛԚԙԗԙԛׅԗԟׅԙԟԗԚQׅNRFLJW^GWFSHMXYWJJYMTYJQTREE IMAGESSHRUB IMAGESSCHINUS MOLLE(CALIFORNIA PEPPER TREE)HEIGHT: 25’ - 40’SPREAD: 25’ - 40’WUCOLS: LPLATANUS RACEMOSA(WESTERN SYCAMORE )HEIGHT: 30’ - 80’SPREAD: 20’ - 50’WUCOLS: MQUERCUS AGRIFOLIA(COAST LIVE OAK)HEIGHT: 20’ - 70’SPREAD: 20’ - 70’WUCOLS: M/LFULL SUN PARTIAL SHADEGEIJERA PARVIFLORA(AUSTRALIAN WILLOW)HEIGHT: 20’ - 30’SPREAD: 15’ - 20WUCOLS: LCERCIS CANADENSIS(EASTERN REDBUD)HEIGHT: 20’ - 30’SPREAD: 25’ - 35’WUCOLS: MFULL SUN PARTIAL SHADETRISTANIA CONFERTA (BRISBANE BOX TREE)HEIGHT: 30’ - 50’SPREAD: 10’ - 30’WUCOLS: MFULL SUN TO PART SHADEPHOENIX DACTYLIFERA ‘MEDJOOL’(DATE PALM)HEIGHT: 40’ - 50’SPREAD: 10’ - 15’WUCOLS: LFULL SUN TO PART SHADEBACCHARIS X ‘CENTENNIAL’(CENTENNIAL DESERT BROOM)HEIGHT: 3’SPREAD: 4’ - 5’WUCOLS: LBOUTELOUA GRACILIS ‘BLONDE AMBI-TION’(BLUE GRAMA GRASS)HEIGHT: 30” - 36”SPREAD: 30” - 36”WUCOLS: L-MBUXUS MICROPHYLLA JAPONICA(JAPANESE BOXWOOD)HEIGHT: 5’ - 6’SPREAD: 4’ - 6’WUCOLS: MCARISSA MACROCARPA ‘GREEN CAR-PET’(GREEN CARPET NATAL PLUM)HEIGHT: 12” - 15”SPREAD: 4’ - 5’WUCOLS: LDIANELLA TASMANICA ‘VARIEGATA’(VARIEGATED FLAX LILY)HEIGHT: 3.5’SPREAD: 1’WUCOLS: MFICUS PUMILA(CREEPING FIG)HEIGHT: 25’ - 30’SPREAD: 3’ OR MOREWUCOLS: MFURCRAEA FOETIDA ‘MEDIOPICTA’(MAURITIUS HEMP)HEIGHT: 4’ - 5’SPREAD: 6’ - 8’WUCOLS: LCOOL SUN TO LIGHT SHADELOMANDRA LANGIFOLIA ‘BREEZE’(DWARF MAT RUSH)HEIGHT: 3’SPREAD: 3’WUCOLS: LPARTIAL TO FULL SUNMYOPORUM PARVIFOLIUM ‘PUTAH CREEK’(PUTAH CREEK MYOPORUM)HEIGHT: 12”SPREAD: 6’ - 12’WUCOLS: FULL SUNPHILODENDRON ‘XANADU’(XANADU PHILODENDRON)HEIGHT: 2’ - 3’SPREAD: 3’ - 4’WUCOLS: MRHAPHIOLEPIS INDICA ‘CLARA’(INDIAN HAWTHORN CLARA)HEIGHT: 4’ - 5’SPREAD: 4’ - 5’WUCOLS: MSENECIO SERPENS(BLUE CHALKSTICKS )HEIGHT: 1’SPREAD: 2’ - 3’WUCOLS: LTRADESCANTIA PALLIDA ‘PURPLE HEART’(PURPLE HEART WANDERING JEW)HEIGHT: 1’ - 2’SPREAD: 1’ - 2’WUCOLS: MWESTRINGIA ‘BLUE GEM’(BLUE GEM WESTRINGIA)HEIGHT: 6’ - 7’SPREAD: 6’WUCOLS: LLIGUSTRUM JAPONICUM ‘TEXANUM’(WAXLEAF PRIVET)HEIGHT: 8’ - 10’SPREAD: 4’ - 6’WUCOLS: MCAREX DIVULSA(BERKELEY SEDGE)HEIGHT: 1’ - 2’SPREAD: 1’ - 2’WUCOLS: MMUHLENBERGIA CAPILLARIS(PINK MUHLY)HEIGHT: 3’ - 4’SPREAD: 3’ - 4’WUCOLS: MREFLECTED SUNAGAVE ‘BLUE FLAME’(BLUE FLAME AGAVE)HEIGHT: 3’ - 5’SPREAD: 3’ - 5’WUCOLS: LDRACENA DRACO(DRAGON TREE)HEIGHT: 15’ - 25’SPREAD: 15’ - 25’WUCOLS: LPage 239 of 239