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Item: 3
Meeting Date: 1113116
ITEM TITLE: Public Hearing: Design Review (DR15 -0014) to approve a 162 -unit
multifamily attached triplex condominium project with one (1) and two (2)
car garages, recreation area, and associated open space on approximately
8.7 acres located in the Otay Ranch Village Two, Neighborhood R -27.
Applicant: Pacific Coast Communities
SUBMITTED BY: Stan Donn, AICP, Senior Planner
REVIEWED BY: Kelly G. Broughton, FSALA, Director of Development Services
INTRODUCTION
The Applicant has submitted a Design Review application for approval of a 162 -unit multi-
family triplex condominium project. The project includes two and three bedroom triplex
condominiums with one and two -car garages, a recreation area, and associated open space on
approximately 8.7 acres. The site is vacant and located within the Otay Ranch Village Two,
Neighborhood R -27 (see Locator Map, Attachment 1).
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the Project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the Project was covered
by previously adopted FSEIR 12 -01. Thus, no further environmental review is required.
RECOMMENDATION:
That the Planning Commission adopt Resolution DR15 -0014 to construct a 162 -unit multi-
family triplex condominium project with one (1) and two (2) car garages, recreation area, and
associated open space on approximately 8.7 acres located in Otay Rancb Village Two,
Neighborhood R -27, based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics:
The 8.7 -acre project site is located in the western portion of Village Two within the Village
Secondary Core District, on a vacant parcel south of Santa Victoria Road between Santa
Carolina Road and Santa Cristina Avenue. Neighborhood R -27 is bordered by the future P -5
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DR15 -0014
January 13, 2016
Page No. 2
Park to the south and future P -1 Park, mixed -use and multi - family residential sites to the north,
future multi - family residential site to the east, and a future multi- family residential site to the
west (Attachment 1, Locator Map). All of the surrounding parcels are currently vacant.
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Mixed -Use Residential Multi- Family, RM2 Multi - Family Res. Triplex Condo
East: Mixed -Use Residential Multi - Family, RM1 Vacant, Multi- Family Res.
North: Mixed -Use Residential Multi Family, RM2 Vacant, Multi - Family, Future Park
South: Park Park P5 Future Park
West: Res. Low Medium Multi- Family, RM2 Future MF Residential
Project Description
The proposal includes three (3) building plan types and architectural styles (Tuscan, Spanish and
Spanish Eclectic). The buildings will be two -story with a maximum height of 28 -ft. The floor
plans, consisting of 2- and 3 -three bedroom units, are sized at approximately 1,116 square -feet to
1,587 square -feet per unit. The proposed floor plans for Plan 1 include: a one -car garage. Each
Plan 2 and 3 will include a two -car garage. Each unit will be equipped with a living room,
kitchen and dining room on the first floor, with bedrooms above on the second floor. Each unit is
designed to provide the front entries off of Santa Victoria Road, Santa Carolina Road and Santa
Christina Avenue, while the garage access is located off of the internal private street(s). All
architecture styles incorporate four color schemes with materials such as light to dark colored
stucco, tiled roofs, wrought iron accents, colored enhanced shutters, decorative foam plaster grill
vents, masonry stone pier columns, and arched openings. Required parking is provided through
both onsite and on- street parking as permitted by the Village Two Sectional Planning Area
(SPA) Plan. The project requires 351 parking spaces, and proposes 360 spaces which are
provided by the inclusion of 98 open parking spaces and 216 garage spaces onsite. In addition,
the project proposes to utilize 46 on- street parking spaces provided along Santa Victoria Road,
directly north of the site, Santa Christina along the east, and along the west of the project on
Santa Carolina Road.
Onsite amenities include. a tot lot, bbq and seating areas, and several open space areas
throughout the project site consisting of a passive open space area in between buildings and at
street corner intersections. Pedestrian lighted walkways and benches have been placed within
the open space areas throughout the project. There are.several vehicle and pedestrian accesses on
and off the site. Vehicles can access the site through two driveways, one along Santa Victoria
Road and one along Santa Christina Avenue. The front entrances are oriented on perimeter
streets, and along interior paseos and walkways.
Planning Commission
DR 15 -0014
January 13, 2016
Page No. 3
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:
644 - 310 -11
Current Zoning:
Multi - Family, RM2
General Plan Designation:
Mixed -Use Residential
Lot Area:
8.7 acres
PARKING REQUIRED:
PARKING PROPOSED:
Parking spaces, broken down as follows:
Garage — 216 spaces total
2.0 spaces for 2 bedrooms, 2.25 spaces for
One car garage spaces = 54
three or more bedroom units
Two car garage spaces — 162
Note: Guest parking is included
Open spaces = 96 spaces
(162 units; 54 {2 bdrnn} x 2.0 = 108 spaces;
Ofd site, on street, parking — 46 spaces
108 (3 bdrm) x 2.25 = 243 spaces}
Disabled parking spaces — 2 spaces
Total Required: 351 parking spaces
Total Proposed: 360 parking spaces
SETBACKS/HEIGHT REQUIRED:
SETBACKS/HEIGHT PROPOSED:
Front: Subject to Design Review
6.3 feet (Santa Diana Road)
Side: Subject to Design Review
15.3.18.6 feet (between buildings)
Exterior Side: Subject to Design Review
18.7 feet to 23.7 feet (varies)
Rear: Subject to Design Review
4.5 feet
Height: 60 feet
28 feet
OPEN SPACE REQUIRED:
OPEN SPACE PROPOSED:
Common Useable:
Common Useable:
162 Units x 200 square feet
Total = 49,892 square feet (excluding
Total = 32,400 square feet
walkways)
Private Useable:
54- 2 Br Units x 80sf = 4,320 square feet
Private Useable:
108- 3 Br Units x 100sf= 10,800 square feet
Total = 44,122 square feet
Total = 15,120 square feet
STORAGE REQUIREMENT:
STORAGE PROVIDED:
(Condominium — not requested at this time)
2 Bedroom Provided:
2 Bedroom Required: 200 cubic feet
Plan 1: 236 cubic feet
3 bedroom Required: 250 cubic feet
3 bedroom Provided:
Plan 2: 262 cubic feet
Plan 3: 370 cubic feet
Planning Commission
DR15 -0014
January 13, 2016
Page No. 4
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) include guidelines and policies that ensure that multi - family residential buildings
will contribute to the pedestrian - oriented "Village Concept" established in the Otay Ranch
General Development Plan (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 areas have been provided between buildings and at street intersections while
three parks are located within walking distance of the site; future park (P 1 Park) site to the north,
future park (P2 Park) to the northeast and future park (P5 Park) to the south for the pedestrian to
enjoy. Within the active open space area, several pedestrian features are provided such as a tot
lot, benches, shade structure, and barbeque areas for pedestrians to utilize.
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 perimeter public
streets including the future P -5 Park, via semi - covered patios and porches 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 -27 provides two vehicular
access points through two private streets, one along Santa Victoria Road and one along Santa
Christina Avenue.
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 -27 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 Tuscan, Spanish, and Spanish Eclectic architecture styles includes four color
Planning Commission
DR15 -0014
January 13, 2016
Page No. 5
schemes with light to dark colored stucco walls, tile roofs, arched openings, decorative iron
balcony railings, decorative tile and wrought iron pot shelves, in addition to accent colors for the
trim and door/window/garage 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
Planned Community (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 intersections. 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 the surrounding arched entryways and building offsets were added along the front of
the residential building to avoid a monotonous design.
Parldn
Village 2 SPA regulations require 2 parking spaces for each two bedroom units and 2.25 spaces
for each units with three or more bedrooms. Therefore, the required parking is 351 spaces, in
which the project provides 360 parking spaces. Units within the project provide a one and two -
car garage with a total of 216 parking spaces. Open parking spaces within the project consist of
96 spaces. There are 2 disabled parking spaces located in addition within the project. On- street
parking spaces consist of 46 spaces along Santa Victoria Road, Santa Carolina Road and Santa
Christina Avenue pursuant to Otay Ranch Village 2 SPA, Section VIII (3) Parking Regulations.
The project exceeds the required parking by nine parking spaces and does not propose any
compact parking spaces.
Oven Space
The Village 2 SPA regulations require 200 square feet of Common Usable Open Space per unit.
The 162 units in this neighborhood require 32,400 square feet of Common Usable Open Space.
This project exceeds that requirement with a total of 49,892 square feet, which includes 37,601
square feet of common open space, along with 12,831 square feet of recreational area, and
excludes walkways. The Village 2 SPA also requires 80 square feet of Private Open Space for
each 2 Bedroom unit (x 54) and 100 sf for each 3 Bedroom unit (x108) for a total requirement of
15,120 sf. The project provides 44,122 square feet of private open space area for the 162 units,
which is nearly three times the amount required.
Planning Commission
DR 15-0014
January 13, 2016
Page No. 6
Storaw
All condominium projects require an additional storage space of 200 cubic feet for each 2
bedroom unit and 250 cubic feet for each 3 bedroom unit. The project provides 236 cubic feet for
each of the 2 bedroom units and 276 -360 cubic feet for each of the 3 bedroom units, which
exceeds the minimum required. The storage space is provided within the garage via overhead
racks for each unit as shown on the floor plan. A condominium plan/map is not part of this
application. However, the applicant will file a Condominium Map /Final Map subsequent to the
Design Review approval in accordance with the provisions of Title 18 of the Municipal Code.
CONCLUSION
The proposed 162 -unit multi- family triplex condominium project is a permitted land use in the
Otay Ranch GDP and is 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 Master Precise Plan. Therefore, staff
recommends the Planning Commission approve Design Review Permit, DR15 -0014, to construct
a 162 -unit multi - family triplex condominium project with (1) one and two (2) car garages,
recreation area, and associated open space on approximately 8.7 acres, subject to the conditions
listed in the attached Resolution.
DECISION -MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission and has found that no
Planning Commissioner has 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 18702.2(x)(11), for purposes of the Political Reform Act (Cal. Gov. Code section 87100
et seq.).
Staff is not independently aware, nor has staff been informed by any Planning Commissioner, 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 DR15 -00014
3. Disclosure Statement
4. Project Plans
H:1DSD1Boards & CommissionsTlanning Commission12016 meetings101- 13- 161Parc Place - sD1DR -15 -0014 PC Staff
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