CORRESPONDENCE - 75A - Laserfiche WebLink

Home Browse Search

grade surface parking structure. The upper portion of the building, containing the 171 dwelling units, including the 19 very low-income units, will have floor to ceiling glass windows and balconies. The hotel is described as a contemporary building designed as a single mass. The exterior of the building will have white marble with contrasting grey metal panels and bronze window frames. From their descriptions, the two buildings do not appear to be part of the same development. The parcel on which the hotel is located permits an FAR that would allow the proposed hotel. The 38,768 sq. ft. lot on which the proposed mixed -use project is located would have an FAR of approximately 5:1, far in excess of the 3:1 FAR that is permitted. The 22,561 square foot lot on which the 63,069 square foot hotel is proposed would have an FAR of approximately 2.8:1. The manner in which the density bonus is being calculated for additional density bonus residential units is troubling, especially without a deed restriction limiting the total FAR on two the two sites. By claiming the square footage of both lots to determine the base number of dwelling units permitted by both lots, the proposed mixed use development ignores the existence of the hotel development and the 75 rooms in it,' in essence, double dipping to determine the number of dwelling units allowed in the mixed use development. One cannot treat the entire 22,651 sq. ft. lot area of the hotel site as unused FAR available to the mixed use project. If the hotel site area is deducted, the residential lot can only accommodate 113 DUs including the density bonus.z Instead, the residential site is allowed 172 DUs. Unanalyzed Land Use Inconsistency Issues Regarding the Hotel Conversion The agreement between the Applicant and the City allows the conversion of the hotel to residential uses if, after five years, the hotel is not profitable. See pg. 75A-4 of the Request for Council Action, dated October 20, 2020. Hotels can be challenging investments, especially in the time of a global pandemic affecting travel and tourism. However, if such a conversion is contemplated, more details are necessary in order to evaluate such a conversion. How many units are proposed, assuming 45 DUs would be allowed by right? Will a density bonus for residential units be requested? Will the size of the building be increased due to the change 1 The 63,069 sq. ft. hotel is proposed on a lot having an area of 22,651 sq. ft. The proposed hotel would have an FAR of approximately 2.8:1; near, but not exceeding the permitted 3:1 FAR -- leaving the hotel parcel with only an additional 4,884 sq. ft. of potential development (equivalent to 1,628 sq. ft. of unused lot area [i.e., 4,884 sq. ft. divided by 3:1 FAR]) that could be transferred to the residential parcel. But under the Applicant's proposed scenario, the residential parcel is using all the available lot area of the hotel site to calculate the density bonus in spite of the existence of the hotel.. z Calculated: (38,768 sq. ft. existing residential lot area) + (1,628 sq. ft. of unused hotel lot area transferred) _ (40,396 sq. ft or 0.92 acres); (0.92 acres) x (90 DUs per acre) _ (83.43 base DUs); (83.43 base DUs) x (1.35 density bonus) _ (112.6 units).