The proposed project would be located at 6356 Armijo Avenue, east of State Route (SR) 53, and north of the former Pearce Airport site (see Figure 1 through Figure 3). The project site is primarily undeveloped and, is zoned General Commercial (GC) (see Figure 4 and Figure 5).
The Airport Hotel and 18th Avenue Extension Project (proposed project) would include development of the project site with a four-story, 75-room hotel, to be located within the central portion of the site, as well as a one-story meeting hall in the southwest corner of the site. A parking lot and associated improvements would be developed throughout the remainder of the site (see Figure 6 and Figure 7). In addition, the proposed project would construct an extension of 18th Avenue to connect SR 53 to Old Highway 53 (see Figure 8 through Figure 15).
The first floor of the hotel would provide various amenities for guests, including a breakfast serving area and fitness center, as well as a linen cleaning/sorting space, and administrative/storage space. Ten rooms would also be provided on the first floor. The second through fourth floors of the building would house the remaining 65 guest rooms. In addition, a manager’s quarters would be located on the fourth floor of the hotel. The proposed building would be limited to a height of 50 feet, consistent with the allowed building height of the GC General Commercial Zoning District.
A total of 109 parking spaces would be provided on-site. Of the 109 parking spaces, six would be reserved for electric vehicle (EV) parking, eight would be reserved for clean air vehicle parking, and four would be Americans with Disabilities Act (ADA)-compliant. In addition, 13 bicycle parking spaces would be provided on-site, including seven short-term spaces, and six long-term spaces in the form of storage lockers. Access to the project site would be provided by a new, 30-foot-wide, full-access driveway which would connect to the proposed 18th Avenue extension. As part of the project, a new sidewalk would be provided along the project frontage of the 18th Avenue extension. Pedestrian walkways throughout the project site would provide for connections to the 18th Avenue sidewalk.
The hotel would operate 24 hours a day, 7 days a week, and would be staffed with an estimated 25 full-time employees. Approximately one to two supply and goods deliveries (i.e., linens and hotel supplies) would occur per day, between the hours of 7:00 AM and 6:30 PM. The hotel would not include a loading dock; rather, delivery vehicles would temporarily park at the front entrance of the hotel. In addition, the on-site meeting hall would operate between 8:00 AM at the earliest to midnight at the latest and would be used for events, including, but not limited to tradeshows, weddings, and conferences. It should be noted that the meeting hall would include an outdoor patio which could be used during events, and low amplified music would be allowed on the outdoor patio until 9:00 PM.
A number of existing trees would be removed in order to develop the proposed hotel and roadway extension (see Figure 16). However, the proposed project would provide landscaping improvements, including the planting of new trees and shrubs throughout the project site (see Figure 17).
The proposed 18th Avenue extension would consist of two eight-foot lanes, and would extend westward from SR 53 to Old Highway 53 by approximately 0.2-mile. The 18th Avenue/Old Highway 53 intersection would include a marked crosswalk on the 18th Avenue leg, ADA-compliant curb ramps, a relocated bus stop to the north leg, a 75-foot-long southbound left-turn lane on Old Highway 53, and overhead intersection lighting. In addition, the proposed roadway would provide connections to two existing roadways located to the north including Manzanita Avenue and Vallejo Avenue, as well as two connections to existing driveways located south of the proposed extension. Additional roadway improvements such as curb, gutter, and sidewalk improvements would be developed along the 18th Avenue extension, consistent with City standards. The proposed roadway would also include the extension of a 10-inch water line, a 6-inch sanitary sewer line, a 10-inch sanitary sewer line, a 12-inch sanitary sewer force main, and storm drain utilities. All utility mains would extend from SR 53 to Old Highway 53.
Sewer service for the proposed development would be provided by the Lake County Sanitation District (LACOSAN), and water services for the proposed project would be provided by the Highlands Mutual Water Company (HMWC). As part of the proposed project, new water and sanitary sewer connections would be provided from the new utility lines that would be developed as part of the 18th Avenue extension. In addition, a new storm drainage system would be developed within the hotel site, which would provide new storm drain lines throughout the paved areas on-site that would ultimately drain into the new storm drain line within the 18th avenue extension. The various landscaped areas on-site would also provide opportunities for the infiltration of stormwater.