Loading...
HomeMy WebLinkAboutItem 3 - Staff Report DR15-0024CHULA VISTA PLANNING COMMISSION AGENDA STATEMENT Item: 3 Meeting Date: 5/11116 ITEM TITLE: Public Hearing: Consideration of a Design Review Permit (DR15 -0024) for a 78 -unit multi - family residential project comprised of 39 duplex buildings with two (2) car garages, recreation area, and associated open space on approximately 4.7 acres located in the Otay Ranch Village Two, Neighborhood R- 17B(b). Applicant: Heritage Building & Development, LLC 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 78 -unit multi- family residential project comprised of 39 duplex buildings with two (2) car garages, recreation areas, and associated open space on approximately 4.7 acres located in the Otay Ranch Village Two, Neighborhood R- 17B(b) (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. RECOMMENDATION: That the Planning Commission adopt Resolution DR15 -0024 to allow construction of a 78 -unit multi - family residential project Neighborhood R- 17B(b), based on the findings and subject to the conditions contained therein. DISCUSSION: Project Site Characteristics: The 4.7 -acre vacant 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 Ivy Avenue and Santa Cristina Avenue. Neighborhood R- 17B(b) is bordered by the future multi- family residential sites to the east, south, and west, and a future Park site P -2 to the north (Attachment 1, Locator Map). All of the surrounding parcels are currently vacant. Planning Commission May 8, 2016 DR 15 -0024 Page No. 2 Summary of Surrounding Land Uses General Plan Zoning Current Land Use Site: Mixed -Use Residential Multi - Family, RM2 Vacant, Future Multi- Family Res. East: Residential Medium Multi - Family, RM1 Vacant, Future Multi - Family Res. North: Parks and Rec. Multi Family, RM2 Vacant, Future Park South: Residential Medium Multi Family, RM1 Vacant, Future Multi - Family Res. West: Mixed -Use Residential Multi - Family, RM2 Vacant, Future Multi - Family Res. Project Description The proposal includes two building plan types with two architectural styles (Tuscan and Spanish Eclectic). The buildings will be two -story with an optional third - story. The proposed height would be a maximum 28' -3" for two story units, and approximately 37 feet for a third story option. The floor plans, consisting of three - and four - bedroom units, are sized at approximately 1,561 square -feet to 1,587 square -feet per unit. 39 of the units may include optional 3 -story units that will be five to seven bedrooms, one of which may be a loft, and up to 2,476 square feet in floor area. Each of the three floor plans will include a two -car garage. Each unit will accommodate a living room, dining room, kitchen and a powder room on the first floor, with bedrooms above on the second floor and optional third floor. Each unit is designed to provide the front entries off of the Santa Ivy Avenue, Santa Christina Avenue, and Keck Road, while the garage access is located off of the internal private street(s). All architecture styles incorporate eight 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 on -site and on- street parking as permitted by the Village Two Sectional Planning Area (SPA) Plan, subject to Design Review discretion. The project requires 176 parking spaces, which are provided by 156 garage spaces and 10 open parking spaces for guest parking located onsite. For the balance of the 176 spaces, the applicant proposes to utilize 10 of the 55 available on- street parking spaces fronting the project for additional guest parking 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 the project entrances. 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 Ivy and one along Santa Christina Avenue. The front entrances are oriented on to perimeter streets, and along interior paseos and walkways. Planning Commission May 8, 2016 DR15 -0024 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 - 313 -03 Current Zoning: Multi - Family, RM2 General Plan Designation: Mixed -Use Residential Lot Area: 4.7 acres PARKING REQUIRED: PARKING PROPOSED: Parking spaces, broken down as follows: Garage: 156 two -car garage spaces 2.0 spaces for 2 bedrooms, 2.25 spaces for Open onsite spaces. 10 spaces three or more bedroom units Off -site, on street, parking. 10 spaces Note: Guest parking is included Disabled parking spaces: 0 spaces 39 units (3- 5 -bdrm) x 2.25 = 88 spaces Total Proposed: 176 parking spaces. 166 39 units (3- 7 -bdrm) x 2.25 = 88 spaces onsite, and 10 off -site public street Total Required: 176 parking spaces SETBACKS/HEIGHT REQUIRED: SETBACKWHEIGHT PROPOSED: Front: Subject to Design Review 6' along Santa Diana, 5' along Keck Side: Subject to Design Review 10 -16 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 for 2- story, 37' for 3 -story OPEN SPACE REQUIRED: OPEN SPACE PROPOSED: Common Useable: Common Useable: 78 three + bdrm. Units x 200 square feet Total = 15,675 square feet (excluding Total = 15,600 square feet walkways) Private Useable: Private Uscable: 78 three+ bdrm. units x 100 square feet Total = 34,110 square feet (avg. 437.3 sq. Total = 7,800 square feet ft. per unit) STORAGE REQUIREMENT: STORAGE PROVIDED: (Condominium — not requested at this time) Provided: 3 bedroom Required: 250 cubic feet 3 -br.: 267 -491 cu. ft. 4+ bedroom. Required: 300 cu.ft. 4 -br.: 317 -502 cu. ft. Planning Commission May 8, 2016 DR 15 -0024 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 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 (PI Park) site to the northwest, future park (P2 Park) to the north and future park (P5 Park) to the southwest for the residents to enjoy. Within the site, two (2) paseos with meandering walkways, canopy trees, seating benches are provided in a north to south direction and another paseo in an east to west direction provides interconnected pedestrian corridors. Several active open space areas are provided onsite. A small pocket park located at the entrance on Santa Ivy Road with a tot lot, seating benches, canopy trees and low hedge barrier surrounding the tot lot provides easy access and safety for residents. Another small pocket park is located at the main entrance on Santa Cristina Road. contains a barbeque, covered wood trellis over scored concrete seating area with bench seating and seat walls allows for variety between the two pocket parks. These amenities are provided for residents and promote pedestrian activities and interaction. 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 future P -2 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- 17B(b) provides two vehicular access points through two private streets, one along Santa Christina Avenue and one along Santa Ivy 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 Planning Commission May 8, 2016 DR15 -0024 Page No. 5 include Spanish Eclectic and Spanish Mission to complement the design theme of the remainder of the village. Neighborhood R- 1713(b) 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 and Spanish Eclectic architecture styles include eight color schemes with light to dark colored stucco walls, tile roofs, arched openings, decorative iron balcony railings, decorative the 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 grills, pot shelves, and shutters at windows, wood braces over windows, decorative wood sill, stone veneer, decorative file surrounding arched entryways and building offsets were added along the front of the residential buildings to avoid a monotonous design. Parking Village 2 SPA regulations .require 2.25 spaces (inclusive of 0.25 spaces guest parking) for each unit with three or more bedrooms, subject to Design Review discretion. Applying this base regulation, the required parking is 176 spaces. Each unit within the project provides a two -car garage, with a total of 156 enclosed parking spaces onsite. Twenty (20) parking spaces are required for guest parking. The required parking should be provided onsite, however, pursuant to Otay Ranch Village 2 SPA, Section VIII (3) Parking Regulations, the City may allow the use of on- street parking to accommodate portions of a project's required parking, subject to Design Review discretion. The project proposes 10 open guest parking spaces on -site and 10 on- street spaces located on the adjoining streets including Santa Victoria Road, Santa Christina Avenue, Santa Ivy Avenue and Keck Street. The project meets the required parking and does not propose any compact parking spaces, as currently depicted on the site plan. Staff supports the proposed use of on- street parking for the noted 10 guest spaces. The project proposes that up to 39 of the units may exercise a P floor with a bedroom count of 5 -7 bedroom/unit, that may also include a loft. The base parking standards in the SPA Plan of 2.25 spaces for 3+ bedroom units, as well as those of the CVMC, can be viewed as generally adequate for 4 bedroom units, but did not really contemplate the production of units of 5 or more Planning Commission May 8, 2016 DR15 -0024 Page No. 6 bedrooms. Chula Vista's housing supply has historically consisted of predominantly 2 -4 bedroom units, and an occasional occurrence of 5 bedrooms. Given the project's proposal for 5- 7 bedrooms including a loft, staff recommends that the applicant provide 0.5 parking spaces for each additional bedroom above four bedrooms per unit. Prior to issuance of building permits for any residential units containing over four bedrooms, the applicant shall provide verification that an additional 0.5 parking spaces per bedroom over four bedrooms is provided on -site. Prior to the issuance of building permits for any units containing over four bedrooms, the applicant shall provide a revised site plan showing the location of the additional required parking to be provided on -site, subject to the approval of the Development Services Director. The applicant shall be responsible for all staff costs associated with the review of the site plan and building plan for said units. Open Space The Village 2 SPA regulations require 200 square -feet of Common Usable Open Space per unit in the RM2 zoning district. The 78 units in this neighborhood require 15,600 square -feet of Common Usable Open Space. This project provides 15,675 square feet. The Village 2 SPA also requires 100 square feet of Private Open Space for each 3+ Bedroom unit (08) for a total requirement of 7,800 s£ The project exceeds this requirement with 34,110 square -feet of private open space area, which is over four times the amount required. Storage Each of the duplex residential units will provide storage space. Storage space is required for condominium projects at the rate of 250 cubic feet for each 3 bedroom unit.. The project provides a minimum of 267 cu ft. for each 3 bedroom unit, and up to 502 cu. ft. for the optional additional bedrooms. CONCLUSION The proposed 78 -unit multi - family attached duplex 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 -0024, to construct a 78 -unit multi - family attached duplex development with two (2) car garages, active and passive recreation areas, and associated open space on approximately 4.7 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 represent a disqualifying real property - related financial conflict of interest under California Code of Regulations Title 2, Planning Commission May 8, 2016 DR15 -0024 Page No. 7 section 18702.2(a)(11), for purposes of the Political Reform. Act (Cal. Gov. Code section 87100 el 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 -00024 3. Disclosure Statement 4. Project Plans