HomeMy WebLinkAboutItem 4 - Staff Report - ORV3 - Multi-Family UnitsC H U L A VISTA
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Item: 4
Meeting Date: 3/22/1.7
ITEM TITLE: Public Hearing: Design Review (DR16-0021) to construct 179 multi-
family units and 418 parking spaces on 1.3.4 acres within the 'Village 3
Master Planned Community. Applicant: HomeFed SH Otay, LLC.
SUBMITTED BY: Janice Kluth, AICP, Project Manager
REVIEVWED 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,, Shea Homes (in partnership with. Brookfield Homes) has submitted a Design
Review application for approval to construct a Multi -Family project that includes the following:
Land Use
Size
Multi -family
179 units
Parking
418 spaces
Open Space
54,879 SF
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Enviromnental Quality Act (CEQA) and has determined that the proposed project was
adequately covered in previously adapted Final Environmental Impact Report, (ETR -13-01) thus;
no further environmental review or documentation is required.
RECOMMENDATION
That the Planning Commission adapt Resolution DR16-0021 for the development of a multi-
family project, based on the findings and subject to the conditions contained therein.
DISCUSSION
Project Site Cliaracteristics
The 13.4 -acre Project is ]Wade up of two sites located within the "Village Core" of the Village 3
SPA Plan area. The Project consists of three parcels: R14 and. R15 (which are contiguous), and
R16 (which is non-contiguous). The R14/15 site is 8.8 acres and is bordered on the north by
Corte Nueva and the Office District, on the east by Wolf Canyon Preserve; on the south by
Avenida Andariza and Canino Carmelo (a private street) and a proposed single-family
subdivision; and on the west by Paseo Cultura and a proposed mixed-use development. The R16
Rev. 3/1.4/1.7
Planning Coin fission.
DR16-0021
March 22, 2017
Page -2-
site is 4.6 'acres and is bordered on the north by Heritage Road, the Industrial District, and the
Otay Landfill; on the east by a proposed mixed-use development; on the south by Caanino Aldea
and the Neighborhood Park; and on the west by a proposed single-family development (Locator
Map, Attaclrirlent 1).
Both sites are vacant and have been rough -graded by the Master Developer, HomeFed Village IIT
Master, LLC. The fallowing 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
PROJECT DESCRIPTION
The Applicant proposes a multi -family development made up of Triplex units and Rowhorne 4-,
5-, and 6 -unit buildings, along with parking and open space. Two different merchant builders
will collaborate to build a project that includes 45 buildings, with a total of 179 units. The 72
Triplex homes are all 3 -Bedroom units, with floor plans ranging from 1,427 to 1,710 square feet
(net). The 107 Rowhomes are offered in 2-, 3- and 4 -bedroom models, with floor: plans ranging.
in size from 1,2.78 to 1,709 square feet.
Site Plan Elements
In accordance with the Master Precise Plan, enhanced elevations are provided along the
surrounding streets in each neighborhood, and the P'roject's buildings and unit entries are
oriented toward pedestrian walkways where possible. When front door access to the street is not
PC District Zoning
Existing
General Man
Designation
Land Use
814/15 Site
Residential Medituh
Residential Medium
Vacant
Ili h
(RM
High -1)
North
Professional &. Office
Office (0)
Vacant
South
Residential Medium
ResidentialHi
Multi-Fainily 1
Vacant
h
(RM -1)
Open Space (OS -1)
Last
Open Space Preserve
and Open
Preserve
Space/Preserve (OS -2)
West
Mixed Use
Mixed Use l (MU -1)
Vacant
Residential
Residential Medium ti
ResidentiatMedium
R16:1Situ
HigliIih
(PQM-1),
Vacant
North
Research & Limited
Industrial (1)
Vacant
Industrial
South
Parks & Recreation
Park (P)
Vacant
East.
Mixed Use
Mixed Use 1
Vacant
Residential
(MLI -1)
West
Residential Medium
Multi -Fancily l
Vacant
High
(RM -1)
PROJECT DESCRIPTION
The Applicant proposes a multi -family development made up of Triplex units and Rowhorne 4-,
5-, and 6 -unit buildings, along with parking and open space. Two different merchant builders
will collaborate to build a project that includes 45 buildings, with a total of 179 units. The 72
Triplex homes are all 3 -Bedroom units, with floor plans ranging from 1,427 to 1,710 square feet
(net). The 107 Rowhomes are offered in 2-, 3- and 4 -bedroom models, with floor: plans ranging.
in size from 1,2.78 to 1,709 square feet.
Site Plan Elements
In accordance with the Master Precise Plan, enhanced elevations are provided along the
surrounding streets in each neighborhood, and the P'roject's buildings and unit entries are
oriented toward pedestrian walkways where possible. When front door access to the street is not
Planning Commission
DR 16-0021
March 22, 2017
Page -3-
feasible, enhanced pedestrian entryways (gates, enhanced walls and archways) provide direct
access to the street.
The primary entry to each neighborhood is designed with a well -articulated, identifiable
pedestrian entry, with enhanced landscape and lighting. In R16, the entry along Camino Aldea is
flanked by a 9,750 SF open space and gathering area, with an overhead shade structure, barbecue
counter, turf area and entry monument. In R14/15, the entrance from Camino Carmelo is
identifiable by its 8,963 SF of adjacent Active Common Open Space. This park has an overhead
shade structure with a barbecue counter and seating area, turf, and a tot lot with a resilient
surface and play equipment. The entry is also marked by a monument, low wall and
landscaping.
Pedestrian walkways connect adjacent Triplex and Rowhomc entrances to the 10' Village
Pathway and to the Village Promenade — there are no security gates surrounding the Project.
Additionally, meandering walkways, accented with benches, lighting and landscape, are
provided between certain buildings and through both neighborhoods. These walkways allow
residents from the Project and the surrounding corninunity to pass through the neighborhood and
enter the mixed use shopping/dining area.
Private open space is provided with each unit, Each Rowhome has a paved courtyard at the front
door, surrounded by low walls and landscaping. Each Triplex home has a covered patio or a
deck. Common Open Space is provided along the Preserve Edge in R14/15. This 17,000 SF
area features a meandering concrete sidewalk, a gathering area with table and chairs, lighting,
and landscape themed on a dry creek bed.
A total of 418 parking spaces are proposed for the project, with vehicular access to the Project
from private driveways connecting to Camino Marcela and Camino Aldea (R16), and Corte
Nueva and Camino Carmelo (814/15)..
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 multi -family area will allow for a variety
of Farmhouse, Ranch, and Transitional Spanish styles. Buildings fronting Camino Aldea, Pasco
Cultura and Corte Nueva are set as close to the street as possible to erthance the urban form and
character and to encourage interaction between building activities and passersby.
Landscape
Agrarian landscape further links the 814/15 and R16 neighborhoods with the surrounding
Village Core areas. Where the multi -family land uses abut single family homes, a fifteen (15)
foot buffer is provided. Patios abut landscaped areas throughout the two neighborhoods.
Planning Conran s,s on
DR1 G-0021
March 22, 2017
Page -4-
PROJECT ANALYSIS
The fallowing 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:
RM -1
General Plan Designation:
RMH
Lot Area:
13.4 acres
PARKING REQUIRED:
PARKINC., PROVIDED:
358 Garage parking spaces
60 Guest spaces
(3 handicap guest spaces)
(8 parallel spaces)
Total required: 418 parking spaces
Total provided: 418 pat -king spaces
OPEN SPACE RE, QUIREi D:
OPEN SPACE PROVIDED:
Private Open Space 2.0,440
Private Open Space 20,920
Common Useable Open Space 53,700
Common Useable O en S ace 54,879
Total required: 74,140 Sl{
Total provided: 75,319 SF
Parking
Eighty five percent (85%) of the parking for the Project is provided in garages. The remainder is
guest parking, which is provided in open stalls. Over ninety five percent (95%) of the guest
parking requirement is met on-site. 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 Private Useable Open Space (decks, parches, front and back yards, California Rooms, etc.)
and Common Useable Open Space — both passive (landscaping) and active (tot lots, barbecue
areas, seated areas, etc.).
Naming Cozy mission.
DR16-0021
March 22, 2017
Page -5-
Source: Design Review Site Plansfor RI4/1 S ran(I fair R16
Building Design and Siting
Vehicular access is subordinated to pedestrian access throughout the Village Core, Pavers,
lighting, and landscaping are used to promote pedestrian movement and to alert drivers to shared
access points, especially at the entrances to the two neighborhoods and at key pedestrian crossing
locations throughout the two sites. In areas where concrete swales prohibit the use of pavers,.
crosswalks will feature an alternate enhancement.
In accordance with the Master Precise Plan, the two Project sites shall provide direct pedestrian
access to the restaurants, shops and services in the Village Careen. District. In R16, a path leads
from the proposed Single Family project (at Camino Marcela) through the site to the entrance at
Camino Aldea. In 814/15, the path leads from the adjacent single family development on
Camino Carmelo through the site to Corte ]'Nuevo, serving the Office District and the Village
Green District. Pedestrian links have been added in both R14/15 and R16 in the form of
sidewalks and enhanced paving at key crossings in both neighborhoods, in compliance with the
Design. Review Checklist for the Village 3 Gore Master Precise Plan,
,architecture
In accordance with the Master Precise Plan, the buildings within the multi -family project are
multiple stories (two stories — with taller architectural elements).
The three architectural styles for the Project are Farmhouse, Ranch and Spanish. 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. The Spanish style is represented by decorative gable end vents, finials and.
corbels, S -tile roofs, and decorative chimney caps and tiles. Concrete flat the roofs, enhanced
deck railing, and decorative awnings illustrated the Ranch style.
Open Space Summary
Privato'Useable Open Space
Neighborhood
No. of Units Bedroom
Required SF
(per unit)
Provided SF
(Per mit)
R14/15
19
2
80
80+
R14/15
89
3
120
120+
814/15
17
4
140
140+
R16
7
2
80
80+
R16
40
3
120
120+
R16
7
4
140
140+
C01mrio i Useable pen 8paCe
Neighborhood
No. of Units
Required Required Re
(SF Requa unit) Re Total)
Provided
R14/15
1.25
300 37,500
38,093
R16
54
300 16,200
16,786
Total 1 53,700
54,879
Source: Design Review Site Plansfor RI4/1 S ran(I fair R16
Building Design and Siting
Vehicular access is subordinated to pedestrian access throughout the Village Core, Pavers,
lighting, and landscaping are used to promote pedestrian movement and to alert drivers to shared
access points, especially at the entrances to the two neighborhoods and at key pedestrian crossing
locations throughout the two sites. In areas where concrete swales prohibit the use of pavers,.
crosswalks will feature an alternate enhancement.
In accordance with the Master Precise Plan, the two Project sites shall provide direct pedestrian
access to the restaurants, shops and services in the Village Careen. District. In R16, a path leads
from the proposed Single Family project (at Camino Marcela) through the site to the entrance at
Camino Aldea. In 814/15, the path leads from the adjacent single family development on
Camino Carmelo through the site to Corte ]'Nuevo, serving the Office District and the Village
Green District. Pedestrian links have been added in both R14/15 and R16 in the form of
sidewalks and enhanced paving at key crossings in both neighborhoods, in compliance with the
Design. Review Checklist for the Village 3 Gore Master Precise Plan,
,architecture
In accordance with the Master Precise Plan, the buildings within the multi -family project are
multiple stories (two stories — with taller architectural elements).
The three architectural styles for the Project are Farmhouse, Ranch and Spanish. 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. The Spanish style is represented by decorative gable end vents, finials and.
corbels, S -tile roofs, and decorative chimney caps and tiles. Concrete flat the roofs, enhanced
deck railing, and decorative awnings illustrated the Ranch style.
Plaming Corniiiission
DR16-0021
March 22, 2017
Page -6-
Multiple color• schemes will be offered for each of the architectural thernes, to further diversify
the look of the conununity.
Landscape Architecture
The proposed planting palette enhances the Project's agrarian -themed architecture. The Project
meets current water efficient guidelines and will comply with the City's Landscape Water
Conservation Ordinance.
CONCLUSION
The proposed multi-farnily project is a permitted land use, pursuant to Village 3's Planned
Community District Regulations. The project complies with the policies, guidelines and design
standards for the Village 3 SPA Plan, Planned Community District Regulations, Master Precise
Plan, and related documents. Therefore, staff recommends the Planning Commission approve
Design Review Permit, DRI 6-002 1, subject to the conditions listed in the attached Resolution.
DECISION -MAKE R 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.).
FISCAL IMPACT
The application fees and processing costs are borne by the applicant, resulting in no net impact to
the General Fund or the Development Services Fund.
Attaclinients
1. Locator Map
2. PlatiningCoiiiiiiissionResolution DR]6-0021