HomeMy WebLinkAboutItem 2 - Staff Report DR17-0004CHULA VISTA
PLANNING
COMMISSION
AGENDA STATEMENT'
Item: 2
Meeting Date: 8/23/17
ITEM TITLE: Public Dearing: Consideration of a Design Review Permit (DR17-0004) to
construct a 3 -story, 80 -unit residential condominium project for individual
ownership with two -car garages, common recreation areas, and associated
open space on a 5.81 acre site located in the Otay Ranch Freeway
Commercial North, Neighborhood FC -2, Planned Community District
Freeway Commercial Multi -Family Residential zone (RM). Applicant:
Baldwin & Sons
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DRC17-0004, to construct a 3 -story, 80 -unit
residential condominium project for individual ownership with two -car
garages, common recreation areas, and associated open space on a 5.81
acre site located in the Otay Ranch Freeway Commercial North,
Neighborhood FC -2.
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Kelly G. Broughton, FASLA, Director of Development Services
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the project for compliance with the
California Environmental Quality Act (CEQA) and determined that the Project was covered by
previously certified Final Environmental Impact Report (FEIR) 02-04 and the Second
Addendum to FEIR 02-04. Thus, no further environmental review is required.
RECOMMENDATION:
That the Planning Commission adopt Resolution DR17-0004 approving the proposed project,
based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics:
The 5.81 acre site is located in the western portion of Freeway Commercial North within the
Freeway Commercial Multi -Family Residential (RM) District, on a vacant parcel east of SR -125,
Planning Conin11ssion
August 23, 2017
DR17-0004
Page No. 2
west of Town Center Drive, via a private Promenade Street, and future multi -family residential,
and north of additional multi -family residential.
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Mixed -Use Residential PC -Multi -Family, RM Vacant
East: Mixed -Use Residential PC -Multi -Family, RM Vacant
North: Freeway Commercial PC -H, Hotel Hotel (under construction)
South: Mixed -Use Residential PC -Multi Family, RM Vacant
West: Mixed -Use Residential Planned Community RM -2 SRI 25/Single-Family Homes
Protect Description
The proposal includes two building plan types ranging from three -unit to four-unit/plex
buildings. Both unit types will be three -stories (38 feet) in height. The floor plans, consisting of
34 -three bedroom units and 46 -four bedroom units, are sized at approximately 1,960 square -feet
to 2,487 square -feet for each unit. The proposed floor plans for the majority of the units include a
two -car garage and living area on the first floor (den/bedroom), with the kitchen, dining, and
great room on the second floor and bedrooms on the third floor. Each floor plan design provides
for the front entries to be along the street frontage.
Access to the site is from two central vehicular roads and multiple pedestrian paths. Vehicles will
access the site from Town Center Drive via internal private streets. A pedestrian connection
between the project site and surrounding development is also provided. Required parking is
provided through a combination of onsite garage spaces and uncovered guest surface spaces. No
offsite parking is proposed.
The proposed architectural theme is Abstract Spanish with elements of Contemporary California.
Traditional Spanish theme includes features such as off-white and light -beige color palette,
arched entries, decorative iron pot shelves under the windows, and pitched Spanish tile roofs.
Contemporary elements are metal window awnings, vertical metal balcony deck railings and flat
roofs with cornices. Some of the building elevations will have board and batten panels to
enhance architecture and color palettes. Facades will have additional enhancements on those
buildings facing the hotel, SR -125, as well as corner buildings. A three -color palette is proposed
with materials such as light-colored stucco, metal awnings, clay tile roofs, and molded Spanish
corbels. All internal streets are proposed to include decorative paver materials and crosswalk
decorative banding.
Onsite amenities include a BBQ grill with seating, flexible play lawn, benches, and outdoor
fitness equipment. A swimming pool will be shared with the adjacent multi -family development
just south of the project site. Passive open space areas throughout the project site include garden
landscaped pockets with seating.
Planning Commission
August 23, 2017
DR17-0004
Page No. 3
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the Applicant's
proposal to meet said requirements:
Assessor's Parcel Number:
643-051-56-00
Current Zoning:
Planned Community, RM
General Plan Designation:
Mixed -Use Residential
Lot Area:
5.81 acres
PARKING REQUIRED:
PARKING PROPOSED:
Parking spaces, broken down as follows:
80 -two -car garage (160 stalls)
2 assigned covered spaces/unit plus
Parallel Parking Stalls: 84
minimum 0.33 guest spaces
Handicapped Parking Stalls: 3
Total: 80 units x 2.33 = 187 spaces
Total Proposed: 247 parking space
SETBACKS/HEIGHT REQUIRED:
SETBACKS/HEIGHT PROPOSED:
Front: Subject to Design Review
Front: 5 feet
Side: Subject to Design Review
Side: 12 feet
Exterior Side: Subject to Design Review
Exterior Side: 8 feet
Rear: Subject to Design Review
Rear: 6 feet
Height: 50 feet
Height: 38 feet
OPEN SPACE REQUIRED:
OPEN SPACE PROPOSED:
Common Useable:
Common Useable:
200 sq, ft. per unit*
11,900 sq, ft.
4,100 sq. ft. (excess private open space*)
Total = 80 units x 200=16,000 sq. ft.
Total: 16,000 sq. ft.
Private Useable:
Private Useable:
100 sq. ft. for 3 bedroom units
42,572 sq. ft. (balconies, rear yards)
Total=80 units x 100 =8, 000 sq. ft.
-4,100 sq. ft. for common open space
calculation*
Net: 38,472 sq, ft.
STORAGE REQUIREMENT:
STORAGE PROVIDED:
3 Bedroom: 250 cu. ft./unit
3 Bedroom: 254 cu. ft./unit
4 Bedroom: 300 cu. ft./unit
4 Bedroom: 300 cu. ft./unit
* For Common Useable Open Space, up to 113 of requirement may be met through excess Private Open Space, as
long as the Private Open Space is equally distributed among all units.
Planning Commission
August 23, 2017
DR17-0004
Page No. 4
ANALYSIS:
Compliance with Otay Ranch Freeway Commercial FC2 Resign Guidelines
Site Planning and Building Placement/Orientation
The Freeway Commercial Design Plan and Freeway Commercial Two Master Precise Plan
(MPP) include guidelines and policies that ensure that multi -family residential buildings will
contribute to the pedestrian -oriented concept established in the Otay Ranch General
Development Plan (GDP). Policies relating to pedestrian connections, building orientation,
enhanced elevations and vehicular access are listed in each document to implement the visions.
Specific design guidelines for Residential West design components include;
® Encourage multi-Snodal street design. Enhance the pedestrian and cyclist experience.
® Create enhanced pedestrian paths along streets, through parldng lots, and landscaped
areas, courtyards, and paseos to connect residents to the Town Center Park, nearby
amenities and other parts of the community.
® Neighborhood streets should promote a social street life experience.
® Provide secondary village landscape accents, such as special trees and landscaping,
lighting, or public art along Pvt. Street A. Design surrounding buildings and open spaces
to create a sense ofplace at this node.
In order to comply with the building siting polices and guidelines included in the Freeway
Commercial Design Plan and Freeway Commercial Two MPP, buildings have been sited along
shared use streets, similar to the European "Woonerf" concept. Townhomes with front -facing
entrances, garages and decks activate the streets that will be used for walking, biking, driving
and socializing. By not having sidewalks with curbs, these shared streets are blending pedestrian
and auto space into a single area offering residents a place to interact with their neighbors.
Through the use of three different surface materials (pavers, aggregate concrete and asphalt), as
well as creative placement of planters, tree wells, low seat walls, and shared streets are intended
to create a friendlier, social space bringing more people out on the streets to walk, bike, play, and
interact with each other.
Passive and active open space areas have been provided along Alay Street in the center of the
project and at the Centerpark Road roundabout. A future 2 -acre public park is located within
walking distance of the site, at Town Center Drive and Centerpark Road. The community is also
within walking distance from the Otay Ranch Mall, a large shopping center on the north side of
Olympic Parkway, and the Bus Rapid Transit (BAT) station.
Architectural Theme
The Freeway Commercial Two MPP identifies Abstract Spanish Style with elements of
contemporary California as the design inspiration for the Residential West design component.
This architecture is intended to reflect the historic character of the area, accented with modern
Planning Commission
August 23, 2017
DR17-0004
Page No. 5
forms and materials. The MPP allows for a broad range of expression of this style, ranging from
very traditional Spanish with a few contemporary accents, to very abstract with a few iconic
Spanish features. These styles share a common trait and use of materials such as simple building
forms, shaded windows and doors, stucco walls, roof tiles, decorative lumber, and tile accents.
Contemporary elevations focus on traditional forms and detail but allow for the integration of
modern material, colors, adaptations and artistic interpretation to generate a contemporary, yet
recognizable expression of traditional architecture.
Alay's architecture is consistent with the policies of the Freeway Commercial Two MPP. The
proposed Abstract Spanish architectural style includes a blend of the main Traditional Spanish
style and Contemporary California accents. The ground plane is also enhanced throughout the
site with all internal streets being constructed with decorative paver materials and crosswalk
decorative banding.
Throughout Otay Ranch4,enhanced elevations are required where developments are visible from
public rights-of-way, as well as pedestrian areas. This regulation is stipulated in the Freeway
Commercial Two MPP. The proposed enhanced elevations include varying building elements,
roof pitches, and setbacks to avoid monotony. The street facing facades are required to
incorporate a range of scale -defining elements that relate larger building masses to the scale of
the pedestrian. For the proposed project, design features such as decorative iron details, flower
shelves, corbels, metal awnings, wall offsets, recessed unit entries with arched soffits, accent
lanterns, and metal deck railings on the second floors were utilized to provide varied and
architectural interest.
Parki
Freeway Corrnnercial SPA regulations require 2.33 spaces (inclusive of 0.33 spaces guest
parking) for each unit. The required parking is 187 spaces. Each unit within the project provides
a side-by-side two -car garage, with a parallel space in front of each unit's garage reserved for
that unit's guest parking. In addition to these 80 parallel spaces, the project provides 4
unassigned parallel street parking spaces and 3 handicapped spaces, totaling 247 spaces onsite.
The project meets and exceeds the required parking standards and does not propose any compact
or tandem parking spaces. All required parking is provided onsite.
Open Space
Freeway Commercial SPA regulations require 200 square -feet of Common Usable Open Space
per unit. The 80 units in this neighborhood require 16,000 square -feet of Common Usable Open
Space. If this standard cannot be met, up to one-third of the Common Usable Open Space
requirement may be met through excess Private Open Space, as long as the Private Open Space
is equally distributed among all units. This project provides only 11,900 square -feet of Common
Usable Open Space. Therefore, 4,100 square -feet is provided from private open space in order to
meet the minimum standards of 16,000 square -feet.
Plaming Conuuission
August 23, 2017
DR17-0004
Page No. 6
The SPA Plan Private Open Space requires that open space be provided at the rate of 100 square -
feet for a 3 -bedroom unit and above (80 units), for a total requirement of 7,540 square -feet. The
project exceeds this requirement by providing large back yards and decks in each unit, for a total
of 38,472 square -feet of private usable open space.
Storage
Each of the residential units will provide condominium storage space. Storage space is required
for condominium projects at the rate of 250 cubic -feet for each 3 bedroom unit and 300 cubic -
feet for 4+ bedroom units. The project meets this requirement.
CONCLUSION
The proposed 3 -story, �0-unit residential condominium project for individual ownership is
permitted in the Mixed Use Residential Multi -Family (MF) District of the Freeway Commercial
SPA Plan. The proposal complies with the policies, guidelines and design standards for the
Freeway Commercial Design Plan, as well as the Freeway Commercial Two MMP. Therefore,
staff recommends the Planning Commission approve Design Review Permit, DR17-0004,
subject to the conditions listed in the attached Resolution.
DECISION -MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission and has found that no
Planning Commissioner has property holdings within 500 feet of the boundaries of the property
which is the subject of this action. Consequently, this item does not represent 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. Code section 87100
et seq.).
Staff is not independently aware, nor has staff been informed by any Planning Commissioner, 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. Planning Commission Resolution DR17-0004
3. Disclosure Statement
4. Project Plans