FOR THE COUNCIL MEETING OF MARCH 5, 2024
COUNCIL AGENDA REPORT
TO: City Council
FROM: Interim City Manager Alex Posada
BY: Interim Assistant City Manager / Director of Community Development Chuen Wu
SUBJECT: Holiday Inn Express General Plan Map Amendment, Zone Change, and Planned Development Permit at the 2000 Block of Roemer Court
Description:
The City Council will consider approving a General Plan Land Use Map Amendment and Zone Change (GPZ2022-0001) for Lotus Management, Inc. amending a 2.13-acre site FROM an HCM (Heavy Commercial Manufacturing ) land use designation and PD/CM (Planned Development/Commercial Manufacturing ) zoning TO a CC (Community Commercial) land use designation and PD/C-2 (Planned Development/General Commercial) zoning, and will consider a Planned Development Permit (PD2022-0001) to construct a 4-story, 93-room hotel.
Environmental Notice: Environmental Review for this project was completed through the preparation of an Initial Study/Mitigated Negative Declaration ( SCH #2023100092) pursuant to the California Environmental Quality Act State Guidelines.
RECOMMENDATIONS:
1. Adopt a Resolution to adopt a Mitigated Negative Declaration and Mitigation Monitoring Program prepared for the General Plan Land Use Policy Map Amendment, Zone Change, and Planned Development Permit for Holiday Inn Express, located at the 2000 block of Roemer Court; and
2. Adopt a Resolution amending the General Plan Land Use Policy Map (GPZ2022- 0001) on 2.13 acres located at the 2000 block of Ro emer Court FROM HCM (Heavy Commercial Manufacturing) TO CC (Community Commercial) for Holiday Inn Express; and
3. Introduce for first reading, and continue to a future meeting, an Ordinance amending the official Zoning Map for Lotus Management, Inc. (GPZ2022-0001) on
2.13 acres located at the 2000 block of Roemer Court FROM PD/CM (Planned Development/Commercial Manufacturing) to PD/C -2 (Planned Development/General Commercial) zone district for Holiday Inn Express; and
2 4. Adopt a Resolution approving Planned Development Permit PD2022 -0001 for Holiday Inn Express, located at the 2000 block of Roemer Court.
BACKGROUND:
The 2.13-acre project site is comprised of two vacant parcels located on the 2000 block of Roemer Court (Attachment A – Vicinity Map). The site is bordered on the west side by two hotels including the Fairfield Inn & Suites as well as Candlewood Suites , and to the south by the Reddaway Trucking Company yard. To the east of the property is undeveloped industrial development, and to the north is a County of Santa Barbara flood control channel as well as the Gateway Business Center . The corresponding zone districts include PD/C -2 to the west, PD/M -1 to the south , and PD/CM to the east and north.
Planning Commission:
The Planning Commission received a presentation on this project at the Study Session held on November 16 , 2023 . At their January 17, 2024 , public hearing, the Planning Commission unanimously recommended the City Council approve both the proposed General Plan Amendment and Zone Change for the site and the Planned Development Permit for the development of the hotel.
DISCUSSION:
General Plan Amendment and Rezone
The proposed project includes a General Plan Amendment and Zoning Map Amendment that would cha nge the land use and zoning designations on the site from HCM (Heavy Commercial Manufacturing) to CC (Community Commercial) and from PD/CM (Planned Development/Commercial Manufacturing) to PD/C -2 (Planned Development/General Commercial).
The purpose of the CC designation as described on page LU -18 of the City’s General Plan Land Use Element is “to include the majority of retail uses outside the central core, particularly along the lineal development corridors which have emerged. The majority of these uses would be geared to the area-wide market.” Changing the land use designation and zoning on the project site from HCM to CC and from PD/CM to PD/C -2 would allow more flexibility regarding the types of uses that could be developed at the site including the proposed hotel. The proposed C-2 zoning and CC land use designation would align the property with the existing properties zoned C -2 adjacent to the site and the existing hotels along the west side of Roemer Court. The proximity of the project site to the Broadway commercial corridor and Highway 101 interchange makes the project site a desirable location for travelers or tourists visiting the area.
Planned Development Permit
With the C-2 zoning designation including the Planned Development (PD) overlay, th e development of the proposed Holiday Inn Express hotel building requires approval of a Planned Development permit. The proposed hotel would be four stories ( 56’5” tall) and approximately 56,000 square feet in floor area with 93 guest rooms and amenities, including a lounge, meeting room, pantry, indoor pool, gym, and outdoor patio space. 3 The building’s exterior would consist of stucco, stone, metal composite panels , and dual pane windows. A flat roof is proposed that would be obscured by the proposed parapet with multiple stepped heights. The paint scheme would include earth tone varieties ranging from beige to copper shades. Vehicular access to the proposed project would be provided via two proposed driveways on Roemer Court. A total of 102 parking spaces are required and 119 parking spaces are proposed, which sufficiently meets the minimum parking requirement.
Over 25 percent of the site is provided as landscape a rea, exceeding the 15 percent minimum requirement for commercial development as required by the Municipal Code.
Landscaping is distributed throughout the site and includes a mix of drought -tolerant shrubs/groundcover with seven large canopy street trees adjacent to Roemer Court, and 35 additional trees within the project site. The site is open to Ro emer Court, with a decorative wrought iron fence to enclose the north, east, and south sides of the site.
Alternative(s)
The City Council, through written findi ngs, may determine that the proposed Land Use and Zon ing Amendment are not consistent with the goals, objectives, policies, and programs of the General Plan, and deny the projec t, leaving the existing industrial land use and zoning designations in place. The proposed hotel project is not an allowed use under the site’s industrial designations. Alternatively, the City Council may approve the proposed Land Use and Zon ing Amendment, but request revisions to the Planned Development application for the hotel or determine that the hotel is not the appropriate commercial use for the site.
Environmental Review
An Initial Study/ Mitigated Negative Declaration (MND) was prepared to analyze the project’s potential for environmental impacts under the California Environmental Quality Act (CEQA). The MND includes mitigation measures for the environmental impacts in the topic areas of air quality, biological resources, cultural resources, geology and soils, noise, and tribal cultural resources. The draft MND was circulated for public review for 30 days through the State Clearinghouse from October 3, 2023, to November 1, 2023.
Two comment letters were received during the public review period , including one from the Santa Barbara County Air Pollution Control District (SBCAPCD) and one from the Southwest Mountain States Regional Council of Carpenters. Staff addressed each of these comments as appropriate, with changes depicted in strike-out/underline text in the MND attached to this staff report (Attachment B). The comments provided by SBCAPCD were primarily technical clarifications related to emissions quantifications and regulatory thresholds.
Two additional comment letter s were received from the office of Mitchell M. Tsai, Attorneys for Southwest Regional Council of Carpenters, and Western States Regional Council of Carpenters on November 15, 2023, and on January 17, 2024. No substantial revisions to the mitigations or to the project were necessary, as the October 31, 2023, November 15, 2023, and January 17, 2024, letters raised no new information specific to 4 the project to dispute the adequacy of the MND, nor did the letters identify any new or additional potentially significant environmental impacts. Staff updated the MND with detailed responses to each of the issue s raised in the comment letters and attached the letters to the MND for reference.
Fiscal Considerations
The proposed project will contribute to economic growth by providing for the future development of a hotel that will serve residents in the City of Santa Maria and surrounding areas, and result in increased transient occupancy tax generation for the City.
Impact to the Community
The proposed project will have a positive impact on the community through the development of a hotel that will contribute to transient occupancy tax revenue, economic growth, and employment opportunities for residents.
ATTACHMENTS
A – Vicinity Map
B – CEQA Initial Study/Mitigated Negative Declaration with Public Comment Letters C – Mitigation Monitoring Program
D – Existing and Proposed Land Use and Zoning Map
E – Planning Commission Resolution No. 2825
F – Planning Commission Resolution No. 2826
G - PD2022-0001 Permit
H – PD2022-0001 Plan Set