HomeMy WebLinkAboutItem 3 - Staff Report - OR V2 NR17bCHULA VISTA
PLANNING
COMMISSION
STATEMENT AGENDA
Item.: 3
Meeting Date: 6122116
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 O.tay 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).
ENVIRONMEN'T'AL 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
June 22, 2016
Item -3- DR15 -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. Up to (26) of the (39) buildings may include optional 3-
story units that will be four to six bedrooms with an open 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.
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.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the applicant's
proposal to meet said requirements:
Planning Commission
June 22, 2016
Item -3- DR] 5 -0024
Page No. 3
Assessor's Parcel Number:
644 - 31303
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: 24 spaces
three or more bedroom units
Off-site, on street, parking: 29 spaces
Note: Guest parking at 0.33 ratio is included
Disabled parking spaces: 0 spaces
38 units (3- 4 -bdrm) x 2.25 = 85.5 spaces
Total Proposed: 209 parking spaces: 180
14 units (5 -bdrm) x 2.75 = 38.5 spaces
onsite, and 29 off -site public street
26 units (6 -bdrm) x 3.25 — 84.5 spaces
Non Guest: 183
Total Required: 209 parking spaces
Guest: 26
SETBACKS/HEIGHT REQUIRED:
SETBACKS/IIEIGHT 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 tbree + bdrm. Units x 200 square feet
Total = 20,986 square feet (excluding
Total = 15,600 square feet
walkways)
Private Useable:
Private Useable:
78 three + bdrm. units x 100 square feet
Total = 30,895 square feet (avg. 396 sq. ft.
Total = 7,800 square feet
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
June 22, 2016
Item -3- DR15 -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; a 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 PIan 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- 1713(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
June 22, 2016
Item -3- DR15 -0024
Page No. 5
include Spanish Eclectic and Spanish Mission to complement the design theme of the remainder
of the village.
Neighborhood R- 17B(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, the 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 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 0.33 spaces guest parking) for each
unit with three or more bedrooms, subject to Design Review discretion. The applicant will
provide additional 0.5 spaces for every 5- bedroom unit, and additional 1.0 space for 6- bedroom
units. Applying this base regulation, the required parking is 209 spaces (183 resident spaces and
26 guest spaces). Each unit within the project provides a side -by -side two -car garage, with a total
of 156 enclosed parking spaces, and 24 open spaces, totaling 180 spaces onsite.. All of 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 to satisfy the remaining 29 parking spaces by counting 50% of the 57 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 29 spaces; 3 required and 26 guest. The applicant proposes
to park 100% of the guest parking on- street.
Planning Commission
June 22, 2016
Item -3- DR15 -0024
Page No. 6
The project proposes that up to 26 buildings or 52 of the 78 units may exercise a 3 d floor with a
bedroom count of 5 -6 bedroom/unit, that may also include an open 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 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 -6 bedrooms including an open loft, staff recommends that the
applicant provide 0.5 parking spaces for each additional bedroom above four bedrooms per unit,
and on- street parking be allowed to utilize up to 50% maximum of the available capacity
adjacent to the project site to accommodate the required and guest parking for the project. The
applicant has agreed to this condition, identified as condition # 8 in the attached Planning
Commission Resolution.
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
Cominon Usable Open Space. This project provides 20,986 square feet. The Village 2 SPA also
requires 100 square feet of Private Open Space ' for each 3+ Bedroom unit (x78) for a total
requirement of 7,800 sf. The project exceeds this requirement with 30,395 square -feet of private
open space area, which is almost 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
Planning Commission
June 22, 2016
Item -3- DR15 -0024
Page No. 7
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 -00024
3. Disclosure Statement
4. Project Plans