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HomeMy WebLinkAboutItem 3 - Staff Report - Mixed Use 986 BroadwayCHULA VISTA PLANNING COMMISSION STATEMENT AGENDA Item: 3 Meeting Date: 8126115 ITEM TITLE: A. Public Dearing: DRC- 15 -05; Design Review consideration of a mixed use project with three (3) detached, three -story buildings totaling 118,678 square -feet, consisting of eighty (80) condominium units for individual ownership with open parking, recreation area, associated open space, and 1,405 square -feet of commercial tenant space on approximately 2.49 acres located at 986 Broadway. Applicant: Niki Properties, LLC Resolution of the City of Chula Vista Planning Commission approving a Design Review Permit, DRC -15 -05 to construct a mixed use project with three (3) detached, three -story buildings totaling, 118,678 square feet, consisting of eighty (80) condominium units for individual ownership with open parking, recreation area, associated open space, and 1,405 square - feet of commercial tenant space on approximately 2.49 acres located at 986 Broadway. B. Public Hearing: PC5- 15 -02; Consideration of a Tentative Subdivision Map to subdivide a 2.49 acre site into eighty (80) condominium units for individual ownership located at 986 Broadway. Applicant: Niki Properties, LLC Resolution of the City of Chula Vista Planning Commission approving a Tentative Subdivision Map PCS -15 -02 to subdivide a 2.49 acre site into eighty (80) condominium units for individual ownership located at 986 Broadway. SUBMITTED BY: Caroline Young, Associate Planner REVIEWED -BY: Kelly Broughton, Director of Development Services INTRODUCTION On March 5, 2015, the Applicant submitted a Design Review and Tentative Subdivision Map application for approval of the noted mixed -use project. The proposed project will add a desired amenity of providing a commercial use in close proximity to residential units on the same lot, while providing opportunities for individual ownership for the condominium units. An existing restaurant is currently located on a portion of the site, (which will be removed as part of this project), while the remainder of the parcel is vacant (see Locator Map, Attachment 1). Planning Commission August 26, 2015 DRC15- 05/PCS 15 -02 Page No. 2 ENVIRONMENTAL REVIEW The Development Services Director has reviewed the Project for compliance with the California Environmental Quality Act (CEQA) and has determined that the Project qualifies for a categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. Thus, no further environmental review is required. RECOMMENDATION: That the Planning Commission adopt Resolution DRC -15 -05 and Resolution PCS -15 -02 approving the project, based on the findings and subject to the conditions contained therein. DISCUSSION: Project Site Characteristics: The 2.49 -acre project site is located in the western portion of Chula Vista. The site contains an existing restaurant, while the remaining portion of the site is vacant. The site is surrounded by commercial retail to the north, east, and south and an apartment complex is located to the west (Attachment 1, Locator Map). Summary of Surrounding Land Uses General Plan Zoning Site: Mixed -Use Residential Central Commercial, CCP South: Mixed -Use Residential Central Commercial, CCP North: Mixed -Use Residential Central Commercial, CCP East: Mixed -Use Residential Central Commercial, CCP West: Residential High . Apartment Residential, R3 Project Description Current Land Use Restaurant/Vacant Commercial Retail Commercial Retail Commercial Retail Apartment The proposal includes three (3)separate, three -story buildings totaling 118,678 square -feet and includes twelve different plan types ranging from one and two bedroom units for a total of 80 condominium units. The floor plans, consisting of 36-one bedroom units and 44 -two bedroom units, are sized at approximately 720 square -feet to 1;085 square -feet for each unit. The proposed floor plans include a kitchen, dining room, living room, bathrooms, and bedrooms.. Each unit has either an open parking space along the perimeter of the site or a space within the parking garage. First floor plan design provides for front entries off an enhanced courtyard, open space area, or along the street frontage (Moss Street). Balconies are provided for units on the upper floors. The commercial tenant space is 1,405 square -feet and located in the northeastern portion of the site. Customers can access the commercial tenant from Broadway. The Tentative Subdivision Map consists of eighty (80) residential units served by two major thoroughfares, Broadway and Moss Street (see Project Plans, Attachment 5). Each unit will be a one or two bedroom condominium within three (3) detached 4 -story buildings totaling 118,678 square -feet. In order to create the building pad, grading of the site would consist of moving Planning Commission August 26, 2015 DRC15- 05/PCS 15 -02 Page No. 3 approximately 116,700 cu. ft. of soil, by removing soil from one location to another and bringing in additional soil to create a level pad area. Architecture The inspired 20th Century California style architecture called "Warm Contemporary" incorporates, textural and natural materials inspired by the past but driven by a modern loop. Simple bold forms are provided in awnings, window grills, balconies, trellises, and pergolas. The color of the stucco building is a "Milk Glass" sand finish. Other materials include flat and sloped seam metal roof, columns with stone veneer, wood guardrails with metal posts, decorative fiber cement horizontal siding with a "Redwood" color, wood awnings with a "Deep Brown" color, ceramic tiles with a "Deep Gray" color, and fiber cement horizontal siding in "Olive Green" and "Brown" colors. Amenities On site amenities include several open space areas throughout the project site consisting of a passive open space area in a courtyard setting, located in the center of the site, with a water feature at each end of the area, fire feature, low seat walls, and table and chairs. In the center of this area is a family recreation area consisting of climbing boulders, seating, bridge, synthetic turf, and a sand area for children to play in. Other open spaces areas are provided in private balconies and patios, and recreation rooms. Each unit is provided with either a balcony or a patio. The first floor patios for Buildings A and B are provided along the courtyard area. The recreation areas for the tenants include a 2,498 square -foot fitness center that includes an exercise room, lobby and leasing office. Adjacent to the fitness center is an entry porch area with outdoor seating located along Broadway. A second floor amenity space above the fitness center will be a club room for tenants to hold parties or gatherings. A space located above the retail at the north end of Building C will be a business center /conference room. A 414 square -feet lounge area with seating is also provided at the northern entrance of buildings A and B. Trash/Recycling Separate trash/recycling areas are provided for the residential and commercial uses. A trash chute is provided on each floor of the residential buildings. The property management will be responsible to collect the items from the trash chutes located on the first floor in the parking garage, and re- locate bins to the trash enclosure area provided adjacent to the northwest property line prior to trash pick -up. Adjacent to the trash enclosure area is a bulk collection and staging area. The commercial tenant has a separate trash and recycling area located within the rear of the tenant's suite. Pedestrian/Vehicle Access There are several vehicle and pedestrian access ways on and off the site. The main pedestrian link is provided off of Moss Street between Buildings A and B. Along Moss Street, another pedestrian link is provided via a pedestrian gate at the residential entrance along Broadway. Enhanced paving is provided at the main entrance along Broadway. Vehicles can access the site through two driveways: one along Broadway; and one along Moss Street. The commercial tenant is located along Broadway near the northeastern portion of the site. Ten parking spaces are provided behind the tenant's suite. Customers will enter and exit through the driveway along Planning Commission August 26, 2015 DRC15- 05/PCS 15 -02 Page No. 4 Broadway. Beyond the commercial area are two gated entrances off of Broadway to access the residential parking garage and open parking spaces located along the perimeter of the site. There is a secondary vehicle gated entrance along Moss Street to access the residential area. Compliance with 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: 618-010 -17 -00 Current Zoning: Central Commercial (CC) General Plan Designation: Mixed -Use Residential Lot Area: 2.49 acres PARKING REQUIRED: PARKING PROPOSED: Parking spaces, broken down as follows: Commercial: Commercial: 1 per 200 sq. ft. Handicapped= 1 space 1,405sq. ft./200 =8 spaces Regular =7 spaces Total. 8 spaces Total: 8 spaces Residential Residential: 1.5 spaces for one bedroom units Handicapped= 4 spaces 2 spaces for two bedroom units Regular-138 spaces 36 Units x 1.5 -54 parking spaces Total: 142 parking spaces 44 Units x 2 =88 parking spaces Total: 142 parking spaces Total (Both Uses): 150 parking spaces Total (Both Uses): 150 parking spaces SETBACKSIHEIGHT REQUIRED. SETBACKS/HEIGHT PROPOSED: Front: 10 feet * 0 feet Side: 0 feet 73 feet Exterior Side: 10 feet 10 feet Rear: 20 50 feet Height: 45 feet 37 feet Per CVMC Section 19.58.210F, front yard setbacks may be reduced from the minimum standard provided in CVMC; 19.36.060 to allow storefronts along street frontages to maintain a pedestrian orientation at the street level and/or reduce effects on adjacent residential uses. ANALYSIS: Compliance with Chula Vista Municipal Code (CVMC) and Chula Vista Design Manual Site Planning and Building Placement /Orientation The CVMC includes guidelines and standards that ensure multi - family residential buildings and commercial uses can co -exist on one site with a successful balance of considerations, such as the need for privacy and security, with the needs of commercial uses for access, visibility, parking, loading, and possibly extended hours of operation. The guidelines promote an attractive and functional arrangement of buildings and ample open spaces that are sensitive to the physical Planning Commission August 26, 2015 DRC15- 05/PCS 15 -02 Page No. 5 characteristics of the site, and that provide a high standard of visual quality and livability for the residents. The guidelines also promote neighborhood compatibility, site access, site design, sitting and orientation, setbacks, design for corner sites, plaza and open space, commercial open space, outdoor seating, and enhanced building elevations. The proposed features throughout the site meet the intent of the Mixed -Use Design Guidelines as described below. Per the CVMC Mixed -Use regulations, Section 19.58.205E, the residential component shall at a minimum meet the private and common useable open space requirement of the R -3 H zone. Therefore, a total of 200 square -feet is required for each residential unit. The proposal includes an attractive and functional arrangement of three detached buildings with a large passive open space area in the center of the site located within a courtyard setting. Within the active open space area, several pedestrian features are provided such as a passive open space area, low seat wall, water and fire features and a family recreation area for the residents to enjoy. The project provides either a balcony or a patio for each tenant. A fitness center is provided with gym equipment. Several other spaces are provided for the. tenants such as a club room to hold parties, business center /conference room, and lounge areas. An entry porch area is provided for tenants to activate the street along Broadway. By providing several different areas, the project meets and exceeds the required open space requirement. A total of 16,000 square -feet is required. The Project is providing 25,501 square -feet of open space for the residents. The Project also promotes neighborhood compatibility by placing the buildings furthest from the existing multi- family development located to the west of the Project site. The buildings have been placed in a way to protect the privacy of the residential units on adjacent lots as well as the residential units proposed on the site from the commercial use. The building is located at the property line along Broadway to promote a pedestrian friendly environment. On the site, a pedestrian pathways is provided along Moss Street and continues through a passive open space area between Building A and B. While pedestrian access is a design feature in the Chula Vista Mixed -Use Design Guidelines, 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. The Project provides two vehicular access points to the site. Buildinj Design The Chula Vista Mixed -Use Design Guidelines promote a cohesive architectural theme and building characteristics that provide architectural unity. 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 Project's architecture is consistent with the policies of the Chula Vista Mixed -Use Design Guidelines. The proposed 20th Century California style architecture includes light colored stucco walls, a flat and sloped metal roof, awnings, window grills, balconies, trellises, pergolas columns with stone veneer, wood guardrails with metal posts, wood awnings, ceramic tiles, and decorative horizontal siding. Planning Commission August 26, 2015 DRC15- 05 /PCS 15 -02 Page No. 6 According to the Chula Vista Design Guidelines, enhanced elevations should include varying building elements, roof pitches, and setbacks to avoid monotony. In addition, distinctive building elements shall be oriented toward the 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 trellises, columns, archways, doorways, porches or patios and upper floor balconies and windows. For the proposed project, additional design features such as decorative fiber cement horizontal sidings shown in different colors, covered decks, varying building facades and building offsets were added along the front and exterior sides of the residential units to avoid a monotonous design. Storage Per CVMC Section 15.56.020C.1, each condominium unit shall be provided with an enclosed storage space for the personal and private use of each owner. For one bedroom units, a total of 150 cubic -feet is required. For two bedroom units a total of 200 cubic -feet is required. The Project meets and exceeds the requirement through storage provided in each unit. Both one and two bedroom units have storage areas located either off of the dining room, adjacent to the kitchen, or within the hallway that exceed the storage requirement. One bedroom storage areas range from 156 cubic -feet to 349 cubic -feet. Two bedroom storage areas range from 200 cubic - feet to 444 cubic -feet. Parkin The Chula Vista Municipal Code requires 1.5 spaces for one bedroom units and 2 spaces for two bedroom units. Therefore, the required parking for the residential units is 142 spaces. Onsite parking consists of 63 spaces located along the perimeter of the site and 79 located within the parking garage. For commercial parking, the Chula Vista Municipal Code requires 1 space per 200 square -feet. With the commercial space being 1,405 square feet, a total of 8 parking spaces are required. The Applicant has proposed 7 open parking spaces and 1 handicapped space. The project meets the required parking and does not propose any compact parking. Tentative Map Subdivision Design The Tentative Subdivision Map (TSM) consists of eighty (80) residential units served by two major thoroughfares, Broadway and Moss Street (see Project Plans, Attachment 5). Each unit will be a one or two bedroom condominium within three (3) detached 3 -story buildings totaling 118,678 square -feet. The homeowners' association, required as part of the TSM, will be responsible for the maintenance of the private driveway, landscaping, and bio retention area. A TSM is required for a division of land resulting in four or more lots or condominium units, pursuant to Section 2 of the City of Chula Vista Subdivision Manual. The site is designed to comply with the Subdivision Manual lot design criteria. The proposed project would be consistent with surrounding multi- family development and would complement the area. The subdivision design is in conformance with the City's Subdivision Manual, Zoning Ordinance and other associated regulatory documents. Planning Commission August 26, 2015 DRC15- 05/PCS 15 -02 Page No. 7 Grading In order to create the building pad, grading of the site would consist of moving approximately 116,700 cu. ft. of soil, by either removing soil from one location to another or bringing in additional soil to create a level pad area. The site consists of a rectangle shaped lot where frontage along, Broadway and Moss Street are at street grade. However, the overall site gradually slopes downward toward the southeastern portion of the site. The Applicant must obtain a Land Development Permit prior to beginning any earthwork activities at the site and before issuance of building permits in accordance with Chula Vista Municipal Code Chapter 15.05. The Applicant shall also submit grading plans in conformance with the City's Subdivision Manual and the City's Development Storm Water Manual requirements. Project Access Vehicular access to the site is provided from both Broadway and Moss Street through an on -site 24 -ft. wide private driveway. The units will access the open parking spaces or the parking garage off of the private driveway. Street improvements within the right -or -way will include a 2 -foot street dedication along Broadway for sidewalk widening. Drainage The proposed drainage improvements for the site will consist of maintaining the existing drainage pattern and runoff direction with the majority of the development draining near the proposed entrance along Moss Street, and near the intersection of Broadway and Moss Street. A small portion of the site also sheet flows into the Broadway gutter system, where it is directed to the existing inlet located on Moss Street. Overall, the proposed project will collect the existing runoff and treat it in accordance with current BMP methods and discharge to the Bio- retention basin located on Moss Street. No adverse impacts to the City's drainage threshold standards will occur as a result of the proposed project. The proposed improvements are adequate to handle the project storm water runoff generated from the site. A final drainage study will be required prior to issuance of any building permit. Public Facilities Sewer The project site is within the boundaries of the City of Chula Vista wastewater services area. The existing area sewer facility system has sewer lines along Moss Street and Broadway including an existing off -site 8" sewer main along the frontage of Broadway and Moss, and an additional existing off-site 12" sewer main along Moss Street for the proposed project site. The Applicant will be required to submit a final sewer study prior to connecting to the City's sewer system. Emergency Services The Fire Department has reviewed the proposal and approved the Project with two access points, Planning Commission August 26, 2015 DRC15- 051PCS 15 -02 Page No. 8 one driveway off of Broadway and one off of Moss Street. Knox boxes will be provided at each gated entrance in accordance with the requirement of the Fire Department. A new fire hydrant will be provided along Moss Street. Parks and Open Space There are two parrs located near the Project site. Harborside Park is located .71 miles southwest of the project site and Launderbach Park is located 1.14 miles south of the project site. The Applicant will be required to pay in -lieu park fees pursuant to PAD Ordinance requirement. Schools The Project site is located in the attendance area of Harborside Elementary School, within the boundaries of the Chula Vista Elementary School District. The Project is also within the attendance area of Chula Vista High School, within the Sweetwater Union High School District. The Applicant will be required to pay applicable developer fees based upon assessable building area. CONCLUSION The proposed mixed -use project with three (3) detached, three -story buildings totaling 118,678 square feet consisting of 80 condominium units for individual ownership, and 1,405 square -feet of commercial tenant space is a permitted land use in the Central Commercial Zone. The proposal complies with the policies, guidelines and design standards for the Chula Vista Municipal Code, Design Manual as well as the Landscape Manual. Therefore, staff recommends the Planning Commission approve Design Review Permit, DRC -15 -05 and Tentative Subdivision Map, PCS -15 -02 subject to the conditions listed in the attached 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. Consequently, this item does not present a disqualifying real property - related financial conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for purposes of the Political Reform Act (Cal. Gov't Code §87100, et seq.). Staff is not independently aware, and has not 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 application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Planning Commission Resolution DRC -15 -05 3. Planning Commission Resolution PCS -15 -02 4. Disclosure Statement S. Project Plans J: 1Paanning \CaroiinelDiscretionary Pemiits1986 Sroadway\PC Staff report