PLANNING COMMISSION STAFF REPORT MARCH 3, 2016

Transcription

1 Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) PLANNING COMMISSION STAFF REPORT MARCH 3, 2016 AGENDA ITEM # 8.B ; EMBASSY SUITES ADDITION PRELIMINARY REVIEW I. GENERAL INFORMATION PROJECT SUMMARY: Preliminary Review of a detached 41,402 square foot, 3 story hotel addition on a vacant portion of the Embassy Suites hotel site. LOCATION OF 1075 California Boulevard, 2420 First Street PROPERTY: APN s: , GENERAL PLAN: ZONING: TC-484, Tourist Commercial CT, Tourist Commercial APPLICANT/ Napa ES Hotel, LLC Phone: (972) PROPERTY 545 E. John Carpenter Frwy. Ste OWNER: Irving, TX STAFF PLANNER: Michael Allen, Associate Planner Phone: (707) LOCATION MAP 1

2 Embassy Suites Addition Preliminary Review # II. PURPOSE The purpose of this study session is to provide a preliminary review of the design for a proposed building addition located at the Embassy Suites Hotel site. This review is intended to provide direction to both Staff and the Applicant regarding the design of the proposed development and may be a basis for possible modifications to the project. Comments received during this process are intended to serve as guidance only and should not be considered as preliminary support of or opposition to an application. III. PROJECT DESCRIPTION The Applicant requests preliminary review of the architectural design of the proposed Embassy Suites Addition to be located at 1075 California Boulevard and 2420 First Street. The proposed development would include a detached 41,402 square foot, 2 story, 54 room hotel addition on the vacant southern area of the Embassy Suites hotel site. The project includes a 4,045 square foot addition to the rear of the existing hotel. Figure 1 Proposed Embassy Suites Addition Figure 2 Building Addition Location 2

3 Embassy Suites Addition Preliminary Review # IV. PROJECT CONTEXT The site is located west of Downtown Napa, adjacent to Highway 29 and First Street at the gateway to the downtown area. Surrounding uses include Highway 29 to the west, a mix of residential, commercial and tourist commercial to the south, single family residential to the east. Napa Creek is located directly north of the project site. Across the creak further north, is a vacant parcel which has been approved for a 48 unit condominium project and older single family residences to the north. The Embassy Suites Hotel is on the northwest corner of California Boulevard and First Street. In addition to the existing 211 room hotel, the remainder of the property is landscaped with lawn and trees including a parking lot. Figure 3 Existing Embassy Suites V. ANALYSIS A. General Plan The General Plan land use designation POD for the site is TC-484, Tourist Commercial which provides for tourist oriented commercial retail and services such as destination-resort hotels, motels, and their recreational amenities such as spas and conference centers. The existing use of the site as a hotel, conference center and restaurant is consistent with the goals and policies of the Tourist Commercial designation. The proposed building addition containing 54 hotel rooms and the addition to the existing conference facility are consistent with the TC land use designation. 3

4 Embassy Suites Addition Preliminary Review # B. Zoning The project site is located within the CT, Tourist Commercial District which provides for hotels by right. However, hotels containing more than 40 rooms are subject to approval of a Use Permit. Therefore the proposed addition would require approval of a modification to the existing hotel s Use Permit. The newly proposed hotel additions which provide enhanced lodging, conference, and spa services are appropriate for the site and are consistent with the CT districts intent of providing visitor accommodations. C. Building Design The project s design team provided the following project description of the proposed hotel expansion: The expansion of the existing hotel is designed to provide an upscale product type for the hotel operator. 54 new rooms are housed in an L-shaped, 2 and 3-story building which is arranged to enclose a semi-private patio on the south-west side. The 3-story wing of king standard rooms face California Blvd while the 2-story wing houses the double queen rooms topped with a covered roof terrace. The south end of the building locates suites that face the future roundabout intersection at California Blvd. and First Street. The inspiration for the design of this new building is a contemporary interpretation of the agrarian structures of Napa Valley. Rich, durable materials such as metal panels in a corten color, porcelain tile planks and cement plaster are applied in areas that delineate the upper floors as floating above a ground floor of guest rooms and patios. The entrance to the building is through a dramatic 3-story lobby with a large window wall facing the entrance driveway. This feature is designed to glow with light to aid in orienting the guest or visitor to the front door at night. Figure 4 West and South Elevation (3-D) 4

5 Embassy Suites Addition Preliminary Review # Figure 5 East and South Elevation (3-D) Figure 6 North Elevation (3-D) Figure 7 West Elevation (1-D) 5

6 Embassy Suites Addition Preliminary Review # Figure 8 East Elevation (1-D) Figure 9 North Elevation (1-D) Figure 10 West Elevation (1-D) Figure 11 North Elevation Addition to Existing Building 6

7 Embassy Suites Addition Preliminary Review # Figure 12 Design Concepts Figure 13 Materials 7

8 Embassy Suites Addition Preliminary Review # D. 8 Landscaping A conceptual landscape plan has been provided which includes a variety of trees and shrubs as well as hardscape improvements such as fire pits, benches and a location for an art feature. Figure 13 Conceptual Landscape Plan VI. ISSUES FOR CONSIDERATION To assist Staff and the Applicant in moving forward with the development of this property, Staff is seeking the Commission s comments on the following issues: A. The architectural relationship between the proposed building and the existing hotel. B. Appropriateness of design given the site s prominent gateway location to Downtown Napa. VII. ENVIRONMENTAL REVIEW This preliminary review is not subject to a formal CEQA determination as the preliminary review does not constitute a project. Formal approval of the project will be subject to environmental review in accordance with CEQA at the earliest feasible time prior to approval consistent with CEQA Guidelines Sections and Staff plans to bring back a CEQA analysis of the proposed building to the Planning Commission prior to formal review and approval of the required entitlements. 8

9 Embassy Suites Addition Preliminary Review # VIII. REQUIRED ACTIONS No formal action is required by the Planning Commission as this study session is for preliminary comments only. The development and any design issues will be addressed in more detail at the time this application is scheduled for a formal public hearing. IX. DOCUMENTS ATTACHED 1. Applicant s Project Description, Plan Drawings and Elevations c: Applicant 9

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