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HomeMy WebLinkAbout1355 . PLANNING COMMISSION RESOLUTION NO. 1355 A RESOLUTION GRANTING CONDITIONAL USE PERMIT 88-001 TO CONSTRUCT A 120-SUITE HOTEL AT 321 EAST HUNTINGTON DRIVE. WHEREAS, on December 21, 1987 an application was filed by Residence Inn (Marriott, Inc.) to construct a 120-suite hotel, Planning Department Case No. C.U.P. 88-001, on property commonly known as 321 East Huntington Drive, more particularly described as follows: Parcel 1 of Parcel Map No. 18980, in the City of Arcadia, County of Los Angeles, State of California. WHEREAS, a public hearing was held on January 12, 1988, at which time all interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: ~ SectiOn 1. That the factual data submitted by the Planning Department in the attached report is true and correct. Section 2. This Commission finds: 1. That the granting of such Conditional Use Permit will not be detrimental to the public health or welfare, or injurious to the property or improvements in such zone or vicinity. 2. That the use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. 3. That the site for the proposed use is adequate in size and shape to accommodate said use. All yards, spaces, walls, fences, parking, loading, landscaping and other features are adequate to adjust said use with the land and uses in the neighborhood. 4. That the site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. 5. That the granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. . . 6. That the use applied for will not have a substantial adverse impact on the environment. Section 3. That for the foregoing reasons this Commission grants a Conditional Use Permit to construct a 120-suite hotel upon the following condi tions: . 1. That the following Department of Public Works shall Director of Public Works. A. Submit grading and drainage plan prepared by a registered civil engineer subject to the approval of the Director of Public Works. Provide calculations for both the gravity drainage system and the pump drainage system. Computations should show hydrology, hydraulics, elevations, and all the details requested on the City's "Pump Drainage" sheet. B. Arrange for underground utility service and dedicate easements to utility companies. Obtain storm drain connection from L. A. County Department of Public Works. Complete all public works improvements as shown on the construction drawings prepared by Emkay Development for Parcel Map 18980 and comply with all the provisions required by CALTRANS for the State Encroachment Permit in Huntington Drive and L. A. County Public Works Department for any storm drain conditions as outlined in the report be complied with to the satisfaction from the of the C. D. COnnect ions. NOTE: All survey monuments, centerline ties and survey reference points shall be protected in place or re- established where disturbed. This work will be the responsibility of the permittee and shall be at the permittee's expense. 2. Fire safety shall be provided to the satisfaction of the Fire Chief. 3. 144 parki ng That a modification be granted for 130 parking spaces in lieu of spaces required. . 1355 -2- . . . 4. With the exception of the number of required parking spaces, the parking area shall comply with all code requirements. Said revised plan shall be submitted to the Planning Department for its review and approval. 5. That an access easement and maintenance agreement be executed and recorded between the Residence Inn and Hampton Inn. 6. That a 42" high wrought iron fence or wall shall be permitted around the perimeter of the property. If a masonry wall is constructe around the perimeter of the property, landscaping shall be provided on both sides of said wall. 7. That the planting material in the landscape buffers adjacent to Santa Clara Street and Second Avenue shall include shrubs and ground cover as well as the turf and trees proposed on the landscape plan. 8. That the design and use of materials for the storage building and equipment building shall be consistent with the design of the other buildings. 9. That C.U.P. 88-001 shall not take effect until the owner and applicant have executed a form available at the Planning Department indicating awareness and acceptance of the conditions of approval. 10. Noncompliance with the provisions and conditions of this Conditional Use Permit shall constitute grounds for the immediate suspension or revocation of said Permit. Section 4. The decision, findings and conditions contained in this Resolution reflect the Commission's action of January 12, 1988 and the following vote: AYES: NOES: ABSENT: Commissioners Amato, Clark, Papay, Szany None Commissioner Hedlund Section 5. The Secretary shall certify to the adoption of this Resolution and shall caus~ a copy to be forwarded to the City Council of the City of Arcadi a. 1355 -3- . . . I HEREBY CERTIFY that the foregoing Resolution was adopted at meeting of the Planning Commission held on the 26th day of January, followi ng vote: AYES: NOES: ABSE NT: a regular I 988 by the None Commissioners Amato, Clark, Hedlund, Papay, Szany None ATTEST: tlf4/UY,4,,/ Secretary, Plannlng Commission City of Arcadi a - -4- Commi ss ion 1355 . January 12, 19&& : TO: ARCADIA CITY PLANNING COMMISSION FROM: PLANNING DEPARTMENT DONNA L. BUTLER, SENIOR PLANNER CASH NO.: C.UP. 88-1 GENERAL INFORMATION APPLICANT: LOCATION: REQUEST: . LOT AREA: FRONTAGE: Residence Inn (Marriott, Inc.) 32 1 !ast Huntington Drive Conditional Use Permit to consttucta 120 suite hotel 136.0&5 (3.17 acres) 655.53 feet on Santa Clara street 92.67 feet on second Avenue EXISTING LAND USH & ZONING: The subject property is vaeant; zoned CPO-I. SURROUNDING LAND US! & ZONING: NORnI: SOUnl: EAST: WEST: .. Vaeant; zoned CPO-l Vacant, and developed With Arcadia Nissan and the Embassy SUites Hotel; zoned CPO-l and CPO-l & H respectively Dtveloped with the Arcadia Wash; zoned CPO-I Developed With industrta1 uses; zoned M-I & 0 C.UP.88-1 January 12, 19M P'age I . GENERAL PLAN DESIGNATION: Planned Development-l PROPOSAL Builditlg The applicant is proposing to construct a 120 suite hotel. There will be 15 suite buildings, a gatehouse, storage building. and equipment building. Each suite building is comprised of 8 units induding 6 studio suites (48~!t. sq. ft each) and 2 suites WiUl a bedroom loft (74~ sq.ft each). AU units have kitchen fadlities. There will be a total of 90 studio suites and 30 suites wiUl a bedroom loft Three of Ule 120 suites will be designed for handicap persons. The gatehouse contains Ule registration area, admifll$tra.tive offices, a hospitality room WiUl an occupancy of 34 and a conference room WiUl au o<x:upancy of 24. The hospitality room and conference room are available for . guest use only. Plans have not been submitted for Ule storage building or equipment building. The buildings will be wbite stucco WiUl dark brown trim and siding. The roof will be dark brown concrete tite. The doors to Ule individual suites will be orange colored. A mutti-colored awning will cover Ule entryway. The suite buildings are two stories, 33 feet in height and Ule gatehouse ts two stories, 32'-6". The building setbadts range from 10'.0" to 15'-0" along Ule interior property lines. There is a 16'-0" setback from Ule Second Avenue property line and a miflimum setback a 45'-6" setback from Ule Santa aara street property line. There will be no beverage or fOOd services on Ule premises. A swimming pool and sports court will be available for Ule guests. . C.UP. ,'8-1 January 12, il988 Page 2 . Parkjng Based upon the parking ratio of 1.2 spaces per guest room, 144 parking spaces are required. The proposed projedhas 130 spaces 0.08 spaces per guest room) including 11 compact spaces and six handicap spaces. The parking layout complies with code with the exception of the 15'-0. wide driveway adjacent to the compact spaces along Santa Clara Street. Code requires a 20'-0. wide driveway. Access to the parldng area will be from two driveways. one ingress and egress driveway will be on Santa Oara Street; a second driveway on Sallta aara Street will be for egress only. The primary entrance to the site will be from a driveway off the private access drive wbic:h extends from the proposed street located east of the proposed SOuplantation Restaurant. This access drive will be utilized for ingress and egress to both the Residence Inn and Hampton Inn. In order to facilitate the use of this drive, an access easement and maintenance agreement should be eJlllCUted and recorded. between the Residence Inn and the Hampton Inn. . T .andscaRiflg The CPD-l zone requires a minimum of 101 of the lot to be landscaped, SI of wbicb. must be located within the parking area. The landscaping exceeds code reqUirements. The areas between the buildings and around the perimeter of the buildings will be landscaped.a The CPD-l zone requires a 10'.0. landscape buffer adjacent to public streets. The landsCape area along Santa Clara Street ranges in width from 8'-0. to <}'- 3.. This area includes the car overhang. resulting in a net dimension of 1)'-0.. The landsCape area adjacent to Second Avenue has a minimum width of 16'-0. with a large landscape berm at the corner of Second A venue and Santa Clata Street. The planting material proposed for this area is turf and trees. . C.UP. 88-1 January 12, 1988 Page 3 . ~ A 6'-0" high masonry wall is proposed along Ule wash (easterly propert:r line). The Embassy Suites has a 6'-0" high masonry wall which abuts Ul,~ subject property along a portion of Ule souUler1y and westerly property line. The applicant is proposing a 42" high wood pic:lc.et fence around Ule perimeter of Ule property (except where Ule walls are existing and proposed). It appears from Ule plan that this fence will be located on Ule property line. <\tg1Iing A wall sign is proposed on Ule gatehouse building. The site plan indicates free standing signs at Ule driveway entrances, however, no details have been submitted. All signs will be subject to design reView by Ule P1:.nning Department staff. . SPECIAL INFQ.RMA1lQli A Disposition and Development Agreement was executed between Emka)7 Development and Ule City of Arcadia on November 17, 1967 for Ule construction of two hotels, including Ule Residence Inn. Because Ule proposed hotel is within Ule Redevelopment Area, Ule plans are subject to review by Ule Redevelopment Agency. ANALYSIS The hotel is a permitted use in Ule CPD-l zone wiUl an approved conditiconal use permit. The proposed plan is consistent wiUl Ule Disposition and Development Agreement entered into wiUl Emkay on November 17, 196'7. Staff does not believe that Ule 14 space parking deficiency will create a par1dng prOblem at Ule proposed hotel. The hotel does not have dining facilities or banquet rooms, Ulerefore, Ule parking will be limited to guests staying at Ule hotel and botel employees. . C.UP. M-l January 12, 1.966 Page 4 . The driveway area adjacent to the compact spaces should be designed b) comply with code. This can be accomplished with a minor l'hAnge in the. parking layou~ In regards to the landscape butfer along Santa Clara street, althoU8h the. CPD-I zone requires a 10'-0" landscape setback, the parking regulations require only a 5'-0" butfer between a street and a parking area. Staff fE.els that the minimum 6'-0" wide butfer is an adequate width to provide thE~ necessary sc:reening between the parking area and Santa Clara street It is our opinion, however, that the proposed landscape material, turf and trHS is insufficient and we would recommend that the landscape areas along both Santa Clara Street and Second Avenue indude shrubs and ground cover as well as the turf and trees indicated on the landscape plan. Staff does not believe that the 42" high WOOd fence is appropriate in a commercial zone. A WOOd fence deteriorates quickly and can beCOme \1n~gJlUy if not properly maintained. If the purpoee of the fence is to restrict access to the site, staff recommends that a wroU8ht iron fence wltJl brlCk or masonry pilasters be installed. A masonry Wall woUld also be acceptable, however, the wall would have to comply with the City's visibility standards. A wrought iron fence or masonry wallis more durable and Diore desirable in a commercial zone. . If the Commi~Qn determines that the wood fence is appropriate or if Ulle applicant wishes to construct a masonry wall, said fence or Wall shoUld t>e constructed to provide for landscaping on both sides of the Wall or fence. This woUld provide for a more attractive appearance along the streets lUl well as in the interior parking area. An EIR for the Em1r.ay miJIed-use commercial development addresses th4t proposed development of a hotel on the subject site. This EIR was certifiled by the ApncJon November 17, 1967. No further environmental action is nacesn,,~ ~ ARCHlIEfURAL DiSIGII RiVIEW Concurrent with the consideration of tbis conditional use permit, the PlAnning Commission may approve, conditiona11y approve or deny the applicant.s design concept plans. ~ C.UP.6&-1 January 12, 19&& ~lge 5 . It is staff's opinion that the applicant.s proposal complies With the intent of the design criteria set forth in the City's Ardlitedura1 Design ReView Regulations. The use of palms in the landscaping design proVides a continuity of development With the existing and proposed developments in the area. ~ The Planning Department recommends approval of C.UP. 88-1 subject t() the folloWing conditions: 1. Conditions as outlined in the attached report from the Departmen1t of Public Works shall be complied with to the satisfaction of the Director of Public works. 2. Fire safety shall be prOVided to the satisfaction of the Fire Chief. 3. That a modification shall be granted for 130 parking spaces in lieu of 144 parXing spaces required. . 4. With the exception of the number of required parking spaces, the parking area shall comply with aU code requirements. Said reVisE!d plan shall be submitted to the PlAnning Department for its reView and approval. 5. That an access easement and maintenance agreement be eJI9(Ut,ed and recorded between the Residence Inn and Hampton Inn. 6. That a 42". wrought iron fence or wall shall be permitted arolmd the penmetM of the property. If a masonry wall is permitted around the perimetM of the property, landscaping shall be proVided on both sides of said waI1 7. 'fIlat tile plantfna mat.ena1 in the landscape buffers adjacent to ~Ilta Clara Street and second Avenue shall include sbrubs and ground rover as well as the turf and trees proposed on tile landscape plan. . C.UP. 88-1 January 12, 1988 puge 6 . 8. Tbat tIl9 design and use of materials for the storage building and equpiment sIIa11 be CODSiStent with the design of the other buildiDigS. 9. TbatC.UP. 68-1 sIIa11 not take effect until the owner and applicant ba"e eJlllC\lted a form available at the Planning Department indica:tmg awareness and acceptance of the conditions of approval. 10. Noncompliance with the proVisions and conditions of this Conditional Use permit sIIa11 constitute grounds for the immediate suspension or revocation of said Permit FINDINGS AND MOTIONS Approval If the ptatln1ng Commission intends to take action to approve this projec1t, the Commission should find that the design concept plans are in compliance with the ADR criteria and direct staff to prepare the appropriate resolution incorporating the specific findings and conditions of approval set forth iJ:1 the staff report (or as modified by the Commi$$ion). . Denial If the P1a1'ning CommiS$lon intends to take action to deny this project, tIlle Commission should move to deny and direct staff to prepare an appropriate resolution incorporating the Commission's decision and findings in support of that dects.1on. The Commi!'l!'lton may wtsb to consider the foUowing findings in regards to architectural design Wbicb must be expanded upon with specific reasons for denial: D.l Find that thetocaUOD and configUration of the structures are not vis08I1y IIarmoDious with their sites and with surrounding sites aJlld $I:i~es, an4 tbat the structures dominate their surroundings to an eJtMat ~te to their use. '" D.2. Pind.tbat tile arcIIitAlctura1 design of tile structures and their matel:'ials and colors are not Visua11y harmonious with surrounding development. . C.UP.3&-1 January 12, 1:9&8 Page 7 . 0,3. Find that the planS for the landscaping of open spaces do notcontorm to Ule requirements set forth in Ule code, and that Uley do not pr,ovide visually pleasing settings for structures on Ule sit& and on adjoining and nearby sites and conflict WiUl Ule natural landscape. 0.4. Find that Ule design and location of signs and Uleir materials and colors are not consistent WiUl Ule character and scale of Ule buildiings to wtrlch Uley are attached or wtrlch are located on Ule same sit&, and that Ule signs are not visually harmonious WiUl surrounding development . 0.5. Find that Ule architectural design does not enhance Ule Visual environment of Ule city, preserve and protect property values an.:! miUgat& against degradation and depreciation. 0.6. Find that Ule proposal does not promot& and protect Ule health, safety, comfort and general \lIeUare of the community and does not promlOt& the standards of appearance in the community or encourages the appropriat& use of land Within the City. 0.7. Find that the proposed expenses of fiat building walls eJX:eed 25 feet in Width Without providing architectural indentations and/or prOjections so as to provide opportunity for shade, shadow, and vi.sua1 relief. o.a Find that long straight driveways and walkways are not miUgate<ll tbrough curvi1ineer approaches, landscaping and Chlllflges in t&xtulre and/or colors. 0.9. Find that the walkways have not been designed to mlnlml~ viSU8t1 intrusion into adjoining properties. . C.UP. &8-1 January 12, 1988 P'dge& . 1;"'"$ANI...Q.....,., sr. .' ~.. ('__III Nnt".. ._............_a......_ ....:-........ ... ~..... ........ . ~ .. . _=- w..:":"'_ _.,: --. -:......-___ --:0==_:::1''=-'- ..... --- ..._-.-.........-_..~. __...... - _..-............- .. --...... -...... --.. .....~------!"...... - ~_. ,. . -- . -- . -- 0 . - -- . - 0 ~ ~~~[Q)8~ ~1E~n(Q)IEINI~~ IINIINl lAHllSCAP[ CONCEPT PlAH =--;r --- a . ~ . SCAlf .. fD1 ----.. . .. - ~ -== ~ 5.~=- ==-- ~ it .::a ....~ .-...... .:.. 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