HomeMy WebLinkAbout16 - NB-3 - General Plan Screening for Proposed 150- - 4/5/2016CITY COUNCIL AGENDA REPORT
MEETING DATE: APRIL 5, 2016 ITEM NUMBER: NB -3
GENERAL PLAN SCREENING FOR PROPOSED 150 -ROOM HOTEL EXPANSION AT
SUBJECT: 3350 AVENUE OF THE ARTS FOR THE AVENUE OF THE ARTS HOTEL (FORMERLY
WYNDHAM HOTEL)
DATE: MARCH 23, 2016
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, PRINCIPAL PLANNER
(714) 754-5610, minoo.ashabi(,fi-)costamesaca.gov
RECOMMENDATION
Accept General Plan screening request for processing a proposed 15 -story, 150 -room
high-rise hotel to serve as an expansion of the Avenue of the Arts hotel (238 rooms
existing, 388 rooms proposed).
PROPOSED PROJECT
The applicant is proposing a second development option to the previously -approved 100 -
unit, 23 -story residential condominium tower. As an alternative to the originally proposed
residential high-rise building, residential units, this second option involves the expansion
of the existing boutique hotel.
The proposed project involves demolition of the existing parking structure and expansion
of the Avenue of the Arts Hotel with addition of a new 15- story hotel tower with multiple
banquet rooms and 150 guest rooms above a 6 -level parking structure.
If the General Plan Screening is accepted for processing, the revision will be included in
the upcoming 2015-2035 General Plan Update and the proposal would require:
• Adoption of consistency finding with North Costa Mesa Specific Plan
• An Addendum to Final EIR No. 1054
• Approval from the Federal Aviation Administration in making determinations of no
hazard to air navigation.
• Approval of a Master plan for site design and architectural plans.
Staff believes that the proposed project is consistent with the North Costa Mesa Specific
Plan which allows development flexibility provided that the traffic generation is
comparable to Option 1, the originally proposed 120 -unit condominium project.
BACKGROUND
Final Environmental Impact Report
In 2007, Final EIR 1054 (SCH# 2007011125) was prepared to address the reuse of the
project site as a mixed-use development with both hotel and residential uses. The
existing Wyndham Hotel was proposed to be renovated to reduce the number of rooms
from 238 to 200 and to add an approximate 4,735 -square -foot (sf) spa on the hotel's
first floor. The 2,775-sf hotel restaurant would also be remodeled as part of the
previously approved project. These proposed modifications would not change the
hotel's overall square footage.
Additionally, a 23 -story, 120 -unit high-rise residential tower was proposed to be
constructed adjacent to the hotel, following demolition of the hotel's parking structure,
and would include approximately 3,450 square feet of lounge/bar space and 1,740
square feet of ancillary retail space. A new 7 -level, 480 space parking structure was
also proposed to be constructed east of the proposed residential tower, which would
serve both the residential tower and the hotel. Based on existing entitlements and
according to the analysis presented in FEIR 1054, it was determined that the overall
mix of hotel rooms and residential units may be modified, but could not exceed an
overall total of 320 hotel rooms/dwelling units. The Costa Mesa City Council certified
FEIR 1054 in November 2007.
The previously approved project also required amendments to the City of Costa Mesa
2000 General Plan and the North Costa Mesa Specific Plan to allow for a combination
of a boutique hotel and high-rise residential development on the site at a site-specific
density of 44 dwelling units per acre (du/ac) for the proposed residential uses. The
Federal Aviation Administration is the sole authority in making determinations of no
hazard to air navigation and issued a determination for this project.
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Project Site
The project site at 3350 Avenue of the Arts is currently developed with a three-level
parking structure with 280 stalls and a 238 -room 6 -story hotel (Wyndham Hotel). The site
is to the north of a recently approved mid -rise residential project with 250 units at 580
Anton Boulevard (Lakes Pavilion commercial center) and south of 3400 Avenue of the
Arts apartment complex. The site takes access from Avenue of the Arts, with a main
access leading to the hotel's lobby and the parking structure to the north. There is a
secondary access further to the north for the open employee parking at the rear. The
proposal will remove the existing parking structure retaining the hotel and its lobby and
replace it with a 6 -level parking structure and a 15 -story high-rise hotel addition.
Proposed Project
In order for the Avenue of the Arts recent proposal of 150 new hotel units (expansion of
existing 238 -unit hotel) to be complaint with the North Costa Mesa Specific Plan, the
project must demonstrate traffic generation characteristics comparable with Option 1
(200 hotel rooms, 2.12 FAR, 120 units). The following is a comparison of the project as
it evolved from 2007 to the current proposal:
Table 1 - Comparison
Original Project, Approved Amendment and New Proposal
General Plan Amendment Screening Criteria
City Council Policy 500-2 sets forth the criteria to evaluate General Plan amendment
requests. Council takes action on whether or not a proposal should be accepted for
processing by using these criteria as guidance. The Policy establishes a procedure for
processing privately initiated General Plan amendments (Attachment 1). The policy also
acknowledges these criteria are only guidelines and City Council may accept an
application which does not meet the criteria if it finds there are overriding reasons to do
so.
Additionally, acceptance of a proposal for screening is not a commitment to approve the
project. This action represents that Council would like to consider the request for
processing, and subsequently explore alternatives prior to making a final decision on
amending the General Plan.
The Specific Plan does not specifically address expansion of the existing hotel in lieu of
the development of a high-rise residential project. Therefore, provided that the trip
envelope and development standards (height, setbacks, etc.) have not significantly
changed, staff believes that the Specific Plan could be interpreted to allow development
flexibility for the proposed 150 unit expansion of the Avenue of the Arts hotel.
NORTH COSTA MESA SPECIFIC PLAN CONSISTENCY FINDING
The Wyndham Hotel site is located in the HDR General Plan land use designation and
within the North Costa Mesa Specific Plan. The requirements of the specific plan
applicable to this site is stated as follows:
Wyndham Hotel /High-
rise
11 -20-2007 Approval
Wyndham Hotel/ High-
rise
2015 Master Plan
Amendment
2016 Proposal
Density
Condominium units
44 du/acre
120 units
34 du/acre
100 units
-0-
Hotel Rooms
200
238 (existing)
388 (existing plus
150 new rooms
Retail Space
1,740 SF
-0- SF (removed)
-0- SF
Lounge/bar
3,450 SF
-0- SF removed
-0- SF
Total parking provided
480 spaces
422 spaces
343 spaces
Building Height
Stories
23 stories — 270 AGL
23 stories — 270 AGL
15 -stories
General Plan Amendment Screening Criteria
City Council Policy 500-2 sets forth the criteria to evaluate General Plan amendment
requests. Council takes action on whether or not a proposal should be accepted for
processing by using these criteria as guidance. The Policy establishes a procedure for
processing privately initiated General Plan amendments (Attachment 1). The policy also
acknowledges these criteria are only guidelines and City Council may accept an
application which does not meet the criteria if it finds there are overriding reasons to do
so.
Additionally, acceptance of a proposal for screening is not a commitment to approve the
project. This action represents that Council would like to consider the request for
processing, and subsequently explore alternatives prior to making a final decision on
amending the General Plan.
The Specific Plan does not specifically address expansion of the existing hotel in lieu of
the development of a high-rise residential project. Therefore, provided that the trip
envelope and development standards (height, setbacks, etc.) have not significantly
changed, staff believes that the Specific Plan could be interpreted to allow development
flexibility for the proposed 150 unit expansion of the Avenue of the Arts hotel.
NORTH COSTA MESA SPECIFIC PLAN CONSISTENCY FINDING
The Wyndham Hotel site is located in the HDR General Plan land use designation and
within the North Costa Mesa Specific Plan. The requirements of the specific plan
applicable to this site is stated as follows:
The W ndham Hotel site: In 2007, Specific Plan Amendment (SP -07-01) was
approved for the 3 -acre site. The Specific Plan Amendment includes a development
option that would allow a mixed-use development consisting of a 200 -room boutique hotel
and 120 -unit high-rise building with approximately 1,740 sq.ft. of retail space and 3,450
sq.ft. for a bar/lounge. This would result in a maximum nonresidential floor area ratio of
2.12 FAR with a maximum 120 dwelling units.
Development
Maximum
Maximum Allowable
Maximum Allowable
Option
No. of Hotel
Non -Residential FAR
Number of High -Rise
Rooms
Residential Units
—Option 1
200 rooms
2.12 FAR
120 units
The specific plan allowed development flexibility for this site for a mix of hotel rooms and
residential units as long as trip generation was comparable to Option 1 noted above,
maximum number of high-rise residential units did not exceed 132 units, maximum FAR
was not greater than 2.12, and the number of hotel rooms did not exceed 238 rooms.
Although the specific plan allowed flexibility in the mix of development, it did not anticipate
an addition to the hotel with no residential units.
On April 13, 2015, the Planning Commission made a specific findings based on the noted
criteria and approved an amendment to the project allowing demolition of the existing
three-story parking structure and construction of a 100 dwelling unit high-rise
condominium unit. The proposal was to maintain the 238 existing number of guest rooms
and reduce the condominium units from 120 units to 100 units.
Staff has analyzed the proposed project with the trip envelope for Option 1 by taking into
account: (1) Proposed 388 -room resort/business hotel; (2) credit for removal of originally -
proposed 1,740 sq.ft. retail space; (3) credit for deletion of 3,450 sq.ft. bar/lounge area.
The proposed hotel expansion would result in comparable trip generation and is therefore
in conformance with the North Costa Mesa Specific Plan.
ALTERNATIVES
In addition to providing general feedback on the proposed project, City Council would
need to take action on the General Plan amendment screening request.
1. Accept processing of the General Plan Amendment request. This will require
amending the General Plan to allow an expansion of the hotel with 150 guest
rooms in place of an existing parking structure as an option to the previously
approved mix of hotel and residential units.
2. Deny General Plan Amendment request from further processing. If the application
is denied, the property owner will be able to retain the current entitlement approved
in 2015 for development of the site with a 23 -story tower including 100
condominium units.
FISCAL REVIEW
Fiscal review is not required for this item.
LEGAL REVIEW
The City Attorney's office has considered the proposal and determined that a General
Plan amendment is necessary in order for the project to proceed as proposed.
CONCLUSION
Staff believes the proposed development meets the goals and intent of the City's General
Plan and North Costa Mesa Specific Plan. The proposed development will be a great
addition to North Costa Mesa and provide for luxury accommodation in proximity to the
performing arts and shopping centers.
MINOO ASHABI, AIA
Principal Planner
Attachments:
1.
Council policy 500-2
2.
Vicinity Map
3.
General Plan Map
4.
Zoning Map
5.
Submitted plans
6.
Supplemental Memo
GARY ARMSTRONG, AICP
Economic Development and Development
Services Director / Deputy CEO
ATTACHMENT 1
CITY OF COSTA MESA, CALIFORNIA
C O U N C I L P O L I C Y
POLICY EFFECTIVE
SUBJECT NUMBER DATE PAGE
PROCESSING OF GENERAL PLAN AMENDMENTS 500-2 11/3/86 1 of 2
Rev. 8/1/94
Background
The General Plan constitutes the official policy of the City
Council of the City of Costa Mesa with regard to physical
development of the City. The City Council may, at its option,
amend the General Plan or any element thereof. On August 2,
1982, the City Council enacted Resolution 82-65 adopting
11General Plan Administration and Implementation Policies and
Procedures". These procedures provided that regularly scheduled
General Plan review hearings would be held at the first Planning
Commission meeting in February, June, and October. Since that
date, State Law has been amended to allow elements of the
General Plan to be amended four, rather than three, times during
any calendar year. Due to the increased workload on Staff,
Planning Commission and City Council resulting from the review
of General Plan Amendment applications, the City Council wishes
to review the type and number of such applications prior to
acceptance for processing.
Purpose,
It is the purpose of this policy to:
Establish dates for the hearing of General Plan
Amendments.
Establish guidelines to assist the City Council in
providing direction to Staff with regard to processing
privately initiated General Plan Amendment
applications.
Policy
Privately initiated General Plan Amendment applications shall be
heard at the first Planning Commission meetings in February,
June, and October. A fourth date for the hearing of General
Plan Amendment applications may be assigned by the City Council
at its discretion for either privately initiated or City
initiated General Plan Amendments.
The City Council shall review applications for amendments to the
General Plan and shall direct Staff to either proceed with
processing of the applications or to return all materials to the
applicant and refund the application fee. A list of
applications, including the name of applicant, location of.
CITY OF COSTA MESA, CALIFORNIA
COUNCI L POLICY
POLICY EFFECTIVE
(SUBJECT NUMBER DATE PAGE
PROCESSING OF GENERAL PLAN AMENDMENTS 500-2 11/3/86
Rev. 8/1/94 2 of 2
property, and request shall be submitted to the City Council by
the Planning Staff in sufficient time to be heard by the City
Council at the second Council meeting following the application
deadline.
The following criteria shall be used as guidelines for the City
Council to determine which applications will be accepted for
processing. An application should be accepted if:
• A General Plan Amendment is necessary to resolve
inconsistency between General Plan designation and
zoning.
• A General Plan Amendment is necessary to provide a
uniform land use designation on a single parcel or
development site.
• A General Plan Amendment would result in decreased
traffic impacts from the property.
An application for amendment to the General Plan should not be
considered if:
• The request applies to a single small lot or a small
area, especially if the change would make the property
inconsistent with surrounding properties.
• The property is located in the Redevelopment Area
(requires action by the Redevelopment Agency to amend
the redevelopment plan).
No General Plan Amendment shall be accepted which would increase
the overall, City-wide development cap. However, General Plan
Amendments which would result in development exchanges or
transfers, may be considered.
As these are simply guidelines, the Council may deviate from
them if there are other important reasons for accepting or
rejecting a particular application.
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ATTACHMENT 4
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PROJECT DIRECTORY
OWNER
ROSANNA INC.
3350 Avenue of the Arts
Costa Mesa, CA 92626
714-751-5100
ARCHITECT
ARQUITECTONICA
818 W 7th Street
Los Angeles, CA 90017
213-895-7800
PARKING CONSULTANT
LINSCOTT, LAW & GREENSPAN ENGINEERS
2 Executive Circle
Suite 250
Irvine, CA 92614
TRAFFIC CONSULTANT
STANTEC CONSULTING SERVICES INC.
38 Technology Drive
Suite 100
Irvine, CA 92618
CIVIL ENGINEER
FUSCOE ENGINEERING
16795 Von Karman
Suite 100
Irvine, CA 92606
PARKING DESIGNER
INTERNATIONAL PARKING DESIGN
14144 Ventura Blvd, Suite 100
Sherman Oaks, CA 91423
PRE -CONSTRUCTION CONTRACTOR
KCS WEST
250 East 1 st Street
7th Floor
Los Angeles, CA 90012
J
1
i
SHEET INDEX
GENERAL
G1 Directory/ Sheet Index
G2 Project Data
G3,1 Traffic Study
G3.2 Traffic Study
G4 Parking Demand Study
G5 Fire Truck Access Study
ARCHITECTURE
A1.1 Vicinity/ Roof Plan
A2.1
Level 1 Floor Plan
A2.2
Levels 2 and 3 Floor Plans
A2.3
Levels 4 to 15 Floor Plans
A2.4
Level B1 Floor Plan
A2,5
Level P1 Floor Plan
A2.6
Levels P2 to P5 Floor Plans
A3.0 Building Section A
A4.1
West Exterior Elevation
A4,2
South Exterior Elevation
A4.3
East Exterior Elevation
A4.4
North Exterior Elevation
A5.1
Perspective Rendering
A5.2
Perspective Rendering
A5.3
Perspective Rendering
..........................................--...........---...-----...---.........._....._.-------------------------------------- ............................ _:_..... ---------- ------ -...wti__-...-.............. .... _............... ............................... .................. .._....... ............. I ............ .......... .... _....-._------ ....................
AROUITEC70NICA HALF SIIZE PRIINT211''"XI 7" 3350 AVENUE OF THE ARTS DIRECTORY/ INDEX G1
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
PROJECT SUMMARY
Use
Number of
Hotel Units
Total Net
.Area SF
'Total Gross
,Area (GSF)*
17
Roof***
19,870
IP3 Parking**
19,870
15
Approved Totals per 2007 Master
Modifications approved per Planning Report PH -
18.600
IB1 Parking
General Development Information
Hotel Penthouse
Project Calculations
Plan
8,000
1 April 13, 2015
Proposed
Hotel Totals
•5,775
8,000
13
Hotel
13
*Revisions shown shaded
*Revisions from Master Plan shown highlighted
Lot Area
130,682 SF (3 Acres)
GENERAL INFORMATION
5,775
8.000
11
Hotel
13
Allowable Density
125 Units per Acre
Minimum Front Setback
25'
13
20' (Title Report to confirm)
20'
9
Maximum Building Height
220'-0" from grade (254'-0" from AMSL)
.5,775
IB,000
B
Hotel
13
5,775
Zoning
Planned Development Residential - High Density (PDR -HD)
OPEN AREA CALCULATIONS
SF
Percentage to total site
SF Percentage to total site
SF
Percentage to total site
13
5.775
Ground Floor (overall site)
35,193
27%
35,823 27% (per ground level revisions)
34,836
27%
Project Information
Hotel/ Pool Deck
Amenity deck (Level 6 podium)
Private Balconies
17,847
57,212
14%
44%
17,847 14%
57,212 44%
10,300
8,140
8% Level pool deck
6%
7.700
Number of Stories
15
Total Open Space
110,252
84%
110,882 85% -
53,276
41%
Use
Hotel
Driveway Area
,25,673
20%
22,900 18%
23,500
18%
Construction
Type I
PARKING TOTALS
*See Parking Calc. & Parking/ Traffic Studies
*See Parking
Calc. & Parking /Traffic Studies
Total Parking Demand
480
362 (per Parking Study 11/18/14)
275
(per Parking Study 8/5/15)
Structural Frame 3 Hrs
Shaft Enclosure
2 Hrs
Total Parking Provided
480
422
343
Floor
2 1Irs
Roof
2 Hrs
RESIDENTIAL / HOTEL TOTALS
*See Residential Area Calcs.
*See Hotel
Area Calculations
Unit Separation
2 Hrs
'Total Residential Units
120
100
0
Exterior Bearing
4 Hrs, Less than 3' from Property Line
.Average Unit Size
1,592
SF
1,994 SF
N/A
Non -Bearing
2 Hrs, Less than 20' from Property Line
'Total Gross Building Area
.292,172
SF
291,542 SF (per ground level revisions)
291,545
SF
'Total Hotel Units
200
236 (existing hotel to remain)
388
See Note 1
Lounge / Bar Area
.3,450
SF
0 SF (included in hotel upgrade)
4,000
SF
,Ancillary Retail
1.740
SF
0 SF (included in hotel upgrade)
460
SF
Note 1: 150 hotel units are proposed in addition to the existing 238 hotel rooms on property. Total hotel units on property would be 388.
Level
Use
Number of
Hotel Units
Total Net
.Area SF
'Total Gross
,Area (GSF)*
17
Roof***
19,870
IP3 Parking**
19,870
15
Mechanical***
IP1 Parking**
18.600
IB1 Parking
15
Hotel Penthouse
8
5,930
8,000
14
Hotel
13
•5,775
8,000
13
Hotel
13
5,775
8,000
12
Hotel
13
5,775
8.000
11
Hotel
13
5.,775
18,000
10
Hotel
13
5,775
13,000
9
Hotel
13
.5,775
IB,000
B
Hotel
13
5,775
13,000
7
Hotel
13
:5,775
13,000
15
Hotel
13
5.775
13,000
15
Hotel
13
5.,775
13,D00
.4
Hotel/ Pool Deck
12
5,775
13.000
3
Fitness / Spa / Meeting Rooms
7.700
0,300
2
Ballroom
14,075
18,135
1
Lobb / Restaurant/ Pref unction --T
13,800
20,750
1
Count
Hotel Subtotals:1 150 1105,030 144,185
IP5 Parking**
19,870
IP4 Parking**
19,870
IP3 Parking**
19,870
IP2 Parkin **
18,600
IP1 Parking**
18.600
IB1 Parking
50,550
38
Parking Subtotals: '147,360
Parkint
Count
Valet
Self -park
Total
3
44
47
3
42
45
3
42
45
3
38
41
338
41
47
77
124
s2
281
343
PARKING CALCULATIONS
Parking Garage Totals
Total Parking Required (Note 1): 275
Total Parking Provided (Note 2): 343
Accessible stalls (Note 3): 8
Percentage Accessible: 2.33%
Notes:
1- Required number per Parking Demand Study 8/5/15
2 - Provided number includes valet and self -park total.
.3 - Minimum of 2% Accessible stalls required.
Total Parking Area: 147,360
Area (SF) per stall (Parking Efficiency): 430
'TOTAL GSF: ;291,545
*GROSS AREAS DO NOT INCLUDE BALCONIES / TERRACES / POOL DECK / MECHANICAL / ROOF.
**PARKING IS INCLUDED IN TOTAL GROSS AREA.
***PARKING, MECHANICAL, AND ROOF NOT INCLUDED IN CALCULATING EFFICIENCY
1
15
............. ......... ........... .................. _...... _......................-.......-.................. ..
_....... _ _.._� _.. _ ..__ __ ___ ___ _ ___.. _ _ _ _�.� _ __.._. ._ _..__..............................-.....-.-_..........-.........-................-.....-........................... _ ...... _......_.................... .
'aRCU1TECTnNICA FULL-SIZE
HALFSIZEPRINT11 x17" 3350 AVENUE OF THE ARTS PROJECT DATA GZ
COSTA MESA; CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
I Design wilh community in mires
I
7CA 7.92780 •• ~
FIIa Name . 1-11503060
Site Code : 00005163
Start Date _ 3/25/2015
Page No : 2
11p 1c Consulpng Services Inc.
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Sta ntee 38 Technology Dnve Suile 100, Irvine CA 92618-5312
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April 13, 2015
_
File: 2073008840
_
Attention Mt. Alex AsA
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Arquitectonica
Ea•�n._,µ�l
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818 W. T^ Street, Suite 800
F_ rr10 11.• n,r T.+! •
F_ 1006- ra1.I5.a r.al
Los Angeles, CA 90017
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Dear Mr. Asli,
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Reference: 3350 Avenue of the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
rlr' d0]30
Stantec Consulling Services Inc. (Stantecl has performed a trip generation case study for the
9`
Wyndham Hotel Costa Mesa, This letter summarizes the preliminary findings of the Irip generation
}
case study, and makes a recommendation for the number of new hotel rooms which could be
I P7=k a 13 o a107
built without exceeding the total amount of peak hour trips currently approved for the sile,
0]:30
The project applicant is considering a revision to the project description to change from the
3
approved future high-rise condominiums to additional hotel uses While an exact new project
• ■
description has not yet been developed, it is preliminarily defined as consisting of approximately
y
150 additional hotel rooms along with the associated additional meeling and banquet space,
u ■
While the City of Costa Mesa generally relies on Irip generation estimates based on the Institute of
Js
Transportation Engineers jffEj Trip Generation Manual, the existing Wyndham Hotel may not
y
generate as many new vehicle trips as would a "typical" hotel. Therefore, the weekday peak hour
n ■
trip generation of the existing hotel was determined from traffic counts taken at the project's
]
driveways, and the trip rates per hotel room were established.
'
Data Collection
06:00
Weekday peak hour trips into and out of the existing Wyndham Hotel Costa Mesa were counted
j
at the main driveway (leading to the hotel lobby) and at the secondary driveway (located at the
■ ■
R
Avenue of the Arts traffic circle) on Wednesday, March 25. 2015 and Thursday, March 26, 2015
a
(data attached). The results of the data collection are summarized in the following table:
12 ■
ti ■
Existing Wyndham Hotel Costa Mesa Peak Hour Driveway Trips
e j 9
Weda■tsi.March 75. 2015 1 Th-dv. M -h 36.2M5
121
A7.1 Peak Haar PM Rank Mew AM Pellk Hour RM IPeak Hour
ORI\'E\YAl'
0 1n Oaf i M out taof in PW 70101 oar Total
r
rArm a6 43 23 e6 17 3y. S9 32 n 55 4/ 4] 68
p11
Second Cs 17 10 �25 5 10 152 1 IP 8 9' 1 17
1
lerfot 60 1 .31 91 46 66 A9 I 2A J 73 1 35 3D 115
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I Design wilh community in mires
I
7CA 7.92780 •• ~
FIIa Name . 1-11503060
Site Code : 00005163
Start Date _ 3/25/2015
Page No : 2
April 13. 2015
MrAlex AA
Page 2 of 3
Reference: 3350 Avenue or the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
As this table shows, the AM peak hour trips on Wednesday and the PM peak hour trips on Thursday
produce the higher trip generation for the site.
The exisling hotel consists of 230 rooms The holel also includes meeling rooms, a ballroom, and a
restaurant/lounge; however. the trip rates fa the hotel were calculated based on the number of
rooms consistent with the methodology used by RE for deriving hotel trip generation rates Using
the average of the Iwo -day peak Four counts, the Irip rates for the Wyndham Hotel Cosla Mesa
were estimated. These rales are summarized and compared with the ITE trip rates for Hotel (ITE
Category 310) in the following table:
Trip Generation Comparison
f 4 Per RPam
AM Prat HourPMI Peak Hour
Source In I out I Total In PW Tefal
lT�copnh. 23 1 12 1 35 52 20 32
11E IC alaaw 31 34 22 31 20 I W
As this table shows, the trip rales for Wyndham Hotel Costa Mesa are considerably lower
(approximately 40 to 45 percent lower) than the ITE rates
Proposed Project Trip Generation
The proposed projecl consists of additional hotel rooms and associated meeting facilities and
banquet space. The trip rales presented above are based on a per room basis: however, the
exisling hotel includes meeting and banquet space. as well as a restaurant Therefore the trip
rates include trips generaled by these additional uses.
Using the peak how trip rales colcutaled from the driveway counts, the project could develop 150
holel rooms wilh an increase in AM peak hour trips and a decrease in PM peak four trips, as
summarized in the following fable:
Proposed Project Trip Generation Summary
AM ok a9R PM P■QR Hour
OW Tefef TA PW To111
Apist-dPir, ]3 I so t 23 1 73
sed Pro-'ect
150 Roarns 35 19 53 i6
Het Ch 37 -17 70 -312 7 -25
Design wish cemmunily in mind
cowl T.Z. CA �92790a1w n
File Name : H1503050
Site Code : 00005163
Start Dale . 3/252015
\VFNUF OF TUE ARTS
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Page No : 3
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April 13. 2015
MrAlex AA
Page 2 of 3
Reference: 3350 Avenue or the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
As this table shows, the AM peak hour trips on Wednesday and the PM peak hour trips on Thursday
produce the higher trip generation for the site.
The exisling hotel consists of 230 rooms The holel also includes meeling rooms, a ballroom, and a
restaurant/lounge; however. the trip rates fa the hotel were calculated based on the number of
rooms consistent with the methodology used by RE for deriving hotel trip generation rates Using
the average of the Iwo -day peak Four counts, the Irip rates for the Wyndham Hotel Cosla Mesa
were estimated. These rales are summarized and compared with the ITE trip rates for Hotel (ITE
Category 310) in the following table:
Trip Generation Comparison
f 4 Per RPam
AM Prat HourPMI Peak Hour
Source In I out I Total In PW Tefal
lT�copnh. 23 1 12 1 35 52 20 32
11E IC alaaw 31 34 22 31 20 I W
As this table shows, the trip rales for Wyndham Hotel Costa Mesa are considerably lower
(approximately 40 to 45 percent lower) than the ITE rates
Proposed Project Trip Generation
The proposed projecl consists of additional hotel rooms and associated meeting facilities and
banquet space. The trip rales presented above are based on a per room basis: however, the
exisling hotel includes meeting and banquet space. as well as a restaurant Therefore the trip
rates include trips generaled by these additional uses.
Using the peak how trip rales colcutaled from the driveway counts, the project could develop 150
holel rooms wilh an increase in AM peak hour trips and a decrease in PM peak four trips, as
summarized in the following fable:
Proposed Project Trip Generation Summary
AM ok a9R PM P■QR Hour
OW Tefef TA PW To111
Apist-dPir, ]3 I so t 23 1 73
sed Pro-'ect
150 Roarns 35 19 53 i6
Het Ch 37 -17 70 -312 7 -25
Design wish cemmunily in mind
cowl T.Z. CA �92790a1w n
File Name : H1503050
Site Code : 00005163
Start Dale . 3/252015
m Tdy
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Page No : 3
P_ Q. 9.
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April 13. 2015
MrAlex AA
Page 2 of 3
Reference: 3350 Avenue or the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
As this table shows, the AM peak hour trips on Wednesday and the PM peak hour trips on Thursday
produce the higher trip generation for the site.
The exisling hotel consists of 230 rooms The holel also includes meeling rooms, a ballroom, and a
restaurant/lounge; however. the trip rates fa the hotel were calculated based on the number of
rooms consistent with the methodology used by RE for deriving hotel trip generation rates Using
the average of the Iwo -day peak Four counts, the Irip rates for the Wyndham Hotel Cosla Mesa
were estimated. These rales are summarized and compared with the ITE trip rates for Hotel (ITE
Category 310) in the following table:
Trip Generation Comparison
f 4 Per RPam
AM Prat HourPMI Peak Hour
Source In I out I Total In PW Tefal
lT�copnh. 23 1 12 1 35 52 20 32
11E IC alaaw 31 34 22 31 20 I W
As this table shows, the trip rales for Wyndham Hotel Costa Mesa are considerably lower
(approximately 40 to 45 percent lower) than the ITE rates
Proposed Project Trip Generation
The proposed projecl consists of additional hotel rooms and associated meeting facilities and
banquet space. The trip rales presented above are based on a per room basis: however, the
exisling hotel includes meeting and banquet space. as well as a restaurant Therefore the trip
rates include trips generaled by these additional uses.
Using the peak how trip rales colcutaled from the driveway counts, the project could develop 150
holel rooms wilh an increase in AM peak hour trips and a decrease in PM peak four trips, as
summarized in the following fable:
Proposed Project Trip Generation Summary
AM ok a9R PM P■QR Hour
OW Tefef TA PW To111
Apist-dPir, ]3 I so t 23 1 73
sed Pro-'ect
150 Roarns 35 19 53 i6
Het Ch 37 -17 70 -312 7 -25
Design wish cemmunily in mind
cowl T.Z. CA �92790a1w n
File Name : H1503050
Site Code : 00005163
Start Dale . 3/252015
M
April l$ 2015
Mr. Alex Asli
Page 3 of 3
Reference: 3350 Avenue of the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
Conclusions
The proposed expansion could consist of 150 hotel rooms. based on the existing Wyndham Hotel
Costa Mesa peak hour trip rates, with an increase of 20 (rips in the AM peak hour trips previously
approved for the Bile and a decrease of 25 trips in the PM peak hour At 150 rooms, with an
increase of 20 trips during the AM peak hour and a reduction of 25 trips during the PM peak hour,
the average peak hour trip generalion would be a net reduction of 5 trips fa the site
Sincerely,
STANTEC CONSULTING SERVICES INC
Cathy Lawrence
Transporialion Engineer
Phone: (949) 9236064
Calhy.LawmTn @slanlec cam
Attachment: Case Study Count Data
o. Daryl Zerfass, Stantec Consulling Services Inc,
Design with commun'1y 1n mind
•� Tusliw 7-92 7a0
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April l$ 2015
Mr. Alex Asli
Page 3 of 3
Reference: 3350 Avenue of the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
Conclusions
The proposed expansion could consist of 150 hotel rooms. based on the existing Wyndham Hotel
Costa Mesa peak hour trip rates, with an increase of 20 (rips in the AM peak hour trips previously
approved for the Bile and a decrease of 25 trips in the PM peak hour At 150 rooms, with an
increase of 20 trips during the AM peak hour and a reduction of 25 trips during the PM peak hour,
the average peak hour trip generalion would be a net reduction of 5 trips fa the site
Sincerely,
STANTEC CONSULTING SERVICES INC
Cathy Lawrence
Transporialion Engineer
Phone: (949) 9236064
Calhy.LawmTn @slanlec cam
Attachment: Case Study Count Data
o. Daryl Zerfass, Stantec Consulling Services Inc,
Design with commun'1y 1n mind
•� Tusliw 7-92 7a0
m Tdy
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April l$ 2015
Mr. Alex Asli
Page 3 of 3
Reference: 3350 Avenue of the Ads/Wyndham Hotel Costa Mesa Trip Generation Study
Conclusions
The proposed expansion could consist of 150 hotel rooms. based on the existing Wyndham Hotel
Costa Mesa peak hour trip rates, with an increase of 20 (rips in the AM peak hour trips previously
approved for the Bile and a decrease of 25 trips in the PM peak hour At 150 rooms, with an
increase of 20 trips during the AM peak hour and a reduction of 25 trips during the PM peak hour,
the average peak hour trip generalion would be a net reduction of 5 trips fa the site
Sincerely,
STANTEC CONSULTING SERVICES INC
Cathy Lawrence
Transporialion Engineer
Phone: (949) 9236064
Calhy.LawmTn @slanlec cam
Attachment: Case Study Count Data
o. Daryl Zerfass, Stantec Consulling Services Inc,
Design with commun'1y 1n mind
•� Tusliw 7-92 7a0
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ARWITECMNICA HALFSIIZEPRINT 11 x1711 3350 AVENUE OF THE ARTS TRAFFIC STUDY/ G3.1
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
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ARWITECMNICA HALFSIIZEPRINT 11 x1711 3350 AVENUE OF THE ARTS TRAFFIC STUDY/ G3.1
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
9-,. .,A.. SOd@e. Rc.
2640 Walnul Avenue, Sul, H
Tustin CA 92790
nnepnd.lA S1., S..H
t 2690 Walnul Avenue, Suite H
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City: COSTA MESA
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File Name : H1503051
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__- ........................... ._........ -........ _.... ---......---.-............................................ --...._.
ARMITEC)"'UNICA FULL-SIZE PRINT 22"x34" HALF-SIZE PRINT 11"x17" 3350 AVENUE OF THE ARTS _.TRAFFIC STUDY/ G3■.2
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductlons or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
TABLE 2
"TYPICAL" WEEKDAY (MONDAY - FRIDAY) SHARED PARKING ANALYSIS [1]
3550 Avenue of the Arts Hotel and Condominium Project, Costa Mesa
111 Saeed on weekday hourly parking accumulation percentages provided in Urban Land Institute(ULI)SharedParking, tad Edition
[2] See Appendix A for details on the shared parking calculations for each project component
TABLE 3
"TYPICAL" WEEKEND (Saturday) SHARED PARKING ANALYSIS [11
3550 Avenue of the Arts Hotel and Condominium Project, Costa Mesa
(1)
(2)
(3)
(4)
(4)
Wyndham
Hotel
Conference/
Hotel
Land Use
Hotel
Restaurants
Meeting
Spa
Size
388 Rooms
8,500 SF
13,900 SF
2,700 SF
Pkg Rate
0.50 Sp/Room
10 Sp/1000 SF
10 Sp/1,000 SF
10 Sp/1000 SF
Rq'd Spaces 121
Spaces 194
Spaces 96
Spaces 161
Spaces 27
Hotel
---
w/67% non -guest
w/50% non -guest
w/25% non -guest
Adjustments
Shared
Parking
Time
Hourly Parking
Hourly Parking
Hourly Parking
Hourly Parking
of Day
Demand 131
Demand 131
Demand 131
Demand 161
Demand
6:00 AM
133
0
0
5
138
7:00 AM
144
6
0
3
153
8:00 AM
161
19
24
3
207
9:00 AM
147
6
49
5
207
10:00 AM
138
6
49
5
198
11:00 AM
138
3
49
6
196
12:00 PM
132
64
53
4
253
1:00 PM
132
64
53
5
254
2:00 PM
138
21
53
5
217
3:00 PM
138
6
53
5
202
4:00 PM
141
6
53
6
206
5:00 PM
138
19
81
6
244
6:00 PM
134
35
81
7
257
7:00 PM
125
38
81
6
250
8:00 PM
131
45
81
6
263
9:00 PM
139
43
81
5
268
10:00 PM
139
38
41
2
220
11:00 PM
141
26
41
1
209
12:00 AM
139
19
0 1
0 1
158
111 Saeed on weekday hourly parking accumulation percentages provided in Urban Land Institute(ULI)SharedParking, tad Edition
[2] See Appendix A for details on the shared parking calculations for each project component
TABLE 3
"TYPICAL" WEEKEND (Saturday) SHARED PARKING ANALYSIS [11
3550 Avenue of the Arts Hotel and Condominium Project, Costa Mesa
.f uses;
[1] Based on weekend hourly parking accumulation percentages provided in Urban Land Institute(ULI) Shared Parking 2ndFditioa
[2] See Appendix A for details on the shared parking calculations for each project component
�ROUITECTONICQ HALFSIIZEPRIINT11 x37" 3350 AVENUE OF THE ARTS PARKING DEMAND STUDY/ G4
COSTA MESA, CALIFORNIA/ FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
(1)
(2)
(3)
(4)
(4)
Wyndham
Hotel
Conference /
Hotel
Land Use
Hotel
Restaurants
Meeting
Spa
Size
388 Rooms
8,500 SF
13,900 SF
2,700 SF
Pkg Rate
0.5 Sp/Room
10 Sp/1000 SF
10 Sp/1,000 SF
10 Sp/1000 SF
Rq'd Spaces [21
Spaces 194
Spaces 96
Spaces 161
Spaces 27
Hotel
Adjustments
---
W/67% non -guest
w/50% non -guest
w/25% non -guest
Shared
Time
Hourly Parking
Hourly Parking
Hourly Parking
Hourly Parking
Parking
of Day
Demand 131
Demand 131
Demand 131
Demand 161
Demand
6:00 AM
146
0
0
5
151
7:00 AM
153
6
0
3
162
8:00 AM
164
19
24
2
209
9:00 AM
149
6
49
3
207
10:00 AM 1
136
6
49
2
193
1 1:00 AM 1
136
3
49
3
191
12:00 PM
129
64
53
3
249
1:00 PM
129
64
53
2
248
2:00 PM
136
21
53
1
211
3:00 PM
136
6
53
2
197
4:00 PM
141
6
53
3
203
5:00 PM
143
19
81
6
249
6:00 PM
141
35
81
5
262
7:00 PM
135
38
813
257
8:00 PM
143
45
8
2
271
9:00 PM
150
43
81
1
275
10:00 PM
150
38
41
0
229
11:00 PM
155
26
41
0
222
12:00 AM
154
19
0
0
173
.f uses;
[1] Based on weekend hourly parking accumulation percentages provided in Urban Land Institute(ULI) Shared Parking 2ndFditioa
[2] See Appendix A for details on the shared parking calculations for each project component
�ROUITECTONICQ HALFSIIZEPRIINT11 x37" 3350 AVENUE OF THE ARTS PARKING DEMAND STUDY/ G4
COSTA MESA, CALIFORNIA/ FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
PROPOSED IRE TRUCK TURNAROUND
CROSSWALK
s� .' �• � ' OPTION 1:
PR ISLAND �i �i ,: UTILIZE EXISTING ACCESS
SPLFfTER ISLAND
STING CURB LINE DRIVE
I -- , Rts•-o. TO BE VERIFIED
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ABOVE j
PROPOSED CROSSWALK I _ DINING _ -. _ _ _ _ FIRE
' TERRACE ADMIN p1 PARKING WATER THIS OPTION INCLUDE;
1 I- 1100 SF 22 SPACES PROPOSED PARKING
� 1 MARKETP CE I I
lt 900 SF STRUCTURE HERE AT LEVEL 1.
iM FIRE DEPARTMENT TO VERIFY
i ACCESS REQUIREMENTS FOR
i -_- — I EXISTING AND PROPOSED
�j STRUCTURE.
PREFU CTION
I It 14�O SF 1 RAMP UP4 It /
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w
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801a Ecmnrica 0 15 30 60 N 3350 AVENUE OF THE ARTS LEVEL 1 - Fire Truck Turnaround Study: Option 1
B1BwFstENrx $[BEE7,SILH ICO
LOSA. FS CA90B47
TE
L:2 �S-rasa M 213MTM SCALE., 1" = 30'-0• September 23, 2015
Ashlev C000er
From: HOLLISTER, DAVID <DAVID, HOLLISTER@ cos tam esaca,gov>
Sent: Wednesday, October 28, 2015 4:01 PM
To: Ashley Cooper
Cc: ASHABI, MINOO; STEFANO, DAN
Subject FW: Meeting Request: 3350 Ave of the Arts
Attachments; 2015.09,23-FireDeptTurnaround-Optionl-Plan.pdf; 20laO9,23-FireDeptTurnaround-
Option2-Plartpdf; 2015.09.23-FireDeptTurnaround-Sectiompdf
Ashley,
The fire department accepts "option 1" with the understanding that there will be an additional fire protection
requirement to off -set the new layout. This requirement has yet to be determined but may include additional
standpipes,
David Hollister
Fire Protection Analyst
Cwta Mesa File Depal tment
(714) 327-7403 office
(714) 327-7408 fax
From: Ashley Cooper[mailto:acooper@arquitectonica.com]
Sent: Wednesday, September 23, 2015 5:24 PM
To: HOLLISTER, DAVID <DAVID. HOLLI STER@costamesaca.gov>
Cc: Projects - LA Avenue of Arts Project Team<Ia,aveofarts@arquitectonica.com>; Jeffrey Anglada
<jeffreya@wincomegroup.com>; lhonelle Henry <jhenry@rosanna-inc.com>; STEFANO, DAN
<Da n.Stefano @costamesaca,gov>
Subject: RE: Meeting Request: 3350 Ave of the Arts
Dear Dave,
Please find the attached exhibits for your review.
Included are Level 1 / Site Plans showing Option 1 and 2 for the location of the fire truck turnaround. Also attached is a
Section showing the proposed structure for both options.
Both options have items to be verified by you, specifically the Fire Department's requirements to access both the
existing and proposed structures. Please also review the turnaround layouts and dimensions, and let us know what
comments you have.
I am available to discuss by phone or to meet in person if that works best for you — let us know either way,.
Thank you kindly,
Ashley
From: HOLLISTER, DAVID[millSv;pAVli].i•i4iiI5TER�cOstazr_c�_]
Sent: Tuesday, September 22, 2015 4:12 PM
1
THIS FIRE DEPARTMENT TURN AROUND OPTION WAS ACCEPTED BY COSTA MESA FIRE DEPARTMENT PER EMAIL FROM
DAVE HOLLISTER 10/28/15. ANY ADDITIONAL FIRE PROTECTION REQUIREMENTS TO BE COORDINATED.
1
1
........ --..... --- -- ----- ---'--...._......--.------.--...---.---....--------------------------------............... _._...... -_..................... ._........ ........ ..--------------------------........---..---._......._—....__._..........- ...... a........... -- ........ ........... .---.--...--..........._.....---........--• ...... . ......
JAIRUUITE�TaNICA PRINT
x17" 3350 AVENUE OF THE ARTS FIRE TRUCK ACCESS STUDY/ G5
' COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
_ .1 No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
'J I� CJ rPRQPERTY
rLDIEY `
I-
ACCESS TO ADJACENT
F1 p}
Cl
30'-0" 33'-fi" A
Bi p�
26sp'
- --------------
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NOTE 1:
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PARKING STRUCTURE AND TOWER TO
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PROPOSED
CROSSWALK �;A„
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10 o COSTA MESA, CALIFORNIA/ FEBRUARY 22, 2016
` No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
7
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LEVEL 2
LEVEL 3
.................... ------------- .. . .... ...... . ...... .......... . . ...... . . .................................................. ........... ........ ................... .... . ....... -------------- ------- ............... . . ....... I ...... . . ........ . ........................................... . ................
FULL-SIZE PRINT 22"x34" N 1" = 20'-0"
AROUITECTONICA HALF-SIZE PRINT 11 "xl 7"10 2 3350 AVENUE OF THE ARTS LEVEL 2 & 3 FLOOR PLANS A2.2
(D 0 0
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission ofARQUITECTONICA International. All designs indicated in these drawings are property ofARQUITECTONICA International. All copyrights reserved (c) 2014.
POOL
79 L
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ACCESSIBLE BALCONIES AT
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GUEST
425 SF
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425 SF
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AIRQUITECTCNICQ HALFSIZEPRIINT11"x17" 1-20 3350 AVENUE OF THE ARTS LEVELS 4 -15 FLOOR PLANS A2.3
T o _ COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
7'-0"
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415 SF
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AIRQUITECTCNICQ HALFSIZEPRIINT11"x17" 1-20 3350 AVENUE OF THE ARTS LEVELS 4 -15 FLOOR PLANS A2.3
T o _ COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
ill WITECTCNICQ
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FULL-SIZE PRINT 22"x34" N 1" = 20'-0°
HALF-SIZE PRINT 11"x17" 0 10 20
ED
3350 AVENUE OF THE ARTS
COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
B1 FLOOR PLAN A2.4
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014.
1
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227'-6'
SEE _6Yi S% RAMP ON
NOTE RAMP
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STAIR TRANSFER COMMERCIAL STALL;
SELF -PARKING VALET 3
STRUCTURE OVERHEAD TOTAL 41
� COMPACT
COMMERCIAL STALL;
SELF -PARKING
VALET PARKING NOTE 1:
ONLY PARKING STRUCTURE AND TOWER TO
1_ 11 I BE SEPARATE; CONTROL JOINT AT THIS
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NICA HALF SIZE PRIINT NT 11 x17" 1=20 3350 AVENUE OF THE ARTS LEVEL P1 FLOOR PLAN A2.5
T o _ COSTA MESA, CALIFORNIA / FEBRUARY 22, 2016
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUIl'ECTONICA International. All copyrights reserved (c) 2014.
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LEGEND
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KEEP CLEAR FOR FIRE TRUCK
SELF -PARKING
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ISEE 6
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--- -� -�' - - --- �� SELF -PARK 44
VALET 3
- - - - - �� TOTAL 47
43'-_ I. 139-V
6% RAMP ON
-�
— - - -- - — - - -- - — �3; — - - - — -- — _ — — - - .— . — -
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All copyrights reserved (c) 2014.
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J No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission of ARQUITECTONICA International. All designs indicated in these drawings are property of ARQUITECTONICA International. All copyrights reserved (c) 2014
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CITY COUNCIL
SUPPLEMENTAL MEMORANDUM
MEETING DATE: APRIL 5, 2016
SUBJECT: GENERAL PLAN SCREENING FOR PROPOSED 150 -ROOM HOTEL EXPANSION AT
3350 AVENUE OF THE ARTS FOR THE AVENUE OF THE ARTS HOTEL (FORMERLY
WYNDHAM HOTEL)
DATE: MARCH 29, 2016
FROM: DEVELOPMENT SERVICES DEPARTMENT
FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, PRINCIPAL PLANNER
minoo.ashabi@costamesaca.gov
The purpose of this memo is to provide the trip generation study prepared by the
applicant submitted on March 25, 2016 and the parking study for the proposed 150 -room
hotel expansion. The study concludes that the approved and entitled project has no
significant impact on the surrounding intersections as summarized in the 2007 EIR
Traffic Study. The proposed project would generate a negligible amount of additional
daily trips (60 trips), and therefore is expected to also not have a significant impact.
MINOO ASHABI, AIA GARY ARMSTRONG, AICP
Principal Planner Deputy CEO/Dev. Svcs. Director
ATTACHMENT: 1- Trip Generation Analysis
2- Parking Study
Stantec
March 25, 2016
File: 2073008840
Attention: Alex Asli, AIA
Arquitectonica
818 W. 7th Street, Suite 800
Los Angeles, CA 90017
Dear Mr. Asli,
Stantec Consulting Services Inc.
38 Technology Drive Suite 100, Irvine CA 92618-5312
ATTACHMENT 1
Reference: 3350 Avenue of the Arts/Starwood Hotel Project Trip Generation Analysis Summary
The Starwood Hotel is located at 3350 Avenue of the Arts in the City of Costa Mesa. In 2007, the
City of Costa Mesa approved a project to add 120 condominiums, 3,450 square feet of
lounge/bar space, and 1,740 square feet of ancillary retail space to the existing hotel, and a
remodeling of the hotel with a net reduction of 38 rooms (reduced from 238 rooms to 200 rooms).
Currently the project applicant is proposing the expansion of the hotel use by 150 hotel rooms
without the addition of condominium units.
An Environmental Impact Report (EIR) and Traffic Study were prepared for the approved project in
2007. The Traffic Study analyzed project impacts at 15 local intersections under short-range and
long-range conditions, and found that the approved project had no significant impact on the
surrounding circulation system. The approved and entitled development, before the reduction of
38 hotel rooms, would generate a total of 1,191 daily trips.
For purposes of this analysis, the approved daily trips (1,191) were converted to equivalent hotel
rooms using an average daily traffic (ADT) trip rate for Business Hotels (6.66) obtained from the ITE
Trip Generation Manual and the City of Costa Mesa, resulting in 179 hotel rooms. After discounting
the 38 hotel rooms that would have been removed as part of the approved project (discussed
above), the equivalent approved rooms would be 141. The currently proposed project would
expand the hotel by 150 hotel rooms, resulting in a net increase of 9 hotel rooms and 60 daily trips.
Table 1 (attached) summarizes the trip generation calculations.
CONCLUSION
The approved and entitled project had no significant impact on the surrounding intersections as
summarized in the 2007 EIR Traffic Study. The currently proposed project would generate a
negligible amount of additional daily trips (60 trips), and therefore is expected to also not have a
significant impact.
Design with community in mind
-z-
IM
March 25, 2016
Alex Asli, AIA
Page 2 of 3
Reference: 3350 Avenue of the Arts/Starwood Hotel Project Trip Generation Analysis Summary
Sincerely,
STANTEC CONSULTING SERVICES INC.
Maria Manalili, AICP, PTP
Senior Transportation Planner
Phone: (949) 923-6072
Maria.Manalili@stantec.com
Attachment: Table 1 Starwood Hotel Expansion Project -Trip Generation Summary
CC. Daryl Zerfass, Stantec
Cathy Lawrence, Stantec
ml v:\2073\active\2073OM40\cpve p.ndence\letters\lel_slat 000__lnp_summary-20160325.dp x
Design with community In mind
3-
Table 1 Starwood Hotel Expansion Project - Trip Generation Summary
Land Use
Units
ADT
Approved 2007 Project
Condo
120 DU 806
Retail
1.74 TSF 75
Bar/Lounge
3.45 TSF 310
Total
1,191
Approved Hotel Rooms' (Equivalent)
179 Room
Approved 2007 Project - Hotel Room Reduction
-38 Room
Total Approved Rooms (Equivalent)
141 Room
Proposed Hotel Expansion
150 Room
Net Change - Proposed vs. Approved
9 Room
60
Trip Rate
Business Hotel 2 Room 6.66
' Total Approved 2007 EIR Traffic Study ADT divide by Business Hotel ADT rate (1,191/6.66)
2 Source: ITE Business Hotel Land Use Category 312, 91h Edition and City of Costa Mesa
Design with community In mind
--I—
March 18, 2016
TABLE 2
"TYPICAL" WEEKDAY (MONDAY • FRIDAY) SHARED PARKING ANALYSIS [11
3550 Avenue of the Arts Hotel Project, Costa Mesa
Notes:
[ [] Based on weekday hourly parking accumulation percentages provided in Urban Land Institute (ULI) Shared Pan
[2] See Appendix A for details on the shared parking calculations for each project component.
-5-
(1)
(2)
(3)
(4)
Wyndham
Hotel
Conference /
Land Use
Hotel
Restaurants
Meeting
Size
388 Rooms
8,500 SF
13,900 SF
Pkg Rate
0.50 Sp/Room
10 Sp/1000 SF
10 Sp/1,000 SF
Rq'd Spaces 121
Spaces 194
Spaces 96
Spaces 161
Hotel
---
w/67% non -guest
w/50% non -guest
Adjustments
Shared
Time
Hourly Parking
Hourly Parking
Hourly Parking
Perking
of Day
Demand 131
Demand 131
Demand 131
Demand
6:00 AM
133
0
0
133
7:00 AM
144
6
0
150
8:00 AM
161
19
24
204
9:00 AM
147
6
49
202
10:00 AM
138
6
49
193
11:00 AM
138
3
49
190
12:00 PM
132
64
53
249
1:00 PM
132
64
53
249
2:00 PM
138
21
53
212
3:00 PM
138
6
53
197
4:00 PM
141
6
53
200
5:00 PM
138
19
81
238
6:00 PM
134
35
81
250
7:00 PM
125
38
81
244
8:00 PM
131
45
81
257
9:00 PM
139
43
81
263
10:00 PM
139
38
41
218
11:00 PM
141
26
41
208
12:00 AM 1
139 1
19 1
0 1
158
Notes:
[ [] Based on weekday hourly parking accumulation percentages provided in Urban Land Institute (ULI) Shared Pan
[2] See Appendix A for details on the shared parking calculations for each project component.
-5-
March 18, 2016
TABLE 3
"TYPICAL" WEEKEND (Saturday) SHARED PARKING ANALYSIS [11
3550 Avenue of the Arts Hotel Project, Costa Mesa
otes.
[1] Based on weekend hourly parking accumulation percentages provided in Urban Land Institute (ULB Shared Pan
[2] See Appendix A for details on the shared parking calculations for each project component.
(1)
(2)
(3)
(4)
Wyndham
Hotel
Conference/
Land Use
Hotel
Restaurants
Meeting
Size
388 Rooms
8,500 SF
13,900 SF
Pkg Rate
0.5 Sp/Room
10 Sp/1000 SF
10 Sp/1,000 SF
Rq'd Spaces [21
Spaces 194
Spaces 96
Spaces 161
Hotel
---
w/67% non -guest
w/50% non -guest
Adjustments
Shared
Time
Hourly Parking
Hourly Parking
Hourly Parking
Parking
of Day
Demand [31
Demand 131
Demand 131
Demand
6:00 AM
146
0
0
146
7:00 AM
153
6
0
159
8:00 AM
164
19
24
207
9:00 AM
149
6
49
204
10:00 AM
136
6
49
191
11:00 AM
136
3
49
188
12:00 PM
129
64
53
246
1:00 PM
129
64
53
246
2:00 PM
136
21
53
210
3:00 PM
136
6
53
195
4:00 PM
141
6
53
200
5:00 PM
143
19
81
243
6:00 PM
141
35
81
257
7:00 PM
135
38
81
254
8:00 PM
143
45
81
269
9:00 PM
150
43
81
274
10:00 PM
150
38
41
229
11:00 PM
155
26
41
222
12:00 AM 1
N
154 1
19 1
0 1
173
otes.
[1] Based on weekend hourly parking accumulation percentages provided in Urban Land Institute (ULB Shared Pan
[2] See Appendix A for details on the shared parking calculations for each project component.