City of Fullerton
City Council
June 20, 2023
PRJ2023-00005
Tracks at Fullerton Station Project
Project History
2 Project applicant was granted Exclusive Negotiation Rights (ENR) on December 4, 2018 ENR was extended to the end of 2022
December 20, 2022, Council approved a Disposition and Development Agreement (DDA) for the purchase of the property and approved a Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA)
Project History
3 Applicant closed escrow on purchase of property December 29, 2022 DDA was subject to obtaining project entitlements between 120-180 days Applicant conducted public outreach, stakeholder engagement, worked through city development review, met with city staff and Active Transportation Committee from January through April 2023 April 26, 2023 Planning Commission public hearing, unanimous support recommend approval
Project Location
4 Project Site (Red shade):1.66 Acres, existing parking lot with 165 public spaces Pomona Ave and Santa Fe Ave. (FTC Area)
Area between Harbor Blvd. and Lemon Street
Northeast of Train Station
Southeast of OCTA facility
Project Zoning
5 Specific Plan District
FTC Specific Plan
Envisions: Creating a sustainable transit-oriented neighborhood in close proximity to the transit options.
Plan expressly envisioned hotel, residential, restaurant uses.
Requested Entitlements
36 Major Site Plan (ZON-2022-0111) for review of site, architectural, and landscape plans.
Tentative Parcel Map (SUB-2023-0002) to create three separate parcels.
Conditional Use Permit (ZON-2023-0031) to allow a hotel use in the Fullerton Transportation Specific Plan as set forth in the Regulating Codes of Section 4, Pages 4-108, of the Specific Plan.
6 State Density Bonus Law
State Density Bonus Law
The FTC Specific Plan allows maximum density of 60 dwelling units per acre of land for this property.
This site is allowed a base density of 99 units based on a parcel size of 1.66 acres.
The applicant has also requested a density bonus allowed pursuant to Government Code Section 65915, State Density Bonus Law (SDBL), by providing 13%, or 13 units of the base density, for very low-income qualified households. With the incorporation of 13 very low-income housing units into the residential project, the development qualifies for a 42.5% density bonus above and beyond the 99 base density units. Therefore,141 total units are allowable under the SDBL.
SDBL also allows development standards waivers (5 feet of height and reduced parking standards)
9 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
8 Tentative Parcel Map
10 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
11 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
12 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
13 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
14 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
15 Project Overview:
Mixed-Use Project:
141 residential units (13 very low-income units)
116-124 hotel rooms
Restaurant
Rooftop deck
Parking structure
Project Overview
16 Project Elevations
17 Project Elevations
18 Project Elevations
19 Project Amenities
Project Amenities:
Residential outdoor space: Lounge deck, seating areas, Pool, Spa, Sand Seating Area Hotel Courtyard and Spa deck
Hotel Fitness, Dining, Meeting Rooms
Outdoor Spaces
20 Project Amenities:
Bike Storage
Bike Racks
Storage
Dog Wash
Outdoor dining
Outdoor gathering
Project Amenities
21 Combined Parking Structure with 3 levels, 379 parking spaces with separate entrances and exits for Hotel/Pubic and Residential Uses *165 spaces dedicated for public use only
90 for hotel
124 for residential
*Parking Agreement required
Project Parking
21 EV Charging:
Hotel: 5 chargers (EV),
9 EV capable, 23 ready
Residences: 7 chargers (EV),
13 EV capable, 31 ready
City: 9 chargers (EV),35 EV capable
Project Parking
22 Parking Management Details
Parking Agreement for Public Use
Parking Management Plan to allow TDM measures such as shared parking between hotel and residential uses, transit incentives, unbundled parking, TDM coordinator, transit education, and more Wayfinding signage for the public (parking, amenities, train museum, train depot, bus stop) Project Parking
23 Train Depot Parking lot improvements:
Parking/Circulation
Bus Stop/Layover
Dedicated loading zones/rideshare app zone
Landscaping
Sidewalks and Crosswalks
Public Benefit for the FTC
Train Depot Parking Lot
24 Santa Fe Avenue Improvements:
Roadway improvements to Harbor
Sidewalks and Crosswalks
Santa Fe Avenue Improvements
25 Santa Fe Avenue Improvements:
Sidewalks and Crosswalks
Bike Route (Class III) markings-to Lawrence
New street trees and lighting
Santa Fe Avenue Improvements
26 Traffic Study
Traffic Study was conducted to determine any impacts to the level of service for certain intersections and street segments: Determined that the intersection of Lemon Street and Santa Fe Avenue will result in the reduction in level of service.
A traffic signal installation at Lemon Street and Santa Fe Avenue is required funded and implemented by the project applicant to comply with the transportation policies and goals set forth in the Fullerton General Plan.
Additionally, the new traffic signal is necessary for OCTA to be able to reroute transit service in the future to access the new bus stop and layover zones on Santa Fe Avenue.
This substantial improvement will help ease traffic conditions and circulation throughout the plan area, and, like the depot parking lot improvements, the applicant has agreed to this condition of approval.
27 Setback from Train Platform
29 Setback from Train Platform
30 Setback from Train Platform
31 Setback from Train Platform
32 Outdoor Dining
Outdoor Dining:
As proposed requires Abandonment of Public Right-of-Way due to encroachment of permanent structure
33 Outdoor Dining Alternative
Outdoor Dining Alternative:
As shown below would require approval of an Encroachment Agreement
23 Dining Area:
Abandonment or
Encroachment Permit
34 Proposed Building Color
35 Building Color Alternative
35 Design Evolution and Refinements
Original Hotel Design – Prior to 2022 Revisions
Revised design to incorporate housing into project after numerous inputs from community outreach and communication with the city.
First Revision of including Housing 8/31/2022
Revised design to incorporate brick elements, metal panel, metal awing and separate architectural style of apartment into project after meetings with city staffs and council members Second Revision on 9/26/2022
Revised design to incorporate different color scheme to reflect previous hotel design with sustainable design strategies of both hotel and apartment into project after meetings with city staffs and council members Third Revision on 9/29/2022
Revised design to incorporate traditional architectural styles on both hotel and apartment into project after meetings with city staffs and council members and special interests groups including but not limited to Fullerton Heritage Group.
Fourth Revision on 11/15/2022
Revised design to incorporate enhanced art deco architectural styles on apartment façade into project after meetings with city staffs and council members and special interests groups including but not limited to Fullerton Heritage Group.
Fifth Revision on 1/16/2023
Revised design to incorporate different traditional architectural styles with different color schemes on both hotel and apartment into project after meetings with city staffs and council members and special interests groups including but not limited to Fullerton Heritage Group.
Sixth & Seventh Revision on 1/25/2023 & 1/27/2023
Revised design to incorporate additional details on architectural styles on both hotel and apartment into project after meetings with city staffs and council members and special interests groups including but not limited to Fullerton Heritage Group.
Current Proposed Design 3/14/2023
Key Findings
37 The project is consistent with the goals and polices of the General Plan of the city or any specific applicable to the area of the proposed use.
The proposed project and uses are conditionally permitted in the Fullerton Transportation Center Specific Plan (FTC) zoning classification.
The project meets all applicable development standards.
The proposed project design is pleasant in character and harmonious with the past development of Fullerton, illustrating a design compatibility with the desired developing character of the surrounding area.
The proposed Tentative Parcel Map meets the requirements of Title 16 of the FMC and State of California Subdivision Map Act and conforms to The Fullerton Plan.
California Environmental Quality Act (CEQA)
38 The environmental impacts of the Project have already been analyzed in an MND pursuant to CEQA.
The MND determined that the Project would not result in any significant impacts to the environment with the implementation of the mitigation measures included in the MMRP.
The City Council adopted the MND and the MMRP at its December 20, 2022 meeting.
California Environmental Quality Act (CEQA)
38 The Major Site Plan is a subsequent discretionary approval for, and part of, the Project for which the City has already adopted the MND and MMRP.
No subsequent MND is necessary for the Project under State CEQA Guidelines section 15162, which provides guidelines for when additional environmental review is required under CEQA, because the Major Site Plan does not propose any substantial changes to the Project that will require major revisions to the previously adopted MND as a result of new significant environmental effects, there have been no substantial changes with respect to the circumstances under which the Project will be undertaken, and there is no new information of substantial importance that shows that the Project will have new significant impacts on the environment.
Comments
39 Comments:
Ensuring compliance with the FTC
Compatibility with historic Fullerton (Fullerton Heritage support) Maintain and promote multi-modal transit options and amenities Parking
Comments
39 Comments:
Construction impacts and noise
Setback from train platform
Use of Local and Union labor
Accessibility of the project
Recommended Action
41 Pursuant to Findings and Subject to Conditions of Approval, it is Recommended that Council:
Adopt 2023-XX – Major Site Plan
Adopt 2023-XX – Conditional Use Permit-Hotel Use
Adopt 2023-XX – Tentative Parcel Map
Updates/Corrections
40 Updates:
Letter received supporting use of local labor and questioning the adequacy of CEQA analysis Comment received supporting the project and goals of SB 743, CEQA, and Sustainable Communities Strategies Corrections:
City of Fullerton
City Council
June 20, 2023
PRJ2023-00005
Tracks at Fullerton Station Project