Proposed Urban Village (San Juan Hotel & Villas)

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1 Proposed Urban Village (San Juan Hotel & Villas) City Council 1

2 Esslinger Building & Judge Egan House These two properties would be substantially preserved in their existing condition and adaptive re use of these existing structures would be maintained or could occur consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Rehabilitating Historic Buildings. New buildings on directly adjoining lots must provide a minimum setback equal to the height of the new structure and such new buildings could not exceed the height of the historic structure. The project as proposed does not comply with this standard. City Council 2

3 RECOMMENDATION: That the City Council: Adopt a Mitigated Negative Declaration (MND) for the proposed project; Approve an amendment to the Historic Town Center Master Plan s setback provisions for the Esslinger Building & Judge Egan House subject to design modifications to the proposed hotel that reduce the building mass and visual impacts to the Judge Egan House; Conditionally approve the Tentative Tract Map, Architectural Control, Conditional Use Permit, Grading Plan Modification, and Tree Removal Plan subject to conditions of approval; City Council 3

4 Approve the requested administrative modification to the building height standard to allow a third story mezzanine for the residential townhouses, and deny the administrative modifications to reduce the hotel parking standard from 1.0 to 0.8 spaces per guest room and to allow and average rear yard setback for residential townhomes adjoining the Historic Town Center Park boundary. City Council 4

5 Urban Village (San Juan Hotel & Villas): A proposed mixed use project including commercial, hotel and residential uses situated on a 3.17 acre site in the heart of the Historic Town Center; Approximately 2,700 square feet of commercial retail tenant building area; A 136 room, three story hotel with fitness center, lounge, restaurant, swimming pool and spa, and a subterranean, twolevel parking garage with 139 parking spaces; and, Residential component with 30 single family, residential townhomes. City Council 5

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20 Historic Town Center Master Plan Illustrative Concept: Envisions Forster Street extended with offices, courtyard housing, row houses, and live work lofts. While the Master Plan does not designate the site for a hotel, it represents the best opportunity would provide a vitally important economic boost to the downtown. Master Plan envisions a balance of building mass, landscaping, plazas, and pedestrian features. City Council 20

21 Historic Town Center Master Plan Forster Street Alignment: Master Plan concept proposes the extension of Forster Street connecting Camino Capistrano and Del Obispo Street to provide additional street frontage for new development and to provide additional traffic circulation through the downtown. While the Master Plan depicted Forster Street aligned along the south side of HTC Park, the project separates Forster Street from the HTC Park by residential townhouses. The Master Plan does not appear to expressly establish the Forster Street alignment as a precise alignment. Given the current southerly alignment of Forster Street at Del Obispo Street, the proposed extension through the project site provides an appropriate and acceptable alignment. City Council 21

22 Form Based Code Administrative Modifications: Limits residential structures to a maximum height of two stories and 35 0 whereas the project proposes residential structures with a third story mezzanine, but with a maximum height less than Requires a minimum 10 0 rear yard setback whereas the project proposes a variable rear yard setback with a minimum of 6 0 and average of 11 6 for residential structures adjoining the project s perimeter. Requires a minimum of 1.0 parking spaces per hotel guest room whereas the project proposes 0.8 guest spaces. City Council 22

23 View simulation depicting proposed townhomes with a third story mezzanine element. City Council 23

24 California Environmental Quality Act (CEQA) Issues: Historic Town Center Park public event impacts on future residents: Proposed mitigation measures include real estate disclosure; a Noise Easement, and noise attenuating building construction, central heating, ventilation and air conditioning (HVAC) systems. Cultural Resources: The entire project is situated within an archaeologically sensitive area and has high potential for significant subsurface cultural resources. Mitigation Measure CR 1, would reduce potentially significant cultural resource impacts to a less than significant level. City Council 24

25 RECOMMENDATION: That the City Council: Adopt a Mitigated Negative Declaration (MND) for the proposed project; Approve an amendment to the Historic Town Center Master Plan s setback provisions for the Esslinger Building & Judge Egan House subject to design modifications to the proposed hotel that reduce the building mass and visual impacts to the Judge Egan House; Conditionally approve the Tentative Tract Map, Architectural Control, Conditional Use Permit, Grading Plan Modification, and Tree Removal Plan subject to conditions of approval; City Council 2 5

26 Approve the requested administrative modification to the building height standard to allow a third story mezzanine for the residential townhouses, and deny the administrative modifications to reduce the hotel parking standard from 1.0 to 0.8 spaces per guest room and to allow and average rear yard setback for residential townhomes adjoining the Historic Town Center Park boundary. City Council 2 6