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INITIAL STUDY/ADDENDUM TO THE 2040 GENERAL PLAN ENVIRONMENTAL IMPACT REPORT, PRE-ZONE, AND ANNEXATION REQUESTS FOR THE PROPOSED HOTEL DEVELOPMENT ON EAST HAMMER LANE (APN 130-030-06 and -07) (P19-0851)
recommended action
RECOMMENDATION
It is recommended that City Council adopt:
1. A resolution for an addendum to the Envision Stockton 2040 General Plan Environmental Impact Report and Mitigation Monitoring and Reporting Program;
2. An ordinance for the Pre-zoning of APN 130-030-06 and -07 to Commercial, General (CG); and
3. A resolution authorizing the filing of an annexation application with the San Joaquin Local Agency Formation Commission.
It is further recommended that the City Manager be authorized to take appropriate and necessary actions to carry out the purpose and intent of the resolutions.
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Summary
The Project applicant, KFP Stockton, LLC, submitted an application to develop a dual-brand four-story hotel occupied by Fairfield Inn and Suites and by TownePlace Suites on two properties totaling approximately 3.7 acres that are presently within the jurisdiction of the County of San Joaquin.
To develop the hotel, the City Council is asked to consider approval of an Initial Study/Addendum to the 2040 General Plan Environmental Impact Report (EIR Addendum),Pre-zoning two properties to Commercial General and authorizing the filing of an application for annexation with the San Joaquin Local Agency Formation Commission (LAFCo).
The EIR Addendum was prepared for the project in compliance with the California Environmental Quality Act (CEQA). Pursuant to CEQA Guidelines section 15164, the EIR Addendum is not required to be circulated for public review where none of the conditions described in CEQA Guidelines section 15162 are met to trigger the requirement for a Subsequent EIR. The EIR Addendum confirms that, as discussed more thoroughly in the Staff Analysis below, none of the conditions described in CEQA Guidelines section 15162 which would trigger the need for a Subsequent EIR are met.
The proposed project will advance important land use policy objectives and result in a net positive effect on city revenues estimated at $504,000 annually, excluding initial development impact fee payments. The project is consistent with the 2040 General Plan Land Map designation of Commercial applicable to the site. The project also furthers General Plan policies aimed at attracting employment and tax-generating businesses in the city (Policy LU-4.2). All of this is accomplished in a development proposal also compliant with all applicable development standards within SMC Title 16 (Development Code). Staff and the Planning Commission recommend adoption of the proposed resolutions and ordinance.
DISCUSSION
Background
The subject site consists of two parcels identified as Assessor’s Parcel Number 130-030-06 and -07 and located on East Hammer Lane between Maranatha Drive and Moreland Street, presently within the jurisdiction of the County of San Joaquin. (Attachment A - Location Map and Aerial Photo). The site is bounded to the:
• North (across Hammer Lane) by vacant land zoned Commercial, Auto (CA) and single-family dwellings on land zoned Low Density, Residential (LDR);
• West by vacant land for the proposed future retail commercial center on land proposed to be prezoned Commercial, General (CG);
• South by agricultural land located in the County of San Joaquin; and
• East by agricultural land and a large lot dwelling in the County of San Joaquin.
As the subject site abuts the incorporated limits of the City of Stockton, no Zoning Map designation is provided for the site properties. Zoning Map designations for properties located in the city adjacent to the site and referenced above are identified in Attachment B - Zoning Map. The 2040 General Plan Land Use Map designates the subject site as Commercial (Attachment C - General Plan Land Use Map).
Project Description
KFP Stockton, LLC, has applied for all required entitlements to establish a 141-suite hotel located on East Hammer Lane between Maranatha Drive and Moreland Street (Attachment D - Project Plans). The two parcels are in the unincorporated county, abutting the Stockton City limits.
APNs 130-030-06 and -07, totaling approximately 3.7 acres, would be developed as a hotel. The hotel is anticipated to be a dual-brand hotel occupied by Fairfield Inn and Suites and by TownePlace Suites. The hotel building would have four stories and approximately 81,484 square feet of floor area. It is estimated that the hotel would employ approximately 35 people, and 80% of those positions would be full-time.
The hotel building would have 141 suites available for visitors. Fairfield Inn and Suites would occupy the western side of the building, with 81 suites available for short stays. TownePlace Suites would have the remaining 60 suites on the eastern side of the building. These suites would be available to extended-stay travelers. Between these two sides would be a lobby, registration area, and a lounge. Also proposed in this building area is a bar and restaurant area, a meeting room, a fitness center, a gift shop area, a work room and office behind the registration area, a laundry room, and utility and storage rooms. A pool would be installed outside this area to the south.
Access to the hotel would be provided from two entryways off Hammer Lane, including a shared driveway that also would be used by the adjacent retail commercial center, subject to a mutual access agreement. In addition, there would be an access way between the retail commercial center and the south parking area for the hotel. The hotel would have approximately 200 parking spaces, available on all sides of the hotel building. A drive-up area would be available at the front entrance to the hotel, which would face Hammer Lane. Approximately 16,143 square feet of landscaping would be installed, mainly around the hotel property boundaries.
The proposed hotel is a permitted use under the proposed CG pre-zoning and would not require additional discretionary action. The hotel development would, however, require a demolition permit for removal of existing structures located on the site. A merger of the two parcels that make up the hotel site will be required to prevent hotel construction across property lines.
Provision of utility service to the hotel portion of the project will require off-site improvements. These improvements will be subject to the review and approval of the City Municipal Utilities and Public Works departments and a review of their consistency with adopted wastewater, water and storm water master plans.
The proposed hotel uses are consistent with the existing General Plan designation and proposed pre-zoning of the site, and the necessary development approvals are within the range of probable development-related activities considered in the 2040 General Plan EIR.
ANALYSIS
To develop the hotel, the City Council is asked to consider approval of the EIR addendum, Pre-zoning the subject site to Commercial, General (CG) Zone, and authorize the filing of an annexation application with LAFCO. Each request and analysis are provided below.
Environmental Clearance
An Environmental Addendum has been prepared for the project, in accordance with the California Environmental Quality Act (CEQA). An Initial Study was prepared to determine whether any of the conditions described in CEQA Guidelines section 15162 were met to trigger the requirement to prepare a Subsequent EIR.
A CalEEMod air quality analysis, a screening level Health Risk Assessment, a Noise Assessment, and a Traffic Analysis were all prepared to determine whether the EIR Addendum could be prepared in conformance with CEQA requirements. CEQA does not require the EIR Addendum to be circulated for public review. (Attachment E - EIR Addendum & Appendices).
The EIR Addendum provides substantial evidence demonstrating that none of the conditions listed in CEQA Guidelines section 15162 would occur. Thus, no Subsequent EIR is required for the City to approve the project, because the 2040 General Plan EIR sufficiently describes and mitigates, to the extent feasible, the potentially significant project-level and cumulative effects associated with the project.
In addition, because potential unknown archaeological resources could be encountered during project construction, the EIR Addendum proposes an additional, more stringent mitigation requirement to provide for monitoring of all subsurface construction activity on the hotel site by a qualified professional archaeologist (MM CULT-1). Pursuant to CEQA, an addendum may impose additional mitigation requirements, where appropriate at a project-specific level, when the significant impacts are not substantially different from what were previously analyzed in the prior EIR and the applicant agrees to adopt the measure.
Pursuant to CEQA Guidelines §15064, the City Council must consider the EIR Addendum prior to acting on the project. As reflected in the attached Proposed Resolution, an approval recommendation to adopt the EIR Addendum is presented, including adoption of a corresponding Mitigation Monitoring and Reporting Program (MMRP).
Pre-zone
Since the project site is presently located within the County of San Joaquin, annexation must occur and be preceded by “Pre-zoning” it through a Zoning Map Amendment. The project, therefore, includes a request to Pre-zone the site to Commercial, General (CG) Zone (Attachment F - Pre-zone Map).
The 2040 General Plan Land Use Map designates the project site as Commercial. Pursuant to Table 2-1 (General Plan Relationship to Development Code) of the General Plan, the CG Zone is compatible with the Commercial General Plan Land Use Map designation of Commercial. As reflected in the attached Proposed Resolution, all necessary findings can be made to support the proposed Pre-zone action.
Upon approval of the Annexation by the San Joaquin Local Agency Formation Commission (LAFCo), the Zoning Map Amendment would become effective and applicable.
Annexation
As the project site is presently located within the jurisdiction of San Joaquin County, the applicant has requested annexation of the project site into the City of Stockton. Pursuant to SMC Section 16.212.050(C)(1), the City Council is the Review Authority for annexation requests upon recommendation from the Development Review Committee (DRC). On August 30, 2021, the DRC forwarded, after considering a City Services Plan (Attachment G - City Services Plan), an approval recommendation for the annexation request.
The project site is located within the City’s Sphere of Influence and as discussed, designated Commercial by the General Plan Land Use Map. The area proposed for annexation includes the hotel site, the adjoining proposed retail center site (separate project) to the west (south of East Hammer Lane), and adjacent public roadway segments at East Hammer Lane and Maranatha Drive (Attachment H - Annexation Map).
If approved by the City Council, the City Manager would be authorized to file an annexation application with the San Joaquin Local Agency Formation Commission (LAFCo).
Development Permits
By code, the Director is the Review Authority for the Land Development Permit and Design Review requests. However, given that the project’s physical development plans are integral to the environmental review and zoning aspects, the Director elevated the Land Development Permit and Design Review actions to the Planning Commission for decision, as provided by SMC Section 16.88.050(B)(5) and 16.136.020.
On May 27, 2021, the Planning Commission approved the Land Development Permit and Design Review requests subject to conditions (Attachment I - Planning Commission Resolutions). These actions are not effective unless and until the City Council approves the requests presently under review and LAFCO approves annexation.
PUBLIC COMMENT
On May 4, 2021, in accordance with SMC Section 16.88.025, the applicant held a virtual neighborhood meeting to present the development proposal and receive feedback. Mailing notice was provided to property owners within 300 feet of the project site at least ten days in advance. City staff attended the meeting, and one member of the public did as well.
On May 27, 2021, no persons, other than the applicant, spoke either in support or opposition to the project during the Planning Commission’s public hearing.
On September 18, 2021, notice for the City Council public hearing for this request was published in The Record and mailed notice was sent to all property owners within a 300-foot radius at least ten days prior. As of the writing of this staff report, no written comments have been submitted.
FINANCIAL SUMMARY
All application fees were paid to cover staff time for processing the requested actions. The proposed project will result in a positive effect on City Tax General Fund revenues estimated at $504,000 annually as a result of the Transient Occupancy Tax.
When building permits are obtained to construct the Project, Utility connection and Public Facilities Fees will be generated and received in the Utility and PFF revenue accounts. Plan check and permit fees will be generated based on the building construction valuation.
Attachment A - Location Map and Aerial Photo
Attachment B - Zoning Map
Attachment C - General Plan Land Use Map
Attachment D - Project Plans
Attachment E - EIR Addendum and Appendices
Attachment F - Prezone Map
Attachment G - City Services Plan
Attachment H - Annexation Map
Attachment I - Planning Commission Resolutions