Title
PLN22-0032 - Design Review Amendment - 1051 Harbor Bay Parkway- Applicant: Shriji Hospitality, Inc. A Public Hearing to consider an amendment to the Planning Board’s Design Review Approval PLN17-0600 to allow minor modifications to the southwest and southeast elevations of the hotel building approved at 1051 Harbor Bay Parkway. General Plan designation: Business Employment. Zoning: C-M-PD, Commercial Manufacturing - Planned Development zoning district. CEQA Determination: Design Review approval for a permitted use is not subject to CEQA. McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, Public Resources Code Section 21080
Body
To: Honorable President and
Members of the Planning Board
From: Henry Dong, Planner III
BACKGROUND
On October 26, 2020, the Planning Board held a public hearing and adopted Resolution No. PB-20-23 approving a Development Plan and Design Review Application No. PLN17-0600 to allow construction of an approximately 133,611-square-foot five-story hotel with 236 guest rooms located at 1051 Harbor Bay Parkway (Exhibit 1).
The applicant is requesting minor modifications to two building elevations that would meet updated room requirements from Hilton and simplify the building form for modular construction purposes. On the southwest elevation facing Harbor Bay Parkway, the applicant wishes to reduce the number of different exterior wall surfaces by aligning the upper level walls with the exterior wall on the ground floor wall. The proposal also includes similar minor modifications to the southeast corner of the hotel. The requested revisions to the design of the building are shown in Exhibit 2. Staff is recommending approval of the changes.
DISCUSSION
Despite the challenges brought to the hospitality industry as a result of the COVID-19 pandemic, the applicant is hoping to begin construction of the hotel in the second quarter of this year. As a Hilton-branded hotel, the Hilton brand is requesting minor modifications to the design in order to accommodate the additional floor space needed for their new product type, and the revisions will also simplify modular construction requirements for the new building.
On the southwest elevation facing Harbor Bay Parkway, the number of different exterior wall surfaces will be reduced by aligning the upper level walls with the exterior wall on the ground floor wall. The revised design will add a total of 340 sq. ft. to the hotel footprint, and a total of 4,438 sq. ft. of floor area added to the entire hotel. The design revision results in an additional 106 to 132 sq. ft. of space added to the rooms along that southwest elevation. Accordingly, Hilton plans to use the expanded rooms to showcase a new room type for target guests that are planning to visit for an extended period of time.
On the southeast corner of the building, similar exterior wall design modifications are being requested to avoid a conflict with a utility easement. The design will reconfigure rooms on floors 1, 2, and 3 while maintaining the same square footage in the allowable building area.
Overall, the maximum number of rooms, building colors, and exterior materials will remain consistent with the approved plans in 2020. Staff supports the design changes described above and shown in Exhibit 1, and recommends that the Planning Board approve the change by motion. The applicant will then work with staff to submit building permits plans. All conditions of approval from 2020 will still be required.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal.
CLIMATE ACTION
The project is providing sustainable design solutions and Green Building features such as water conservation, rooftop solar, green roof, and electric vehicle charging stations, which is consistent with the Regional Sustainable Communities Plan Bay Area and with the Local Climate Action Plan.
ENVIRONMENTAL REVIEW
This action is not subject to the California Environmental Quality Act under McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080.
RECOMMENDATION
Hold a public hearing and approve by motion the proposed design changes as shown in Exhibit 1.
Reviewed by,
Allen Tai, City Planner
By,
Henry Dong, Planner III
Exhibits:
1. October 26, 2020 Planning Board Resolution No. PB-20-23
2. Design Review Modification Plans