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Item.:
Meeting Date: 2122/17
ITEM TITLE: Public Hearing: Design Review (DR16-0032) to construct 273 multi-
family units, a 10,000 square -foot Community Purpose Facility building,
20,000 square feet of retail and 629 parking spaces on 10.4 acres within
the Village 3 Master Planned Community. Applicant: HomeFed Village III
Master, LLC.
SUBMITTED BY: Janice Kluth, AICP, Project Manager
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
In accordance with the Village 3 North and a Portion of Village 4 (Village 3) Sectional Planning
Area (SPA) Plan, HomeFed has submitted a Design Review application for approval to construct
a mixed-use project that includes the following:
Land Use
Size
Multi -family
273 units
Retail
20,000 SF
Parking
629 spaces
Community Purpose Facility
10,000 SF
Open Space
66,420 SF
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the proposed project was
adequately covered in previously adopted Final Environmental Impact Report, (EIR-13-01) thus,
no further environmental review or documentation is required.
RECOMMENDATION
That the Planning Commission adopt Resolution DR16-0032 for the development of a mixed-use
project, based on the findings and subject to the conditions contained therein..
Rev. 2116117
Planning Commission
DR16-0032
February 22, 2017
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DISCUSSION
Project Site Characteristics
The 10.4 -acre Project Site is located within the "Village Green District" of the Village 3 SPA
Plan's village core, and consists of three parcels (MU -1, MU -2 and CPF-1) bisected by Avenida
Escaya,the primary Village 3 entry . The project is bordered on the north by Heritage Road, the
Industrial District, and the Otay Landfill; on the east by Paseo Cultura, the Office District, and a
future multi -family site; on the south by Camino Aldea, the School Site, and the Neighborhood
Park (P-1); and on the west by a future multi -family development (Locator Map, Attacbrnent 1).
The site is vacant and has been mass -graded by the Master Developer, HomeFed Village III
Master, LLC. The following table identifies the General Plan, Land Use Designation and
Existing Land Use for the project site and adjacent properties:
General Plan, SPA. Plan Land Use Designations and Existing land uses
PROTECT DESCRIP'T'ION
The project proposes a mixed-use development that includes residential units over ground floor
retail along Avenida Escaya, multi -family residential units, a Community Purpose Facility
building, parking, and open space. The project includes 15 unique buildings on 8 lots (including
2 Private Open Space lots). All of the residential and mixed-use buildings are three stories and
the CPF building is two stories. The 273 rental apartments are offered in one, two, and three-
bedroom models with floor plans ranging in size from 745 square feet to 1,464 square feet.
Overall, the project proposes a total of 141 one -bedroom units, 112 two-bedroom units, and 20
three-bedroom rowhorne units.
The project includes a two-story Community Purpose Facility building that is 10,000 square feet
in size, including 3,500 on the second floor, and will serve any one or a combination of the
allowed Community Purpose Facility uses designated in the Village 3 Planned Community
Rev 2/16/17
PC District
Existing
General Plan
Zoning
Land Use
Designation
Mixed Use
Mixed Use (MU)
Site
Residential (MUR)
Community Purpose
Vacant
Community Purpose
Facility (CFF)
Facility (CPF)
North
Research and Limited
Industrial (I)
Vacant
Industrial
South
MUR, Park, School
Park, Residential
Vacant
(School)
Residential Medium
Office (0),
East
High and Office
Residential Medium
Vacant
Hi (RM -1
West
Residential Medium
Residential Medium
Vacant
High
High (RM -1)
PROTECT DESCRIP'T'ION
The project proposes a mixed-use development that includes residential units over ground floor
retail along Avenida Escaya, multi -family residential units, a Community Purpose Facility
building, parking, and open space. The project includes 15 unique buildings on 8 lots (including
2 Private Open Space lots). All of the residential and mixed-use buildings are three stories and
the CPF building is two stories. The 273 rental apartments are offered in one, two, and three-
bedroom models with floor plans ranging in size from 745 square feet to 1,464 square feet.
Overall, the project proposes a total of 141 one -bedroom units, 112 two-bedroom units, and 20
three-bedroom rowhorne units.
The project includes a two-story Community Purpose Facility building that is 10,000 square feet
in size, including 3,500 on the second floor, and will serve any one or a combination of the
allowed Community Purpose Facility uses designated in the Village 3 Planned Community
Rev 2/16/17
Planning Commission
DR16-0032
February 22, 2017
Page -3-
District Regulations.
Site Plan Elements
Avenida Escaya is the primary gateway to Village 3, with its wide, landscaped median creating a
sense of place and providing a focal point and an activity center for the surrounding community.
The Village Pathway runs along both sides of Avenida Escaya and provides a well-defined
north/south pedestrian connection, including a raid -block crosswalk located at the driveway
entrances to the MU -1 and MU -2 parcels. Sidewalks are a minimum of 10 feet wide, allowing
groups to comfortably pass each other. Urban amenities such as benches, bike racks, and
decorative planters offer frequent opportunities to sit, relax and observe.
The four mixed-use buildings located along Avenida Escaya are designed with a total of 20,000
square feet of retail space at the street level and residential units above, as well as 7 unique
public plazas for outdoor dining or socializing.
A total of 629 parking spaces are proposed for the project, including diagonal on -street parking
spaces for commercial uses. Vehicular access to the project is from private driveways
connecting to Avenida Escaya, Camino Aldea, and Paseo Culiura.
The Community Purpose Facility building is sited on a separate parcel in a visually prominent
location within the project. Site elements include a playground area and drop-off area in front of
the building. The building's proposed use is compatible with the surrounding uses and fulfills an
immediate community need.
Architecture and Site Design
The historical agrarian use of the land within Otay Ranch is the inspiration for the theme and
character of Village 3. Architecture in the Village Core mixed-use area will allow for variety but
maintains a strong basis in the Farmhouse and Ranch styles.
The project is comprised of street -level, commercial storefront uses with diagonal parking in
front and residences above, in a pedestrian -oriented "Main Street" concept, per the Village 3
Design Plan guidelines. Varied building setbacks, a strongly defined retail base, landscape and
seating areas define the "Main Street" character and create a pedestrian -oriented urban shopping
experience. Broad sidewalks (the Village Pathway) with street trees, planting pockets, seat walls,
street furnishings, paving enhancements, and agrarian -inspired plantings and architecture reflect
the pedestrian design and urban character of the village.
Landscape
The landscape design also evokes Otay Ranch's agrarian past with canopy trees, groves, olive
trees, ornamental grasses, raised wood and stone planters arranged in a less formal design. In
addition to trees, landscaping includes planting areas with a variety of colorful shrubs,
groundcover and vines, as well as hanging accent plants. Planting areas along the main street
feature hardscape elements and low walls to address grade changes, as well as outdoor furniture
for pedestrians to rest.
Rev 2/16/17
PIanning Commission
DR16-0032
February 22, 2017
Page -4-
PROJECT ANALYSIS
The following Project Data Table shows the development regulations along with the applicant's
proposal to meet the requirements:
Assessor's Parcel Number:
644-060-2500
Current Zoning:
W-1
General Plan Designation:
MUR
Lot Area:
10.4 acres
PARKING REQUIRED:
PARKING PROVIDED:
Residential 481
Residential 481
100 Open stall spaces
(5 handicap open stall spaces)
166 Garage parking spaces
(3 handicap garage spaces)
126 Carport spaces
45 On --site guest spaces
(5 handicap on-site guest spaces)
44 off-site guest spaces (50% per SPA)
Commercial 108
Commercial 108
(3 Handicap spaces)
Community Purpose Facility
Community Purpose Facility 40
.__40
Total required: 629 parking spaces
Total provided: 629 parking spaces
OPEN SPACE REQUIRED:
OPEN SPACE PROVIDED:
Private Open Space 19,820
Private Open Space 19,820
Common Useable Open Space 34,780
Common Useable Open Space 46,600
Total required: 54,600 SF
Total provided: 66,420 SF
Parking
Thirty five percent of the residential parking for the project is provided in garages, including the
parking for the 20 3 -Bedroom Townhome units. Another 26% of. the residential parking is
provided in carports. The remainder, including guest parking, is provided in open stalls. Up to
50% of the guest parking requirement is allowed to be met off-site, per the Village 3 Planned
Community District Regulations.
Rev 2/16/17
Planning Commission
DR16-0032
February 22, 2017
Page -5-
Commercial and Community Purpose Facility parking is provided in convenient angled spaces in
front of the retail along Avenida Escaya and in front of the Community Purpose Facility building
on Camino Aldea, respectively, as well as in open stalls within the site. Loading and service
areas are oriented away from adjacent residential uses wherever possible.
The project is parked in compliance with Village 3 SPA Plan and Planned Community District
requirements.
Open Space
The development meets the requirement to provide functional outdoor spaces with a combination
of amenities:
Open Space
Private Balconies
19,820
Village Green Turf
6,519
Plazas
13,138
Leasing/Club/Fitness
8,025
Pool Complex
10,215
On-site Park
4,871
On-site Open Space
3,832
Total
66,420
Outdoor amenities specifically for the residents of the project include:
• A pool
• A pavilion with fireplace, television, and seating
• A raised terrace with views, an outdoor bar/caf6/barbecue, a fire pit, decorative paving, a
retractable shade awning, and festive lighting
• A sunken garden with tree canopy, barbecue node, bids play amenities, and curved seat
walls
• A lower patio (adjacent to the gym) with a climbing wall and wood paving
• An enclosed dog park
Building Design and Siting
In accordance with the Master Precise Plan, the buildings within the mixed-use project are
multiple stories (up to three stories — with taller architectural elements). A strong retail base is
articulated along Avenida Escaya at street level, with a 20 -foot floor -to -ceiling height and one
level of residential units above. Buildings are set close to the street to encourage interaction
between building activities and passersby, enhancing the urban character of the area. Storefronts
have a minimum 50% glazing, increasing visibility into shops during daylight hours and
enhancing the pedestrian experience at night with increased lighting. Building clusters use
plazas as focal points, and building corners are well-defined with vertical elements, to help
define public spaces and improve orientation within the Village Green District.
Vehicular access is clearly subordinated to pedestrian access in the Village Green District,
Rev 2/16/I7
Planning Commission
DR16-0032
February 22, 2017
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Special paving, lighting, signage, and landscaping are used to promote pedestrian movement and
alert drivers to shared access points.
Architecture
The dominant architectural style for the Project is "Farmhouse." Architectural elements have
been chosen which create visual interest with light and shadow. The use of board and batten
siding, standing seam metal roofs, and natural elements reflect the Farmhouse architectural style.
Neutral, earth -tone colors have been chosen, focusing attention on the use of the proportions and
rhythms, which have been incorporated throughout the project design. Building exteriors are
expressed as multiple planes rather than a single surface. The architectural style for the CPF
Building is "Ranch," with a contrasting color palette to compliment the Farmhouse -style
architecture of the other mixed-use buildings.
Sustainable community strategies will be implemented that include water and energy
conservation measures and alternative transportation opportunities. Healthy lifestyles are
promoted by providing active and passive recreation facilities within walking distance of every
home. A convenient, safe and pleasant pedestrian network provides connections throughout the
village that encourage walking and biking and discourage auto use for local trips. Sustainable
building materials are utilized wherever possible — the project must comply with the current
California Green Building Standards Code and the California Building Energy Efficiency
Standards.
Landscape Architecture
The Farmhouse and Ranch design theme selected for the village core relies on the design of the
landscape as much as that of the buildings. Hardscape material finishes, such as colored
concrete, stonework, and decorative tile, complement the buildings' architecture and colors. In
accordance with the Master Precise Plan, consideration has been given to pedestrian comfort,
vistas, symmetry, water use, and environmental factors.
The proposed planting palette is low water use and enhances the Farmhouse architecture and the
pedestrian scale of the development. Drip irrigation is being proposed where possible, ensuring
the project is sustainable and meets current water efficient guidelines. Turf areas are limited to
the Village Green and recreational areas. The project will comply with the City's Landscape
Water Conservation Ordinance.
At night, lighting is an integral component of the built and natural environment, providing a
cohesive appearance for the Village 3 urban core. The outdoor lighting concept provides levels of
lighting sufficient to meet safety and orientation needs. The project proposes lighting, such as
Festoon lighting within outdoor plazas throughout the project, designed to be compatible with and
complement the surrounding land use and architectural style.
CONCLUSION
The proposed 273 apartments are a permitted land use in the Village Green District component
of Village 3 . The project complies with the policies, guidelines and design standards for the
Village 3 SPA Plan, Planned Community District Regulations, and related documents.
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Planning Commission
DR16-0032
February 22, 2017
Page -7-
Therefore, staff recommends the Planning Commission approve Design Review Permit, DR16-
0032, subject to the conditions listed in the attached Resolution.
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 properly -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.).
FISCAL IMPACT
The application fees and processing costs are paid for by the applicant.
Attachments
1. Locator Map
2. Planning Commission Resolution DR16-0032
Rev 2/16117