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HomeMy WebLinkAboutItem 2 - Staff Report - DRC 14-10; PCS 14-02CHULA VISTA PLANNING COMMISSION AGENDA STATEMENT Item: 2 Meeting Date:05 /13/15 ITEM TITLE: Public Hearing: Consideration of Design Review Permit DRC -14 -10 to redevelop the site at 1350 Industrial Boulevard with a 42 -unit residential condominium project; and Tentative Map PCS -14 -02 to combine two legal lots at 1350 Industrial Boulevard into one 42 -unit residential condominium lot for individual ownership Resolution of the Planning Commission of the City of Chula Vista approving Design Review Permit DRC -14 -10 to redevelop the site at 1350 Industrial Boulevard with 42 residential condominium units and associated site improvements, subject to the conditions contained herein Resolution of the Planning Commission of the City of Chula Vista approving a Tentative Map (PCS- 14 -02) to combine two legal lots into one condominium lot for 42 Multi- family residential units, for individual ownership at 1350 Industrial Boulevard, subject to the conditions contained herein SUBMITTED BY: Richard Zumwalt, AICP, Associate Planner REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION The California Recover Fund, LLC (Applicant) has submitted applications for a Design Review Permit and a Tentative Map for redevelopment of the 2.67 -acre site located at 1350 Industrial Boulevard (Site) with a multi - family residential project known as Industrial Townhomes (Project). The Project Site is located on Industrial Boulevard near the intersection with Ada Street in the vicinity of the Palomar Trolley Station (see Attachment 1, Locator Map), within the Palomar Gateway District Specific Plan (PGDSP) area. The proposed project consists of the construction of 42- townhome units, landscaped areas and active /passive recreational and open space areas throughout the site. The project also includes the construction of the associated access and circulation elements. The proposed Tentative Map would subdivide the site (currently composed of two legal lots per the 1911 Map) into one condominium lot for the project. The condominium map would allow the units to be sold individually. The project has been reviewed and evaluated by City staff and it is being presented to the Commission for consideration and approval. Item 2 — DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 2 BACKGROUND The Chula Vista 2005 General Plan designated the 100 -acre area around the Palomar Trolley Station as the Palomar Gateway District (PGD), and designated the site as a "focused area of change" where more intensive development, revitalization and /or redevelopment are proposed to occur within the Southwest area of the City. The General Plan vision for the PGD includes a Mixed -Use Transit Focus Area directly west of the Palomar Trolley Station and a Residential High Area along the west side of Industrial Boulevard, south of the Transit Station (see Attachment 2, General Plan Vision for the Palomar Gateway District). The General Plan goal is to provide for additional housing at higher densities and mixed -uses that take advantage of a major transit station within walking distance. In order to effectively implement the vision and goal, the General Plan mandated the preparation of a specific plan for the PGD area. The PGDSP was prepared for the 100 -acre site around the Palomar Trolley Station, along with the required Program Environmental Impact Report, and was recommended by the Planning Commission and adopted by the City Council on August 13, 2013. The PGDSP land use and development regulations are intended to encourage and facilitate infill /pedestrian scale development, mixed uses, urban amenities, transit use, creative design, and the general revitalization of the PGD. The PGDSP contains several land use categories, including mixed uses (commercial /residential), multi - family residential, public /quasi - public and institutional, commercial office, commercial - service and retail, park and open spaces, and accessory uses. The project site is designated for multi - family residential development, the Palomar Residential Village (PRV) sub - district, which utilizes the City's existing R -3 (Apartment Residential Zone) zoning regulations. City staff has reviewed the Industrial Townhomes applications and the associated conceptual design plans and the Tentative Map in the context of the PGDSP regulations /development standards of the PRV sub - district. ENVIRONMENTAL REVIEW The Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the proposed project was adequately covered in the previously adopted Program Environmental Impact Report (EIR -10- 05/SCH No. 2011111077) prepared for the Palomar Gateway District Specific Plan and certified by the City Council pursuant to Resolution 2013 -160 on August 6, 2013. RECOMMENDATION: That the Planning Commission approve the Design Review Permit and the Tentative Map resolutions to develop the subject site with the proposed Project, subject to the conditions listed in the resolutions. Item 2 — DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 3 DISCUSSION: Project Site Characteristics: The 2.67 -acre site consists of one assessor's parcel (two legal lots per the 1911 Map) that contains a large single - family structure with approximately 3,743 square -feet in area. The existing structure will be demolished to allow the construction of the proposed project. The site also contains a drainage channel, considered a disturbed wetland, that transverses the site along its southern boundary and has a width of approximately 45 feet and reduces the developable area of the site. The site is irregular both in shape and form. The irregular -size sides range in length from 216 feet along the rear property line to 539 along the south side, and 325 feet of frontage along Industrial Boulevard. Topographical elevations on the site range from approximately 58 feet above sea level along the northern boundary to approximately 40 feet above sea level along the bottom of the drainage channel along the southern boundary of the site. Aside from the portion of the site occupied by the large house, the rest of the site is currently vacant with vegetation and trees. The area along the drainage channel is an area of intense shrubbery, littered with trash and debris. Over the last few years very little clean -up of the site has occurred. Project Description The proposed project consists of the redevelopment of the site with a multi - family residential condominium project and associated site improvements. The Project includes the construction of 42 townhome units in eight 3 -story structures concentrated along the northern three - quarters of the site, in order to leave undisturbed the natural drainage area located along the southern portion of the site (see Attachment 3, Concept Plans). The project includes the construction of a centralized outdoor activity area, which includes a sports court, a tot lot, an artificial -turf area, a citrus orchard with benches, and other landscaped features around the site. The project also includes a concrete pedestrian walkway that extends around the site, and connects all the buildings with the street (Industrial Boulevard) and the Palomar Trolley Station. Additionally, the project includes the restoration and maintenance of the approximately 20,500 sq. ft. drainage (wetland) area. The Project would clean-up, re- vegetate, restore and maintain the drainage area through a Homeowner's Association (HOA), subject to approval of State and Federal Wildlife Agencies. Lastly, the eight condominium buildings contain a residential unit mix of large units with 3- beroom/3 -bath (26 units) and 4- bedroom/3 -bath (16 units) that range in size from 1,636 to 1,794 square -feet of living space. These units, with tuck -under 2 -car garages and living spaces above, are organized in building structures that contain 2, 3, 4, 7 and 8 units, respectively. Five of the 42 units are accessible to persons with disabilities, and they are located in various building throughout the complex. Fronting on Industrial Boulevard are a duplex and a 7 -unit building (see Attachment 3, Concept Plans). Project Architecture The proposed architecture is Spanish Mediterranean and scaled to be consistent with the surrounding commercial and residential buildings. The townhomes will be varied in building appearance with private entries and garages. The residential buildings feature red tiled roofs, secondary roofs, metal railings, window canopies, recessed openings and stucco wall patterns Item 2 - DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 4 with varied warm tone colors. The proposed Project will be a pedestrian friendly development. 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. The building's stoops and large windows allow those passing by to see welcoming porches and balconies. In addition, the buildings will feature articulated walls, color variety, different finish textures and stepped facades to maintain proper scale with it surroundings. On the upper floors, residents will be able to view activities along Industrial Boulevard and the Palomar Street Trolley station. The site plan concept is based on a centralized community outdoor activity area that is a focal point for the townhomes. Vehicular traffic will access the site and each of the buildings via a single private access point and driveway. Private balconies and a large centralized outdoor activity area will provide many opportunities for passive and active recreation. The Industrial Townhomes residential project is oriented toward the street and is consistent with the scale and style of the adjacent properties with landscaped yards. The residential entrances incorporate stoops and porches, to maintain the security concept of "eyes on the street." Land Use and Zoning The table below shows the current, General Plan, and zoning designations for the subject Site and the surrounding sites: Consistency with Development Standards The proposed residential development has been evaluated using the PGD Specific Plan's development regulations, standards, and design guidelines. It should be remembered that, while the PGDSP has its own development standards and regulations, its regulations and standards derive from and are consistent with the standards and regulations of Chula Vista Municipal Code (CVMC) Section 19.28. Where the PGDSP is silent on a standard or regulation the CVMC shall apply. Current Use General Plan PGDSP (Zoning) Site SFR/Vacant Residential High Palomar Residential Village (R3 equivalent) North Single Family Homes Residential High Palomar Residential Village (R3 equivalent) East Industrial BI/Trolley OS /IL Transit Focus Area/IL Line /Industrial South SFR's /Church Residential High Palomar Residential Village (R3 equivalent) West SFRNacant JResidential High Palomar Residential Village (R3 equivalent) Consistency with Development Standards The proposed residential development has been evaluated using the PGD Specific Plan's development regulations, standards, and design guidelines. It should be remembered that, while the PGDSP has its own development standards and regulations, its regulations and standards derive from and are consistent with the standards and regulations of Chula Vista Municipal Code (CVMC) Section 19.28. Where the PGDSP is silent on a standard or regulation the CVMC shall apply. Item 2 - DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 5 Development Standard Zoning Project Proposal Building Height 45 ft. Max. 32 feet max. Building Setbacks: Front: 15 feet 15 Feet North Side: 5 feet 10 Feet South Side: 5 Feet 10 Feet Rear: 15 Feet 15 Feet Residential Density: Up to 30 units per acre 19 units /ac (net area) Parking Required: 84 spaces (2 per unit) 90 spaces Total Open Space Required 400 sf /unit - 16,800 sf 21,000 sf ANALYSIS: As indicated previously in this report, the City Council adopted the PGDSP to implement the General Plan's vision of a Mixed Use Transit Focused Area and High Density Residential. The adopted PGDSP contains the required regulations and development standards to review and evaluate development projects for consistency with the General Plan's vision and goal for the area. The proposed Industrial Townhomes Project was reviewed and evaluated based on the PGDSP's regulations, development standards, and design guidelines contained in the Palomar Residential Village (PRV) sub - district. Following is the analysis of the Project based on the applicable policies of the PGD Specific Plan. Land Use The proposed Project is consistent with the vision, objectives and policies of the General Plan and the regulations of the PGDSP. The Project would redevelop an underutilized and unimproved site and provide additional residential units in an area near a Trolley Station. The Project would contribute to provide multi - family housing to families that would take advantage and support the local Trolley system, as well as the existing commercial base on Palomar and Broadway. The proposed Project is also consistent with the PGDSP development regulations related to density (19 du /ac), parking (90 spaces provided), open space and building setbacks. As shown in the table above, the Project meets all of the regulations of the specific plan and, in cases such as parking and usable open space, the Project exceeds the minimum required. In the case of building height and density, the Project is under the allowed maximum. Site Planning and Building Placement/ Orientation /Building Architecture The Project was analyzed based on the design guidelines established in the PGDSP and the City's Design Manual. Following is a set of design standards applicable to the proposed Project followed by a statement indicating how the Project is consistent with those guidelines. "The arrangement of structures, parking and circulation areas and open spaces should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, character, and materials. " Item 2 - DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 6 The Project's eight 3 -story building structures with tucked -under parking garages and living space above are creatively and efficiently placed on the site to be oriented to the street and take full advantage of the Site's varied topography and open/natural spaces, while creating a cohesive arrangement of buildings and uses on the Site. The building structures are evenly distributed along the northern three quarters of the Site in a parallel formation from the street to the rear of the Site. Two buildings with nine units are located along the street frontage to establish a clear presence on the street, while framing the single entry driveway into the Site. The site plan concept is based on a centralized community outdoor activity area that is a focal point for the surrounding townhomes. The outdoor activity area contains a tot lot and a play court as well as an artificial turf area that will be easily accessible to all the residential units to provide a centralized recreational amenity for the residents. The outdoor activity area is also located next to the drainage channel which will remain undeveloped and will be restored and maintained for the passive enjoyment of the residents. "Quality building design ensures that individual development projects contribute to the overall character of a community, particularly the public realm. Buildings should be designed to facilitate pedestrian activity, and should include architectural features that reflect the local vernacular and are appropriate to the local climate. " The proposed architecture is Spanish Mediterranean and it is scaled to be consistent with the surrounding residential buildings and the commercial buildings in the vicinity. The townhomes will be varied in building appearance with private entries and garages. The residential building elements feature red tiled roofs, secondary roofs, metal railings, window canopies, recessed openings and stucco wall patterns with varied warm tone colors. The surrounding neighborhood is an eclectic mixture of residential, commercial buildings, and the San Diego Trolley system. Existing residential homes are one and two story structures. The proposed residential project blends well with and complements the existing community with the introduction of well - articulated and fenestrated buildings with varied building walls. The residential upper levels add variety to the building mass with a combination of windows, awnings, railings, balconies and use of colors. Overall, the Project development 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. "New multi family residential uses should provide a strong connection to the Palomar Transit Plaza and other commercial uses along Palomar Street and orient new residential uses to the street with landscaped setbacks. Entrances should incorporate stoops and porches, to maintain `eyes on the street'. " The Project has been designed to integrate and blend with the context, character, and scale of the surrounding neighborhood. The Project will a be a pedestrian friendly development intended to connect with the street, the Trolley Station, and the rest of the neighborhood. 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. Residential building stoops and large windows allow those passing by to see welcoming porches and balconies. In addition, the Item 2 — DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 7 building will feature articulated walls, color variety, different finish textures and stepped facades to maintain proper scale with its surroundings. On the upper floors, residents will be able to view activities along Industrial Boulevard and the Palomar Street Trolley station. One of the important features that will connect the project internally and externally is the pedestrian walkway located along the perimeter of the site connecting all buildings with the street and beyond. The walkway will serve to provide residents with a clear and safe path to be used for daily exercise around the site and neighborhood or simply to walk from their place of residency to the street, the Trolley Station and/or the commercial areas in the vicinity. "Site design for new development between Ada and Dorothy Streets adjacent to the existing drainage should preserve and enhance the drainage area as a passive open space element, to the extent feasible. " The Site contains a disturbed drainage channel with an area of approximately 0.46 acres along the southerly property line, which contains seasonal wetlands, non - native weeds and trees. Currently, it is an area of intense shrubbery, littered with trash and debris. Over the last few years very little clean-up of the Site has occurred. The drainage area will remain undeveloped and the project includes the restoration and maintenance of this area of the Site, pursuant to the requirement of the PGDSP, for the passive enjoyment of the Project's residents. The Project would clean-up, re- vegetate, restore and maintain the drainage area through an HOA, subject to approval of State and Federal Wildlife Agencies. The Project residents will be able to view and enjoy the natural area from sports activity and landscaped areas, as well as from their balconies and windows. Density /Building Height/Setbacks Pursuant to CVMC 19.28.070 the allowable residential density is up to 30 dwelling units per net acres. The subject site has 2.67 acres of area. Considering that the southern portion of the site occupied by the drainage channel reduces the Site area to 2.2 net acres of development land on the Site, the project density yield of the Project is based on the net area. As such, the net area would yield a potential project of approximately 66 dwelling units on the site. The subject project proposes the development of 42 townhome units, which is equivalent to a net density of approximately 19 dwelling units per acre. This density is permitted in the R -3 zone. The PGDSP establishes a maximum building height of 45 feet in the Palomar Residential Village (PRV). The proposed project meets this requirement because the buildings have a uniform maximum building height of 32 feet (three stories). Additionally, there is adequate separation between the proposed buildings and the existing buildings on the neighboring lots. In terms of building setbacks, the PGDSP also provides for the minimum building setback from property lines, as listed in the table above, namely 15 feet front and rear and 5 feet on each side. The project buildings meet these setbacks. Open Space The PGDSP requires the provision of usable open space that can be delivered in the form of Item 2 — DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 8 common and private space, and the Design Manual provides guidelines for the provision of open space. The open space requirement within the PRV sub - district is established at 400 square -feet of open space for each residential unit. Based on the proposed 42 units, the total amount of open space required is 16,800 square -feet. The CVMC also specifies criteria for which the proposed open space must qualify. The space must be usable and must contain a minimum dimension of six feet and be no less than 60 square -feet. In addition to common recreational facilities, private patios and balconies qualify as open space. However, driveways and parking areas, as well as some walkways and building entries, do not qualify as open space. Regarding open space, the Design Manual states that: "Common open space areas should include both passive and active recreation amenities such as tables, benches, pools, barbecues, courts and tot lots. A focal point should be provided such as a fountain, kiosk, specimen tree or tree grouping, or other sculptural feature. Features and furniture should be well constructed, durable, and complement the overall landscape design. " The proposed project's open space meets the requirements of the PGDSP, the CVMC and the guidelines of the Design Manual. The proposed project exceeds both the private and common open space requirements. The project proposes a total of approximately 21,000 square -feet of usable common open space that includes the sports court, tot lot, artificial turf area, citrus orchard with benches, pedestrian walkway, and other open space features around the Site (see Attachment 3, Conceptual Plans). Additional open space in the form of private balconies and the passive natural drainage area were also provided but were not counted toward the required open space. Parkin The PGDSP also establishes the requirements for the provision of off - street parking. Projects are required to provide 1.5 parking spaces for studios or 1- bedroom units and 2 spaces for 2 or more bedroom units. Based on the proposed number of residential units with three and four - bedrooms, the number of parking spaces required for the project is 84 spaces. The project provides a two - car garage for each of the units. The garage is incorporated into the building structure. The total number of garage parking spaces provided is 84, which is consistent with the requirement of the PGDSP. Additionally, the Project provides six parking spaces for visitors. Tentative Map A Tentative Map was prepared and submitted as part of the Project to establish a condominium map that would allow the sale of the units, and establish individual condominium ownerships. Additionally, the map will provide for the grading and development of the Site as shown on the site and grading plans. Pursuant to Government Code Section 66473.5 (the Subdivision Map Act), the Planning Commission must make the findings listed in the Tentative Map resolution substantiating that the Tentative Map, as conditioned therein, is in conformance with the elements of the City's General Plan. The proposed Tentative Map has been reviewed for consistency with the City of Chula Vista Subdivision Manual and staff has included the Item 2 — DRC 14 -10; PCS 14 -02 May 13, 2015 Page No. 9 necessary conditions that must be satisfied prior to issuance of a Final Map. The conditions are described in detail in the Planning Commission resolution. CONCLUSION The proposed project will provide new investment and modern housing facilities and site improvements that will contribute to revitalize and enhance the Site and the neighborhood. The Project's pedestrian orientation and location near the Trolley Station will provide convenient access for residents to nearby public transportation. The project will provide new for -sale multi- family housing that will improve the housing mix and enhance residential opportunities in the neighborhood. The site will be developed with a quality project that is consistent with the vision, objectives and policies of the General Plan and meets the requirements of the PGDSP and the Guidelines of the City's Design Manual. The proposed project is well planned, incorporating the principals of Smart Growth and resource conservation. It is designed to respect and blend with the community character, local history, and climate. The proposed project will re- activate the street and contribute to improve the neighborhood and create residential and business activity in this part of the City. Based on the description and evaluation of the project and the conclusions above, staff recommends that the Planning Commission approve the proposed project subject to the conditions contained in the resolutions. 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. Staff is not independently aware, nor has staff been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter. FISCAL IMPACT The proposed project is a private development. The application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Resolution DRC 14 -10 3. Resolution PCS 14 -02 4. General Plan Vision, Objectives, and Policies for the South Third Avenue District 5. Project's Concept Plans