REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on the Architectural Review (PLN23-00570) for the Proposed Eight-Story Hotel with 225 Rooms at 1125 Coleman Avenue.
Report
File No.: PLN23-00570
Location: 1125 Coleman Avenue, a 1.76-acre parcel located at the southeast intersection of Coleman Avenue and Chastain Place; APN: 230-60-005; zoned Very High Density Mixed-Use (VDHMU)
Applicant: Todd Trekell
Owner: Tod Brokaw, LLC
Request: Architectural Review of a new 225 room, full-service, eight-story hotel totaling 154,179 square feet. The project includes on-site amenities, site landscaping and 155 parking spaces.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
• The project site is in the Santa Clara Station Focus Area adjacent to high volume rail and traffic corridors. This Focus Area is envisioned as a gateway into the City and opportunity to expand the City’s economic base with new office, hotel, retail and high density residential development to maximize the use of existing and planned transit facilities and operations, and reduce vehicle miles travelled on the local and regional roadway network.
• The proposed hotel is a part of the 21.4-acre Gateway Crossings Project that was approved in 2019. Gateway Crossings is designed as a transit and pedestrian-oriented mixed-use development consistent with General Plan goals and policies of the Santa Clara Station Focus Area; as it includes high density residential development, neighborhood serving retail, hotel, centrally located park, pedestrian connections to adjacent development and existing and planned transit services, and complete street sections with landscaped park strips and wide sidewalks.
• As a requirement in the Development Agreement for the Gateway Crossing Project, the hotel was conditioned to be built prior the to multi-family development in Phase II of the project.
• Building architecture for the hotel is a modern interpretation of mid-century design with a mixture of cement plaster and faux wood and metal panels in a complimentary color palette; accented with metal louvers and perforated metal panels and modern style signage; and punctuated with windows that are recessed in a linear arrangement. Proposed building height is 88 feet and includes roof top screening of mechanical equipment from public view along the streetscape.
• The hotel project is in a key location to serve San José Mineta International Airport and support the existing Transit Center and the planned Bay Area Rapid Transit (BART) station for local and regional bus and heavy rail travel. The project would support alternate transit modes with the reduction in on-site and off-site parking arrangement. The applicant held a virtual community outreach meeting to present and engage the community in the refinement of the design plan for the hotel.
• A virtual community meeting was held on March 11, 2024, was hosted by the developer, that included the project team and was attended by four community members that focused on specific design elements to create differentiation and rhythm in the style of architecture along the exterior building elevations, added texture and color, and deeper reveals surrounding the windows.
• The project would be compatible with adjacent land uses and support employees and visitors to the project area. The project also provides an economic opportunity to capture added property tax and transient occupancy tax revenues resulting from redevelopment at a higher intensification than existing conditions and use associated with limited an extended stay hotel occupancy for contribution to the City’s General Fund.
• Considering the comments from the community meeting, the project’s final design is consistent with the City’s adopted Community Design Guidelines in that the project provides variety of building breaks, texture, and color to avoid large blank walls; incorporates texture, glass, and cornice as decorative architectural features; and provides landscape between sidewalks and screen ground floor parking from street view.
• Because of the proximity of the project to the Santa Clara Transit Station, there is no parking required, however, the project proposes a total of54 parking stalls which, will be located on the ground floor of the building and in a parking field in front of the building. A total of 101 off-site parking is proposed to be in the parking garage of Building 2 of the Holland Development project (part of Phase I).
FINDINGS
Grant the Architectural Review approval requires, the following findings consistent with Zoning Code Section 18.120.020.F:
1. That any off-street parking area, screening strips and other facilities and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that;
• Although, no parking is required of the project because of its proximity to the Santa Clara Transit Station, the project provides vehicle parking spaces consistent with the approved VHDMU zoning designation.
• The project provides complete street sections with landscape planter strips and wide sidewalks.
• The project includes public and private roadway improvements and infrastructure to serve the development.
2. That the design and location of the proposed development and its location to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood. And will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that:
• The project is compatible in terms of land use, intensity of development and building orientation, height and architecture with adjacent existing and planned development, subject to changes recommended by the community.
• The project is subject to the terms and conditions of the Development Agreement (DA) for the Gateway Crossings Project and shall implement and comply with the mitigation measures set forth in the EIR and Conditions of Rezoning and Vesting Tentative Subdivision Map approvals for the Project to avoid and reduce potential development impacts.
3. That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that;
• The development is consistent with the General Plan designation for the project site and is compatible with the planned transit-oriented uses in the Santa Clara Station Focus where it is located.
• The project is compatible in terms of land use, intensity of development and building orientation, height and architecture with adjacent existing and planned development.
4. That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that;
• The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health safety and general welfare.
• The project is subject to the terms and conditions of the DA for the Gateway Crossings Project and shall implement and comply with the mitigation measures set forth in the EIR and Conditions of Rezoning and Vesting Tentative Subdivision Map approvals for the Project to avoid and reduce potential development impacts.
5. That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office, in that;
• The project is consistent with the City’s adopted Community Design Guidelines that address non-residential development:
o The design of hotel provides for an attractive, inviting and functional site arrangement of the buildings, obscured parking podiums, screened rooftop mechanical equipment, landscaped streetscapes, centrally located public park space, common and private open space and amenities.
• The project has an attractive modern front facing aesthetic that incorporates high quality materials and landscaping in the site design and building architecture.
• The project provides for proper access, visibility and identity, and transit accessibility to existing and planned transit facilities.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 1.
ENVIRONMENTAL REVIEW
An EIR for the Gateway Crossings Project was prepared and circulated for public and agency review and comment in accordance with the California Environmental Quality Act and was certified by the City Council on July 19, 2019, at a public noticed meeting; in conjunction with the approval of a MMMRP for the Project. A hotel is a component of the Gateway Crossing project and this proposal is consistent with the EIR and no further environmental impacts are contemplated beyond what was analyzed in EIR.
PUBLIC CONTACT
Public contact was made by posting the Development Review Hearing agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
A public hearing notice was mailed to property owners within a 1,000-foot radius of the project site and within the Old Quad on July 5, 2024. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Determine that the project is consistent with the Environmental Impact Prepared and Mitigation Monitoring and Reporting Program; and
Approve the Architectural Review for a new 225 room, full-service, eight-story hotel totaling 154,179 square feet, subject to findings and conditions of approval.
Staff
Prepared by: Steve Le, Senior Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Project Data and Compliance Table
3. Vicinity Map
4. Link to Environmental Documents
5. Development Plans