HomeMy WebLinkAboutItem 2 - Staff Report - MilleniaCH U LA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT
Item: 2
Meeting. Date: 5124117
ITEM TITLE: Public Hearing: Design Review Permit DR17-0016 to construct 253
multi -family units with 421 parking spaces, and 2,000 square foot of
commercial space on 8.27 acres within the Millenia Master Planned
Community. Applicant: SLF IV-Millenia, LLC.
SUBMITTED BY: Patricia Ferman, Principal Landscape Architect/Project Manager
REVIEWER BY: Kelly Broughton, Director of Development Services
INTRODUCTION
In accordance with the Millenia/Eastern Urban Center (EUC) Sectional Planning Area (SPA)
Plan, SLF IV-Millenia has submitted a Design Review application for approval to construct 253
multi -family units with 2,000 square feet of commercial space, approximately 10,132 square-fect
of leasing office/club house, 421 parking spaces, recreation areas, and associated open space
within the Southwestern Neighborhood District 8.
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 Second ' Tier Environmental Impact Report,
(EIR-07-01) thus, no further environmental review or documentation is required.
RECOMMENDATION:
That the Planning Commission adopt Resolution DR17-0016 for the development of 253 multi-
family units, based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics
The 8.27 -acre project site is within the Southwestern Neighborhood District (District 8) of
Millenia. The Project is bordered on the north by a future office development and the future
Millenia Park P-6; on the east by Millenia Avenue, and a future residential development; on the
south by Avant Street and the future Otay Ranch Village 9; and on the west, by SR 125 (Locator
Map, Attachment 1).
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The site is vacant and has been mass -graded by the Master Developer, SLF IV — Millenia, LLC.
The following table identifies the General Plan Land Use Designations and Existing Land Uses
for the project site and adjacent properties:
General Plan, SPA Plan Land Use Designations and Existing land uses
General Plan PC District Land Existing Land Use
Use Designation
Site EUC Southwestern Vacant
Neighborhood
District 8
North EUC Business District 4 Vacant
and Park P-6
South EUC Otay Ranch Village 9 Vacant
East EUC Central Southern Vacant
Neighborhood
District 9
West SR 125 SR 125 SR 125
PROJECT DESCRIPTION
On October 27, 2016, ConAm. Asset Management Corporation (ConAm) filed an
application requesting approval of a Design Review Permit (DR16-0034) to construct 229 multi-
family units, with 2,000 square feet of commercial space, approximately 10,132 square -feet
leasing office/club house, and 418 parking spaces within the Southwestern Neighborhood
District 8. On March 29, 2017 ConAm sent a letter to the City requesting the transfer of the
Applicant's role to the Master Developer, SLF IV'Millenia, LLC (Attachment 2).
On April 26, 2017, SLF N-Millenia, LLC (Applicant) filed an application requesting
approval of the Design Review Permit for the project originally proposed by ConAm revising the
building unit mixes to add 24 units for a grand total of 253 units. Their goal is to add units to the
project but maintain the extent of the existing building footprints by switching out two and three
bedroom units with one bedroom units.
Therefore, the application presented herein requests approval of a Design Review Permit
to construct 253 multi -family units, with 2,000 square feet of commercial space, approximately
10,132 square -feet leasing office/club house, 421 parking spaces, recreation areas, and associated
open space within the Southwestern Neighborhood District 8 (Project).
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The Project proposes six residential buildings, three stories high, with 253 rental apartments.
The residential units are offered in one, two, and three bedroom models with floor plans ranging
in size from 660 square feet to 1,659 square feet. Overall, the Project proposes a total of 149 one -
bedroom units, 76 two-bedroom units, 12 three-bedroom units, and 16 town homes (Attachment
6, Project Plans, Architectural pages Al -2 through A4-1).
Residential building I, to be located at the southwest confer of Millenia Avenue and Strata Street
is designed to have 2,000 square feet of commercial space. In addition, a 10,132 square foot
community building would offer amenities for the residents, such as a fitness center, leasing
office, and a clubhouse (Project Plans, Architectural page A2-5).
Vehicular access to the site is via a private driveway connecting to Millenia Avenue and Strata
Street. A total of 421 parking spaces are proposed which include 122 one and two car garages,
114 carports, and 171 uncovered parking on-site and 14 on -street parking spaces on Millenia
Avenue for commercial and residential uses (Project Plans Civil Sheet C-9).
The landscape design intent of the Project is to provide outdoor gathering areas and passive
landscape corridors for the residents' enjoyment. The Project's adjacency to the future 3.60 -acre
park (P-6) to be located north of the Project will also benefit the residents.
The Project is also proposing hydromodification and water quality management in accordance
with City and regional requirements through a basin incorporated in the landscape design as a
decorative feature and permeable pavers throughout the site's parking areas (Project Plans, Civil
Sheet C-9).
The outdoor lighting concept is to provide adequate levels of lighting sufficient to meet safety and
orientation needs. The design of the lighting shall be done so that main entrances, focal points and
gathering areas are illuminated to enhance each space. Light pollution is a concern that has been
addressed by using appropriate wattages and accessories such as cut-off shields to minimize light
trespass into unwanted areas. Within public areas, appropriate lighting would be provided by a
combination of lighting types, including bollards along pedestrian walkways, pole lights in parking
lots and courtyards, and accent lighting at trees (Project Plans page L.6).
PROJECT ANALYSIS
The following Project Data Table shows the development regulations along with the applicant's
proposal to meet said requirements:
Assessor's Parcel Number:
643-060-68
Current Zoning:
Planned Community
General Plan Designation:
EUC
Lot Area:
8.27 acres
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PARKING REQUIRED:
PARKING PROPOSED:
Residential
Residential
122 garage spaces (includes 7 tandem sp.)
1.65 spaces per unit x 253 units – 418 spaces
114 carport spaces
155 uncovered on-site spaces
13 loop road (non -park side) -on site
14 uncovered on -street Willenia Ave)
418 parking spaces
Commercial
Commercial
Designated parking not required*
3 uncovered on-site spaces
Total parking required: 418 spaces
Totalprovided: 421 parking spaces
OPEN SPACE REQUIRED
OPEN SPACE PROPOSED
200 s.f per unit x 253 = 50,600 s.f.
Private Open Space: 12,417 s.f.
Common Open Space: 40,852 s.f.
Total Open Space required: 50,600 s.f.
Total Open Space provided: 53,269 s.f.
SETBACKSIHEIGHT REQUIRED:
SETBACKS/HEIGHT PROPOSED:
Building Setback:
All buildings along public streets maintain
District 8 0- 10 feet
a 0-10 foot setback**
Building Height:
Residential Building Height:
District 8 MH3—minimum 3 stories
Buildings I – VI have 3 stories
Notes:
* Per Section 2.0 of the adopted Parking Management Plan, the provision of parking for the commercial
component of the project will be considered on a voluntary basis. The applicant has provided three spaces
which will be designated for commercial use. Please see analysis section for further discussion.
* * Due to the requirement to provide entry way/loop road the setbacks from Building I and VI are measured
front the edge of the right-of-way (back of sidewalk and landscaped walkway) for this private road.
Compliance with the EUC Form Based Code(FBC
EUC FBC Section 02.06.000 indicates that the dominant land use for the Southwestern
Neighborhood District (District 8) is residential and describes the following principles that the
project uses to meet the intent of the SPA plan (Attachment 4):
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® Variety of housing products and forms.
Street oriented urban format housing with shared public spaces.
• Located within strolling distance to main street hub and urban parks.
® Foster a sense of neighborhood identity and community, featuring a diversity of housing
types organized around neighborhood parks.
® Provide functional outdoor spaces in conjunction with residential developments,
including private and/or communal spaces that augment neighborhood parks.
9 Locate building entries to front on urban parks and primary pedestrian streets where
possible.
• Place parking structures and lots internally, whenever possible.
8 Orient buildings for "eyes on the street' and public spaces when possible.
® Provide vertical and architectural flexibility instead of repetitious design themes.
a Use common gathering spaces rather than private useable open space.
Design buildings to have an "Urban Character" even in 2-3 story formats.
The Project meets the above guidelines. The Project proposes a total of 253 units composed of
one, two and three bedroom plans and a variety of unit floor plan types such as flats and
townhomes. There are a total of 6 buildings on site composed of 4 unique building forms. The
elevations and building plans have been designed to provide visual interest while avoiding
repetition. The architecture and massing of the buildings, including the variety of different
facades and roof lines, are intended to resemble the city blocks in an -urban setting.
The Project provides a strong street presence along Millenia Avenue and the adjacent future
park. Buildings are oriented to have "eyes on the street," for example, Buildings I and II
incorporate residential units oriented towards Millenia Avenue and the proposed Private Drive
"A", and entry ways and patios for Building VI will be oriented towards the park across the
private drive for better pedestrian connectivity and dynamic street interface. In addition,
buildings are within the maximum. 10 feet required setback and are close to the streets to provide
opportunities for interactions with the public sidewalks (with the exception of a portion of
Building II which is located next to a slope).
All parking on site is placed internally in relation to streets and parks. Private garages, parking
lots and carports are accessible from internal streets, and are placed behind the buildings;
therefore, they are not visible from. Millenia Avenue or from the park.
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Architecture
The dominant architectural style is "modern." The proposed building fagades will have a
combination of colors and materials to minimize repetitious design themes and allow for
architectural flexibility. The proposed architecture and massing of the buildings, including the
variety of different facades and roof lines, are designed to resemble "city blocks" in an urban
setting.
Illustrations of Buildings I and 11 shown on the Project Plans, Architecture page A4-7, depict a
combination of vertical and horizontal lines and planes, colors and materials that create a
dynamic facade.
Parking
Based upon the 253 residential units proposed, a total of 418 parking spaces are required. The
Applicant is proposing a total of 421 spaces, which includes 407 on-site spaces as well as 14 on -
street spaces along Millenia Avenue. Section 03.15.003 of the EUC Form Based Code provides
both residential and commercial parking rates which apply to projects within Millenia, while also
stating that these parking standards are intended to be implemented in conjunction with an
approved Parking Management Plan (PMP). The adopted PMP dated November 28, 2016
indicates that to encourage and support the introduction of commercial uses into the Residential
Neighborhood Districts, the provision of parking will be considered to be on a voluntary basis
for any retail or commercial use in the Residential Neighborhood Districts. As the Project is
located within the District 8 Southwestern Neighborhood District, the Applicant will provide
three parking spaces for the commercial area users.
Landscape Guidelines
Section 02.04.006 outlines the Landscape guidelines ensuring that projects promote landscaping
for design in an urban format character, avoid landscape features with minimal functionality, and
create intimate gathering places for residents' social interaction (Attachment 4, page II -41).
The Project is internally connected by a series of walkways, outdoor gathering spaces and
landscaped corridors which also link the Project to the pedestrian corridors in Millenia (Project
Plans, Landscape pages L.1 through L.5).
The development proposes an 19,500 square -foot swimming pool and a recreation courtyard
with an adjacent 10,132 square -foot two-story leasing office/clubhouse to be located within the
western portion of the Project. The amenities for the residents include children's play areas,
shade trellises, a barbeque counter with bar seating, a pool deck with a spa, cabanas, fire places,
and lounge areas.
Additional outdoor spaces provided include four passive recreation areas (totaling 5,644 square -
feet) located within Buildings 1, Il, V and VI. The proposed amenities include a bbq counter,
lounge areas, ping pong tables, hammocks, fire pits, and shuffleboard tables.
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The proposed planting palette is low and medium water use and enhances the modern
architecture, and the pedestrian scale of the development. Automatic drip and spray irrigation is
being proposed to ensure the Project is sustainable and meets current water efficiency guidelines
(Project Plans Landscape page L.1).
CONCLUSION
The proposed Project is a permitted land use in District 8 of the Millenia SPA Plan and complies
with the policies, guidelines and design standards for the Millenia SPA Plan. Therefore, staff
recommends that the Planning Commission approve Design Review Permit DR17-0016, 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 property -related financial
conflict of interest under California Code of Regulations Title 2, section 18702.2(x)(11), for
purposes of the Political Refonn Act (Cal. Gov't Code §87100, et seq.).
Staff is not independently aware, and has not been infonned by any Planning Commission
member, of any other fact that may constitute a basis for a decision matter conflict of interest in
this matter.
FISCAL IMPACT
The application fees and processing costs are paid for by the Applicant resulting in no net impact
to the General Fund or Development Services Fund.
Attachments
1. Locator Map
2, Planning Commission Resolution DR17-0016
3. Letter from ConAm Asset Management Corporation dated 3/29/17
4. EUC Form Based Code, Southwestern Neighborhood District 8
5. Disclosure Statement
6. Project Plans
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