For the Planning Commission Meeting of August 8, 2018
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Assistant CA/Development Services Director
FROM: Gina M. Gibson Williams, Planning Manager
Title
Conditional Development Permit No. 2018-0016: A request to construct an 108-room hotel (Holiday Inn Express) on a 1.86-acre site at the northeast corner of Ayala Drive and Renaissance Parkway in the Freeway Incubator (FI) zone of the Renaissance Specific Plan.
Body
BACKGROUND:
Applicant
EKN Development Group, 220 Newport Center Drive, Suite #11, Newport Beach California 92660
Location
The project site is on the northeast corner of Renaissance Parkway and Ayala Drive (Exhibit A) located in the Renaissance Plaza commercial center within the Freeway Incubator (FI) zone of the Renaissance Specific Plan (see map below).
Zoning and General Plan Land Use Designation
The Land Use designation of the General Plan is “Specific Plan." The table below identifies the land uses surrounding the subject Site and their corresponding zoning designations:
|
Location |
Land Use |
Zoning |
|
Site |
Vacant |
Freeway Commercial (FC) Renaissance Marketplace |
|
North |
Vacant/ I-210 Freeway |
Residential/Interstate Highway |
|
South |
Vacant/ Flood Control |
Cactus Basin (OS-CB) Airport Specific Plan |
|
West |
Renaissance Marketplace |
Town Center (TC) Renaissance Specific Plan |
|
East |
Residential |
Single Family Residential R-1C |
The proposed hotel will occupy one of six developable lots created under Parcel Map No. 19898 (Exhibit B). The Cracker Barrel Restaurant is under construction on Lot 1. Sonic is the proposed tenant for Lot 2. Leases for Lots 3-5 are in negotiation.
Related Entitlements
|
Application |
Purpose |
|
Specific Plan Amendment 2017-0003 |
Modify the street cross-section and Circulation Map for Renaissance Parkway between Ayala Drive and the project eastern boundary |
|
Tentative Parcel Map 19898 (TPM 2017-0007) |
Create six developable lots |
|
Conditional Development Permit (CDP) 2017-0029 for Parcels 2 |
Construct a 2,720 sq. Ft. drive-through restaurant and a 52,742 sq. Ft. hotel |
|
Precise Plan of Design (PPD) 2017-0066 and 2017-0074 for parcels 1-6 (and overall site plan) |
Site plan, floor plan, and elevations for individual buildings and an overall Master site plan |
|
Variance 2017-0010 |
Sign height increase to 80 feet above grade |
The agenda report from the Planning Commission meeting on October 25, 2017 attached hereto contains an analysis of the Renaissance Plaza.
The Development Review Committee will review the hotel site plan, floor plan and elevations (Precise Plan of Design 2018-0040) if the Commission approves the Conditional Use Permit.
Holiday Inn Express
Holiday Inn Express is a part of the InterContinental Hotels Group (IHG). IHG hotels provide more than 5,000 hotels and 744,000 guest rooms in nearly 100 countries, serving over 150 million guests each year. Holiday Inn Express is one of twelve hotel brands in the IHG network.
ANALYSIS/DISCUSSION:
Conditional Development Permit
A hotel is a conditionally permitted use in the FI zone. Market feasibility studies prepared for the Renaissance plan supported hospitality uses because of its freeway frontage, proximity to destination land uses and high traffic volumes along Ayala Drive.
Rialto lacks a major 100 plus room hotel and the proposed use will serve the public convenience and necessity. The hotel will provide interim lodging opportunities for residents and visitors and will help the business/corporate population in Rialto. The use will meet the development standards as conditioned.
Hotel Design
The hotel has 108 rooms consisting of:
• 65 standard king rooms,
• 22 standard queen rooms,
• 19 king suites, and
• Two queen suites.
There are four floors, and each level is approximately 15, 634 square feet. The total height of the building is 50’4”. The total area is 62,536 square feet. Hotel amenities, which will be located on the first floor, include a lobby, pool, gym, guest laundry, meeting room, breakfast area, and covered patio (Exhibit C).
Proposed Modifications
The site plan, floor plans, and elevations are a part of the Precise Plan of Design application. Nevertheless, the Resolution contains a list of modifications to meet the development standards and design guidelines attached to this report as Exhibit "D." The changes require upgrades to the building material and colors, creation of usable outdoor space, creation of a definitive entry statement, and design of a point of connection with the adjacent Renaissance Marketplace.
Landscaping
The plans show landscaped setbacks along Ayala Avenue and Renaissance Parkway. In addition to the setbacks, the Applicant must landscape 10% of the parking area. The Master developer is responsible for constructing all of the perimeter landscape improvements and the drive approaches.
Lighting
A lighting plan shows adequate lighting for circulation, safety, and security.
Hours of Operation
The hotel use is open 24-hours a day to accommodate travelers.
Construction Schedule
Construction commences with the sale of the parcels. The applicant expects to close escrow and begin construction in 2019.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element of the Rialto General Plan:
§ Goal 2-17: Provide high quality and environmentally sustainable landscaping.
§ Goal 2-21: Ensure high-quality planned developments in Rialto.
§ Goal 2-22: Promote commercial and/or industrial development that is well designed, people-oriented, environmentally sustainable, sensitive to the needs of the visitor or resident, and functionally efficient for its purpose.
ENVIRONMENTAL IMPACT:
On October 25, 2017, the Rialto City Council approved an Addendum to the 2010 Renaissance Specific Plan Environmental Impact Report ("RSP EIR"), which analyzed the environmental impacts of the proposed Project. Thus, no further review is required under the California Environmental Quality Act.
RECOMMENDATION:
Staff recommends that the Planning Commission:
Approve Conditional Development Permit No. 2018-0016: A request to construct a 108-room hotel (Holiday Inn Express) on a 1.86-acre site at the northeast corner of Ayala Drive and Renaissance Parkway in the Freeway Incubator (FI) zone of the Renaissance Specific Plan.