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AGENDA STATEMENT
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Meeting Date: 1/28/15
ITEM TITLE: Public Hearing: DRC- 14 -11; Design Review consideration of a 41 -unit
multi - family attached alley condominium project with two (2) car garages,
and associated open space on approximately 1.5 acres located in the Otay
Ranch Village Two, Neighborhood R -10A, Planned Community District
(RM2) Residential Multi- Family 2 zone. Applicant: Pacific Coast
Communities
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DRC -14 -11 to construct a 41- unit multi- family
attached alley condominium project with two (2) car garages, and
associated open space on 1.5 acres within the Otay Ranch Village Two, R-
1 0A. Applicant: Pacific Coast Communities.
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
The Applicant has submitted a Design Review application for approval of a 41 -unit multi - family
attached alley condominium project. The project includes three to five bedroom condominiums,
two -car garages, and associated open space on approximately 1.5 acres. The site is vacant and
located within the Otay Ranch Village Two, Neighborhood R -10A (see Locator Map,
Attachment 1).
ENVIRONMENTAL REVIEW
Planning staff 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 Second Tier EIR (EIR- 02 -02), for the Otay Ranch Villages Two,
Three and a Portion of Four Sectional Planning Area (SPA) Plan. No further enviromnental
review or documentation is necessary.
RECOMMENDATION:
That the Planning Commission adopt Resolution DRC -14 -11 approving the proposed project,
based on the findings and subject to the conditions contained therein.
DRC -14 -11
DISCUSSION:
Project Site Characteristics:
Page No. 2
The 1.5 -acre project site is located in the eastern portion of Village Two within the Village Core,
on a vacant parcel north of Santa Diana Road and west of Santa Ivy Avenue. Neighborhood
R -IOA is bordered on the north and west by a single - family attached alley product, multi - family
to the east, and a future park and multi - family units across Santa Diana Road to the south
(Attachment 1, Locator Map). All of the surrounding parcels are currently vacant.
Summary of Surrounding Land Uses
General Plan Zoning
Site: Mixed -Use Residential Planned Community
South: RLM /MUR Planned Community
North: Res. Low Medium Planned Community
East: Mixed Use Res. Planned Community
West: Res. Low Medium Planned Community
Project Description
Current Land Use
Vacant
Future park/Multi- Family Res.
Single - Family Detached Alley
Multi- Family Res. Attached Alley
Single- Family Detached Alley
The overall proposal consists of a 41 -unit multi - family attached alley condominium development
with a remainder lot on approximately 1.5 acres within Neighborhood R -10A in the Village of
Montecito (Village Two).
The proposal includes three (3) building plan types ranging from 6 -unit to 9 -unit buildings. The
buildings will be two or three -story with a maximum height of 37 -ft. The floor plans, consisting
of 7 -three bedroom units, 41 -four bedroom units with an optional fifth bedroom, are sized at
approximately 1,635 square -feet to 2,366 square -feet. The proposed floor plans for all units
include: a two -car garage, living room, kitchen and dining room on the first floor, with bedrooms
above on the second and third floor. Each unit is designed to provide the front entries off of
Santa Diana Road while garage access is located off of the alleyway. Spanish style architecture
incorporates four color schemes with materials such as light to dark colored stucco, tiled roofs,
wrought iron accents, decorative tile, and arched openings. Required parking is provided both
onsite with 41 two -car garages (82 spaces), and offsite with twenty -eight (28) on- street parking
spaces provided along Santa Diana Road, directly south of the site (see Attachment 4, Project
Plans).
Onsite amenities include several open space areas throughout the project site consisting of a
passive open space area in between buildings and at street corner intersections. A pedestrian light
and two benches have been placed within the open space area along Santa Christina Avenue.
There are several vehicle and pedestrian accesses on and off the site. Vehicles can access the
alleyway through two driveways, one along Santa Ivy Avenue and one along Santa Christina
Avenue. The main front entrance to the homes is off Santa Diana Road. Pedestrian paths are
located along Santa Diana Road and along the perimeter of the site.
DRC -14 -11
Compliance with Development Standards
Page No. 3
The following Project Data Table shows the development regulations along with the applicant's
proposal to meet said requirements:
Assessor's Parcel Number:
644 - 311- 05 -00, 06
Current Zoning:
Planned Community, RM2
General Plan Designation:
Mixed -Use Residential
Lot Area:
1.5 acres
PARKING REQUIRED:
PARKING PROPOSED:
Parking spaces, broken down as follows:
2.25 spaces for three or more bedroom units
41- two car garages = 82 spaces
Note: Guest parking is included
Off -site parking = 28 spaces
(41 units x 2.25 =93 spaces)
Total: 93 parking spaces
Total: 110 parking spaces
SETBACKS /HEIGHT REQUIRED:
SETBACKS /HEIGHT PROPOSED:
Front: Subject to Design Review
10 feet (Santa Diana Road)
Side: Subject to Design Review
10 feet (between buildings)
Exterior Side: Subject to Design Review
15 -17 feet (varies)
Rear: Subject to Design Review
3 feet
Height: 60 feet
37 feet
ANALYSIS:
Compliance with Otay Ranch Village 2 Design Guidelines
Site Planning and Building Placement /Orientation
The Village Design Plan, Section III Residential District and the Village Core Master Precise
Plan (MPP), includes guidelines and policies that ensure that multi - family residential buildings
will contribute to the pedestrian- oriented "Village Concept" established in the Otay Ranch GDP.
Policies relating to pedestrian connections, building orientation, enhanced elevations and
vehicular access are listed in each document to implement the visions. The pedestrian features
throughout the site meet the intent of the Village Design Plan as described below.
Passive open space area have been provided in between buildings and at street intersections
while two parks are located within walking distance of the site; future park (P3 Park) site to the
east and future park (P2 Park) to the south for the pedestrian to enjoy.
In order to comply with the building siting polices and guidelines included in the Village Two
Design Plan and Village Core MPP, buildings have been oriented to front on the public street
along Santa Diana Road via courtyards that provide for a pedestrian connection.
While pedestrian access is the most significant feature in the Villages of Otay Ranch, increased
vehicular access is also important in order to offer a variety of ways to access different areas.
Dispersion of automobile traffic also has the effect of making areas more pedestrian friendly as
cars and pedestrians have less direct interaction. Neighborhood R -l0A provides two vehicular
DRC -14 -11 Page No. 4
access points through two driveways, one along Santa Ivy Avenue and one along Santa Christina
Avenue to the alleyway.
Architectural Theme
The Village Two SPA Design Plan, Multi - Family Residential Guidelines Section and Village
Core MMP identify Santa Barbara, California as the design inspiration for the Village of
Montecito (Village Two). As a fundamental component of the village core, the architecture of
the proposed multi - family development is focused primarily on the Santa Barbara design theme.
Although not mandated, preferred architectural styles for the core's multi - family development
include Spanish Eclectic and Spanish Mission to complement the design theme of the remainder
of the village.
Neighborhood R -10A is within the Village of Montecito's Secondary Core District and its
architecture is consistent with the policies of the Village Design Plan and the Village Core MPP.
The proposed Spanish style architecture includes four color schemes with light and dark colored
stucco walls, tile roofs, arched openings, decorative wood balcony railings, decorative tile and
wrought iron pot shelves, in addition to accent colors for the trim and door /window frame color.
Throughout Otay Ranch, enhanced elevations are required where developments are visible from
public rights -of -way as well as pedestrian areas. This regulation is stipulated in the Village Two
PC District regulations and the Village Core MPP. Typically, mullioned windows, pop -outs, and
window surrounds were used to meet these standards in previous villages, and these features
have become standard in Village Two.
Enhanced elevations should include varying building elements, roof pitches, and setbacks to
avoid monotony. In addition, distinctive building elements shall be oriented toward the corners
of prominent village core and entry street intersection. Street facing facades are required to
incorporate a range of scale - defining elements that relate larger building masses to the scale of
the pedestrian. Elements may include columns, archways, doorways, porches or patios and upper
floor balconies and windows. For the proposed project, additional design features such as
decorative gable end vents, shed roof over windows, decorative wood sill, foam corbel,
decorative tile surrounding arched entryways and building offsets were added along the front of
the residential building to avoid a monotonous design.
Parkin
Village 2 SPA regulations require 2.25 spaces for three or more bedroom units. Therefore, the
required parking is 93 spaces. All the units within the project provide a two -car garage with a
total of 82 parking spaces. On- street parking consists of 28 spaces along Santa Diana Road
pursuant to Otay Ranch Village 2 SPA, Section VIII (3) Parking Regulations. The project
exceeds the required parking by seventeen parking spaces and does not propose any compact
parking.
DRC -14 -11
CONCLUSION
Page No. 5
The proposed 41 multi - family attached alley condominium project are a permitted land use in the
Otay Ranch GDP and are permitted in the Residential Multi- Family Two (RM2) district of the
Village Two SPA Plan. The proposal complies with the policies, guidelines and design standards
for the Village Two Design Plan as well as the Village Core MPP. Therefore, staff recommends
the Planning Commission approve Design Review Permit, DRC- 14 -11, to construct a 41 -unit
multi - family attached alley condominium project with two (2) car garages, and associated open
space on approximately 1.5 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. Planning Commission Resolution DRC -14 -11
3. Disclosure Statement
4. Project Plans
J:\Planning \Caroline \Discretionary Pennits \OR VLG 2 R -l0A \DRC -14 -11 PC Staff report