ATTACHMENT 5
City of Manteca Planning Commission
AGENDA REPORT
MEETING DATE: Aug 18, 2022
PROJECT NAME: Manteca Marriott Courtyard
APPLICATION NUMBER: SPC 22-22, PCD 22-19, and REZ 22-21 RECOMMENDATION:
Staff recommends that the Planning Commission take the following actions:
1. Adopt Resolution No. 1608 recommending that the City Council adopt the Mitigated Negative Declaration and approve the Site Plan Design Review application and recommend that the City Council waive the first reading of the Ordnance approving the PD Planned Development Rezone and Planned Development Overlay for the Manteca Marriott Courtyard.
PROJECT INFORMATION
Applicant Atherton Hospitality LLC
Property Owner Atherton Hospitality LLC
Property Address and APN 2303 W. Atherton Drive
APN: 241-320-58
Existing General Plan Designation General Commercial (GC) Existing Zoning District: General Commercial (CG)
Proposed Zoning District: General Commercial (CG) with a Planned Development Overlay
Existing Use: Vacant land
Proposed Use: Hotel
Parcel Size 2.41 acres
Adjacent Uses: North: State Route 120
South: Residential
East: Vacant Lot
West: Vacant Lot
CEQA Determination Mitigated Negative Declaration
PROJECT LOCATION & DESCRIPTION
The proposed project is a Site Plan Design Review and Rezone with a Planned Development Overlay for a new 4-story, 117 guestroom hotel, known as Manteca Marriott Courtyard. The
hotel will include an outdoor pool and patio area, fitness room, meeting room, and indoor lounge seating/dining area (see figure 1). The proposed height of the hotel is 58’-6”, 18’-6” higher than the allowable height of the GC zoning district, necessitating a Planned Development Overlay and rezone.
Figure 1: Project Site Plan
The proposed hotel is located on West Atherton Drive adjacent to the eastbound State Route 120/Airport Way exit. The project site is 2.41 acres of vacant land, located at 2303 W.
Atherton Drive, APN: 241-320-58 (see Figures 2a and 2b.) Access to the project site will be primarily from Atherton Drive, with future access to the not yet developed commercial center to the east.
Figure 2a: Project Location
Figure 2b: Project Parcels
ANALYSIS
The proposed Site Plan and Design Review application and PD overlay and Rezoning for the Manteca Marriott Courtyard project have been analyzed with respect to conformance with:
1. Manteca General Plan
2. Manteca Municipal Code
3. Manteca Climate Action Plan
4. California Environmental Quality Act (CEQA)
GENERAL PLAN CONFORMANCE
The current General Plan land use designation for the project site is General Commercial (GC). The GC land use designation is intended to accommodate visitor commercial lodging, commercial recreation and public gathering facilities, such as amphitheaters, or public gardens. The proposed hotel is within the scope of the GC designation. The GC land use designation allows for a maximum floor area ratio (FAR) of 0.6. The proposed hotel has a FAR of 0.6.
In addition to conforming to the GC land use designation use requirements, the project conforms to the following General Plan goals and policies:
1. Land Use Policy LU-P-23: New visitor-serving commercial development shall be located in areas with easy access to freeway interchanges.
Analysis: The proposed project is adjacent to State Route 120, with easy access from the Airport Way interchange.
2. Land Use Policy LU-P-49: The City shall give priority to in-fill development and new development contiguous to existing developed areas, whenever practical.
Analysis: This project is within City limits with developed residential subdivisions contiguous to the south across Atherton Drive, and the commercial parcel to the west across Atherton Drive has been entitled for development.
3. Circulation Policy C-P-24: New development shall provide an adequate number of off-street parking spaces to accommodate the typical parking demands of the type of development on the site.
Analysis: The proposed project meets the parking and traffic circulation requirements for hotels. The project will comply with all applicable development standards, including setbacks, building heights, lot coverage, as well as all other standards, including landscaping, lighting, parking, fences and walls, signage, and performance standards.
4. Economic Development Policy ED-4: Recognize the special opportunities at the area around undeveloped Route 120 bypass locations.
Analysis: The proposed hotel is adjacent to the Route 120 bypass. Nonrectangular parcels directly adjacent to a highway have limited development potential, however, this location is very desirable for a hotel serving visitors from outside the City.
ZONING CODE CONFORMANCE
The project site is zoned General Commercial (CG). Hotels are an allowed use in this zoning district. The proposed hotel meets all requirements of the CG zone except that it exceeds the CG building height limit of 40’. The prosed hotel is 58’-6”, exceeding the height limit by 18’-6”. Manteca Municipal Code §17.10.140 allows for the approving authority to grant requests to deviate from the development standards (e.g. building heights) when a Planned Development is applied for in conjunction with a rezone request for a Planned Development Overlay Zone designation. The Code states to qualify for rezoning, projects must include developed or undeveloped property with one or more contiguous parcels totaling a minimum of two acres in size; which the project meets. As such, the applicant has applied for a rezoning of the project site to Planned Development.
The underlying zoning district will remain CG as the proposed project is consistent with the uses of the CG zoning District.
Because this is a new building, the project is also subject to the Site Plan and Design Review process under the Zoning Ordinance.
SITE PLAN AND DESIGN REVIEW FINDINGS:
In order to approve a Site Plan and Design Review application, Section 17.10.060 of the Zoning Ordinance requires that the Planning Commission make the following findings:
1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City.
Analysis: The proposed project is consistent with several General Plan policies as listed above. Further, the project conforms to the requirements, regulations, and intent of the CG zoning district, aside from the proposed height as discussed later in this report. The project will be conditioned to comply with all other applicable improvement standards and City regulations such as lighting, landscaping, and public improvements.
2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
Analysis: The proposed project has been reviewed for appropriate ingress and egress for both vehicular, bicycle, and pedestrian access to ensure that there are no conflicts between movements of these three users. Moreover, the site design has been reviewed for appropriate internal circulation so as to avoid any conflicts on site between users as well. The project also incorporates the improvement to and extension of an existing bicycle path on the north side of Atherton Drive.
3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with and complements the existing surrounding environment and ultimate character of the area under the General Plan.
Analysis: The proposed project was reviewed to ensure compatibility with the character, scale, and quality of the surrounding area. At this time there are no other adjacent commercial structures. However, the proposed hotel is consistent with the nearby Great Wolf Lodge and Resort. The Great Wolf hotel is 81’6” and the water structure building is 86’6”. Great Wolf is located near the site, slightly northeast on the opposite side of Hwy 120. The mass and scale of Great Wolf and the proposed Marriott will provide complementary structures bracketing Hwy 120. In addition, the proposed project will enhance the local area by upgrading Atherton Drive through street and landscaping improvements, as well as providing a unique architectural design. All lighting fixtures shall meet off-site light pollution and glare requirements for nearby residences as well as meet minimum safety requirements for the site. To demonstrate that new lighting will not influence adjacent properties, the applicant has submitted an illumination plan that models what the lighting intensity would be after the project has been constructed. The impact from future light and glare will
also be reduced at the subject site due to required shielding and landscaping. The proposed landscaping meets all requirements of Title 17 and provides appropriate buffers along roadways and drive aisles (see figure 4).
Figure 4: Landscape Plan
4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.
Analysis: Marriott has altered their standard architectural design for Courtyard hotels for this project and has a clear design concept (See Figures 5a, 5b, and 5c).
The façade provides a variety of color, depth, and height. The cement plaster exterior has areas of brick veneer, and variations in color throughout between light and dark with limited bright green accents. An angled feature was also added into the design on the awning above the north entrance. These varied external features distinguish the hotel from other properties and provide a unique structure in the City along the highly trafficked 120 corridor.
Figure 5a: South elevation of proposed hotel
Figure 5b: North elevation of proposed hotel
Figure 5c: East and west levations of proposed hotel
Based on the findings discused above, staff feels that the Planning Commission is able to recommend approval of the Site Plan and Design Review application to the City Council.
PLANNED DEVELOPMENT FINDINGS:
The purpose of a Planned Development, pursuant to §17.10.140, is to provide a process to allow diversity in the relationship between buildings and open spaces to create interesting physical environments and to maximize the development potential of underutilized or problematic land areas. The Planned Development land use entitlement is intended to demonstrate that the development plan with any proposed deviations is consistent with the General Plan and will result in a quality project that is compatible with surroundings, preserves site resources, minimizes hazards, and provides a public benefit.
The applicant has taken on the task of developing a Planned Development document for the necessary increase in height as stated above. While this process is a large one to undertake for such a minor deviation of the development standards, it has proven a useful tool to help elevate the overall design and landscaping for the site. This hotel is at one of the main entrances to the City and will likely house many visors to the City of Manteca as the FEZ area continues to grow and develop right across from HWY 120. It is important that this site achieve good planning design and present a unique and interesting view of Manteca.
The Code states that the Planning Commission must make the following findings in order to recommend approval to the City Council for the proposed Planned Development:
1. The proposed project does not exceed the total density allowed under the base Zoning District or the General Plan land use designation.
Analysis: The General Commercial land use designation and zoning district do not have density requirements, however they do have a maximum FAR of 0.6. The proposed hotel has a FAR of 0.6, meeting this requirement.
2. The proposed project is superior to development that could occur under the development standards of the base district in at least two of the following ways:
a. Greater open space and common areas than required;
b. Greater landscaping than required that enhances the public street appearance (including street trees, benches, lights, special paving, water fountains, etc.) or increase landscape buffers with adjacent properties;
c. Superior site design. Utilization of the applicable commercial / industrial design standards as provided in the Manteca Community Design Handbooks to achieve a superior site design;
d. Superior subdivision design. Utilization of the applicable residential design standards to achieve a superior subdivision design; e. Greater connectivity to surrounding public streets, bike paths, pedestrian walkways, and public open spaces than required by zoning or subdivision regulations;
f. Enhanced environmental preservation by clustering development to preserve sensitive plant or wildlife habitat, biological resources, or contiguous open space;
g. Reduced impacts on surrounding properties, in terms of privacy, access to sunlight, shadow, views, building bulk, noise, or other types of negative impacts, beyond what would be achieved under existing requirements.
Analysis: The proposed hotel successfully meets 2 required findings, specifically 2b and 2e. Finding 2b is met by incorporating a large number of trees, including street trees along Atherton Drive. The proposed landscaped area is 17,442 square feet, exceeding the landscaping requirement of 15,022 square feet by 16%. The project is also providing landscape screening between the site and the adjacent commercial parcel to the east, which is not required by code. Finding 2e is met by the project improving and extending the existing bicycle pathway on Atherton drive for the length of the project site, connecting this project with the surrounding area and providing for greater conductivity in the future.
3. The proposed project incorporates best site planning practices for quality design and compatibility with surroundings.
Analysis: Hotels are generally located in the center of parcels, surrounded by parking. In contrast to this general practice, the proposed hotel has located the parking to the rear as opposed to the front of the building, away from the street view. This model of ‘sound’ site design is regarded as a strong positive within Architectural theory. The sea of parking that lies in front of so much of the long strip retail and big box stores is generally regarded as a necessary detriment to the community in general both aesthetically and functionally. In this case the applicant has moved the hotel to the front of the site, put the active use of the pool and lounge area closer to the street, creating an active street frontage, and has hidden a majority of the parking in the rear of the site.
4. The proposed project incorporates high quality architectural design and durable materials.
Analysis: As mentioned previously in this report, Marriott has altered their standard architectural design for Courtyard hotels to meet the City’s PD findings. The façade provides a variety of color, depth, and height. The cement plaster exterior has areas of brick veneer, and varies in color throughout between light and dark with limited bright green accents. An angled feature was also added into the design on the awning above the north entrance. These varied external features distinguish the hotel from other properties and provide a unique structure in the City along the highly trafficked 120 corridor.
5. The proposed project shall not be substantially detrimental to adjacent property and will not materially impair the purposes of Title 17 or the public interest.
Analysis: The proposed project has been reviewed for compliance with, and conditioned to adhere to all City standards and regulations. The adjacent property to the east is vacant and zoned General Commercial. To the south, across Atherton Drive are a vacant commercial parcel and single-family residences. The proposed hotel will not be detrimental to the adjacent commercial parcels, as it will provide a customer base when they are developed in the future. The residential parcels in the vicinity do not gain access from Atherton Drive will not be detrimentally affected by the day to day traffic of the site. The proposed increase in height will not have a substantial effect on these residences as the building will be located across from the commercial parcel and is on the other side of Atherton Drive, a landscaped arterial road.
The proposed Planned Development Standards can be found on sheet 2 of the attached project plans. Based on the findings above staff believes that the Planning Commission can make the recommendation of approval to the City Council for the Planned Development.
ZONING AMENDMENT FINDINGS:
According to §17.10.140 of the Manteca Municipal Code, a Planned Development Overlay is required to accompany a Zoning Amendment to change the zoning designation to Planned Development overlay zoning district. All of the following Zoning Amendment findings found in §17.10.190 must be met before the Planning Commission may recommend approval to the City Council.
1. The proposed Zoning Amendment (text or map) is consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs.
Analysis: As previously discussed, the proposed amendment is consistent with the General Plan. The site is not part of any Specific Plan.
2. The proposed amendment would not be detrimental to the public interest, health safety, convenience, or welfare of the City
Analysis: As previously discussed, the proposed hotel will not be detrimental to the public interest, health safety, convenience, or welfare of the City as the change in zoning designation supports an increase in height for the hotel development. This increase in height requires that the applicant provide a project that goes above and beyond with landscaping standards, lighting standards, design standards, and with the implementation of good planning practice.
3. The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA).
Analysis: As discussed later in this report, the proposed project is in compliance with the provisions of CEQA. An Initial Study and Mitigated negative Declaration has been prepared analyzing the project and any impact resulting from the construction of the project or from the project itself can be mitigated through mitigation measures memorialized in the attached Mitigation Monitoring and Reporting Plan (MMRP).
4. If a map amendment, the site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development.
Analysis: As discussed previously, the site in question is physically suitable for the proposed project as it meets the required FAR, has ample room for parking and landscaping, and is compatible with the adjacent commercial properties.
5. If a text amendment, the amendment is internally consistent with other applicable provisions of the Zoning Code.
Analysis: The proposed amendment is not a text amendment.
CLIMATE ACTION PLAN CONFORMANCE
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill (AB32). The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development.
The proposed project conforms to the following Climate Action Plan strategies:
1. Energy Efficient New Buildings: The City shall require developers to exceed Title 24 energy efficiency standards by at least 10%. The City recognizes that it may not be feasible for all buildings and structures to exceed Title 24 by this amount because of the form or function of the building. Projects that cannot meet the reduction level may provide solar panels or other nonbuilding-related energy efficiency measures such as exterior lighting or water savings.
Analysis: The project will be required by the Building Division to exceed Title 24 energy efficiency standards by at least 10%.
2. CAP Strategies Water Conservation WC-1: The City shall continue to implement water conservation measures to comply with the Model Water Efficiency Landscape requirements that implement the Water Conservation in Landscaping Act of 2006 (Assembly Bill 1881, Laird).
Analysis: A required part of the formal submittal package is a completed Model Water Efficient Landscape Ordinance (MWELO) Compliance Form. This document is to accompany their landscaping planting plan. Compliance with this checklist and water efficiency requirements will be determined during construction document review.
3. Urban Forestry UF-2: The City of Manteca will consider the following goals and actions when revising its urban forestry program: Increase public and private tree plantings citywide, use canopy shade trees along new major roadways and in new developments, retrofit existing developed are major roadways with canopy shade trees, enhanced canopy tree installation with each new single-family dwelling, enhanced canopy tree installation with each new commercial/industrial development site, proactive protection and enforcement of existing mature and new canopy shade trees.
Analysis: The proposed project includes the planting pf large, canopy trees that will provide an aesthetic, biologic, and climatic benefit to the City.
ENVIRONMENTAL STATUS
The proposed project is subject to the provisions of CEQA. An Initial Study and Mitigated Negative Declaration (IS/MND) have been prepared in accordance with CEQA guidelines §15070 (attachment 2). The IS/MND examined the possible effects of the hotel, as well as a proposed retail center adjacent to the east. The link to the document can be found on the City’s website here:
https://www.ci.manteca.ca.us/CommunityDevelopment/Planning%20Division/Pages/Pla nning-Division-Documents.aspx.
It was determined through the Initial Study that the proposed project would have no significant effect on the environment with the incorporation of proposed mitigation.
Mitigation measures in the IS/MND include compliance with the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP), nesting bird surveys, archeological monitoring and training, geotechnical studies, paleontological monitoring, stormwater pollution prevention plans and stormwater quality control plans with best management practices for grading, and construction traffic control plans. The mitigation measures are memorialized in the attached Mitigation Monitoring and Reporting Plan (Attachment 4).
The IS/MND was circulated for a 30-day public review period from June 30 to August 1, 2022. During this public review period, the City received four comments from individuals regarding the project. The following is a summary of the main points raised in the comment letters:
Noise: Concerns were raised regarding both construction and operation noise from the project.
Response: The IS/MND prepared for the project included an evaluation of both construction noise and operational noise. Project noise from both construction and operational noise were found to be consistent with the thresholds established by the City’s Municipal Code. A specific written response was provided for each of the comments submitted on this topic.
Air Quality: Concerns were raised regarding air quality emissions from both construction and operational phases of the project.
Response: The IS/MND prepared for the project included an analysis for both construction and operational phases of the project. Using specialized modeling software to calculate air quality emissions, project emissions are projected to be less than thresholds established by the San Joaquin Valley Air Pollution Control District.
Additionally, the IS/MND includes the analysis from a Health Risk Assessment prepared to evaluate health risks from diesel particulate matter. The risk assessment concluded that emissions containing diesel particulate matter were below SJVAPCD thresholds. A specific written response was provided for each of the comments submitted on this topic.
Traffic: Concerns were raised regarding the projects impact on existing traffic operations in the surrounding area.
Response: The IS/MND evaluated potential traffic impacts consistent with Section Guidelines Section 15064.3(b) regarding Vehicle Miles Traveled. The analysis concluded that the additional retail services provided by the project would result in reduced VMT. The project does include the installation of two traffic signals; one at the W.
Atherton Drive/Langum Way intersection and one at the W. Atherton Drive/Airport Way intersection. The installation of the signals at these intersections is projected to operated a levels of Service A and improve condition of the existing stop controls at the intersections. A specific written response was provided for each of the comments submitted on this topic.
Biological Resources: Concerns were raised regarding potential impacts to Swainson’s Hawk Habitat.
Response: The IS/MND notes that the project would be required to implement Mitigation Measure BIO-1 (page 40) which requires the developer to implement Incidental Take Minimization Measures (ITMMs) for both Swainson’s Hawk and burrowing owl. Implementation of Mitigation Measure BIO-1 would reduce project impacts on special-status species to a level that would be less than significant. A specific written response was provided for each of the comments submitted on this topic.
The submitted comments do not affect the determination made by the IS/MND. The comments and responses are attached to agenda as Attachment 3.
Report prepared by: Scott Speer, Associate Planner
Attachments:
2. Attachment 2- Planning Commission Resolution No. 1608 a. Exhibit A Project Plans
b. Exhibit B Conditions of Approval
3. Attachment 3- IS/MND comments
4. Attachment 4- Mitigation Monitoring and Reporting Program Reviewed by:
_______________________________________ _____________
Lea Simvoulakis, Senior Planner/Planning Manager Date
________________________________________________ _____________ Chris Erias, Development Services Department Director Date