HomeMy WebLinkAboutItem 4 - Staff ReportCHOLA VISTA
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AGENDA STATEMENT
Item: 4
Meeting Date: 10/26/16
ITEM TITLE: Public Hearing: DR15-0031; Design Review consideration of two
apartments behind an existing single-family house. Proposal is located at
443 G Street in the Residential Apartment (R-3) Zone. Applicant: Timothy
P. Jones, Architect, on behalf of Eric Ciprian Investments.
Resolution of the. City of Chula Vista Planning Commission approving a
Design Review Permit, DR15-0031, to construct two apartments behind
an existing single-family house located at 443 G Street in the Residential
Apartment R-3 Zone.
SUBMITTED BY: Harold Phelps, AICP Associate Planner
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
The Applicant has submitted a Design Review Permit application for approval to construct a two
unit apartment building behind an existing single-family home located at 443 G Street in the
Residential Apartment (R-3) Zone (see Locator Map, Attachment 1),
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that the project qualifies
for a Class 32 infill development categorical exemption (15332) for new residential units on
residential property consistent with the Residential Apartment (R-3) zoning designation,
therefore no further environmental review or documentation is required.
RECOMMENDATION:
That the Planning Commission adopt the Resolution approving the proposed project, based on
the findings and subject to the conditions contained therein.
Planning Commission
DR15-0031
October 26, 2016
Page No. 2
DISCUSSION:
Project Site Characteristics:
The project site is a 7,194 -square foot lot on a residential street that is a mixture of single-family
and apartments in the Residential Apartment (R-3) zone. The project site is across the street
from Chula Vista Middle School (Attachment 1, Locator Map).
Summary of SurroundinjZ Land Uses
Project Description/Environmental Determination:
The proposal consists of s two-story two unit apartment over garages behind an existing single-
family house. The one -car garage attached to the house will be demolished to allow for a 15 -foot
driveway to be constructed that provides vehicular access to the rear of the lot.
Regarding the Categorical Exemption from CEQA, staff concluded that this project qualifies as a
Class 32 exemption based on the following:
(a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designations and
regulations.
The site is located within the R3 zone, which allows density of up to 32 units per
acre. The small three unit project would maintain a maximum density of less than 11
dwelling units per acre. The project is consistent with all zoning provisions, as well
as the City Design Guidelines. The project will comply with all building code
requirements.
(b) The proposed development occurs within the city limits on a project site of no more
than five acres substantially surrounded by urban uses.
The project site is .16 acres in size, and is located within a heavily urbanized area.
The site is surrounded by urban development and is within the City of Chula Vista
city boundary.
General Plan
Zoning
Current Land Use
Site:
Residential Medium
R-3
Single -Family Home
South:
Public/Quasi Public
PQ
Chula Vista Middle School
North:
Residential Medium
R-3-
Single -Family Home
East:
Residential Medium
R-3
Single -Family Home
West:
Residential Medium
R-3
Single -Family Home
Project Description/Environmental Determination:
The proposal consists of s two-story two unit apartment over garages behind an existing single-
family house. The one -car garage attached to the house will be demolished to allow for a 15 -foot
driveway to be constructed that provides vehicular access to the rear of the lot.
Regarding the Categorical Exemption from CEQA, staff concluded that this project qualifies as a
Class 32 exemption based on the following:
(a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designations and
regulations.
The site is located within the R3 zone, which allows density of up to 32 units per
acre. The small three unit project would maintain a maximum density of less than 11
dwelling units per acre. The project is consistent with all zoning provisions, as well
as the City Design Guidelines. The project will comply with all building code
requirements.
(b) The proposed development occurs within the city limits on a project site of no more
than five acres substantially surrounded by urban uses.
The project site is .16 acres in size, and is located within a heavily urbanized area.
The site is surrounded by urban development and is within the City of Chula Vista
city boundary.
Planning Commission
DR15-0031
October 26, 2016
Page No. 3
(c) The project site has no value as habitat. for endangered, rare or threatened species
The site is in a fully developed condition, located within the heavily urbanized area of
Western Chula Vista. The project is a small multi -family development and will not
adversely impact any sensitive species.
(d) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.
The project is a small infill development. The three unit project would generate a
maximum average daily trip total of 24 trips per day. No traffic impact would occur
as a result of the project. The residential project is not a noise generator and would
mot have any adverse noise impacts. The -project -is consistent with the General Plan,
and Regional Air Quality Strategy. As such,_there would not be -an adverse impact to
air quality. The project is required to comply with all applicable City water quality
requirements.
(e) The site can be adequately served by all required utilities and public services.
The project site is in a heavily urbanized area and will be served by existing sewer,
water, and all other necessary public utilities.
Compliance with Development Standards
The following Project Data Table shows the development regulations and the Applicant's
proposal to meet said requirements:
Assessor's Parcel Number:
568-263-16-00
Current Zoning:
Residential Apartment (R-3)
General Plan Designation:
Residential Medium (6 -11 du/ac)
Lot Area:
7,194 -square feet
LOT AREA PER UNIT REQUIRED:
LOT AREA PER UNIT PROVIDED:
7,000 — 9 999 -square foot lots:
® 2,398- square foot per unit
® 1,700 -square feet per unit
FLOOR AREA PER UNIT REQUIRED:
FLOOR AREA PER UNIT PROVIDED:
500 -square feet for 1 -bedroom units
776 -square feet per unit*
0 650 -square feet for 2 -bedroom units
* each 1 -bedroom units include equal size
office/study room
OPEN SPACE PER UNIT REQUIRED:
OPEN SPACE PER UNIT PROVIDED:
• 400 -square feet for 1-2 bedroom units
+ 400 -square feet per unit
• 400 -square feet + 20 -percent for each
® 1,200 -square feet for three units
bedroom over 2 bedrooms
Planning Commission
DR15-0031
October 26, 2016
Page No. 4
PARKING REQUIRED:
PARKING PROVIDED:
® 1 replacement garage parking space for
® 1 replacement garage parking space for
the existing detached front unit;
the existing detached front unit;
® 1.5 -parking spaces for each 1 -bedroom
• 2 parking spaces for each 1 -bedroom and
unit
office/study room unit
HEIGHT/SETBACKS REQUIRED:
HEIGHT/SETBACKS PROVIDED:
Height: 2 -1/2 -stories or 28-feetSetbacks:
Height: 22 -1/2 -feet Setbacks:
Front: 25 -feet (per building line map)
Front: 26 -1/2 -feet
Side: 5 -feet
Side: 15 -feet (driveway side) & 10 -feet
Rear: 15 -feet
Rear: 5 -feet*
* -Planning Commission may grant up -to -10 -
foot reduction provided it is found that --the
affected open space has been transferred
to a more beneficial location on the lot.
ANALYSIS:
Architecture Parking,Landscape Site Plan and Open Space:
The rear duplex apartment building is designed to architecturally match the existing single-
family home. Both buildings are proposed to be beige stucco -with white paint on fascia trim and
window frames and doors, brown paint on wooden posts and balconies, and brown and tan
composite asphalt roof shingles. In response to design review comments, windows will be added
to the west elevation Iiving area and kitchen adjacent to the driveway where the garage will be
removed from the existing house.
Five parking spaces are proposed inside of a 5 -car garage. Each garage space has its own
vehicular door and pedestrian doors on the opposite side, allowing each garage to be rented to
different tenant users. Each garage is 10-1/2 feet x 20-fect, allowing for trash and recycling
container storage.
While 5 parking spaces are proposed, only 4 parking spaces are required for the three units. A
replacement one -car garage space is required for the existing house, and 3 parking spaces are
required (1.5 per one -bedroom unit) for the two apartments per the Apartment (R-3) zone
requirements.
The conceptual landscape plan is a decorative hardscape paving and drought -tolerant soft-scape
theme. The plan provides new trees and shrubs surrounded by decomposed granite and cobble
stone mulch throughout the site plan. A pedestrian path will be created along the east property
line within the 6 -foot side yard, which will provide a 3 -foot sidewalk connection to the two
apartment units in the rear of the property.
Planning Commission
DR 15-0031
October 26, 2016
Page No. 5
The common usable open space consists of the following front, side and rear yard setback areas:
Front yard: A front porch and a decorative bench are located adjacent to a postal station
wall in the 20 x 20 -foot cobble stone and granite mulch area that includes small and
medium-sized shrubs and a Pepperrnint Willow Tree in the middle. A Marina Strawberry
Tree is also located in the front yard area adjacent to the driveway;
Side yard: A fixed table and seating picnic area are located within a 10 -foot side yard in
front of the pedestrian path and stairwell entry to 2"d floor apartments, between two
Marina Strawberry Trees spaces 20 -feet apart (10 x 20 -foot area);
Rear yard: A fixed table and seating picnic areas (15 x 10 -feet) are located under the 2°1
apartment. unit bedroom/bath/kitchen, adjacent -to--a green recycle bin storage area, and
cast of a 15 x 15 -foot idecomposed-granite-mulch and -Peppermint Willow Tree common
open space area.
Rear Yard Setback Reduction (Reguiring, Planning Commission Approvgh
A letter regarding the proposed rear yard setback reduction was received from. the 'adjacent
property owner of 444 Park Way (Attachment 2, Property Owner Letter) as part of the public
noticing for this project. The letter raises the following concerns:
The north wall -of the two-story duplex apartment building (Attachment 5, Project Plans,
Northeast Perspective) is only 5 -feet from their property line, rather than the typically
required 15 -foot rear yard setback;
® The 15 x 10 -foot outdoor table and seating proposed to be located underneath the 2nd
floor rear unit kitchen and bedroom is an undesirable open space area with a building
above it and only a 5 -foot setback to allow for north facing sunlight;
The 10 -foot x 25 -foot second floor above the green recycle bin storage area and outdoor
table and seating area, at 22 -112 -feet in height, rises well above the 6 -foot rear fence
providing close proximity and visibility from the 2"d floor rear apartment kitchen window
into the adjacent property's rear yard and rear yard facing bedrooms.
As noted above, the Planning Commission may approve up to a 10 -foot reduction in the rear
yard if it is found that the affected open space has been transferred to a more beneficial location
on the lot.
CONCLUSION
Staff recommends the Planning Commission Approve the applicant request to reduce the 15 -foot
rear yard setback to 5 -feet, and approve the site plank as proposed with five (5) garage parking
spaces, and with one of the two main common open space areas located underneath the 2"d
apartment unit bedroom/bath/kitchen, subject to the conditions listed in the attached Resolution.
Planning Commission
DR15-0031
October 26, 2016
Page No. 6
DECISION -MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 500 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present 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't Code § 87100, et seq.).
Staff is not independently aware, and has not been informed by any Planning Commission
member, 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.Applcant.
Attachments
1. Locator Map
2. Adjacent Property Owner September 6, 2016 Letter
3. Planning Commission Resolution DR15-0031
4. Disclosure Statement
5. Project Plans