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HomeMy WebLinkAboutItem 2 - DRC 13-06CHULA VISTA PLANNING COMMISSION AGENDA STATEMENT Item: 2- Meeting Date: 6/26/13 ITEM TITLE: Public Hearing: Design Review (DRC- 13 -06) to approve a mixed use project consisting of a 33 -unit multi - family apartment project and 1,253 square feet of office space on approximately 0.5 acres located in the V -3 (West Village) district of the Urban Core Specific Plan. Applicant: Wakeland Housing and Development Corporation SUBMITTED BY: Stacey Kurz, Senior Project Coordinator REVIEWED BY: Eric Crockett, Assistant Director of Development Services INTRODUCTION The Applicant has submitted a Design Review application for approval of a mixed use project consisting of a 33 -unit multi - family apartment project and 1,253 square feet of office space, to be known as Lofts on Landis ( "Project "). The Project includes one to three bedroom apartments, two levels of parking (including a level of subterranean parking), and associated open space on approximately 0.5 acres. The site is currently vacant with a concrete slab on the majority of the property. The site is located at 240 Landis Avenue within the V -3 (West Village) district of the Urban Core Specific Plan ( "UCSP ") (see Locator Map, Attachment 1). The design of the project was presented at a community meeting on April 8, 2013 where only minor issues were raised mainly regarding existing conditions within the surrounding neighborhood (See Attachment 2 — Public Comments). ENVIRONMENTAL REVIEW Planning staff has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA). Pursuant to the previously adopted Final Environmental Impact Report, EIR 06 -01, for the Urban Core Specific Plan, a secondary study was prepared for the project. Based on the secondary study, the Project will be covered under the previous EIR 06 -01. Thus no further environmental review or documentation is necessary. RECOMMENDATION That the Planning Commission adopt Resolution DRC -13 -06 (see Resolution, Attachment 3) to construct a mixed use project consisting of a 33 -unit multi - family apartment project and 1,253 square feet of office space, on approximately 0.5 acres, based on the findings and subject to the conditions contained therein. DISCUSSION Project Site Characteristics The 0.54 acre (23,729 square -feet) project site is located in the V -3 (West Village) district of the DRC -13 -06 Page No. 2 UCSP, at the northwest corner of Landis Avenue and Davidson Street. The project site is an elongated rectangular- shaped parcel that is relatively flat. The parcel has 125 feet of street frontage along Davidson (lot width) and 190 feet of street frontage along Landis Avenue (lot depth). The site is currently vacant with only an existing concrete slab from a former office building destroyed in a fire several years ago remaining on the site. Summary of Surrounding Land Uses Site Mixed -Use Residential V3 West Village; Mixed -Use Vacant North Mixed -Use Residential V -3 West Village; Mixed -Use Office/Residential East Mixed -Use Residential V -3 West Village; Mixed -Use Public Parking Lot South Mixed -Use Residential V -3 West Village; Mixed -Use Medical Offices West Mixed -Use Residential R -3 Multi - Family Residential Single/Multi- Family Residential Project Description The proposed project includes a four story building with an additional floor of subterranean parking for a total building area of 98,699 square feet. The subterranean parking is designated parking for residents and guests, consisting of 53 parking spaces. The ground floor will consist of 1,253 square -feet of office space, 1,105 square feet for the residential leasing office and 1,518 square feet for the residential community room. The ground floor will also provide 40 parking spaces to accommodate the leasing office, office space and Family Health Centers of San Diego employees that work at their existing property located at the southeast corner of Landis Avenue and Davidson Street. Approximately 30,909 square -feet of residential units are planned for the second through fourth floors. The residential component of the project is proposed as an affordable housing project with City financial assistance, previously approved by City Council on March 23, 2013. The following provides a detailed breakdown of the project by floor and use: FLOOR BREAKDOWN BY MAJOR USE* Subterranean floor 21,444 s.f. parking (53 spaces — residential & guest) Ground /first floor 1,253 s.f. office 1,105 s.f. leasing space (residential) 1,518 s.£ community room (residential) 16,731 s.f. parking (40 spaces - office & leasing) Second floor 10,303 s.f. residential (11 units) 6,222 s.f. open space Third floor 10,303 s.f. residential (11 units) Fourth floor 10,303 s.f. residential (11 units) *Additional square footage consists of utility /storage/hallway /lobby. DRC -13 -06 Page No. 3 The proposed four -story structure is proposed to cover the entire lot. The main building elevation is proposed along Landis Avenue, with the main building entrance approximately mid - block. The ground floor office space is located at the southeast corner of the site and would be accessible through a street entrance on Landis Avenue. The street landscape will include extending the existing palm trees along Landis Avenue to the corner of Davidson Street and incorporate planters along the building base. The floor plans, consisting of 6 -one bedroom units, 15 -two bedroom units, and 12 -three bedroom units, are sized at approximately 680 square -feet to 1,105 for each unit. All units are accessed through internal hallways. Refuse storage areas and disposal chutes are sensitively placed away from residents. The architecture is contemporary and scaled to be consistent with the surrounding commercial and residential buildings using metal railings, window canopies, recessed openings and stucco wall patterns with varied warm tone colors. Open space is provided in private balconies, a large plaza on the first floor roof and a community room at street level. ANALYSIS Compliance with Urban Core Specific Plan Development Standards The following Project Data Table shows the development regulations along with the applicant's proposal to meet said requirements: Assessor's Parcel Number: 568- 043 -14 -00 Current Zoning: V -3 West Village General Plan Designation: Mixed -Use Residential tjCSP V-3 STANDARD HEIGHT: Min. 18 feet PROPOSED 45 feet Max. 84 feet FLOOR AREA RATIO: Min. 2.0 2.12 Max. 4.5 LOT COVERAGE *: Min. 70% 98% Max. 90% SETBACKS: 0 feet 0 feet STREET WALL FRONTAGE: Min. 50% 100% PARKING: Residential ** 1.5 spaces per unit = 49.5 50 Guest Guest 1 space per 10 units = 3.3 3 Leasing 1 space per 1,000 s.f. = 1.1 2 Office Office 2 spaces per 1,000 s.f. = 2.5 38 Total: 56.4 parking spaces 93 parking spaces *Proposed lot coverage exceeds maximum standard, a deviation is requested and discussed below. * *Total residential parking requirement is 52.8 (residential and guest parking combined), applicant is proposing 53 spaces to meet this requirement. Due to the incorporation of the parking structure into the project and the applicant's desire to maximize the number of affordable housing units, the applicant has requested a development DRC -13 -06 Page No. 4 exception from the maximum allowable lot coverage of 90% to 98 %. Chapter VI.I of the UCSP specifies that development exceptions to the land use and development regulations may be authorized if certain findings are made, as identified below. 1. The proposed development will not adversely affect the goals and objectives of the Specific Plan and General Plan. The goals and objectives of the Specific Plan and General Plan are not adversely affected by a development exception in lot coverage. The deviation from lot coverage is being mitigated with the use of architectural relief and articulation. The building will also feature articulated walls, color variety, different finish textures and stepped fagades to maintain proper scale with its surroundings. Exterior building plane are offset both vertically and horizontally along the site perimeter. An upper level plaza reduces the interior mass of the development with an active common area, which overlooks the street and separates building mass. Sidewalk planters and awnings help reduce building massing to a human-scale and 12 foot wide sidewalks along Landis Avenue and 5 to 10 foot wide sidewalks along Davidson Street provide an enhanced pedestrian experience, adhering to the UCSP goals for pedestrian orientation. 2. The proposed development will comply with all other regulations of the Specific Plan. No other deviations from the UCSP regulations are being requested. 3. The proposed development will incorporate one or more of the Urban Amenities Incentives in section F - Urban Amenities Requirements and Incentives, of this chapter. The proposed development will provide "Urban Amenity Incentives" of both Streetscape Improvements, with new sidewalk and landscape and Affordable Housing, providing affordable housing opportunities to 33 households. 4. The exception or exceptions are appropriate for this location and will result in a better design or greater public benefit than could be achieved through strict conformance with the Specific Plan development regulations. The exception of lot coverage is appropriate in the Village District and will result in a better design providing a more pedestrian oriented street front and greater open space for residents. In addition, a greater public benefit is being attained through the development of affordable housing. Without the exception to lot coverage the applicant would not be able to maximize the number of affordable residential units, and would prevent the applicant from leveraging other financial opportunities. Compliance with Urban Core Specific Plan Design Guidelines In general, the UCSP design guidelines for the Village District focus on promoting a blend of high quality residential and commercial uses within a small town atmosphere. Guidelines include ground floor commercial with office and residential above. Five design principles aim to: a) promote sound architectural practices, b) retain or repeat traditional fagade components, c) develop a steady rhythm of facade widths, d) create a comfortable scale of structures and e) support pedestrian- oriented activity at the sidewalk or amenity areas. The Village District Guidelines provide direction on site planning, building architecture and landscaping. A summary of the major design items related to this project follow. DRC -13 -06 Site Planning and Architecture The Village District design guidelines identify: Page No. 5 "Reinforcement of facade rhythm is encouraged, in all new buildings, even if a singular structure. Building facades should be detailed in such a way to make them appear smaller in scale, through vertical and horizontal articulation such as: a) breaks (reveals, recesses) in the surface of the wall itself; b) placement of window and door openings; or c) the placement of bay windows, balconies, awnings, and canopies. " "Maintain a horizontal rhythm with surrounding development. " The architecture is contemporary and scaled to be consistent with the surrounding commercial and residential buildings. The surrounding neighborhood is an eclectic mixture of residential, office, commercial and retail uses. Existing residential homes are one and two story structures. The office, commercial and retail buildings vary in height from one story to three stories. Neighborhood buildings are varied in height and most have horizontal lines that reflect the linear street activities. All existing buildings support pedestrian activity. The Lofts on Landis complement the existing community with the introduction of varied walls with street level architectural lines creating a strong horizontal pattern for active storefronts to maintain the neighborhood `horizontal rhythm'. The building base is a podium for a varied residential village on its upper floors. The residential levels offer apartment homes with a variety of outdoors spaces. The upper level residential units add variety to the building mass with a combination of windows, awnings, railings, balconies and use of colors. Private balconies and a large plaza will provide many opportunities for passive and active recreation. The building features metal railings, window canopies, recessed openings and stucco wall patterns with varied warm tone colors. Overall, the Lofts on Landis will complement the existing neighborhood with its varied architecture and integrate with the surrounding community with pedestrian activities and strong visual connections to and from the site. Garage Orientation/Parkiniz Design guidance is provided in the UCSP Chapter VI -Land Use and Development Regulations, Section EA(c) and (d) regarding "Minimizing Views into the Parking Structure Interior and Parking Floors Located Under of Within Buildings" and "Parking Floor Located Under of Within Buildings ", as follows: "When possible, use alley or side streets for access to parking areas. " "Parking located under or within buildings shall subordinate the garage entrance to the pedestrian entrance in terms of prominence on the street, location and design emphasis. " "Any portion of a parking structure ground floor with exposed parking area adjacent to public street shall minimize views into the parking structure. " The parking garage will accommodate 93 parking spaces, with 53- spaces for residential use on the subterranean floor and 40- spaces for the street level offices on the ground floor level. Parking DRC -13 -06 Page No. 6 will be accessible through two separate garage entrances, off the western alley, designed to blend into the building fagade with decorative metal overhead gates and surrounded by horizontal wall banding. The wall band design is a continuation of the architectural detailing found on the street elevations. Both the residential and office parking will be accessed through key fobs or access cards with automatic roll up gates or as determined by office management. The gates will have distinct grille designs and signage to differentiate the residential from the office use. The location of the garage entrances allows pedestrian entrances and activity to be uninterrupted along both the Davidson Street and Landis Avenue sidewalk, with the main pedestrian entrances along Landis Avenue. There is no internal vehicular connection between the subterranean and ground floor of the parking structure. Subterranean floor parking will be reserved for building tenants and guests, providing 53 spaces, with 35.8% of those in compact spaces. This percentage of compact spaces is higher than typically allowed in other areas of the City (25 %). Due to the urban location of the project and goals of pedestrian and transit accessibility within the Village District and the nature of this development as an affordable housing complex, the residential parking is considered ample for the nature of this project. The street level parking is provided in 9 tuck under parking spaces accessible from the alley and will provide two spaces for the leasing office with the remainder for Family Health Center of San Diego. The remainder of the street level parking is provided as 31 spaces with garage access for Family Health Center of San Diego employees of the 1,253 square feet of office space provided by this Project and their existing building located at the southeast corner of the Landis Avenue and Davidson Street intersection. The building fagade along Davidson Street is designed to screen views into the parking garage while continuing storefront elements from Landis Avenue. The building's horizontal lines define the street level fagade with continuous glass full height windows to the street intersection. Small ventilating garage openings are designed similar to other fenestrations with metal grilles patterned after adjacent windows. Metal canopy awnings are placed over doors to define entrances and provide street - scaled elements. Pedestrian/Street Orientation A required development standard for mixed used projects in the Village District is that: "Storefronts along street frontages must maintain a pedestrian orientation at street level "; and "Buildings on corner lots should include storefront design features on at least 50% of the side street elevation and wall. " All street facing building elements are designed to support pedestrian traffic and engage the residents with the activities of the street and the immediate community. Street level storefronts provide transparency into the building with large windows and allow those passing by to see lobbies and reception areas. While the Davidson Street storefront provides slightly less than the 50% recommended, the larger Landis Avenue storefront is appropriate for this location. On upper floors, residents will be able to view activities along Landis Avenue and Davidson Street from private balconies and windows. The second level plaza will also have community spaces, a trellis arbor and a common courtyard which overlooks the streets. DRC -13 -06 Page No. 7 An important addition to the existing street scene is the construction of a new sidewalk along Davidson Street. Davidson Street has a narrow public right of way, which does not allow sidewalks along the north side of street in the surrounding neighborhood. The applicant proposes to develop this portion of Davidson Street with a new north side public walkway which widens to 10 feet at the corner of Davidson Street and Landis Avenue. The proposed landscape improvements along Landis Avenue includes extending the existing row of palm trees along the curb of the sidewalk to the full length of the frontage and at a width of 12 feet, providing a wide pedestrian frontage. Open Space The project exceeds open space requirements of the Village District and provides onsite amenities including a common open space area on the roof of the first floor (top of podium) consisting of a toddler play structure, open courtyard and open space area between buildings with benches, seating area, and a BBQ. The project also provides a 1,518 square -foot community room on the street level along Landis Avenue and private balconies and patios within residential units. A breakdown of the provided open space follows. OPEN SPACE: CONCLUSION 200 s.f. /d.u. = 6,600 s.f. Private balconies: Min. 60 s.f. (6' x 10' Private balconies /patios = 2,583 s.f. Community room = 1,518 s.f. Podium open space = 6,222 s.f. TOTAL = 10,323 s.f. The proposed mixed use residential project is a permitted land use and complies with the policies, guidelines and design standards for the V -3 (West Village) district of the Urban Core Specific Plan. Therefore, staff recommends the Planning Commission approve Design Review Permit, DRC- 13 -06, to construct a 33 -unit multi - family apartment project and 1,253 square feet of office space on approximately 0.5 acres, subject to the conditions listed in the attached Resolution. DECISION -MAKER CONFLICTS Staff has reviewed the property holdings of the Planning Commission members and has found no property holdings within 500 feet of the boundaries of the property, which is the subject of this action. FISCAL IMPACT The application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Public Comments 3. Planning Commission Resolution DRC -13 -06 4. Disclosure Statements 5. Project Plans z U d a U O - xA ow s i t t 1 96 t 1, .r s r •� L MM% mod ce OED�E s # '•, t, � fi t ' e _ _ 1 i i" � 1 e r , wr , F [5 t 1 O O ATTACHMENT 2 PUBLIC COMMENTS Mixed Use Development Application for 240 Landis Avenue Community Meeting 418113 S -6 p.m. City Hall Room C101 Parking is a problem in the area surrounding the project. Students from UEI and other businesses 1 park in free spaces along Landis and Garrett Staff provided the comment to the Traffic Engineering Division and causing congestion and frustration for residents. provided the residents a reference to the Public Works Department. Would like to see resident parking overnight with 2 hour parking permitted for everyone else. (Wakeland) The project will provide 50 spaces for residents, 4 guest spaces and 34 spaces for the commercial space, for a total of 88 spaces. 2 33 units will bring increased traffic and parking The required number of spaces is 56 *. The project is providing parking issues to the area and devalue roe p p for Family Health Centers existing building at the southeast corner of Landis and Davidson and providing 34 existing staff members an opportunity to park in the new structure instead of parking on the street, which should provide some street parking relief to the area. 3 How will residents of the affordable complex be (Wakeland) Residents are screened for credit, criminal history and other screened? factors as permitted under fair housing law in order to ensure a safe living environment for all residents. 4 (Wakeland) The project will have an on -site manager and strict covenants How will over - crowding be prevented? restricting occupancy and due to the funding sources the project will be annually monitored for compliance with the restrictions. 5 Fees for second dwelling units at the city are exorbitant. Staff will provide this comment to the Planning Division. (Wakeland) The project will serve residents earning between 30 and 60% 6 We don't need more low income people in AMI which equates to average household incomes between $18,600 and downtown Chula Vista — we need people who $51,650. Residents of affordable housing have rents restricted to have higher incomes to attract better businesses. approximately 30% of their incomes, leaving them with more to spend at local businesses. *Response provided based on Proiect design at time of meeting. Attachment 3 RESOLUTION NO. DRC -13 -06 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING A DESIGN REVIEW PERMIT, DRC -13 -06 TO CONSTRUCT A MIXED USE PROJECT CONSISTING OF A 33 -UNIT MULTI - FAMILY APARTMENT PROJECT AND 1,253 SQUARE FEET OF OFFICE SPACE ON APPROXIMATELY 0.5 ACRES LOCATED IN THE V -3 (WEST VILLAGE) DISTRICT OF THE URBAN CORE SPECIFIC PLAN. APPLICANT: WAKELAND HOUSING AND DEVELOPMENT CORPORATION WHEREAS, on March 19, 2013, a duly verified application for a Design Review Permit was filed with the City of Chula Vista Development Services Department by Wakeland Housing and Development Corporation ( "Applicant "); and WHEREAS, the application requests approval of a Design Review Permit to allow construction of a 33 -unit multi - family apartment project and 1,253 square feet of office space on approximately 0.5 acres ( "Project "); and WHEREAS, the area of land which is the subject of this Resolution is an existing parcel located in the V -3 (West Village) district of the Urban Core Specific Plan ( "UCSP ") ( "Project Site "); and WHEREAS, Director of Development Services has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project was adequately covered in previously adopted Final Environmental Impact Report, EIR 06 -01, for the Urban Core Specific Plan. No further environmental review or documentation is necessary; and WHEREAS, the Director of Development Services set the time and place for a hearing on the Design Review Permit application, and notice of the hearing, together with it purpose, was given by its publication in a newspaper of general circulation in the City, and its mailing to property owners and residents within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing; and WHEREAS, the hearing was held at the time and place as advertised, namely June 26, 2013 at 6:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter closed; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Chula Vista that it makes the following findings: A. Environmental Determination The Development Services Director has reviewed the Design Review application for compliance with the California Environmental Quality Act. Pursuant to EIR No 06 -01, a Page 2 June 26, 2013 Secondary Study was prepared for the project. Based on the Secondary Study, the Project is covered under the previous EIR No. 06 -01. The Planning Commission, in the exercise of its independent judgment, as set forth in the record of its proceedings, finds that the Secondary Study and Mitigation Monitoring and Reporting Program (IS -13 -004), which is on file in the Development Services Department, has been prepared in accordance with the requirements of the California Environmental Quality Act (CEQA), and the Environmental Review Procedures of the City of Chula Vista; and that the Project's environmental impacts will be mitigated and contained in the Mitigation Monitoring and Reporting Program, and that the Mitigation Monitoring and Reporting Program is designed to ensure that during Project implementation, the permittee /Project applicant, and any other responsible parties implement the project components and comply with the Mitigation Monitoring Program. B. That the proposed project is consistent with the development regulations of the Village V -3 (West Village) district of the Urban Core Specific Plan Regulations. With the exception of a deviation to the maximum allowable lot coverage, the Project is consistent with the development regulations of the UCSP V -3 district. Due to the incorporation of the parking structure into the project and the applicant's desire to maximize the number of affordable housing units, the applicant has requested a deviation in the maximum allowable lot coverage of 90% to 98 %. Chapter VI.I of the UCSP specifies that exceptions to the land use and development regulations may be authorized if certain findings are made, as identified below. The proposed development will not adversely affect the goals and objectives of the Specific Plan and General Plan. The goals and objectives of the Specific Plan and General Plan are not adversely affected by a deviation in lot coverage. The deviation from lot coverage is being mitigated with the use of architectural relief and articulation. The building will also feature articulated walls, color variety, different finish textures and stepped facades to maintain proper scale with its surroundings. Exterior building plane are offset both vertically and horizontally along the site perimeter. An upper level plaza reduces the interior mass of the development with an active common area, which overlooks the street and separates building mass. Sidewalk planters and awnings help reduce building massing to a human- scale and 12 foot wide sidewalks along Landis Avenue and 5 to 10 foot wide sidewalks along Davidson Street provide an enhanced pedestrian experience, adhering to the UCSP goals for pedestrian orientation. 2. The proposed development will comply with all other regulations of the Specific Plan. No other deviations from the UCSP regulations are being requested. 3. The proposed development will incorporate one or more of the Urban Amenities Incentives in section F - Urban Amenities Requirements and Incentives, of this chapter. Page 3 June 26, 2013 The proposed development will provide "Urban Amenity Incentives" of both Streetscape Improvements, with new sidewalk and landscape and Affordable Housing, providing affordable housing opportunities to 33 households. 4. The exception or exceptions are appropriate for this location and will result in a better design or greater public benefit than could be achieved through strict conformance with the Specific Plan development regulations. The exception of lot coverage is appropriate in the Village District and will result in a better design providing a more pedestrian oriented street front and greater open space for residents. In addition, a greater public benefit is being attained through the development of affordable housing. Without the exception to lot coverage the applicant would not be able to maximize the number of affordable residential units, and would prevent the applicant from leveraging other financial opportunities. C. The proposed project is consistent with the design and development standards of the Village V -3 (West Village) district of the Urban Core Specific Plan. The project is in compliance with the design and development standards of the Village V- 3 district. Enhanced architectural details are proposed along the street elevations and the layout of the site provides for a pedestrian oriented street front per the UCSP. A total of 56.4 parking spaces are required, and the project proposes to provide 97 spaces which will provide additional parking for existing employees of the Family Health Centers building at the southeast corner of Landis Avenue and Davidson Street. The total building height is 45 -ft, whereas the maximum building height per the V -3 subdistrict development standards is 84 -ft. The project would be consistent with the development standards for floor area ratio, setbacks and street wall frontage. BE IT FURTHER RESOLVED THAT THE PLANNING COMMISSION, BASED ON THE FINDINGS ABOVE, approves the Design Review Permit subject to the following conditions: I. The following shall be accomplished to the satisfaction of the City, prior to issuance of building permits, unless otherwise specified: Planning Division The site shall be developed and maintained in accordance with the approved plans, which include site plans, floor plan, and elevation plan on file in the Planning Division, the conditions contained herein, and Title 19. 2. Prior to, or in conjunction with the issuance of the first building permit, pay all applicable fees, including any unpaid balances of permit processing fees for deposit account DQ -1721. 3. Prior to the approval of building permits, the colors and materials specified on the building plans must be consistent with the colors and materials shown on the site plan and materials board approved by the Planning Commission on June 26, 2013. Page 4 June 26, 2013 4. A graffiti resistant treatment shall be specified for all wall and building surfaces. This shall be noted for any building and wall plans and shall be reviewed and approved by the Development Services Director prior to the issuance of building permits. Additionally, the project shall conform to Sections 9.20.055 and 9.20.035 of the CVMC regarding graffiti control. 5. All roof appurtenances, including air conditioners and other roof mounted equipment and/or projections, shall be shielded from view and the sound buffered from adjacent properties and streets as required by the Development Services Director. Such screening shall be architecturally integrated with the building design and constructed to the satisfaction of the Development Services Director. 6. All ground mounted utility appurtenances such as transformers, AC condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berming, and /or landscaping to the satisfaction of the Director of Development Services. 7. All exterior lighting shall include shielding to remove any glare from adjacent residents. Details for said lighting shall be included in the architectural plans and shall be reviewed and approved to the satisfaction of the Director of Development Services, prior to the issuance of the building permit. 8. The Applicant shall obtain approval by the Development Services Department of a sign permit for each sign. Signs shall comply with all applicable requirements of the Municipal Code. " 9. Prior to the issuance of building permits, the Applicant shall prepare, submit and obtain approval by the City's Environmental Services Program Manager of a Recycling and Solid Waste Management Plan. Any deviations in design must be considered and approved by the Zoning Administrator. 10. The Applicant shall comply with and implement the Mitigation Monitoring and Reporting Program as provided in Secondary Study IS -13 -004. Building Division 11. Building permit applications submitted on or after January 1, 2011 shall comply with the following building codes and any other applicable regulations: a. 2010 Edition of the California Building Code as amended and adopted by the City of Chula Vista (Municipal Code Chapter 15.08); b. 2010 Edition of the California Mechanical Code as amended and adopted by the City of Chula Vista (Municipal Code Chapter 15.16); c. 2010 Edition of the California Plumbing Code as amended and adopted by the City of Chula Vista (Municipal Code Chapter 15.28); Page 5 June 26, 2013 d. 2010 Edition of the California Electrical Code as amended and adopted by the City of Chula Vista (Municipal Code Chapter 15.24); e. 2010 Edition of the California Fire Code as amended and adopted by the City of Chula Vista (Municipal Code Chapter 15.36); and f. 2010 Edition of the California Green Building Standards as amended and adopted by the City of Chula Vista. Land Development Division/Landscape Architecture Division 12. The Applicant shall be required to pay Engineering Fees based on the final approved building plans for the project, including: a. Sewer Connection and Capacity Fee b. Traffic Signal Fee C. Western Transportation Development Impact Fee d. Public Facilities Development Impact Fees e. Other Engineering Fees as applicable per Master Fee Schedule 13. The Applicant shall be required to pay additional deposits or fees in accordance with the City Subdivision Manual, and Master Fee Schedule with the submittal of the following items: a. Grading Plans b. Construction Permit 14. Park obligations shall be met per Chapter 17.10 prior to the issuance of the first Building Permit unless waived. 15. All driveways shall conform to the City of Chula Vista's sight distance requirements in accordance with Section 18.16.220 of the Municipal Code. Also, landscaping, street furniture, or signs shall not obstruct the visibility of driver at the street intersections or driveways. 16. Prior to building permit the applicant must demonstrate compliance the Uniform Building Code, minimum sewer grade (2 %) from the farthest unit to the site to the sewer main in Landis Avenue or Davidson Street. 17. The Applicant shall obtain a Land Development Permit prior to beginning any earthwork activities at the site and before issuance of Building Permits in accordance with Municipal Code Title 15.05. Developer shall submit Grading Plans in conformance with the City's Subdivision Manual and the City's Development Storm Water Manual requirements, including, but not limited to the following: a. Grading Plans shall be prepared by a registered Civil Engineer and approved by the City Engineer. b. Drainage Study and Geotechnical /Soils Investigations are required with the first submittal of Grading Plans. The Drainage Study shall calculate the Pre - Development and Post - Development flows and show how downstream properties and storm drain facilities are impacted. Design shall incorporate detention of Page 6 June 26, 2013 storm water runoff if Post - Development flows exceed Pre - Development flows; analysis shall include flows from 2 yr, 10 yr, and 50 yr return frequency storms. c. Drainage study shall also demonstrate that no property damage will occur during the 100 -year storm event. d. Drainage study shall show any offsite flows. e. All onsite drainage facilities shall be private. f. Any offsite work will require Letters of Permission from the property owner(s). 18. The Applicant shall provide two copies of the following technical reports with the 1St submittal of grading plans: a. Drainage study b. Water Quality Technical Report c. Geotechnical Report 19. The Applicant shall comply with the following regulations for retaining walls prior to the approval of a grading permit. a. All retaining walls shall be noted on the grading plans and include a detailed wall profile. b. Structural wall calculations are required if walls are not built per San Diego Regional Standard Drawings, or City of Chula Vista Construction Standards CVCS -30 thru 40, and if fences are to be placed on top of retaining walls. c. Retaining walls that will be part of a building wall must be approved as part of the building permit for the project. d. Retaining walls around trash bin (if any) shall be noted on the grading plans and called out per standard. e. Detail how retaining wall drains tie into the drainage system. 20. The project shall comply with all requirements of the Chula Vista Development Storm Water Manual (Storm Water Manual) for both construction and post - construction phases of the project. Prior to building permit approval, documentation shall be provided, to the satisfaction of the City Engineer, to demonstrate such compliance. 21. Development of this project shall comply with all requirements of State Water Resources Control Board (SWRCB) NPDES General Permit No. CAS000002, Waste Discharge Requirements for Discharges of Storm Water Runoff Associated with Construction Activity, and any subsequent re- issuances thereof. In accordance with said Permit, a Storm Water Pollution Prevention Plan ( SWPPP) and a Monitoring Program Plan shall be developed and implemented concurrent with the commencement of grading activities. The SWPPP shall specify construction structural and non - structural pollution prevention measures. 22. All on -site drainage inlets and catch basins shall be provided with permanent stenciling and signage according to the City of Chula Vista Standards to prohibit illegal discharge to the storm drain system. Page 7 June 26, 2013 23. Prior to issuance of any Grading or Building Permits, whichever occurs first, owner must enter into a Storm Water Management Facilities Maintenance Agreement to perpetually maintain private BMP's located within the project. 24. Prior to issuance of the grading permit for the project, a complete and accurate Notice -of- Intent (NOI) must be filed with the SWRCB. A copy of the acknowledgement from the SWRCB that a NOI has been received for this project shall be filed with the City of Chula Vista when received. Further, a copy of the completed NOI from the SWRCB showing the Permit Number for this project shall be filed with the City of Chula Vista when received. 25. Prior to obtaining any Building Permits, or approval of the Final Map, whichever occurs first, the applicant shall obtain a Construction Permit if the project's total on -site improvements exceed Engineering Threshold of CVMC, Section 12.24.020, to perform the following work in the City's right -of -way which may include, but is not limited to: a. Removal and replacement of any broken or damaged curb, gutter, and sidewalk per SDRSD G -2, and G -7 along the project's frontage to the satisfaction of the City Engineer, designed and constructed with proper transitions to existing conditions. b. Removal and replacement of existing driveway(s) meeting design standards as shown in Chula Vista Construction Standards CVCS -IA. Current Driveway(s) shall be replaced, if it does not meet the City of Chula Vista Design Standards /ADA Standards, or if existing driveway is cracked or broken. Dedication of R/W as needed in order for driveway to comply with (American Disability Act) ADA requirements. c. Removal and replacement of existing pedestrian ramp on the corner Davidson Street and Landis Avenue, per Chula Vista Construction Standards CVCS -25. Current pedestrian ramp shall be replaced, if it does not meet the City of Chula Vista Design Standards /ADA Standards, or if it is cracked or broken. d. Installation of one driveway meeting design standards as shown in Chula Vista standard detail CVCS -lA. Dedication of R/W as needed in order for driveway to comply with American Disability Act (ADA) requirements. e. Installation of all sidewalks under drains per Chula Vista Standard detail CVCS- 17 along Landis Avenue and Davidson Street. f. Any proposed closure of an existing driveway shall be replaced with a curb, gutter, and sidewalk per SDRSD G -2, and G -7. 26. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be obtained as necessary. 27. Any improvements in the right -of -way beyond the project limits shall be designed and constructed as to not interfere with adjacent businesses, as approved by the City Engineer. 28. The construction and completion of all improvements and release requirements shall be secured in accordance with Section 18.16.220 of the Municipal Code. Page 8 June 26, 2013 29. Any existing sewer laterals and storm drain connections that are to be used by the new development shall be inspected by the Public Works Operations Section and replaced as needed. 30. For the proposed private sewer facilities, manholes shall be used where 6" mains or larger are connected to the public sewer. 31. The onsite sewer and storm drain system shall be private. All sewer laterals and storm drains shall be privately maintained from each building unit to the City- maintained public facilities. 32. All proposed sidewalks, walkways, pedestrian ramps, and disabled parking shall be designed to meet the City of Chula Vista Design Standards, ADA Standards, and Title 24 standards, as applicable. Driveway A shall include pedestrian ramps on all legs. 33. Any private facilities within public right -of -way or City easement will require an Encroachment Permit prior to Improvement Plan or Building Permit approval. 34. Applicant shall enter into an encroachment permit and maintenance agreement for street trees associated with the project. 35. All utilities serving the property and existing utilities located within or adjacent to the property shall be under grounded in accordance with the Chula Vista Municipal Code Section prior to the issuance of Building Permit. Fire Department 36. Prior to the approval of any building permit, the Applicant shall provide a water flow letter from the applicable water agency having jurisdiction indicating fire flow is available to serve this project. 37. Prior to approval of the building permit, the Applicant shall provide a water supply analysis (technical report) to the Chula Vista Fire Department for review and approval. This report shall be a node to node analysis using the Hazen - Williams formula. The analysis shall show that the required fire flow is available at the hydrants and that simultaneously, the sprinkler demand is available at the most demand sprinkler riser. 38. Fire Hydrants shall be located not greater than 300 feet apart. The minimum fire hydrant size shall be: 6" x 4" x 2" '/2x 2 '/2 ". 39. Prior to any construction, all Fire Department access and water supply need to be installed. Page 9 June 26, 2013 40. Prior to occupancy, an automatic fire sprinkler and fire alarm system will be required to be installed per the Fire Departments regulations. The Applicant shall mitigate the restricted access to the property in several ways including, but not limited to: a. Installation of a NFPA 13 fire sprinkler system throughout the building. b. Upgrades to the sprinkler and alarm system as identified by a fire consultant and approved to the satisfaction of the Fire Department. Public Works, Environmental Division 41. Prior to the approval of the building permit, the Applicant shall develop and submit a "Recycling and Solid Waste Management Plan" to the Conservation Coordinator for review and approval as a part of the permit process. The plan shall demonstrate those steps the applicant will take to comply with Municipal Code, including but not limited to Section 8.24, 8.25, and 19.58.340 and meet the State mandate to reduce or divert at least 50% of the waste generated by the residential developments. The applicant shall contract with the City's franchise hauler throughout the construction and occupancy phase of the project. The "Recycling and Solid Waste Management Plan" features shall be identified on the building plans. 42. Prior to the approval of the building permit, the Applicant shall submit the required performance deposit fee. H. The following on -going conditions shall apply to the Project Site as long as it relies on this approval: 1. The site shall be developed and maintained in accordance with the approved plans, which include site plans, floor plan, and elevation plan on file in the Planning Division, the conditions contained herein, and Title 19. 2. The Applicant shall install all landscaping and hardscape improvements in accordance with the approved landscape plan. 3. Approval of the Design Review Permit shall not waive compliance with all sections of Title 19 of the Municipal Code, and all other applicable laws and regulations in effect at the time of building permit issuance. 4. The Property Owner and Applicant shall and ado agree to indemnify, protect, defend and hold harmless City, its City Council members, officers, employees and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees (collectively, liabilities) incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this Design Review Permit and (b) City's approval or issuance of any other permit or action, whether discretionary or non - discretionary, in connection with the use contemplated on the Project Site. The Property Owner and Applicant shall acknowledge their agreement to this provision by executing a copy of this Design Review Permit where indicated below. The Property Owner's and Applicant's Page 10 June 26, 2013 compliance with this provision shall be binding on any and all of the Property Owner's and Applicant's successors and assigns. 5. This Design Review Permit shall become void and ineffective if not utilized within three years from the effective date thereof, in accordance with Section 19.14.260 of the Municipal Code. Failure to comply with any conditions of approval shall cause this permit to be reviewed by the City for additional conditions or revocation. III. EXECUTION OF RESOLUTION OF APPROVAL The Property Owner and Applicant shall execute this document signing on the lines provided below, indicating that the Property Owner and Applicant have each read, understood and agreed to the conditions contained herein, and will implement same. Upon execution, this document shall be signed and returned to the City's Development Services Department. Signature of Property Owner Date Family Health Centers of San Diego Signature of Applicant Date Wakeland Housing and Development Corporation IV. CONSEQUENCE OF FAILURE OF CONDITIONS If any of the foregoing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the City shall have the right to revoke or modify all approvals herein granted, deny, or further condition issuance of all future building permits, deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted, institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. Failure to satisfy the conditions of this permit may also result in the imposition of civil or criminal penalties. V. INVALIDITY; AUTOMATIC REVOCATION It is the intention of the Planning Commission that its adoption of this Resolution is dependent upon the enforceability of each and every term, provision and condition herein stated; and that in the event that any one or more terms, provisions or conditions are determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this resolution and the permit shall be deemed to be automatically revoked and of no further force and effect. PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF CHULA VISTA, CALIFORNIA, this 26th day of June, 2013, by the following vote, to -wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Patricia Laughlin, Secretary Presented by: Eric Crockett Assistant Director of Development Services Page 11 June 26, 2013 Lisa Moctezuma, Chair Approved as to form by: Men R. Googins City Attorney M Attachment 4 D e v e l o p m e n t S e r v i c e s D e p a r t m e n t Planning Division I Development Processing (TRH CF CHU'LA V6-Ea, APPLICATION APPENDIX A Project Description & Justification Project Name✓A sr►(i Applicant Name 4r0r et oa,, Please fully describe the proposed project, any and all construction that may be accomplished as a result of approval of this project, and the project's benefits to yourself, the property, the neighborhood, and the City of Chula Vista. Include any details necessary to adequately explain the scope and /or operation of the proposed project. You may include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. For all Conditional Use Permits and Variances, please address the required "findings" as listed in the Application Process applicable guides. Wakeland Housing and Development Corporation is working with the Family Health Centers of San Diego on this exciting mixed -use project that will offer new affordable housing opportunities and office space in the heart of downtown Chula Vista. This project creates 33 units of multifamily rental housing targeted to residents earning 30 — 60% Area Median Income (AMI). The project will consist of one level of subterranean parking, one level of podium parking, and three levels of residential buildings served by an elevator, There will be 6 one bedrooms, 15 two - bedrooms, and 12 three bedrooms, as well as a street level leasing office and community center. The project is a partnership with the Family Health Center (FHC), who currently owns the site, and will also provide the FHC with 1,376 SF of office space and 34 parking spaces for their staff and clients. The project is currently vacant. The building previously located on the site burned down, and only the building's foundation remains. This site is ideal for affordable housing due to the proximity of a wide range of amenities. It is transit friendly, as it is located along.a major bus route with service at least every 30 minutes during peak transit hours, and it is an easy walk to Friendship Park, the Chula Vista Public Library, a neighborhood market, Chula Vista Middle School, a pharmacy, and the FHC health clinic. These amenities allow it to qualify for 9 percent Tax Credits, a valuable affordable housing funding source that is only awarded to amenity -rich projects such as this one. This new development will offer several benefits to the community of Chula Vista, including: e Contributing to the revitalization of the area by converting a vacant lot into a mixed -use development with affordable and desirable living space that continues to build a vibrant downtown community. s Providing affordable housing For people who already work and live in Chula Vista coupled with robust onsite services and education programs to help them achieve their personal and professional goals. o Creating a well- maintained and attractive development that will remain a community asset well into the future due to Wakeland's extensive tenant screening procedures and onsite resident services —which include after school care for children, workforce development programs and financial literacy coaching. o Utilizing sustainable building and management practices to establish a model "green" community —with the goal of achieving LEED Gold certification. IM276 Fourth Avenue I Chula Vista California ! 9 19 10 I (619) 6 91.5 101 CRY OF C1-1ULL\ VISTA D e v e l o p m e n t S e r v i c e s D e p a r t m e n t Planning Division 1 Development Processing APPLICATION APPENDIX B Disclosure Statement - Page 2 6. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, made a campaign contribution of more than $250 within the past (12) months to a current member of the City of Chula Vista Council ? Yes No if yes which council member? 7. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, provided more than $420 (or an item of equivalent value) to an official ** of the City of Chula Vista in the past (12) months? (This includes any payment that confers a personal benefit on the recipient, a rebate or discount in the price of an thing of value, money to retire a legal debt, gift, loan, etc.) Yes No7 If yes, which official ** and what was the nature of the item provided? a. Has any person *identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, been a source of income of $500 or more to an official ** of the City of Chula Vista in the past (12) months? Yes No If yes, which official ** and the nature of the item provided? Date v1'1 Signature of Contractor /Applicant Print or type name of Contractor /Applicant * Person is identified as: any individual, firm, co- partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other political subdivision, or any other group or combination acting as a unit. ** official includes, but is not limited to: Mayor, Council member, Planning Commissioner, Member of a board, commission or committee of the City, and City employee or staff members. * ** This disclosure Statement must be completed at the time the project application, or contract, is submitted to City staff for processing, and updated within one week prior to consideration by legislative body. Last Updated: March 16, 2010 Form App. B Rev 03.10 276 Fourth Avenue ! Chula Vista California 91910 (619) 6 91.510 1 ryvz ;, r neM x.mmx w v.++.w, Wake,land Housing Arid 06%falopmerit Corporation Board Of Directors Steve Kuptz Board Chairman Chief Financial Officer, Santa Fe Christian Schools (and Wakeland Founder) Lina Ericsson Board Secretary Principal, Ericsson Law Group Elizabeth B. Bluhm Board Treasurer Principal, E. Bluhm Consulting LLC Former Senior Managing Director of Red Capital Group Jeff Brazel Principal, JVB Real Estate Advisors Larry Clemens Principal, The London Group Past President of Barratt American, Urban Division Doug Perkins President, Pacific Gateway Group D. Todd Philips Director, Gov. Relations & Legislative Affairs, San Diego Workforce Partnership Walter Philips Exec. Dir /CEO, San Diego Youth & Community Services Art Rivera Broker, Sterling Wealth Strategies Barry J. Schultz Stuz Artiano Shinoff & Holtz Lee Winslett Vice President, Wells Fargo Community Lending c m or: CHULA VISTA Disclosure Statement D e v e l o p m e n t S e r v i c e s D e p a r t m e n t Planning Division I Development Processing APPLICATION APPENDIX B Pursuant to City Council Policy 10101, prior to any action on a matter that requires discretionary action by the City Council, Planning Commission or other official legislative body of the City, a statement of disclosure of certain ownerships, financial interest, payments, and campaign contributions must be filed. The following information must be disclosed! 1. List the names of all persons having a financial interest in the project that is the subject of the application, project or contract (e.g., owner, applicant, contractor, subcontractor, material supplier). Family Health Centers of San Diego (a non,— profit organization) 2.. If any person* identified in section 1, above is a corporation or partnership, list the names of all individuals with an investment of $2000 or more In the business (corporation /partnership) entity. Non — profit ^� 3. If any person* identified in section 1. above Is a non - profit organization or trust, list the names of any person who is the director of the non - profit organization or the names of the trustee, beneficiary and trustor of the trust. SEE ATTACHED 4. Please identify every person, including any agents, employees, consultant:., or independent contractors, whom you have authorized to represent you before the City in this matter. Wakeland Development (DireotorsJ Ioyees) Ben Avey Jennette Lawrence Shay 5, Has any person *Identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, had any financial dealings with an official"* of the City of Chula Vista as it relates to this contract, project or application within the past 12 months? Yes No If yes, briefly describe the nature of the financial interest the official" may have in this contract. Fwm APDA ] R"03.10 \ / 276 Fourth Avenue Chula vista California 1 91910 1 (619) 691.5101 ''fl'n i7evelopment Services Department .�' Planning Division I Development Processing MY of Cl,�."A VISTA APPLICATION APPENDIX 5 Disclosure Statement - Page 2 6. Has any person "identified in 1., 2., 3., or 4., above, or otherwise associated with this contract, project or application, made a campaign contribution of more than $250 within the past (12) months to a current member of the City of Chula Vista Council ? Yes No X if yes which council member? 7. Has any person '"identified in 1., x., 3., or 4., above, or otherwise associated with this contract, project or application, provided more than $420 (or an item of equivalent value) to an official— of the City of Chula Vista in the past (12) months? (This includes any payment that confers a personal benefit on the recipient, a rebate or discount in the price of anything of value, money to retire a legal debt, gift, loan, etc.) Yes_,, _ No _X if yes, which official— and what was the nature of the item provided? a. Has any person "identified in % 2., 3., or 4., above, or otherwise associated with this contract; project or application, been a source of Income of $300 or more to an official"k" of the City of Chula Vista in the past (12) months? Yes No % If yes, which official" and the nature of the Item provided? Date 03/13/13 Print or type name of Contractor /Applicant Family Health Centers of San Diego '" Person is identified as: any individual, firm, co- partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, any other county, city, municipality, district, or other political subdivision, or any other group or combination acting as a unit. official includes, but Is not limited to: Mayor,.Councll member, Planning Commissioner, Member of a board, commission or committee of the City, and City employee or staff members. ** This disclosure Statement must be completed at the time the project application, or contract, is submitted to City staff for processing, and updated within one week prior to consideration by legislative body, Last Updated, March 16, 2010 Mrm npo. e Rev 0110 276 Fourth Avanua I Chula Vista California 1 91910 ;6i 9) 691.3101 7R y: T iI s lul. 0111 to was kill Intl WHO hN, j i 0 gill! �W d� � 000000 ©o 0 s r f 0 "s 0 : I o � _ o r - ® o 0 I e FA Lon- a o o , 0 "s 0