ZONING ADMINISTRATOR PERMIT STAFF REPORT MARCH 20, 2017

Proposal: HOMEWOOD SUITES - PLN2017-00087 – To consider a Discretionary Design Review Permit and Modification of Zoning Standards to allow development of a five-story, 128-room hotel, with one level of parking partially below grade, with an increase in floor area ratio (FAR) from 0.30 to 2.04 and an increase in building height from 40 feet to 70 feet, in the Bayside Industrial Community Plan Area, and to consider a categorical exemption from the requirements of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, Infill Development Projects.

Recommendation: Approve, based upon findings and subject to conditions

Location: 43151 Christy Street (APN 531-220-28) in the Bayside Industrial Plan Area (See Figure 1: Aerial Photo)

Area: 0.99 acres

People: Ashok Patel, Applicant/Owner Bill Roth, Staff Planner, (510) 494-4494, [email protected]

General Plan: Regional Commercial

Zoning: Commercial – Regional (C-R)

EXECUTIVE SUMMARY The applicant requests approval of a Discretionary Design Review Permit to allow the construction of a five-story, 128-room hotel, with one level of parking partially below grade, in the Bayside Industrial Community Plan Area. The site is zoned Commercial - Regional (C-R). Hotels are a permitted use in the C-R zoning district. Discretionary design review is required for the proposed physical improvements, per Fremont Municipal Code (FMC) Section 18.235. Findings for Zoning Modifications to allow a Floor Area Ratio (FAR) of approximately 2.04 (excluding parking area), where a maximum FAR of 0.30 is allowed, and a Building Height of approximately 70 feet, where a maximum height of 40 feet is allowed, are also required for the proposed project. Staff recommends approval of the Discretionary Design Review Permit and Zoning Modifications as depicted in Exhibit “A,” based on findings and subject to the conditions of approval in Exhibit “B.”

BACKGROUND AND PREVIOUS ACTIONS The subject site is 0.99 acres and has most recently been used for temporary construction equipment storage by Pacific Gas & Electric, from July 1, 2015 through December 15, 2015, but is now vacant. This infill site abuts commercial and light industrial uses and is located approximately 500 feet from the Pacific Commons shopping center. In 2011, a General Plan Amendment (GPA) was proposed to allow a nursing care facility on the site. At that time, the General Plan land use designation for the site was Commercial-Industrial and the zoning designation was Planned District (P-91-8), neither of which allowed a nursing care facility use.

As stated in the Planning Commission report for that proposed GPA, dated July 28, 2011, the area was seen as a thriving regional commercial area and was to be recommended for inclusion in the Regional Commercial Designation of the draft Comprehensive General Plan Update:

The City of Fremont General Plan was last comprehensively updated in 1991. Since that time, Pacific Commons was built, auto dealerships have been approved on the adjacent Planned District, and the area has become the City’s strongest regional commercial draw. In the draft Comprehensive General Plan Update, which will direct land use through 2030, the area within Planned District P-91-8 has been carefully studied, and is recommended for inclusion in the Regional Commercial Designation to best complement the other side of Auto Mall Parkway and create a double-sided high-volume commercial street with the Auto Mall at the far end and a mix of commercial uses in closer proximity to I-880. It is anticipated that the balance of the commercial pad sites in the area would fill out with compatible commercial uses. Areas to the north along Albrae, Christy, Boscell, Boyce, and Stewart would remain industrially zoned.

In the report, Staff recommended denial of the proposed GPA, finding the nursing care facility use incompatible with adjacent regional commercial and industrial uses:

The proposed use is fundamentally incompatible with the General Plan and Zoning for the subject location based upon the General Plan, Zoning Ordinance, inconsistent with the adjacent high-volume regional commercial district, and incompatible with heavy industrial uses located nearby.

The Planning Commission voted to support Staff’s recommendation and deny the GPA by a vote of 6-0-1 (six Planning Commissioners voted in favor of the denial and one Planning Commissioner was absent).

When the City’s current General Plan was adopted in December 2011, the site’s General Plan Land Use designation was changed to Regional Commercial and the zoning designation was changed to Commercial – Regional. Hotels are an allowed use on sites with a Regional Commercial land use and Commercial – Regional zoning designation.

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 2 of 13 Project Site

Figure 1: Aerial Photo (2014) of Project Site and Surrounding Area

SURROUNDING LAND USES:

North: Tech Industrial, Service Industrial South: Regional Commercial East: Service Industrial West: Tech Industrial

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 3 of 13 PROJECT DESCRIPTION The applicant requests approval of a Discretionary Design Review Permit with Findings for Zoning Modifications to allow a Floor Area Ratio (FAR) of approximately 2.04 (excluding parking area), where a maximum FAR of 0.30 is allowed, and a Building Height of approximately 70 feet to top of elevator tower and 62 feet for the majority of the building roofline, where a maximum height of 40 feet is allowed, for the construction of a five-story, 128-room hotel, with one level of parking partially below grade, in the Bayside Industrial Community Plan Area. The hotel would provide 127 car parking spaces and 12 motorcycle parking spaces (2 motorcycle spaces equate to 1 car parking space), in compliance with the Fremont Municipal Code. Hotel amenities would include a large lobby area with limited meal services, a meeting room, an interior courtyard, an outdoor pool (on second floor), and an indoor fitness center.

PROJECT ANALYSIS General Plan Conformance: The existing General Plan land use designation for the project site is Regional Commercial. The Regional Commercial land use designation is described in the General Plan as follows:

Regional Commercial areas include large-scale commercial uses serving a citywide or regional market, typically on large sites along freeways or major arterials. Retail uses within this category usually have large floor areas and high sales volumes and may be considered shopping “destinations” by consumers from Fremont and other cities across the Bay Area. Uses such as furniture and electronic stores, auto dealerships, home improvement stores, department stores, and “big box” retailers are included. Smaller and more local-serving retail stores and personal services are generally not appropriate but could be allowed if complementary to a regional use. The permitted FAR in these areas is 0.30, with higher FARs permitted for hotels on a case by case basis. Residential uses are not permitted.

The following General Plan policies are applicable to this project:

Land Use Policy 2-4.5: Meeting a Range of Needs – Maintain a mix of uses and activities in commercial centers that meet a range of neighborhood and citywide needs. Some centers may be characterized by predominantly retail uses, while others may contain a more varied mix of activities including civic, education, local-serving offices, and group assembly uses.

Land Use Policy 2-4.13: Hotels – Allow hotels within Fremont’s commercial districts and along freeways subject to siting and design criteria. To the extent feasible, hotels should maintain frontages on adjacent commercial streets, and should be integrated with adjacent uses. Hotels are most appropriate in the City Center, Regional Centers and along regionally accessible corridors.

Community Character Policy 4-4.2: Activating the Street - Promote the active use of public space, including sidewalks and plazas, in Fremont’s commercial centers. This can be achieved by placing active uses on the ground floor along key streets (or facing plazas or public spaces), and by designing outdoor spaces to accommodate dining, organized activities, and special events.

Analysis: The proposed project would fit within the intent of the Regional Commercial land use designation, which allows hotels. The hotel would serve local businesses by providing accommodations to visitors and business travelers. Hotel guests would have convenient pedestrian access to the Pacific Commons shopping center, which would support area retail businesses and restaurants. The proposed project locates parking partially below grade and within the building,

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 4 of 13 and includes a small plaza leading into the hotel lobby, all of which would help to create a more pedestrian-friendly environment along the street frontage.

Zoning Regulations: The project site is zoned Commercial – Regional (C-R). Within this district, full-service hotels are an allowed use. Full service hotels as defined by FMC Section 18.25.1490 are establishments that provide overnight lodging for tourists or transients and that also provide, as part of the hotel operations, any of the following: restaurant, bar, drinking place, nightclub, conference rooms, or banquet facilities. The proposed hotel would include a lobby/lounge area with limited food service. The design of the building would meet the applicable site development standards for the C-R district, as shown in Table 1, below.

Table 1: Applicable Development Standards for the C-R Zoning District Development Requirement Proposed Complies? Standard Building Height, 40 feet 70 feet (elevator tower) Acceptable, as Maximum 62 feet (majority of roofline) discussed below. Floor area ration 0.30 2.04 Acceptable, as (FAR), Maximum discussed below. Lot area, Minimum 20,000 s.f. 42,000 s.f. (approx.) Yes Lot width, Minimum 65 feet 200 feet Yes

Design Analysis:

Building Height and FAR: As the preceding table shows, the project would conform to the applicable standards of the C-R District with the exception of Building Height and FAR. Hotels are typically vertical in design and, as such, it is common for this type of use to have a taller building height and greater FAR. As stated in the General Plan description for the Regional Commercial land use designation, excerpted above, “the permitted FAR in these areas is 0.30, with higher FARs permitted for hotels on a case by case basis.”

While the proposed five-story hotel, with a level of parking partially below grade, will be taller than other structures near the site, which include a large warehouse building and fast food restaurants that are approximately 30-40 feet in height (typical of two or three story buildings), the site layout includes generous building setbacks, greater than 25 feet on the sides and rear, such that it would provide visual relief and ensure the hotel is compatible with adjacent development. The proposed project would improve the appearance of the site, with a new building, landscaping, and street trees, typical of the commercial character of the area. The proposed project is in substantial conformance with the design guidelines that are applicable to commercial development, with the building close to and oriented toward the sidewalk and the use of durable/textured building materials at the base of the building in areas where pedestrian activity is expected.

The proposed hotel and its guests would compliment other uses in the C-R district, particularly the retail and restaurant uses that are adjacent to the site and others that are less than 500 feet away at the Pacific Commons Shopping Center. As the proposed hotel would be compatible with surrounding buildings and land uses and would serve business travelers, staff supports the requested building height and FAR increases.

Vehicular and Pedestrian Access: Vehicle access would be provided via two driveways at either end of the site’s Christy Street frontage. The primary driveway, to access the parking garage, would be at the northeast corner of that frontage, and secondary access would be provided at the southeast corner. The frontage of the site is currently improved, with curb and sidewalk. In addition to

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 5 of 13 constructing new curb cuts for the driveways, the project would include the planting of street trees along the frontage. The segment of Christy Street fronting the project site consists of a three lane collector street, with a center turn lane, and bike lanes and sidewalks on both sides of the street. No vehicle parking is provided on either side of the street. Auto Mall Parkway, to which Christy Street connects, is a primary arterial, connecting to Interstate 880, which is located approximately 1,200 feet to the northeast of the intersection of Auto Mall Parkway and Christy Street.

The front door of the hotel would face Christy Street, at a 45-degree angle. A pedestrian plaza would provide direct access from the hotel building to the public sidewalk.

Parking: Hotels require 5 parking spaces plus 1 parking space per guest room, per FMC Table 18.183.030. As such, the proposed 128-room hotel would require 133 parking spaces. The proposed hotel would meet the requirement, providing 127 car parking spaces and 12 motorcycle parking spaces (2 motorcycle spaces equate to 1 car parking space). Parking would be provided on two levels of the building, one of which would be partially below grade.

Traffic: City Transportation Engineering staff estimate that the proposed project would generate 1046.0 weekday vehicle trips, 68 Weekday AM (7-9) peak hour trips, and 77 Weekday PM (4-6) peak hour trips. Trip generation estimates are based on ITE Trip Generation Handbook, 9th Edition, ITE #390 Hotel. Because the project is estimated to generate less than 100 new peak hour trips a Traffic Impact Analysis (TIA) was not required.

Bicycle and Car Share Spaces: Per FMC Table 18.183.135, the long term bike parking requirement for the project would be eight spaces (one plus 5% of required automobile parking). The short term parking requirement would be 12 spaces (four plus 5% of required automobile parking). The proposed plans show eight long-term bike lockers and five short-term bike parking spaces. Some hotel guests may also choose to bring their bikes to their room, for secure storage, increasing the bike parking options for the project. A Condition of Approval is provided to ensure the project provides an additional seven short-term bike spaces, to comply with FMC Table 18.183.135 (see Condition of Approval #4).

Architecture: The hotel would be approximately 70 feet tall at the elevator/tower element on Christy Street and approximately 62 feet tall along the majority of its roofline. At the ground floor, cultured stone materials, burnished concrete masonry, and a metal awning element are proposed to accent the hotel’s main entry. On the elevations, smooth stucco and foam cornice and trim elements would be used to accentuate window pop-outs and building articulation. Rooftop mechanical equipment would be screened from view by the rooftop parapet.

Open Space and Landscaping: The site is currently covered in ruderal grasses and has several small trees. Three trees located along the northwestern property line, within the northern Emergency Vehicle Access Easement (EVAE), are approximately eight inches in diameter and are considered protected trees subject to tree removal permit requirements, per FMC 18.215.050.

The project will include the planting of approximately 15 new 24-inch box trees, along with low- water landscaping. A six-foot-wide landscaped planter would be provided around the side and rear of the proposed hotel building, in conformance with FMC Section 18.183.110(e). The planter cannot be located at the perimeter of the site, due to existing vehicle access easements benefiting adjacent lots. Street trees will be planted along the project’s Christy Street frontage, where none currently exist.

The project includes an outdoor pool and deck area on the second floor, providing over 3,000 square feet of outdoor recreation area for guests, in addition to an interior, open-air courtyard and an indoor gym facility.

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 6 of 13

Urban Runoff Clean Water Program: The Municipal Regional Stormwater NPDES Permit (MRP) requires all new and redevelopment projects to incorporate measures to prevent pollutants from being conveyed in stormwater runoff and into the public storm drain system. This project is required to comply with the MRP by incorporating source controls and treatment measures into the project design. The project would meet the stormwater treatment requirements by constructing bio-retention areas along the frontage near Christy Street, that would also serve as a landscaped feature. The stormwater treatment design would be subject to review and approval of the City Engineer prior to building permit issuance. The proposed plans incorporate pervious pavement for the outdoor parking spaces in the northern portion of the site, contributing to the ability of the project to treat stormwater on-site.

FINDINGS FOR APPROVAL Discretionary Design Review Permit: Per FMC Section 18.235.060, the Zoning Administrator must make the following findings in order to approve a Discretionary Design Review Permit: a. The proposed project is consistent with the General Plan, any applicable community or specific plan, planning and zoning regulations, and any adopted design rules and guidelines.

Analysis: The proposed hotel project would be consistent with the General Plan in that a hotel use is an allowed use for sites with the Regional Commercial land use designation. The Regional Commercial designation allows increased Floor Area Ration and Building Heights for hotels, subject to review. b. The project’s architectural, site, and landscape design will not unreasonably interfere with the use and enjoyment of adjacent development nor be detrimental to the public health, safety or welfare.

Analysis: The proposed site layout provides generous separation of the proposed building from the sides and rear of the property, which will facilitate compatibility of mass with buildings on adjacent sites. The project includes the planting of street trees and some landscaping at the front of the site where none currently exists, which would help to soften the streetscape. The site is located over one mile from the nearest residence and would not generate significant construction-period or operational emissions. The project is required to adhere to the Standard Development Requirements provided in FMC Chapter 18.218, such that any potential impacts resulting from construction of the proposed hotel would be less than significant and would not have a detrimental effect on the surrounding area. c. Where HARB review is required, the proposed project is consistent with the applicable standards and findings required in Chapters 18.135 and 18.175.

Analysis: HARB review is not required for the proposed project.

Floor Area Ratio Increase Findings: Pursuant to Section 18.250.070 of the Fremont Municipal Code, the Zoning Administrator may approve a floor area ratio increase if the following findings can be made: a. The increase in floor area ratio will not cause the project to exceed the capacity of streets and will not adversely affect the privacy of properties in the vicinity of the project.

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 7 of 13 Analysis: The proposed use is consistent with the General Plan land use designation of Regional Commercial. City Transportation staff has determined that the proposed project would not necessitate further traffic analysis than that already provided in the General Plan Environmental Impact Report, which was adopted in December 2011. No residential or other sensitive uses are adjacent to the site, so there would be no privacy impacts. b. A deed restriction approved by the city attorney shall be recorded on the property to ensure that the use of the property remains limited to that presented to the approval authority.

Analysis: A condition of approval is proposed requiring a deed restriction be recorded on the property for this purpose. c. One or more of the following findings can be made:

i. The proposed project would provide extraordinary benefits to the city; ii. The increased floor area ratio would allow the project to be designed in a manner that would mitigate its impacts on surrounding properties more effectively than if the project conformed to the district regulations (e.g., designs which reduce shadowing impacts or move a building farther from neighboring residences); or iii. The development potential has been transferred from one parcel to another parcel in the same project, and a deed restriction approved by the city attorney shall be recorded to ensure that the floor area ratio for the entire project will not exceed that specified in the district regulations.

Analysis: The proposed project would provide extraordinary benefits to the City in that the project would provide additional lodging opportunities to the traveling public and would encourage economic development and provide Transient Occupancy Tax (TOT) revenue to the City. Furthermore, hotel guests would likely patronize area retail establishments and restaurants, supporting the local economy. The project design adequately mitigates the impacts of the proposed Floor Area Ratio, by providing generous horizontal separation from the building to adjacent properties. The project would add street trees and landscaped stormwater treatment areas along the site’s frontage, where no such improvements exist. d. Notwithstanding the provisions in subsections (b)(3)(A) through (C) of this section, the approval authority may approve or conditionally approve an increase in floor area ratio over the maximums established by Section 18.45.020 when the property is located within the Centerville, Irvington, Mission San Jose and Niles Town Centers as shown on the general plan land use diagram, where the approval authority alternatively finds that sufficient parking for the proposed use or development is provided by a proximate parking district or through parking agreements provided in accordance with the requirements of Section 18.183.070 (Parking provided under separate ownership).

Analysis: The subject site is not located in the above-named areas.

Building Height Increase Findings: Pursuant to Section 18.250.070 of the Fremont Municipal Code, the Zoning Administrator may approve a building height increase if the following findings can be made: a. The increase in building height will not adversely affect the privacy of properties in the vicinity of the project, and where applicable:

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 8 of 13 i. The increased building height would allow the project to be designed in a manner that would mitigate its impacts on surrounding properties more effectively than if the project conformed to the district regulations (e.g., designs which reduce shadowing impacts or move a building farther from neighboring residences); or ii. Unique requirements have been imposed on a use (e.g., air pollution control facilities at a certain height) that require an increase in the building height over that specified in the district regulations.

Analysis: Due to existing vehicle access easements along the site’s perimeter, benefiting adjacent lots, the proposed hotel would be taller but have a smaller footprint than might be expected under different circumstances. Due to these easements, however, there would be generous horizontal separation between the hotel and adjacent sites, effectively mitigating the impacts of the taller building height on surrounding properties. The nearest residential use is over one mile from the subject site, such that the hotel would not be detrimental to residences. b. Notwithstanding subsection (b)(2)(A) of this section, for properties within the (H-I) hillside combining district and located below the toe of the hill line, the approval authority may approve a building height greater than 30 feet; provided, that the approval authority makes all of the findings listed in Section 18.130.050(d).

Analysis: The subject property is not located within the (H-I) hillside combining district.

Tree Removal: Per FMC Section 18.215.070, the Zoning Administrator must make one of the following findings in order to authorize the removal of the three existing trees on the project site: a. Criteria Supporting Authorized Removal or Damage.

1. Because of disease, age or damage, the tree or a part of the tree is in danger of falling and injuring persons or causing substantial damage to property; and the tree cannot otherwise be returned to a safe condition through reasonable preservation or preventive practices not requiring damage to or removal of the tree.

2. The tree has a relatively short life expectancy.

3. The tree is a host to a plant, insect, or other parasitic organism, which condition endangers other healthy trees; and reasonable treatment to rid the tree of the infestation would not eliminate an unacceptable level of endangerment to other trees.

4. The portion of the lot on which the tree is located is overcrowded with trees in that the number of healthy trees that can be supported is exceeded, and the subject tree contributes to this condition of overcrowding so that its removal would contribute to the health and vigor of nearby trees whose preservation is more desirable under the above stated legislative findings and under a balancing the applicable criteria of this section.

5. Development project plans currently filed for the lot indicate that it is necessary to damage, remove or relocate the tree to enable reasonable and conforming use of the property or to achieve a superior project; and the tree cannot be preserved or left undamaged by a reasonably required redesign of the project.

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 9 of 13 6. The tree substantially interferes with full enjoyment of an existing structure, with utility services, or with other uses of real property; and this interference cannot be adequately remedied through reasonable measures not requiring damage to or removal of the tree.

7. The tree has lost most of the aesthetic value generally possessed by trees of the same size and species, which value cannot be feasibly restored.

Analysis: The three trees proposed for removal are located on the project side of an Emergency Vehicle Access Easement area. Removal of the trees, which appear to be in poor health, is necessary to facilitate the proposed project. The project will include the planting of approximately 15 new 24-inch box trees.

ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines 15332, Infill Development Projects because the project is consistent with the applicable General Plan land use designation and policies as well as the applicable zoning and regulations. In addition, the proposed development would occur within the City limits on a project site of less than five acres substantially surrounded by urban uses; the project site has no value as habitat for any rare or endangered species; approval of the project would not result in any significant effects relating to traffic, noise, air quality or water quality, as documented in the staff report; and the site can be adequately served by all required utilities and public services.

Because the proposed hotel with 128 rooms would exceed the 83-room screening size provided in the 2010 BAAQMD CEQA Guidelines, a Greenhouse Gas Emissions Assessment was prepared (see Informational 1 – Greenhouse Gas Emissions Assessment). The California Emissions Estimator Model version 2016.3.1 (CalEEMod) model, along with the project vehicle trip generation rates, was used to estimate daily emissions associated with operation of the fully-developed site under the proposed project. In 2019, as shown in Table 1 of the Emissions Assessment, annual increased emissions resulting from operation of the proposed project are predicted to be 932 MT of CO2e, which would be less than the BAAQMD significance threshold of 1,100 MT of CO2e/ year. The Emissions Assessment found that the project would not significantly conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases, including the statewide GHG reduction measures identified in the California Air Resources Board’s Scoping Plan.

The project would comply with requirements of the 2016 California Building Code, as adopted by the City. For example, proposed buildings would be constructed in conformance with CALGreen and the Title 24 Building Code, which requires high-efficiency water fixtures and water-efficient irrigation systems. The proposed plans also incorporate the use of pervious pavement for the outdoor parking spaces in the northern portion of the site, contributing to the ability of the project to treat stormwater on-site.

FEES The project is subject to payment of Development Impact Fees, including fees for capital facilities, traffic, and fire.

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 10 of 13 PUBLIC NOTICE AND COMMENT Public hearing notification is applicable. Notices were mailed to owners and occupants of property within 300 feet of the site. The notices to owners and occupants were mailed on March 9, 2017. A Public Hearing Notice was published by Tri-City Voice on March 7, 2017.

ENCLOSURES:

• Exhibit A1 - Project Plans • Exhibit A2 - Project Plans • Exhibit A3 - Elevations • Exhibit A4 - Elevations • Exhibit A5 – Material Legend • Exhibit A6 – Sections • Exhibit A7 – Colored Elevations • Exhibit A8 – Civil Combined • Exhibit A9 - Landscape • Exhibit B - Findings and Conditions • Informational 1 – Greenhouse Gas Emissions Analysis

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 11 of 13 RECOMMENDATION:

1. Hold public hearing.

2. Find that the project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 for reasons enumerated in this staff report.

3. Find that the proposed increase in Floor Area Ratio is in conformance with the relevant provisions contained in the City’s existing General Plan and Chapter 18.250 of the Fremont Municipal Code; and that the proposed design of the project is in conformance with adopted rules and design guidelines pertaining to non-residential development.

4. Find that the proposed increase in Building Height is in conformance with the relevant provisions contained in the City’s existing General Plan and Chapter 18.250 of the Fremont Municipal Code; and that the proposed design of the project is in conformance with adopted rules and design guidelines pertaining to non-residential development.

5. Find Design Review Permit PLN2017-00087 is in conformance with the relevant provisions contained in the City’s existing General Plan, including the goals and policies set forth in the Land Use and Community Character Elements of the General Plan, and the City of Fremont Zoning Ordinance, as enumerated within this staff report.

6. Approve Design Review Permit PLN2017-00087, as shown on Exhibit “A,” subject to findings and conditions of approval in Exhibit “B.”

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 12 of 13 Existing Zoning Shaded Area represents the Project Site

Existing General Plan Shaded Area represents the Project Site

Item 1. Homewood Suites - BR PLN2017-00087 March 20, 2017 Page 13 of 13