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HomeMy WebLinkAboutItem 2 - Staff ReportCHULA VISTA PLANNING COMMISSION AGENDA STATEMENT.. Item: 2 Meeting Date: 11/09/16 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, DR1 5-0031, 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. 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). Planning Commission DR15-0031 November 9, 2016 Page No. 2 Summary of Surrounding Land Uses Project Description/Environmental Deten- ination: 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. (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 not have any adverse noise impacts. The project is consistent with the General Plan, 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 Deten- ination: 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. (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 not have any adverse noise impacts. The project is consistent with the General Plan, Planning Commission DR15-0031. November 9, 2016 Page No. 3 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* • 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 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 -112 -feet Side: 5 -feet Side: 15 -feet (driveway side) & 10 -feet Rear: 15 -feet Rear: 5 -feet's * 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. Planning Commission DRI 5-0031 November 9, 2016 Page No. 4 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 living 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 -feet, 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. 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 Peppermint Willow Tree in the middle. A Marina Strawberry Tree is also located in the front yard area adjacent to the driveway; ® Sided: 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" a 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'd apartment unit bedroom/bath/kitchen, adjacent to a green recycle bin storage area, and east of a 15 x 15 -foot decomposed granite mulch and Peppermint Willow Tree common open space area. Planning Commission DR15-0031 November 9, 2016 Page No. 5 Rear Yard Setback Reduction (Requiring Plannin Commission Approval): 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. The concerns raised in the letter have been noted by staff; however, staff believes that the applicant has addressed those concerns in the following ways: (1) Although the rear apartment is only 5 -feet from the property line, the adjacent single-family dwelling is approximately 50 -feet away; (2) Although the proposed 15 x 10 -foot outdoor table and seating underneath the 2nd floor apartment will be shaded, it will be a complimentary usable open space to the other 20 x 10 -foot open air outdoor table and seating area located in the expanded 10 -foot side yard; and (3) As noted, the adjacent single-family dwelling is approximately 50 -feet away from the property line, therefore the 10 x 25 -foot second floor, at 22 -112 -feet in height, is sufficiently separated from the adjacent single-family dwelling and visibility from the rear apartment kitchen window to the adjacent property will be minimal. There is also a large canopy tree in the adjacent property owner's rear yard that provides additional privacy for the adjacent single-family dwelling. 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 plan as proposed with five (5) garage parking spaces, and with one of the two main common open space areas located underneath the 2nd apartment unit bedroom/bath/kitchen, subject to the conditions listed in the attached Resolution. Planning Commission DRi 5-0031 November 9, 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 Applicant. Attachments 1. Locator Map 2. Adjacent Property Owner September 6, 2016 Letter 3. Planning Commission Resolution DR15-0031 4. Disclosure Statement 5. Project Plans