HomeMy WebLinkAboutItem 2 - DR15-0026 Staff ReportCHULA VISTA
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Item:
Meeting Date: 4127116
ITEM TITLE: Public Hearing. Consideration of a Design Review permit (DR -15 -0026) for
a 16 -unit multi - fancily attached alley condominium project with two (2)
car garages, and associated open space on approximately 0.54 acres
located in the Otay Ranch Village Two, Neighborhood R-1613, 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 I"
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The Applicant has submitted a Design Review application for approval of a 16 -unit multi - family
attached, alley condominium project. The project includes three to five bedroom condominiums,
two -car garages, and associated open space on approximately 0.54 acres. The site is vacant and
located within the Otay Ranch Village Two, Neighborhood R -16B (see Locator Map,
Attachment 1).
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
adopted Final Supplemental Environmental Impact Report (FSEIR 12 -01). Thus, no further
environmental review is necessary.
RECOMMENDATION:
That the Planning Commission adopt Resolution\DR -15 -0026 approving the 16 -unit multi- family
attached, alley condominium project with two (2) car garages, and associated open space on
approximately 0.54 acres, based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics:
The 0.54 -acre project site is located in the central portion of Village Two within the Village
Core, on a vacant parcel south of Santa Victoria Road and east of Santa Ivy Avenue.
DR15 -0026
V -2: R -1613, Tosara Page No. 2
Neighborhood R -16B is bordered on the north by a future elementary school site across Santa
Victoria Road, and future multi - family residential to the east, south and west (see Attachment 1,
Locator Map). All of the surrounding parcels are currently vacant.
Summary of Surrounding Land Uses
General Plan
Site: Mixed -Use Residential
South: Medium Residential
North: Public Quasi
East: Mixed -Use Residential
West: Mixed -Use Residential
Proiect Description
Zoning
Multifamily,RM2
Multifamily,RM 1
Multifamily,RM2
Multifamily,RM 1
Multifamily, RM2
Current Land Use
Multi - Family Res. Attached Alley
Future MF Residential
Future Elementary School
Future MF Residential
Future MF Residential
The overall proposal consists of a 16 -unit multi - family attached, alley condominium
development with associated open space on approximately 0.54 acres within Neighborhood R-
16B in the Village of Montecito (Village Two). The proposed project design and architecture is
identical to projects that were constructed on neighborhoods I OA and l OB to the north.
The proposal includes two (2) 9-unit buildings. The buildings will be two or three -story with a
maximum height of 37 -ft. The floor plans, consisting of 2 -three bedroom units, 14 -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 Victoria Road 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 32 two -car
garages, and offsite with eleven (11) on- street parking spaces provided along Santa Victoria
Road, directly north of the site.
4nsite amenities include several open space areas throughout the project site consisting of a
passive 10 -foot open space area in between the two buildings, and at the street corner
intersection of Santa Victoria Road and Santa Ivy Avenue. A pedestrian light and two benches
have been placed within the open space area along Santa Ivy Avenue. Vehicle and pedestrian
access is provided on and off the site. Vehicles can access the alleyway from Santa Ivy Avenue,
and pedestrian access along Santa Ivy Avenue and Santa Alexia Avenue. The main front
entrance to the homes is off Santa Victoria Road.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the applicant's
proposal to meet said requirements:
DR15 -0026
V -2: R -16B, Tosara
Page No. 3
Assessor's Parcel Number:
644 - 310 -11 -00
Current Zoning:
Multi - Family, RM2
General Plan Designation:
Mixed -Use Residential
Lot Area:
0.54 acres
PARKING REQUIRED:
PARKING PROPOSED:
Parldng spaces, broken down as follows:
2.25 spaces for three or more bedroom units
16- two car garages = 32 spaces
Note: Guest parking is included
Off -site parking = 11 spaces
(16 units x 2.25 =36 spaces)
Total: 36 parking spaces
Total: 43 parking spaces
SETBACKS/HEIGHT REQUIRED:
SETBACKS /HEIGHT PROPOSED:
Front: Subject to Design Review
10 feet (Santa Victoria Road)
Side: Subject to Design Review
10 feet (between buildings)
Exterior Side: Subject to Design Review
15+ feet
Rear: Subject to Design Review
3 feet
Height: 60 feet Maximum
37 feet
OPEN SPACE REQUIRED:
OPEN SPACE PROPOSED:
Common Useable:
Common Useable:
16 Units x 200 square feet
Total = 3,325 square feet (excluding
Total = 3,200 square feet
walkways)
Private Useable:
16- 3+ Br Units x 100sf
Private Useable:
Total = 1,600 square feet
Total = 1.,973 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
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.
DRI5 -0026
V -2: R -I6B, Tosara Page No. 4
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,
while two parks are located within walking distance of the site; future park (P2 Park) site to the
northeast and future parr (P5 Park) to the southeast for the pedestrian to enjoy.
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 public street
along Santa Victoria 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 -16B provides two vehicular
access points through two driveways, one along Santa Alexia Avenue and one along Santa Ivy
Avenue to the alleyway.
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 -16B 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
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
DR15 -0026
V -2: R -16B, Tosara Page No. 5
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.
Parkin
Village 2 SPA regulations require 2.25 spaces for three or more bedroom units. Therefore, the
required parking is 36 spaces. The project provides 43 parking spaces. All the units within the
project provide a two -car garage with a total of 32 parking spaces. On- street parking consists of
11 spaces along Santa Victoria Road pursuant to Otay Ranch Village 2 SPA, Section VIII (3)
Parking Regulations. The project exceeds the required parking by seven 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 16 units in this neighborhood require 3,200 square -feet of Common Usable Open Space.
This project exceeds that requirement with a total of 3,325 square -feet and excludes walkways.
The Village 2 SPA also requires 80 square -feet of Private Open Space for each 2 Bedroom unit
(0) and 100 square feet for each 3 Bedroom unit (x16) for a total requirement of 1,600 square -
feet. The project provides 1,973 square -feet of private open space area for the 16 units, which is
almost 20% more than the amount required.
Storage
All condominium projects require an additional storage space of 250 cubic feet for each 3
bedroom unit, and 300 cubic feet for each 4 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 16 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 pol =icies, guidelines and design standards for the
Village Two Design Plan as well as the Village Core MPP. Therefore, staff recommends the
Planning Commission approve Design Review Permit, DR15 -0026, to construct a 16 -unit multi-
family attached alley condominium project with two (2) car garages, and associated open space
on approximately 0.54 acres, subject to the findings and the conditions listed in the attached
Resolution.
DECISION -MAKER CONFLICTS
DR15 -0026
V -2: R -1613, Tosara
Page No. 6
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 -0026
3. Disclosure Statement
4. Project Plans
H:1DSD1Boards & Comm €ssionsTlanning Commission12016 meetings104- 27- 161V -2 R -16B DR15- 00261DR -15 -0026 PC Staff
Report.doc