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HomeMy WebLinkAboutItem 1 - DR15-0025 Staff ReportCHULA, VISTA PLANNING COMMISSION AGENDA STATEMENT V Item: Meeting Date: 4127116 ITEM TITLE: Public Hearing: Consideration of a Design Review permit (DR -15 -0025) for a 59 -unit multi- family attached, alley condominium project with two (2) car garages, and associated open space on approximately 2.5 acres located in the Otay Ranch Village Two, Neighborhood R -24, Planned Community District (RM2) Residential Multi - Family 2 zone. Applicant: Pacific Coast Communities SUBMITTED BY: Stan Donn, AICP, Senior Planner REVIEWED BY: Kelly Broughton, FASLA, Director of Development Services 14"b INTRODUCTION The Applicant has submitted a Design Review application for approval of a 59 -unit multi- family attached, alley condominium project. The project includes three to five bedroom condominiums, two -car garages, and associated open space on approximately 2.5 acres. The site is vacant and located within the Otay Ranch Village Two, Neighborhood R -24 (see Attachment 1, Locator Map). ENVIRONMENTAL REVIEW The Development Services Director has reviewed the Project for compliance with the California Environmental Quality Act (CEQA) and determined that the Project was covered by previously certified Final Supplemental Environmental Impact Report (FSEIR 12 -01). Thus, no further environmental review is necessary. RECOMMENDATION: That the Planning Commission adopt Resolution'DR -15 -0025 approving the 59 -unit multi-family attached, alley condominium project with two (2) car garages, and associated open space on approximately 2.5 acres, based on the findings and subject to the conditions contained therein. DISCUSSION: Project Site Characteristics: The 2.5 -acre project site is located in the southwest portion of Village Two, on a vacant parcel south of Santa Liza Street, west of La Vigia Drive and north of Belvedere Street. Neighborhood DR15 -0026 V -2: R -24, Tosara Page No. 2 R -24 is bordered on the north by a future elementary (S -2) school site and multifamily residential units, future industrial to the east, and single - family units to the south and west (see Attachment 1, Locator Map). All of the surrounding parcels are currently vacant. Summary of Surroundinf4 Land Uses General Plan Zoning Site: Residential High Multifamily, RM2 South: Low - Medium Residential Single - family, SF4 North: Public Quasi Multifamily, RM2 East: Residential Low Medium Single - family, SF3 West: Industrial Industrial, BP2 Project Description Current Land Use Multi - Family Res. Attached Alley Future SF Residential Future Elementary School Future SF Residential Industrial Future Industrial Park The overall proposal consists of a 59 -unit multi - family attached, alley condominium development with associated open space on approximately 2.5 acres within Neighborhood R -24 in the Village of Montecito (Village Two). The proposed project design and architecture is identical to projects that were constructed on neighborhoods l0A and 10B to the north. The proposal includes three (3) building plan types ranging from 6 -unit to 9 -unit buildings. There are three (3) 6 -unit buildings, four (4) 8-unit buildings, and one (1) 9 -unit building. The buildings will be two or three -story with a maximum height of 37 -ft. The floor plans, consisting of 9 -three bedroom units, 50 -four bedroom units with an optional fifth bedroom, are sized at approximately 1,635 square -feet to 2,342 square -feet for each unit. The proposed floor plans for all units include: a two -car garage, living room, kitchen and dining room on the first floor, with bedroom above on the second and third floor. Each unit is designed to provide the front entries off of the Santa Liza Street and Belvedere Street while the garage access is located off of the alleyway. Spanish style architecture incorporates four color schemes with materials such as light to dark colored stucco, tiled roofs, wrought iron accents, decorative tile, and arched openings. Required parking is provided both onsite with 118 two -car garages, and offsite with 56 on- street parking spaces provided: 25 along Santa Liza Street, directly north of the site, and 31 along Belvedere Road, directly south of the site. One (1) disabled parking space is provided along the alley between buildings 7 and 8. Onsite amenities include several open space areas throughout the project site consisting of several passive I0 -foot open space areas in between the buildings, and at the street corner intersection of Santa Liza Street and La Vigia Drive. A landscaped area is provided within the 10.7 -foot wide open space area along La Vigia Drive. Due to the narrow footprint, pedestrian benches or lighting could not be accommodated in this open space area. However, landscaped areas are provided within the 17.3 -foot open space areas on either side of the driveway on Santa Liza Street. A small garden open space area contains a vertical tubular trellis structure with vines growing on the structure, seating benches, and manicured shrubs. A low swinging gate and canopy tree is provided within this open space area along Belvedere Street as an additional pedestrian feature. DR15 -0026 V -2: R -24, Tosara Page No. 3 Vehicle and pedestrian access is provided on and off the site. Vehicles can access the alleyway from Santa Liza Street and La Vigia Drive, and pedestrian access along the perimeter streets. The main front entrance to the homes is off Santa Liza Street and Belvedere Street. 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 -06 -00 Current Zoning: Multi - Family, RM2 General Plan Designation: Mixed -Use Residential Lot Area: 2.5 acres PARKING REQUIRED: PARKING PROPOSED: Parking spaces, broken down as follows: 2.25 spaces for three or more bedroom units 59- two car garages = 118 spaces Note: Guest parking is included Off-site parking = 56 spaces (59 units x 2.25 =133 spaces) Total: 133 parking spaces Total: 174 parking spaces SETBACKSMEIGHT REQUIRED: SETBACKSMEIGHT PROPOSED: Front: Subject to Design Review 10 feet (Santa Liza Street, Belvedere Road) Side: Subject to Design Review 10 feet (between buildings) Exterior Side: Subject to Design Review 10+ feet Rear: Subject to Design Review 3 feet Height: 60 feet Maximum 37 feet OPEN SPACE REQUIRED: OPEN SPACE PROPOSED: Common Useable: Common Useable: 59 Units x 200 square feet Total = 11,905 square -feet (excluding Total = 11,800 square -feet walkways) Private Useable: 59- 3+ Br Units x 100sf Private Useable: Total = 5,900 square feet Total = 12,138 square feet STORAGE REQUIREMENT: STORAGE PROVIDED: (Condominium — not requested at this time) , 3 Bedroom Provided: 3 Bedroom Required: 250 cubic feet Plan 1: 250 cubic feet 4+ bedroom Required: 300 cubic feet 4 bedroom Provided; Plan 1X: 300 cubic feet Plan 2: 300 cubic feet DR15 -0026 V -2: R -24, Tosara Page No. 4 ANALYSIS: 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 in between buildings and at street intersections. One future park (P5 Parr) and one school (S -2 school) site are located to the north within walking distance of the site. In order to comply with the building siting polices and guidelines included in the Village Two Design Plan, MPP, buildings have been oriented to front on the public street along Santa Liza Road and Belvedere Road 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 -24 provides two vehicular access points through two driveways, one along Santa Liza Road and one along Belvedere Road. Architectural Theme The Village Two SPA Design Plan, Multi- Family Residential Guidelines Section, 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 Village's multi - family development include Spanish Eclectic and Spanish Mission to complement the design theme of the remainder of the village. Neighborhood R -24 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 Spanish style architecture includes four color schemes with light and dark colored stucco walls, tile roofs, arched openings, decorative wood balcony railings, decorative tile and wrought iron pot shelves, in addition to accent colors for the trim and door /window 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 PC District regulations and the Village Core MPP. Typically, mullioned windows, pop -outs, and DR15 -0026 V -2: R -24, Tosara Page No. 5 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 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 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 tile surrounding arched entryways and building offsets were added along the front of the. residential building to avoid a monotonous design. Parking Village 2 SPA regulations require 2.25 spaces for three or more bedroom units. Therefore, the required parking is 133 spaces. The project provides 175 parking spaces. All the units within the project provide a two -car garage with a total of 118 parking spaces, including one (1) disabled parking space off the interior alleyway. On- street parking consists of 25 spaces along Santa Liza Avenue and 31 spaces along Belvedere Road pursuant to Otay Ranch Village 2 SPA, Section VIII (3) Parking Regulations. The project exceeds the required parking by 41 parking spaces and does not propose any compact parking. Open Space The Village 2 SPA regulations require 200 square -feet of Common Usable Open Space per unit. The 59 units in this neighborhood require 11,800 square -feet of Common Usable Open Space. This project exceeds that requirement with a total of 11,905 square -feet (excluding walkways). The Village 2 SPA also requires 80 square -feet of Private Open Space for each 2 Bedroom unit (0) and 100 sf for each 3+ Bedroom unit (x59) for a total requirement of 5,900 square feet. The project provides 12,139 square -feet of private open space area for the 59 units, which is over 50% more than the amount required. Storaye All condominium projects require an additional storage space of 250 cubic feet for each 3 bedroom unit, and 300 cubic feet for each 4 or more bedroom unit. The project meets the minimum required on each plan. 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 59 multi- family attached alley condominium project is a permitted land use in the Otay Ranch GDP, and 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 DR15 -0026 V -2; R -24, Tosara Page No. 6 Village Two Design Plan, as well as the Village Core MPP. Therefore, staff recommends the Planning Commission approve Design Review Permit, DR15 -0025, to construct a 59 -unit multi- family attached alley condominium project with two (2) car garages, and associated open space on approximately 2.5 acres, subject to the findings and the conditions listed in the attached Resolution. DECISIONMAKER 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, 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 DR -15 -0025 3. Disclosure Statement 4. Project Plans H:11)SD\Boards & Comm issionsT tanning Commission12016 mectings104- 27- 161V -2 R -24 DR15- 00251R -24 - DR -15 -0425 PC Staff Report. doc