REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7459
Location: 1235 Bordeaux Drive (APN: 110-25-044)
Zoning: MP-TOD
Proposed Project: Related applications on a 3.08-acre site:
MAJOR MOFFETT PARK SPECIAL DEVELOPMENT PERMIT: To demolish an existing 41,832 sq. ft. one-story industrial building and construct two new hotels on the same site - 8-story, 200-room upscale lifestyle hotel (planned to be an AC Hotel) and 8-story, 150-room extended stay hotel (planned to be a Courtyard Marriott Hotel) with a detached three-and-a-half level, above-grade parking structure.
Applicant / Owner: T2 Development
Environmental Review: Mitigated Negative Declaration
Project Planner: George Schroeder, (408) 730-7443, gschroeder@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Moffett Park Specific Plan
Existing Site Conditions: One-story industrial building
Surrounding Land Uses
North: Vacant lot, new office building approved, but not built (across Java Drive)
South: Industrial/R&D
East: Industrial/R&D (across Bordeaux Drive)
West: Industrial/R&D
Issues: Height
Staff Recommendation: Adopt the Mitigated Negative Declaration and approve the Major Moffett Park Special Development Permit with the Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project includes the demolition of a one-story industrial building and the construction of two new eight-story hotels - an upscale lifestyle hotel (planned to be an AC Hotel) with 200 rooms; and an extended stay hotel (planned to be a Courtyard Marriott) with 150 rooms. Both hotels include meeting space, bar/lounge areas, dining space, fitness rooms, and small sundry shops intended for hotel patrons. The project also includes a three-and-a-half level, above-grade, shared parking structure and associated site and off-site improvements. The AC Hotel building is proposed along the Java Drive frontage at 100,540 square feet with a height of 103 feet from the top of the street curb to the top of the building parapet. The Courtyard Marriott building is proposed along the Bordeaux Drive frontage at 100,520 square feet with a height of 101 feet from the top of the street curb to the top of the building parapet. The buildings are connected through a third-level podium pool deck with a corner entry plaza underneath. 280 total parking stalls are provided, with 52 surface parking spaces and 228 spaces in the above-grade parking structure. 21 protected trees (as defined in the Sunnyvale Municipal Code) are proposed for removal for the construction of the project while 20 existing protected perimeter and street trees will be retained.
Onsite vehicular circulation will be provided from two driveways - one at the northwest portion of the site on Java Drive and the other at the southeast portion of the site on Bordeaux Drive. Behind the buildings, an onsite driveway and drop-off area will connect the two driveways. The onsite driveway also leads to surface parking and the parking structure. Pedestrian access to the hotel buildings is provided at the corner plaza and behind the building at the main drop-off area. Pedestrians can also access the hotel buildings from the parking structure. A new 20-foot landscape buffer to the west and 30-foot landscape buffer to the south would be installed between the adjacent parcels.
Major Moffett Park Special Development Permit (MP-SDP)
The Major MP-SDP provides a process for applicants to create higher intensity projects with review by the Planning Commission. The project requires an MP-SDP since it includes hotel uses with heights that exceed the 75-foot height limit. The Moffett Park Specific Plan allows consideration of heights above 75 feet and up to 130 feet with a Major MP-SDP.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
Previous Actions on the Site
The existing one-story industrial building was developed in 1979. Subsequently, there have been tree removal permits and a minor façade improvement approved. The site was occupied for the last 20 years by Supertex, Inc.
EXISTING POLICY
The Moffett Park Specific Plan implements the goals and policies of the General Plan for properties within the plan area. Hotels are encouraged to locate in the Moffett Park Specific Plan area, particularly near light rail stations, to serve business travelers. The proposed project will provide hospitality services within close proximity to surrounding office, R&D, and industrial uses in Moffett Park, and will update and enhance the character of the site, streetscape, and surrounding community. Key objectives and purposes from the Moffett Park Specific Plan that pertain to the proposed project are provided in the recommended findings (Attachment 3).
The Moffett Park Specific Plan includes Design Guidelines that provide recommendations for site planning, architecture, landscaping and site amenities, sustainable design and green building techniques, and artwork in private development. The Citywide Design Guidelines provide recommendations for site planning, architecture and design. The Parking Structure Design Guidelines provides recommendations to ensure that new parking structures complement the scale and character of nearby development, provide a high level of design quality, and ensure sensitivity to the adjacent pedestrian environment and street character. Findings related to design are in Attachment 3.
Although the project is not located within 300 feet of feet of a body of water larger than one acre in size or located immediately adjacent to a landscaped area, open space or park larger than one acre in size, the Bird-Safe Design Guidelines include measures to reduce bird strikes into buildings in all locations of the city. Findings related to the guidelines are in Attachment 3.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration has been prepared in compliance with California Environmental Quality Act (CEQA) provisions and City guidelines (see Initial Study Attachment 5). An Initial Study has determined that the proposed project would not create any significant environmental impacts with implementation of mitigation measures pertaining to noise, biological resources, cultural resources, transportation, and hazardous materials. The Mitigation Measures have been incorporated as Conditions of Approval (Attachment 4).
DISCUSSION
Present Site Conditions
The 3.08-acre project site is located on the southwest corner of Java Drive and Bordeaux Drive with two frontages. The site is currently occupied by a 41,832-square foot, one-story industrial building. The surrounding uses are industrial and office to the west, south, north, and east across Bordeaux Drive. An approved, but not built six-story office building is planned on a vacant site across Java Drive to the north. These properties are located within the Moffett Park Specific Plan and share the same zoning designation, MP-TOD, or Moffett Park Transit-Oriented Development.
Site Design and Architecture
The project site is irregular in shape due to the curvature of the Java and Bordeaux intersection, but is rectangular towards the southwest corner of the site. The proposed project would have one driveway each on the Java and Bordeaux frontages, located the furthest away onsite from the street intersection. The proposed building siting is consistent with the Moffett Park Specific Plan design guidelines to orient towards the Java and Bordeaux Drive intersection with close and convenient pedestrian access from building entrances to public sidewalks leading to the Borregas VTA light rail station, located approximately a ¼ mile away to the east. Bicycling is encouraged through adequate bicycle parking onsite. Surface parking, loading areas, and the parking structure are concealed from street view by the placement of the hotel buildings along the project frontage. The main vehicular pick-up and drop-off area is also located behind the buildings. A corner plaza serves as the focal point to the project with passive seating opportunities and an overhead pool deck that connects the two buildings at the third level. A condition of approval (BP-35) requires an easement to be recorded for the corner plaza to allow for public pedestrian and bicycle access, since it overlaps with the public sidewalk and provides an essential outdoor gathering space in the area.
The architectural style for both hotels is considered to be contemporary. The contemporary architectural style is compatible with other recently constructed and approved office and hotel developments in the Moffett Park area. The proposed hotel building uses high-quality materials of glass, stone tile, metal paneling detailing, and cement plaster. Contrasting paint colors of white, beige, grey, and galvanized and painted metal are utilized for the building, which also reflects the aesthetic of both hotel brands. Substantial window glazing is used throughout the project’s upper guestroom floors with occasional sections of smooth and textured plaster and metal cladding. Articulation is also provided through changes in wall planes and varying roofline heights. Prominent tower features on both buildings help to tie the project together architecturally.
An extensive amount of ground floor window glazing is proposed along both frontages, with views into active spaces within the hotel, such as bar/lounges, dining areas, and meeting spaces. Both buildings step back at the second/third and upper floor levels at two-foot intervals, helping to reduce visual mass from the streetscape. The pedestrian streetscape experience also includes bench seating, street trees, landscaping and pedestrian-scale lighting along the public sidewalks.
The parking structure incorporates design features from the hotel buildings at key viewpoints, such as a tower feature at the corner closest to the hotels, and stone tiles and metal panels to break up the long expanses of the structure. Green screens and dense landscaping are prevalent on all four sides of the structure to soften its elevations. A decorative paving system to mimic the style at the surface parking lot and walkways is proposed on the top floor of the structure.
Development Standards
The project complies with the applicable development standards in the Municipal Code and Moffett Park Specific Plan, such as lot coverage, setbacks, parking, and landscaping. Hotels are not subject to floor area ratio (FAR) restrictions in the Moffett Park Specific Plan. The Project Data Table in Attachment 2 summarizes the project’s compliance with code standards. The proposed heights of the hotel buildings exceed the 75-foot height limit specified in the Municipal Code and the Major MP-SDP allows consideration of buildings above the height limit on a case-by-case basis.
Height
The height of the proposed AC Hotel building along the Java Drive frontage would be 103 feet from the top of the street curb to the top of the building parapet. The height of the proposed Courtyard Marriott building along the Bordeaux Drive frontage would be 101 feet from the top of the street curb to the top of the building parapet. These proposed heights exceed the standard 75-foot height limit specified in the Municipal Code and can be considered through the Major MP-SDP.
Attachment 7 lists and shows the locations and heights of recent high-rise buildings (taller than four stories) developed in Moffett Park. There are a total of 34 buildings built, planned, approved, or under construction with an average height of 115 feet (ranging from 60 feet to 130 feet). The majority of recently-approved projects and projects in the review pipeline are close to the maximum allowable height limit of 130 feet with a MP-SDP, and this is expected to continue as existing low-rise industrial properties redevelop with high-rise buildings.
The Federal Aviation Administration (FAA) has conducted an aeronautical study of the proposed project and revealed that the proposed building heights do not exceed obstruction standards and would not be a hazard to air navigation. The FAA also found that marking and lighting on the structure are not necessary for aviation safety.
Meeting Space
According to the City’s Economic Development Division, the ideal meeting space sizes in hotels are between 5,000-8,000 square feet. This size is large enough to accommodate banquets, corporate events, and parties.
The cumulative meeting space proposed in the project is approximately 1,200 square feet (625 square feet in the AC Hotel and 555 square feet for the Courtyard Hotel), which can be separated into three board rooms. The applicant is proposing a smaller-sized meeting space since the nearby office uses in Moffett Park typically have their own meeting spaces. Informal meeting spaces in the proposed project may also occur at the lounges/bars and in the corner plaza.
Staff surveyed the meeting space sizes in other recently approved hotel projects in the City and found that the proposed meeting space is comparable to the average meeting space size. See the table below:
|
Project Name/Address |
Room Count |
Meeting Space (s.f.) |
Approval Year |
|
725 S. Fair Oaks - AC Hotel |
182 |
1,500 |
2015 |
|
1101 Elko - Holiday Inn Express |
51 |
1,200 |
2014 |
|
170 S. Sunnyvale - Aloft |
85 |
None |
2014 |
|
1100 N. Mathilda - Sheraton |
342 |
5,500 |
2014 |
|
660 W. ECR - Courtyard Marriot |
145 |
300 |
2012 |
|
|
Average |
1,700 |
|
The recently approved, but not constructed Sheraton Hotel extension nearby the project site at 1100 N. Mathilda Avenue is of a similar buildout as the proposed project and contains larger meeting space.
Parking and Circulation
The City’s Municipal Code requires a minimum of 280 total auto parking spaces (0.8 spaces per hotel room) and a maximum of 420 total auto parking spaces (1.2 spaces per hotel room). The project complies with the parking requirement by providing 280 total auto parking spaces (228 parking structure spaces and 52 surface parking spaces). Electric vehicle charging spaces would be provided above the Municipal Code’s three percent requirement. The Moffett Park Specific Plan requires one Class I (secured) bicycle parking space for every 30 rooms plus one Class I space for every 30 employees, which results 14 required Class I bicycle parking spaces. The project meets this requirement with 14 spaces, located in the parking structure and near the entrances of both hotels. The project is also voluntarily providing 16 Class II bicycle parking racks in the parking structure and near the entrances of both hotels.
Loading areas for both hotels are provided behind the hotel buildings, facing the surface parking lot and outside of street view. The recycling and solid waste enclosures are located entirely within the hotel buildings next to the loading areas.
Traffic
A Transportation Impact Analysis (TIA) was prepared for the project since more than 100 net new AM and PM peak hour trips are anticipated. The report notes that the number of net new project trips anticipated to be added to the roadway system surrounding the project site, based on data published in the Institute of Transportation Engineer’s (ITE) Trip Generation 9th Edition, are 176 net trips in the AM peak hour and 192 net trips in the PM peak hour. The study analyzed the traffic impacts of the proposed development at nine intersections in the vicinity of the project site during the AM and PM peak hour traffic conditions. According to the City’s impact criteria, the project is considered to have a significant impact at the following intersections under background plus project conditions and cumulative plus project conditions:
• Mathilda Avenue/Moffett Park Drive - AM and PM peak hours
• Mathilda Avenue and SR 237 westbound ramps - AM and PM peak hours
The findings of LOS F at these intersections are consistent with the analysis of the buildout of the General Plan. Previous studies (North/South Corridor Study, SR-237 Corridor Study, etc.) have determined that major improvements are necessary to improve travel in the Mathilda Corridor. Improvements identified by the City and VTA include reconfiguration of the Mathilda/SR-237 interchange to improve geometry and efficiency. Funding is needed to complete the various roadway and intersection improvements including the reconfiguration of the Mathilda/SR 237 interchange and the Mary Avenue extension. In order to mitigate the impacts to a less than significant level, the project is required to pay the City’s Traffic Impact Fee (TIF) to contribute towards the cost of these identified improvements. The estimated TIF is $1,345,280.10.
Landscaping/Tree Preservation, Removal, and Replacement
The project meets the minimum landscaped area requirement with approximately 30,721 square feet of landscaping (23% of the project site), where 20% minimum of the site is required. Trees are proposed throughout the surface parking lot to demonstrate compliance with the 50% parking lot shading requirement by providing 57% shading. The landscape design would also result in less impervious surface area than currently on the site. The project is designed to comply with water-efficient landscaping requirements by not using any turf and providing at least 80% native, low water, or no water plantings.
The project provides a 20-foot landscape frontage strip along both Java and Bordeaux Drives, measured from the back of the new sidewalks. The project also proposes a 21-foot wide landscape buffer to the west and 30-foot wide landscape buffer to the south with new and existing perimeter trees to screen the project site from adjoining properties. No new perimeter walls are proposed, given the adjoining industrial/R&D uses.
An arborist report was provided, which evaluated the health and disposition of 55 trees that may be affected by the project, 33 of which are protected trees under the City’s Municipal Code (greater than 38 inches in circumference as measured 4 ½ feet from the ground). Almost half of the trees on the project site are Chinese Elm, approximately a quarter of the trees are Canary Island Pines, and the remaining species consist of Mexican Fan Palm, Sawleaf Zelkova, Holly Oak, Purple Leaf Plum, English Holly, and Australian Willow trees. The project proposes to remove 35 trees (including 21 protected trees) due to conflict with the proposed site and off-site improvements and low suitability for preservation. The arborist report noted that the five of the 15 trees in conflict with the proposed site and off-site improvements have a high suitability for preservation. The City’s Tree Replacement Standards require a minimum of twenty-five 24-inch box trees to be planted to offset the loss of protected trees. The proposed project includes 112 24-inch box trees, which will mitigate the loss of the existing protected trees in accordance with the City’s Tree Replacement Standards.
Public Right-of-Way Improvements
The existing site has a monolithic sidewalk (no tree buffer) along the Java Drive frontage and no sidewalk along the Bordeaux Drive frontage. The project is required to upgrade and widen the sidewalk along Java Drive to City standards with tree wells to buffer the sidewalk from the street. A similar treatment will be applied on the Bordeaux frontage, but with a tree-lined park strip instead of tree wells. The project proposes to retain five specimen Canary Island Pine trees along the Bordeaux frontage, and the new sidewalk will be designed to accommodate them.
A seven-foot wide street dedication in the form of an easement will be provided along the project’s frontage along Java Drive in order to install a new sidewalk and tree buffer. The dedication would reduce the lot size from 3.08 acres to 3.01 acres. The project has been designed to account for the reduced lot area and revised location of the front property line on Java Drive.
Green Building
The City’s Municipal Code requires nonresidential projects greater than 100,000 square feet to attain LEED Gold level with verification by a LEED AP. The applicant submitted a preliminary checklist demonstrating that the project can meet LEED Gold standards, and will provide additional refinements at the building permit stage of the project.
Solar Access and Shadow Analysis
The City’s Municipal Code limits shading of proposed buildings to a maximum of ten percent of the roof area of nearby properties during the hours of 9 AM to 3 PM during the shortest day of the solar cycle, the Winter Solstice (December 21st), which represents a worst-case shading scenario. The shadow study demonstrates that shadows cast by the proposed buildings do not shade more than ten percent of the roof area on existing and proposed buildings on nearby properties. This is due to similar heights of nearby buildings (in the case of the PM hours) and/or being situated away from the building mass on the project site (in the case of the AM hours).
Artwork in Private Development
The City’s Municipal Code requires that all new development on sites over two acres in size to include public artwork. The artwork will be considered by the City’s Arts Commission for approval at a later date. The applicant has added a placeholder in a highly visible location at the corner plaza for the public artwork.
FISCAL IMPACT
In addition to the increased revenues from assessed property tax for the site, the City will also receive additional Transit Occupancy Tax (TOT). The project is also subject to building permit and school impact fees.
Transportation Impact Fee
Projects resulting in new peak hour automobile trips are subject to a transportation impact fee (TIF). The TIF is estimated to be $1,345,280.10 and must be paid prior to issuance of a building permit. The amount is subject to the fee in place at the time of payment.
Housing Mitigation Fee
New requirements for housing mitigation associated with non-residential development were adopted on July 28, 2015. Projects determined complete prior to the effective date (September 14, 2015) of the ordinance are exempted from the new standards. This project was deemed complete prior to the effective date of the new regulations and is exempt from housing mitigation under the former regulations.
PUBLIC CONTACT
Community Outreach Meeting
The applicant held a community outreach meeting the evening of August 19, 2015 at the Sunnyvale Community Center. A resident and a neighboring property owner attended the meeting. There was general support for the project, but a participant expressed a concern about the project exacerbating traffic conditions in Moffett Park. There was also a request for additional meeting space.
Planning Commission Study Session
Staff presented the project to the Planning Commission at a study session on October 12, 2015. The Commissioners were supportive of the use and expressed similar comments related to further enhancing the Courtyard Hotel design and the parking structure design, particularly the exposed top level with landscaping, artwork, or a solar array, since hotel patrons in upper floors would see the exposed portion.
Other comments included requests for additional bicycle parking and meeting space; increased setbacks on upper floors; removal of a building feature on the AC Hotel; clarification of rooftop screening; and considerations of alternative paving (permeable) and planting materials (taller-growing and native).
In response to the comments received from the Commissioners, the applicant revised the Courtyard Hotel front elevation to further pronounce the tower element and better tie the buildings together; treated the top of the parking structure with decorative paving; added elements from the hotel design to break up the longer elevations of the parking structures; provided 16 additional Class II bicycle racks; increased setbacks on the upper floors of both hotels by 18 inches; and clarified the roof plan to ensure screening wraps around on all four sides.
The applicant does not propose to expand the meeting space as it would reduce the number of rooms and other amenity/function areas. An analysis of meeting space was previously provided. The applicant is exploring additional permeable paving in parking stalls, but has not yet shown it in the project plans. The applicant has also considered the planting suggestions but feels the frontage plantings proposed will reach substantial size and are the best suited for the recycled water irrigation that will serve the project site.
Notice of Mitigated Negative Declaration and Public Hearing
• Published in the Sun newspaper
• Posted on the site
• 312 notices were mailed to property owners and tenants within 2,000 feet of the project as shown in Attachment 1
Staff Report
• Posted on the City of Sunnyvale’s web site
• Provided at the Reference Section of the City of Sunnyvale’s Public Library
Agenda
• Posted on the City’s official notice bulletin board
• City of Sunnyvale’s web site
CONCLUSION
Staff was able to make the required Findings for the Major Moffett Park Special Development Permit, which are located in Attachment 3.
ALTERNATIVES
1. Adopt the Mitigated Negative Declaration and approve the Major Moffett Park Special Development Permit with the conditions in Attachment 4.
2. Adopt the Mitigated Negative Declaration and approve the Major Moffett Park Special Development Permit with modified conditions.
3. Adopt the Mitigated Negative Declaration and deny the Major Moffett Park Special Development Permit.
4. Do not adopt the Mitigated Negative Declaration and direct staff as to where additional environmental analysis is required.
RECOMMENDATION
Alternative 1 to approve the Major Moffett Park Special Development Permit based on the findings in Attachment 3 and with the recommended conditions in Attachment 4.
Prepared by: George Schroeder, Associate Planner
Reviewed by: Gerri Caruso, Principal Planner
Approved by: Andrew Miner, Acting Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Initial Study
6. Project Description Letter
7. Moffett Park High-Rise Building Map and Table
8. Project Plans