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HomeMy WebLinkAboutItem 2 - Staff Report DR15-0036C H U L A VISTA PLANNING COMMISSION AGENDA STATEMENT Item: 2 Meeting Date: 5111116 ITEM TITLE: Public Hearing: Consideration of a Design Review permit (DR15 -0036) for an amendment to a previously approved permit (DRC 12 -10) to add 57 multi- family attached condominium units, for a total of 201 units in a multi- family attached condominium project with one (1) and two (2) car garages, recreation area, and associated open space on approximately 9.8 acres located in the Otay Ranch Village Two, Neighborhood R -11. Applicant: Sunrise Company SUBMIT'T'ED BY: Stan Donn, AICP, Senior Planner REVIEWED BY: Kelly G. Broughton, FSALA, Development Services Director INTRODUCTION The Applicant has submitted a Design Review application for approval of an amendment to a previously approved permit, DRC 12 -10. The proposed additional 57 units are located at the - southerly and easterly perimeter of the 9.8 acre site located in the Otay Ranch Village Two, Neighborhood R -11, and match the architecture of the prior DRC -12 -10 approvals (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 determined that the Project was covered by previously adopted FSEIR 12 -01. Thus, no further environmental review is necessary. RECOMMENDA'T'ION: That the Planning Commission adopt Resolution DR15 -0036 to approve the proposed amendment to DRC 12 -10, to add 57 multi - family attached condominium units to the previously approved project. DISCUSSION: Project Site Characteristics: The 9.8 -acre project site is located in the eastern portion of Village Two within the Village Core, on a vacant parcel situated between Santa Diana Road and Santa Victoria Road and east of Santa Alexia Planning Commission DR15 -0036 Page No. 2 Avenue. Neighborhood R -11 is bordered on the north, east, and south by future multi - family residential sites, and a future elementary school to the west (Attachment 1, Locator Map). All of the surrounding parcels are currently vacant. SummaTy of Surrounding Land Uses Project Description. The project was previously entitled for the development of 144 residential units (Design Review DRC- 12 -10), with future development area earmarked along the eastern and southern perimeter of the site, pending land acquisition by the Applicant. The eastern portion contains an existing waterline operated by the City of San Diego. Land purchase of the southern and eastern portions was completed in 2014, and Village 2 SPA Plan amendment (approved on November 4, 2014) allowed development of up to 206 residential units in Neighborhood R -11. This design review application is to construct an additional 57 units of multi- family attached condominium product in the currently vacant area, which was previously designated for future development, and shown as bubbled on the site plan. Approximately 20 units are proposed to be located within the eastern area over the existing waterline. A condition has been added to the approval stating that no buildings can be constructed over the waterline until that waterline has been relocated. The same building elevations, floor plans, and color schemes will be used for the additional units as the ones for the previously approved 144 units. These fifty -seven (57) additional units will be comprised of nine (9) six - plexes (54 units) and one (1) tri -plex (3 units). The three -plex building will be two - stories (30 feet), and the six- plex buildings will be three stories (32 feet). The units are sized at approximately 1,087 square -feet to 1,928 square -feet. The proposed floor plans for the majority of the units include: a two -car garage and living area on the first floor with the bedrooms on the second floor. Other units include a one -car garage on the first floor with the living and kitchen area, and bedrooms on the second floor and third floor. Each floor plan design provides for the front entries to be off an enhanced courtyard, open space area, or along the street frontage per the Otay Ranch Village 2 SPA regulations. Spanish style architecture incorporates materials such as light to dark colored stucco, tiled roofs, decorative tile trim, window shelves and shutters, arched recessed windows, decorative stucco General Plan Zoning Current Land Use Site Mixed -Use Residential Multi - Family, RM2 Partially constructed MF condominium project (phases 1 through 6 out of 12 construction phases have been completed) East Mixed -Use Residential Multi - Family, RM2 Apartments North Mixed -Use Residential Multi - Family, RM2 Partially constructed MF condominium project South Mixed -Use Residential Multi - Family, RM2 Vacant West Public & Quasi - Public Public Vacant Project Description. The project was previously entitled for the development of 144 residential units (Design Review DRC- 12 -10), with future development area earmarked along the eastern and southern perimeter of the site, pending land acquisition by the Applicant. The eastern portion contains an existing waterline operated by the City of San Diego. Land purchase of the southern and eastern portions was completed in 2014, and Village 2 SPA Plan amendment (approved on November 4, 2014) allowed development of up to 206 residential units in Neighborhood R -11. This design review application is to construct an additional 57 units of multi- family attached condominium product in the currently vacant area, which was previously designated for future development, and shown as bubbled on the site plan. Approximately 20 units are proposed to be located within the eastern area over the existing waterline. A condition has been added to the approval stating that no buildings can be constructed over the waterline until that waterline has been relocated. The same building elevations, floor plans, and color schemes will be used for the additional units as the ones for the previously approved 144 units. These fifty -seven (57) additional units will be comprised of nine (9) six - plexes (54 units) and one (1) tri -plex (3 units). The three -plex building will be two - stories (30 feet), and the six- plex buildings will be three stories (32 feet). The units are sized at approximately 1,087 square -feet to 1,928 square -feet. The proposed floor plans for the majority of the units include: a two -car garage and living area on the first floor with the bedrooms on the second floor. Other units include a one -car garage on the first floor with the living and kitchen area, and bedrooms on the second floor and third floor. Each floor plan design provides for the front entries to be off an enhanced courtyard, open space area, or along the street frontage per the Otay Ranch Village 2 SPA regulations. Spanish style architecture incorporates materials such as light to dark colored stucco, tiled roofs, decorative tile trim, window shelves and shutters, arched recessed windows, decorative stucco Planning Commission DR15 -0036 Page No. 3 wrapped lattice recess on the balconies, and arched openings. Required parking is provided for the entirety of the project both onsite and offsite. On site amenities include several open space areas throughout the project site consisting of a recreational area with a toddler play structure, benches, seating area, covered picnic area, and a barbeque. Additional amenities consist of open courtyards and open space areas between buildings. The main common open space and recreation areas have already been built. With the addition of 57 units, the project is still over the required common and private open space, as indicated in the Project Data Table below. The site plan includes two secondary landmark entry feature areas located along Santa Diana Road on either side of the project. There are also several entry features throughout the site to help identify pedestrian pathways. The site plan depicts a trellis over the pedestrian pathway at the comer of Santa Diana Road and Santa Alexia Avenue. Enhanced paving is provided throughout the site along areas where the pedestrian path crosses the road and at each driveway entrance location. There are several vehicle and pedestrian access ways on and off the site. Vehicles can access the site through three driveways. one along Santa Victoria Road; one along Santa Alexia Avenue; and one along Santa Diana Road. 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: 9.8 acres SETBACKSMEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED: Front: Subject to Design Review 10 feet (Santa Diana Road) Side: Subject to Design Review 10 feet minimum Exterior Side: Subject to Design Review 10 feet (Santa Alexia Ave) Rear: Subject to Design Review 5 feet (from interior streets) Height: 45 feet 30' -5" (2- story) and 32' -8" (3 story) OPEN SPACE REQUIRED: OPEN SPACE,PROPOSED: Common Useable: Common Useable: 201 Units x 200 square feet Total = 40,200 square feet Total = 59,341 square feet Private Useable: Private Useable: 67- 2 Br Units x 80sf = 5,360 square feet 134- 3 Br+ Units x 100sf= 13,400 sq. ft. Total. = 18,760 square feet Total = 36,917 square feet Planning Commission DR15 -0036 Page No. 4 STORAGE REQUIREMENT: 2 Bedroom Required: 200 cubic feet 3 bedroom Required: 250 cubic feet ANALYSIS: STORAGE PROVIDED: 2 BR Provided: 202 - 208 sq. ft. 3+ BR Provided. 254 — 335 sq. ft. Compliance with Otay Ranch Village 2 Design Guidelines Site Planning and Building Placement/Orientation The Village Design Plan, Section 111 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 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 sites (P1 and P -2 Park) to the east and future park (P3 Park) to the northeast. Within the active open space area, several pedestrian features are provided such as a tot lot, benches, shade structure, and barbeque areas for residents 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 either the public street along Santa Diana Road and Santa Alexia Road, or 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 -11 provides three vehicular access points to the site. Architectural Theme The proposed additional 57 units will match the design of the 144 units previously approved for this project. The Village Two SPA Design Plan, Multi - Family Residential Guidelines Section and Village Core MPP 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 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 Planning Commission DR15 -0036 Page No. 5 Spanish Eclectic and Spanish Mission to complement the design theme of the remainder of the village. Neighborhood R -11 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 Spanish style architecture includes light and dark. colored stucco walls, file roofs, decorative the trim, window shelves and shutters, arched recessed windows, decorative stucco wrapped lattice recess on the balconies, and arched openings. 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, trellises and window surrounds were used to meet these standards in previous villages, and these features have become standard in Village Two. According to the Otay Ranch Village Two 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 comers 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 trellises, columns, archways, doorways, porches or patios and upper floor balconies and windows. For the proposed project, additional design features such as decorative foam pipes, covered deck, recessed garage door plane, varying garage facades and building offsets were added along the front and rear of the residential building to avoid a monotonous design. Parking Village 2 SPA regulations require 2 parking spaces for each two bedroom units and 2.25 spaces for each unit with three or more bedrooms. Therefore, the required parking is 446 spaces, in which the project provides 471 parking spaces (inclusive of on- street parking). The proposed additional 57 units provide one and two -car garage with a total of 94 garage parking spaces. Open parking spaces within the entire project consist of 58 spaces. There are 2 disabled parking spaces located in addition within the project. On- street parking spaces consist of 61 spaces along Santa Diana Road, Santa Alexia Ave and Santa Victoria Road pursuant to Otay Ranch Village 2 SPA, Section VIII (3) Parking Regulations. The project exceeds the required parking by 33 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. With the additional 57 units, the combined total of 201 units in this neighborhood requires 40,200 square feet of Common Usable Open Space. This project exceeds that requirement with a total of 59,341 square feet, which includes 48,890 square feet of common open space, along with 10,451 square feet of recreational area. The Village 2 SPA also requires 80 square feet of Private Open Space for each 2 Bedroom unit (x 67) and 100 sf for each 3+ Bedroom unit (x134) for a total requirement of 18,760 sf. The project provides 36,917 square feet of private open space area for the 201 units, which is nearly twice the amount required. Planning Commission DR15 -0036 Page No. 6 Storage 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 202 - 208 cubic feet for each of the 2 bedroom units and 254 -335 cubic feet for each of the 3 -5 bedroom units, which exceeds the minimum required. The storage space is provided within the garage via overhead racks, wall- mounted storage shelves, and areas under the stairs 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 Multi - family attached residential 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 Plan. Therefore, staff recommends th e DR15 -0036. DECISION -MAKER CONFLICTS Design Plan as well as the Village Core Master Precise Planning Commission approve Design Review Permit, 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 represent a disqualifying real property - related financial conflict of interest under California Code of Regulations Title 2, section 18702.2(a) (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 -00036 3. Disclosure Statement 4. Project Plans HADSMBoards & Comm issionslPlanning Commission12016 meetings105 -11- .1618 -11 DRI5-0036 AviarelR -11 DR -15 -0036 PC Staff Report .doc