HomeMy WebLinkAbout2018-03-14 PC Agenda
City of Chula Vista Boards & Commissions
Planning Commission
DR17-0019; Design Review consideration of five (5) detached,
three-story buildings totaling 50,362 square-feet consisting of
62 apartment units with associated parking and open space on
approximately 1.5 acre located at 260-270 Broadway.
Applicant: Silvergate Ray Broadway Investors, LLC.
Project Manager: Caroline Young, Associate Planner
Resolution of the City of Chula Vista Planning Commission
approving a Design Review Permit, DR17-0019 to construct
five (5) detached, three-story buildings totaling 50,362 square-
feet consisting of 62 apartment units with associated parking
and open space on approximately 1.5 acre located at 260-270
Broadway.
That the Planning Commission adopt Resolution DR17-0019
approving the project, based on the findings and subject to the
conditions contained therein.
In compliance with the
AMERICANS WITH DISABILITIES ACT
City of Chula Vista Boards & Commissions
Planning Commission
Motion by Calvo; Second by Zaker
Motion passed 5-0-0
Item: ___2____
Meeting Date: 3/14/18
ITEM TITLE: A. Public Hearing: DR17-0019; Design Review consideration of five (5)
detached three story buildings totaling 50,362 square-feet consisting of 62
apartment units with associated parking and open space on approximately
1.5 acres located at 260-270 Broadway.
Applicant: Silvergate Ray Broadway Investors, LLC.
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DR17-0019 to construct five (5) detached three
story buildings totaling 50,362 square-feet consisting of 62 apartment
units with associated parking and open space on approximately 1.5 acres
located at 260-270 Broadway.
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
On May 16, 2017, the Applicant submitted a Design Review application for approval of the
above-referenced apartment project. The southern portion of the site was previously a used auto
sales facility, which has since vacated the property. The northern portion of the site is a tire
repair shop (see Locator Map, Attachment 1).
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 the previously adopted Urban Core Specific Plan Final Environmental
Impact Report and Mitigation Monitoring and Reporting Program FEIR 06-01, certified by the
Chula Vista City Council in May 2007. Thus, no further environmental review is required.
RECOMMENDATION:
That the Planning Commission adopt Resolution DR17-0019 approving the project, based on the
findings and subject to the conditions contained therein.
Planning Commission DR17-0019
March 14, 2018
Page No. 2
DISCUSSION:
Project Site Characteristics:
The 1.5-acre project site is located in the western portion of Chula Vista. Currently, the site is
vacant. The site is surrounded by a mobile home park to the north, west, and south with retail
adjacent to Broadway to the north, east, and south (Attachment 1, Locator Map).
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Mixed-Use Residential UC-13/UC-14 Vacant/Tire Repair Shop
South: Mixed-Use Residential UC-13 Mobile Home Park
North: Mixed-Use Residential UC-13/UC-14 Coml. Retail/Mobile Home Park
East: Mixed-Use Residential UC-13 Commercial Retail
West: Urban Core Res/Mixed-Use Res. UC-14 Mobile Home Park
Project Description
The proposal includes five (5) separate, three-story buildings totaling 50,362 square-feet and
includes nine different plan types ranging from one and two bedroom units for a total of 62
apartment units. The floor plans, consisting of 50-one bedroom units and 12-two bedroom units,
are sized at approximately 751 square-feet to 1,258 square-feet for each unit. The proposed floor
plans include a kitchen, dining room, living room, bathrooms, and bedrooms. Each unit has an
open parking space along the perimeter of the site or a space within the carport. First floor plan
design provides for front entries off an enhanced courtyard or open space area. Balconies are
provided for units on the upper floors.
Architecture
The modern style architecture incorporates textural and natural materials driven by a modern
look. Simple bold forms are provided in screen walls, panel cladding, metal wall accents, and
balconies. The color of the stucco building is white with a light gray colored panel cladding and
a dark gray metal wall accent. The patio and balcony areas have a decorative vertical trespa
screen wall with a brown wood color perforated panel guardrail provided around the entrances
and patio/balcony areas. Other materials include a flat roof with dark gray colored metal wall
accents along the elevation.
Amenities
On site amenities include several open space areas throughout the project site consisting of a
passive open space area in a courtyard setting, located in two areas of the site with pedestrian
benches. Along Broadway is a linear plaza area with pedestrian street lights, street trees, public
art, seating, planter areas, and bicycle parking. Other open space areas are provided in private
balconies and patios. Each unit is provided with either a balcony or a patio.
Planning Commission DR17-0019
March 14, 2018
Page No. 3
Pedestrian/Vehicle Access
There are several vehicle and pedestrian access ways on and off the site. The two main
pedestrian links are provided off of Broadway between Buildings 1 and 3 and Buildings 4 and 5
via a pedestrian gate and plaza area. Vehicles can access the site through two driveways along
Broadway. Enhanced paving is provided at both driveway entrances.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the A
proposal to meet said requirements:
567-032-18-00, 19, 20
Current Zoning: UC-13 & UC-14
General Plan Designation: Mixed-Use Residential
Lot Area: 1.5 acres
PARKING REQUIRED: PARKING PROPOSED:
Parking spaces, broken down as follows:
1.5 spaces for one bedroom units
2 spaces for two bedroom units Handicapped= 2 spaces
50 Units x 1.5=75 parking spaces Regular=81 spaces
12 Units x 2=24 parking spaces Compact=16 spaces
Total: 99 parking spaces Total: 99 parking spaces
SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED:
Front: 0 feet* 4 feet*
Side: 0 feet 5 & 68 feet
Rear: 0 feet 18 &111 feet
Height: min 18 feet/max 60 feet 31 feet
*Per the UCSP, UC-13 zone, a minimum of 50% of street wall frontage is required. This requirement may be waived if
amenities, such as a public plaza, are provided per the Development Exceptions Findings and Section F Urban
Amenities.
Development Exceptions
The Urban Core Specific Plan (UCSP) provides for and authorizes the Planning Commission to
grant exceptions to the land use and development regulations, in order to encourage and achieve
innovative design. Exceptions may be granted by the Planning Commission in cases where all of
the following findings are made:
1. The proposed development will not adversely affect the goals and objectives of the
Specific Plan and General Plan.
2. The proposed development will comply with all other regulations of the Specific Plan.
3. The proposed development will incorporate one or more of the Urban Amenities
Incentives in Section F - Urban Amenities Requirements and Incentives, of this chapter.
4. The exception or exceptions are appropriate for this location and will result in a better
design or greater public benefit than could be achieved through strict conformance with
the Specific Plan development regulations.
These findings are addressed in the Analysis Section below.
Planning Commission DR17-0019
March 14, 2018
Page No. 4
ANALYSIS:
Compliance with Chula Vista Municipal Code (CVMC) and Urban Core Specific Design
Guidelines
vision for the development
of higher density, pedestrian-oriented projects and a broad range of uses that serve the needs of
adjacent residents, promote neighborhood activity, and are compatible with adjacent
neighborhoods. The adopted UCSP contains more focused objectives and policies, as well as the
required regulations and development standards to review and evaluate development projects for
ctives and policies for the area. In addition, the UCSP
provides incentives and exceptions for projects that represent the siting of a variety of land uses
in an urban environment that is both pedestrian and environmentally sensitive, and provide a
variety of amenities that will increase the quality of life of the neighborhood. The proposed
project was reviewed and evaluated based on the General Plan objectives and policies and the
in the Urban Core
Mid Broadway District. Following is an analysis of the project based on the applicable policies
and standards of the UCSP.
In regard to the requested exception, the required findings are made as follows:
1. The proposed development will not adversely affect the goals and objectives of the Specific
Plan and General Plan.
The goals and objectives of the General Plan and Specific Plan are not adversely affected by
the project. The project as proposed implements the General Plan and Specific Plan by
providing a residential use on Broadway. The intent of the General and Specific Plans is to
facilitate and encourage development and improvements that will help realize the
and the UC District are
envisioned to be vibrant, forward-thinking but respectful of its past and alive with thriving
businesses, attractive housing and entertainment, cultural and recreational activities. The
Urban Core Vision aims to create a uniquely identifiable Urban Core for Chula Vista that is
an economically vibrant, pedestrian-oriented and multi-purpose destination. The proposed
project meets these goals and objectives because it brings improvements and community
benefits to an area of Broadway which is currently under-performing and not living up to the
stated vision of the Specific Plan. This project has the potential to spur additional
development along the Broadway corridor with additional community and economic
benefits.
2. The proposed development will comply with all other regulations of the Specific Plan.
As indicated in the Development Standards table above, the project complies with all other
development standards and regulations of the Specific Plan except for the 50% street wall
frontage requirement. The building has a maximum height of 31 feet, which is under the
maximum permitted by the UCSP. The project provides all the required parking on-site.
Open space and landscaped areas are also provided in excess of the minimum required. The
building form respects the properties in the adjacent residential zones to the north, south and
west of the site by locating the building closer to Broadway and providing the parking spaces
Planning Commission DR17-0019
March 14, 2018
Page No. 5
adjacent to the residents. The building design orients balconies towards the courtyards in
between buildings and not towards the adjacent properties. Landscaping has been placed
along the perimeter.
3. The proposed development will incorporate one or more of the Urban Amenities Incentives
in Section F - Urban Amenities Requirements and Incentives, of this chapter.
Street Wall Frontage
This finding refers to the Urban Amenities Table of the UCSP, which presents a wide variety
of urban amenities either required or desired within the Urban Core District. The table
describes whether these amenities are required by the USCP (or other regulations) or whether
provision of these elements will be encouraged through incentives. One of the incentives
provided in the UCSP is to provide a public plaza. The UCSP requires a minimum of 50% of
the street wall frontage for buildings along Broadway to be located at the property line. The
Applicant is proposing the entire building wall frontage along Broadway to maintain a 4-ft.
and 6-ft. setback. By providing a qualifying amenity and applying the incentive provisions
through the above findings, the proposed project may deviate from the 50% street wall
frontage requirement and allow the building to be located further beyond the property line.
The amenity provided by the project is listed below followed by a brief description.
Public Plaza A 1,274 square-foot linear public outdoor open space, provided with
benches, bicycle parking, pedestrian lighting, and public art along Broadway. This allows
50% of the building wall frontage to not be placed along the property line, and provide a
four (4) foot setback instead.
One of the important features of the project is the public plaza located along Broadway,
along the entire frontage of the project. The plaza is located outside the building and
represents a valuable outdoor public space that is accessible to and can be used by the
building residents, customers of the adjacent commercial uses, or by the general public. This
feature will offer a passive recreational space for people to congregate and interact, and
create neighborhood activity. The plaza represents a public benefit and a positive addition to
the project, which is considered an appropriate justification for the deviation to the 50%
building wall frontage. The proposed 4-ft. setback of the building is designed to provide a
the street.
4. The exception or exceptions are appropriate for this location and will result in a better
design or greater public benefit than could be achieved through strict conformance with the
Specific Plan development regulations.
The pfor an urban residential development. The addition of
the linear public plaza in lieu of the four (4) foot building setback along Broadway would
allow the project to comply with the goals and objectives of the General Plan and Specific
Plan by providing a pedestrian friendly environment and activate the street. Even though the
building is placed four (4) feet behind the property line, the three (3) story building will still
provide a desirable building form along Broadway. The proposed 4-ft. setback of the
Planning Commission DR17-0019
March 14, 2018
Page No. 6
bedroom window or patio area from the street, while still maintaining distance away from the
adjacent residents to the north, south, and west. The proposed development creates a people
activated, urban area that contributes to the Cnhances
the public realm through improved streetscape design and individual building character.
General Plan policy calls for additional residential development within the UC District to
support the existing and future commercial development.
Site Planning and Building Placement/Orientation
The Urban Core Specific Plan Design guidelines promote an attractive and functional
arrangement of buildings ample open spaces that are sensitive to the physical characteristics of
the site that provides a high standard of visual quality and livability for the residents. The
guidelines also promote neighborhood compatibility, site access, site design, siting and
orientation, setbacks, plaza and open space, and enhanced building elevations. The proposed
features throughout the site meet the Urban Core Specific Plan Design Guidelines as described
below.
In accordance with the Urban Core Specific Plan regulations, the residential component shall at a
minimum meet the private and common useable open space requirement of the UC-13 and UC-
14 zone. The proposal includes an attractive and functional arrangement of five (5) detached
buildings with a passive open space area in the center of the buildings located within a courtyard
setting. Within the active open space area, several pedestrian features are provided such as a
passive open space area, benches, and landscaping for the residents to enjoy. The project
provides either a balcony or a patio for each tenant. A linear public plaza is provided to activate
the street along Broadway with pedestrian street lights, street trees, public art, seating, planter
areas, and bicycle parking. A total of 200 square-feet of open space is required for each
residential unit. A total of 12,400 square-feet is required. By providing several different passive
and active areas, the project meets and exceeds the required open space requirement, by
providing 15,498 square-feet of open space for the residents in addition to a 1,274 sq. ft. public
plaza area.
The project also promotes neighborhood compatibility by placing the buildings furthest from the
existing multi-family development located to the west and south of the project site. The buildings
have been oriented in a way to protect the privacy of the residential units on adjacent lots as well
as the residential units proposed on the site from the commercial uses along Broadway. The
building is located adjacent to the property line & not directly on the property line along
Broadway to promote a pedestrian friendly environment by providing a linear public plaza.
There are two main pedestrian access points off the linear public plaza via an access gate. The
pedestrian access continues through passive open space areas between the buildings to the rear of
the site.
While pedestrian access is a design feature in the Urban Core Specific Plan, increased vehicular
access is also important in order to offer a variety of ways to access different areas. Dispersion of
automobile traffic also has the effect of making areas more pedestrian friendly as cars and
pedestrians have less direct interaction. The project provides two vehicular access points to the
site.
Planning Commission DR17-0019
March 14, 2018
Page No. 7
Building Design
The UCSP Design Guidelines promote a cohesive architectural theme and building
characteristics that provide architectural unity. Buildings should be designed to facilitate
pedestrian activity and should include architectural features that reflect the local vernacular and
are appropriate to the local climate.
The parchitecture is consistent with the policies of the UCSP Design Guidelines. The
proposed modern style architecture includes light colored stucco walls with panel cladding, a flat
roof, and balconies with screen walls and metal wall accents.
According to the UCSPDesign Guidelines, enhanced elevations should include varying
building elements, roof pitches, and setbacks to avoid monotony. In addition, distinctive building
elements shall be oriented toward the street intersection. Street facing facades are required to
incorporate a range of scale-defining elements that relate larger building masses to the scale of
the pedestrian. Elements may include trellises, columns, archways, doorways, porches or patios
and upper floor balconies and windows. For the proposed project, additional design features such
as wall panel cladding, metal wall accents, decorative vertical trespa screen wall and perforated
panel guardrails provided around the entrances and patio/balcony areas, varying building facades
and building offsets were added along the exterior elevations to avoid a monotonous design.
Parking
The Chula Vista Municipal Code requires 1.5 spaces for one bedroom units and 2 spaces for two
bedroom units. Therefore, the required parking for the residential units is 99 spaces. Onsite
parking consists of open parking spaces and carport spaces located around the site. The
Applicant has proposed 81 regular parking spaces, 16 compact spaces and 2 handicapped spaces
for a total of 99 spaces. The project meets the required parking requirements.
CONCLUSION
The proposed residential project with five (5) detached three-story buildings totaling 50,362
square feet consisting of 62 apartment units is a permitted land use in the UC-13 & UC-14 Zone.
The proposal complies with the policies, guidelines and design standards for the Urban Core
Specific Plan. Therefore, staff recommends the Planning Commission approve Design Review
Permit, DR17-0019 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 18705.2(a)(11), for
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.
Planning Commission DR17-0019
March 14, 2018
Page No. 8
FISCAL IMPACT
The application fees and processing costs are paid for by the Applicant.
Attachments
1. Locator Map
2. Planning Commission Resolution DR17-0019
3. Disclosure Statement
4. Project Plans
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LOCATOR PROJECT silvergate Ray Broadway PROJECTMSCRIPTION'
APPLICANT Investors, LLC DESIGN REVIEW
PROJECT 260 Broadway Project Summary; Proposal for a 3 story,62 unit apatnents with
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Attachment 1
RESOLUTION NO. DR17-0019
RESOLUTION OF THE CITY OF CHULA VISTA PLANNING
COMMISSION APPROVING A DESIGN REVIEW PERMIT DR17-0019
TO CONSTRUCT FIVE (5) DETACHED THREE STORY BUILDINGS
TOTALING 50,362 SQUARE-FEET CONSISTING OF 62 UNIT
APARTMENT UNITS WITH ASSOCIATED PARKING AND OPEN
SPACE ON APPROXIMATELY 1.5 ACRES LOCATED AT 260-270
BROADWAY
WHEREAS, on May 16, 2017, a duly verified application for a Design Review Permit
was filed with the City of Chula Vista Development Services Department by Silvergate Ray
Broadway Investors, LLC (Applicant); and
WHEREAS, the application requests approval of a Design Review Permit to allow
construction of five (5) detached, three story buildings totaling 50,362 square-feet consisting of
62 apartment units with associated parking and open space on approximately 1.5 acres (Project);
and
WHEREAS, the area of land which is the subject of this Resolution is an existing
parcel located at 260-270 Broadway (Project Site); and
WHEREAS, 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 the previously adopted Urban Core Specific Plan
Final Environmental Impact Report and Mitigation Monitoring and Reporting Program FEIR 06-
01, certified by the Chula Vista City Council in May 2007. Thus, no further environmental
review is required; and
WHEREAS, the Director of Development Services set the time and place for a hearing
on the Design Review Permit application, and notice of the hearing, together with its purpose,
was given by its publication in a newspaper of general circulation in the City and its mailing to
property owners and residents within 500 feet of the exterior boundaries of the property at least
10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised in the Council
Chambers, 276 Fourth Avenue, before the Planning Commission and the hearing was thereafter
closed.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Chula Vista that it hereby makes the following findings:
1. That the proposed Project is consistent with the development regulations and design
guidelines of the Urban Core Specific Plan and other applicable regulations contained
in the Chula Vista Municipal Code.
Attachment 2
PC Resolution DR17-0019
March 14, 2018
Page 2
The proposed Site is designated Urban Core (UC-13 & UC14) and is permitted for residential
use. The Project is in compliance with the Urban Core Specific Design Guidelines and is
consistent with the Chula Vista Municipal Code. The Applicant is proposing to build a total
of 62 units. Each unit either includes an open parking space and/or parking spaces located
within the carports. Enhanced architectural details are proposed along the street elevations
and the layout of the Site provides for a pedestrian oriented design in accordance with the
Urban Core Specific Plan Design Guidelines. Along Broadway is a linear plaza area with
pedestrian street lights, street trees, public art, seating, planter areas, and bicycle parking.
Other open space areas are provided in private balconies and patios. Each unit is provided
with either a balcony or a patio. A total of 99 parking spaces are required for the residential
units. The project proposes 99 spaces. The total building height is 31-ft., the maximum
building height in accordance with the guidelines is 60-ft. The floor area ratio and setback
requirements are subject to the UC-13 & UC-14 zone. The Project meets the zone
requirements.
2. That the proposed Project is consistent with the design requirements and
recommendations contained in Chapter VII - Design Guidelines of the Urban Core
Specific Plan.
The proposed Project architecture features a modern architectural design that is eclectic and
exemplifies and contributes to the dynamic revitalization and vibrancy along Broadway. The
building mass is articulated by horizontal and vertical plane offsets, including balconies,
which provide variety and interest and are highlighted by accent colors and materials that
break up the roof line. The building facades also include a variety of building materials and
colors, including wall panel cladding, metal wall accents, decorative vertical trespa screen
wall and perforated panel guardrails provided around the entrances and patio/balcony areas,
varying building facades and building offsets were added along the exterior elevations to
avoid a monotonous design. The overall design, form and scale of the building fit within the
guidelines of the Urban Core Specific a strong precedent
for future development planned along Broadway.
In regard to the requested street frontage exception, the required findings are made as follows:
1. The proposed development will not adversely affect the goals and objectives of the Specific
Plan and General Plan.
The goals and objectives of the General Plan and Specific Plan are not adversely affected by
the Project. The Project as proposed implements the General Plan and Specific Plan by
providing a residential use on Broadway. The intent of the General and Specific Plans is to
facilitate and encourage development and improvements that will help realize the
District are
envisioned to be vibrant, forward-thinking but respectful of its past and alive with thriving
businesses, attractive housing and entertainment, cultural and recreational activities. The
Urban Core Vision aims to create a uniquely identifiable Urban Core for Chula Vista that is
an economically vibrant, pedestrian-oriented and multi-purpose destination. The proposed
Project meets the goals and objectives because it brings improvements and community
PC Resolution DR17-0019
March 14, 2018
Page 3
benefits to an area of Broadway which is currently under-performing and not living up to the
stated vision of the Specific Plan. This project has the potential to spur additional
development along the Broadway corridor with additional community and economic
benefits.
2. The proposed development will comply with all other regulations of the Specific Plan.
As indicated in the Development Standards table, the Project complies with all other
development standards and regulations of the Specific Plan, except for the 50% street wall
frontage requirement. The building has a maximum height of 31 feet, which is under the
maximum permitted by the Urban Core Specific Plan (UCSP). The Project provides all the
required parking on-site. Open space and landscaped areas are also provided in excess of the
minimum required. The building form respects the properties in the adjacent residential
zones to the north, south and west of the Site by locating the building closer to Broadway and
providing the parking spaces adjacent to the residents. The building design orients balconies
towards the courtyards in between buildings and not towards the adjacent properties.
Landscaping has been placed along the perimeter.
3. The proposed development will incorporate one or more of the Urban Amenities Incentives
in Section F - Urban Amenities Requirements and Incentives, of this chapter.
Street Wall Frontage
This finding refers to the Urban Amenities Table of the UCSP, which presents a wide variety
of urban amenities either required or desired within the Urban Core District. The table
describes whether these amenities are required by the USCP (or other regulations) or whether
provision of these elements will be encouraged through incentives. One of the incentives
provided in the UCSP is to provide a public plaza. The UCSP requires a minimum of 50% of
the street wall frontage for buildings along Broadway to be located at the property line. The
Applicant is proposing the entire building wall frontage along Broadway to maintain a 4-ft.
and 6-ft. setback. By providing a qualifying amenity and applying the incentive provisions
through the findings, the proposed Project may deviate from the 50% street wall frontage
requirement and allow the building to be located further beyond the property line. The
amenity provided by the Project is listed below followed by a brief description.
Public Plaza A 1,274 square-foot linear public outdoor open space, provided with
benches, bicycle parking, pedestrian lighting, and public art along Broadway. This allows
50% of the building wall frontage to not be placed along the property line, and provide a
four (4) foot setback instead.
One of the important features of the Project is the public plaza located along Broadway,
along the entire frontage of the Project. The plaza is located outside the building and
represents a valuable outdoor public space that is accessible to and can be used by the
building residents, customers of the adjacent commercial uses, or by the general public. This
feature will offer a passive recreational space for people to congregate and interact, and
create neighborhood activity. The Plaza represents a public benefit and a positive addition to
PC Resolution DR17-0019
March 14, 2018
Page 4
the Project, which is considered an appropriate justification for the deviation to the 50%
building wall frontage. The proposed 4-ft. setback of the building is designed to provide a
the street.
4. The exception or exceptions are appropriate for this location and will result in a better
design or greater public benefit than could be achieved through strict conformance with the
Specific Plan development regulations.
plaza is appropriate for an urban residential development. The addition
of the linear public plaza in lieu of the four (4) foot building setback along Broadway would
allow the Project to comply with the goals and objectives of the General Plan and Specific
Plan by providing a pedestrian friendly environment and activate the street. Even though the
building is placed four (4) feet behind the property line, the three (3) story building will still
provide a desirable building form along Broadway. The proposed 4-ft. setback of the
building is designed to provide a greater buffer and privacy between the residential
bedroom window or patio area from the street, while still maintaining distance away from the
adjacent residents to the north, south, and west. The proposed development creates a people
the public realm through improved streetscape design and individual building character.
General Plan policy calls for additional residential development within the UC District to
support the existing and future commercial development.
BE IT FURTHER RESOLVED that the Planning Commission, based on the findings above,
hereby approves the Design Review Permit subject to the following conditions:
I. The following shall be accomplished to the satisfaction of the Director of Development
Services, or designee, prior to issuance of Building Permits, unless otherwise specified:
Planning Division
1. The Site shall be developed and maintained in accordance with the approved plans, which
include site and landscape plans, floor plan, and elevation plan on file in the
Development Planning Division, the conditions contained herein, and Chula Vista
Title 19.
2. Prior to, or in conjunction with the issuance of the first Building Permit, the Applicant
shall pay all applicable fees, including any unpaid balances of permit processing fees for
deposit account DQ-3378.
3. The colors and materials specified on the building plans must be consistent with the
colors and materials shown on the site plan and materials board approved by the Planning
Commission.
PC Resolution DR17-0019
March 14, 2018
Page 5
4. A graffiti resistant treatment shall be specified for all wall and building surfaces. This
shall be noted for any building and wall plans. Additionally, the Project shall conform to
Section 9.20.055 of the Municipal Code regarding graffiti control.
5. All roof appurtenances, including air conditioners and other roof mounted equipment
and/or projections, shall be shielded from view and the sound buffered from adjacent
properties and streets. Such screening shall be architecturally integrated with the
building design.
6. All ground mounted utility appurtenances such as transformers, AC condensers, etc.,
shall be located out of public view and adequately screened through the use of a
combination of concrete or masonry walls, berming, and/or landscaping.
7. All exterior lighting shall include shielding to remove any glare from adjacent residents.
Details for said lighting shall be included in the architectural plans
8. The Applicant shall obtain approval of a sign permit for each sign. Signs shall comply
with all applicable requirements of the Municipal Code.
9. Prior to the issuance of any site development permit (Demolition, Grading, Building
Permit), the Applicant shall obtain a final closure letter in accordance with the Subsurface
Assessment Phase 2 Report, from the County of San Diego Department of Environmental
Health noting the underground storage tank and all contaminations have be removed from
the site.
Land Development Division/Landscape Architecture Division
10. The following fees may be adjusted based on the final Building Plans submitted
a. Sewer Connection and Capacity Fees
b. Traffic Signal Fees
c. Public Facilities Development Impact Fees (PFDIF)
d. Western Transportation Development Impact Fees (WTDIF)
e. Other Engineering Fees as applicable per the Master Fee Schedule.
11. Additional deposits or fees in accordance with the City Subdivision Manual, and Master
Fee Schedule will be required for the submittal of the following items:
a. Grading Plans
b. Construction Permit
12. Payment of the Park Acquisition and Development (PAD) fee per dwelling unit is
required in accordance with CVMC 17.10.100. The current PAD fee for West Chula
Vista Projects is $7,825 for Multi-Family. The PAD fee is adjusted on an annual basis on
October 1 based on the Engineer Construction Cost Index. The payment of the PAD fee
amount in place at the time of the issuance of first Building Permit is required. The PAD
PC Resolution DR17-0019
March 14, 2018
Page 6
fee for the Project at this time is $ 485,150 (62 @ $7,825/unit). Credit will be awarded
for existing buildings on the site.
13. The Applicant shall submit duplicate copies of all commercial, industrial or multifamily
Projects in digital format, such as (DXF) graphic file, on a CD or through e-mail based on
California State Plane Coordinate System (NAD 83, Zone 6) in accordance with the
and all proposed sewer or storm drain on site.
14. ents in
accordance with Section 12.12.120 of the Municipal Code. Also, landscaping, street
furniture, or signs shall not obstruct the visibility of drivers at the street intersections or
driveways.
15. Proposed Fire Access shall meet H-20 Loading requirements or shall be designed for a
Traffic Index (T.I.) of 5.
16. Streets or driveways within the Project shall be designated as private.
17. The Applicant shall obtain a Land Development Permit prior to beginning any earthwork
activities at the site in accordance with Municipal Code Title 15.04. The Applicant shall
Development Storm Water Manual requirements, including, but not limited to the
following:
a. Grading Plans shall be prepared by a registered Civil Engineer and approved by
the City Engineer.
b. Drainage Study and Geotechnical/Soils Investigations are required with the first
submittal of Grading Plans. The Drainage Study shall calculate the Pre-
Development and Post-Development flows and show how downstream
properties and storm drain facilities are impacted. Design shall incorporate
detention of storm water runoff if Post-Development flows exceed Pre-
Development flows; analysis shall include flows from 2 year, 10 year, and 50
year return frequency storms.
c. Drainage study shall also demonstrate that no property damage will occur
during the 100-year storm event.
d. Drainage study shall show any offsite flows.
e. All onsite drainage facilities shall be private.
f. Any offsite work will require Letters of Permission from the offsite property
owner(s).
18. On May 2013, the California Regional Water Quality Control Board for the San Diego
Region (SDRWQCB) reissued municipal storm water, National Pollutant Discharge
Elimination System permit (Municipal Separate Storm Sewer Systems Order No. R9-
2013-0001 and as amended by Order Nos R9-2015-0001 & R9-2015-0100 \[MS4 Permit\])
that covered its region.
PC Resolution DR17-0019
March 14, 2018
Page 7
19. The Project shall comply with all requirements of the MS4 Permit and City of Chula
Vista Best Management Practices (BMP) Design Manual, December 2015 and as
amended (BMP Design Manual) for both construction and post-construction phases of
the Project. Documentation shall be provided, to the satisfaction of the City Engineer, or
designee, to demonstrate such compliance.
20. The MS4 Permit and BMP Design Manual requires all development and redevelopment
standard projects to implement source control and site design BMPs that will minimize
the generation of pollutants (refer to Chapter 4 of the BMP Design Manual). A Standard
Project Storm Water Quality Management Plan (Standard Project SWQMP) must be
submitted for review & approval. All selected BMPs in the approved SWQMP shall be
incorporated into the project design, and shall be shown on the plans.
21. The MS4 Permit BMP Design Manual requires all development and redevelopment
Priority Development Project (PDP) to implement source control, site design and
structural pollutant control BMPs to reduce the discharge of pollutants (refer to Chapter 4
& 5 of the BMP Design Manual, and address potential hydromodification impacts from
changes in flow and sediment supply (refer to Chapter 6 of the BMP Design Manual).
22. All construction sites are required to implement Construction BMPs in accordance with
the performance standards outlined in Appendix K of the BMP Design Manual. In
general:
a. For projects disturbing one (1) acre or more requires coverage under and
compliance with the Construction General Permit (CGP), the construction BMPs
must be identified in a Storm Water Pollution Prevention Plan (SWPPP).
23. A PDP Storm Water Quality Management Plan (PDP SWQMP) must be submitted with
all back up documentations for review and approval by the City Engineer, or designee.
Storm water requirements directly affect the layout of the Project. Therefore, storm water
requirements must be considered from the initial project planning phases, and will be
reviewed with each submittal, beginning with the first submittal.
24. Permanent storm water requirements, including site design, source control, treatment
control, and hydromodification control BMPs, all as shown in the approved PDP
SWQMP, shall be incorporated into the project design, and shall be shown on the plans.
The Applicant shall provide sizing calculations and specifications for each BMP. Any
structural and non-structural BMP requirements that cannot be shown graphically must
be either noted or stapled on the plans.
25. A complete and accurate Notice-of-Intent (NOI) must be filed with the SWRCB for
projects covered under the CGP. A copy of the acknowledgement from the SWRCB that
a NOI has been received for this Project shall be filed with the City Engineer when
received. Further, a copy of the completed NOI from the SWRCB showing the Permit
Number for this Project shall be filed with the City Engineer when received.
PC Resolution DR17-0019
March 14, 2018
Page 8
26. The Applicant shall enter into a Storm Water Management Facilities Maintenance
Agreement to perpetually maintain all permanent BMPs located within the Project prior
to issuance of any Grading, Construction or Building Permits, whichever occurs first.
27. The Applicant shall submit a detailed Operation & Maintenance (O&M) plan for all
permanent BMPs as required by the City Engineer to preserve the intended pollution
control and/or flow control performance of the BMP. Upon completion of construction
of BMPs/project, the Applicant shall update/finalize the O&M Plan to reflect constructed
structural BMPs with as-built plans and baseline photos.
28. If the P-site improvements exceed Engineering Threshold of (currently:
$57,653.00), per CVMC, Section 12.24.030, then the Applicant shall be required to obtain
a Construction Permit from the Land Development Section of the Department of
Development Services. (The On-Site Improvements Trigger for Installation of Public
Improvements is adjusted on an annual basis on July 1 based on the Engineer
Construction Cost Index, See Attachment). A Construction Permit is required to perform
-of-way, which may include, but is not limited to:
(For Commercial, Industrial and Multifamily Residential, the following applies: 1. Limits
the cost of reconstructing existing street improvements to meet current standards to
25%of the building permit valuation. 2. Requires Americans with Disabilities Act (ADA)
pedestrian improvements in the right of way, if any are lacking or substandard. The
required ADA improvements would be limited to 20%of the building permit valuation.)
a. Removal and replacement of any broken or damaged curb, gutter, and sidewalk
per SDRSD G-2, and G-
City Engineer. Sidewalks shall be designed and constructed with proper
transitions to existing conditions.
b. Removal and replacement of existing driveway(s) meeting design standards as
shown in Chula Vista Construction Standard CVCS-1B. Current Driveway(s)
shall be replaced, if it does not meet the City of Chula Vista Design
Standards/ADA Standards, or if existing driveway is cracked or broken.
Dedication of R/W as needed in order for driveway to comply with (American
Disability Act) ADA requirements.
c. Installation of (2) sewer manhole per SDRSD S-2 is required at the connection of
d. Installation of the RCP in Broadway along project frontage together
standards; a bigger pipe will be needed.
29. A complete set of Signing and Striping Plans shall be included with the Street
Improvement Plans for review by Traffic Engineering.
30. Separate permits for other public utilities (gas, electric, water, cable, telephone) shall be
required, as necessary.
PC Resolution DR17-0019
March 14, 2018
Page 9
31. Any improvements in the right-of-way beyond the Project limits shall be designed and
constructed as to not interfere with adjacent businesses, as approved by the City
Engineer, or designee.
32. The construction and completion of all improvements and release requirements shall be
secured in accordance with Section 18.17.170 of the Municipal Code.
33. The Applicant shall provide sewer lateral and storm drain connections to existing public
utilities. The Public Works Operations Section will need to inspect any existing sewer
laterals and connections that are to be used by the Project. The Applicant shall replace
any laterals and connections that need replacement as a result of this inspection.
34. The Applicant shall provide a separate sewer lateral for each dwelling unit. Sewer
laterals are not allowed under any proposed buildings.
35. For the p
larger are connected to public sewer.
36. The onsite sewer and storm drain system shall be private. All sewer laterals and storm
drains shall be privately maintained from each building unit to the City-maintained public
facilities.
37. All proposed sidewalks, walkways, pedestrian ramps, and disabled parking shall be
designed to meet the City of Chula Vista Design Standards, ADA Standards, and CVMC
Title 24 standards, as applicable.
38. Prior to approval of any Engineering Entitlement or issuance of any Building Permit, a
Lot Consolidation will be required in order to avoid existing Parcel lines beneath
proposed structures, and in order to avoid Reciprocal Easements for access, parking and
drainage.
39. Any private facilities (if applicable) within the public right-of-way or City easement will
require an Encroachment Permit prior to Improvement Plan or Building Permit approval.
40. All utilities serving the subject property and existing utilities located within or adjacent to
the subject property shall be under grounded in accordance with the CVMC. Further, all
new utilities serving the subject property shall be under grounded.
41. The Applicant shall submit full landscape and irrigation plans for review and approval by
42. The Applicant shall provide pedestrian street lighting and street trees along Broadway per
the Urban Core Specific Plan. Location and details of light pole and street trees shall be
provided on the Building Permit and Street Improvement permit.
PC Resolution DR17-0019
March 14, 2018
Page 10
Fire Department
43. The Applicant shall apply for required Building Permits. Permits shall comply with
applicable codes and requirements, including but not limited to: the current edition of
California Title 24 as adopted and amended by the City of Chula Vista.
44. For 15,828 square feet of Type VB construction (largest building on site), this will
require a fire flow demand of 3,000gpm for 3 hours measured at 20psi.
45. Based upon a fire flow demand of 3,000gpm a minimum of 3 fire hydrants are required to
serve this Project. All exterior portions of the buildings shall be within 400 feet of a fire
hydrant. Hydrants shall be spaced at an average of 400 feet. Existing public hydrants can
be used to meet this requirement however based upon existing locations of hydrants, 2
new public hydrants will be required to be added at the driveway entrances along
Broadway. No on-site fire hydrants required if public hydrants are placed at the driveway
entrances (design choice).
46. The fire control rooms shall house the fire sprinkler system riser. The fire service
underground piping cannot run under buildings.
47. Fire apparatus access roads shall be provided for every facility or building and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior
walls of the first story of the building as measured by an approved route around the
exterior of the building.
48. Fire apparatus access road dimensions shall be a minimum of 20 feet in width and have
an unobstructed vertical clearance of 13 feet 6 inches. For turning radius dimensions, use
auto turn data provided by the Chula Vista Fire Department (CVFD).
49. This Project is to be protected throughout by an approved automatic fire sprinkler system
in accordance with NFPA 13.
50. Each building shall be provided with a fire control room designed in accordance with
CVFD standards.
51. This Project is to be protected throughout by an approved fire alarm system.
52. The Applicant shall submit the required performance deposit fee.
II. The following on-going conditions shall apply to the Project Site as long as it relies on
this approval:
1. The Applicant shall install all landscaping and hardscape improvements in
accordance with the approved Landscape Plan.
PC Resolution DR17-0019
March 14, 2018
Page 11
2. Approval of the Design Review Permit shall not waive compliance with any sections
of Title 19 of the Municipal Code, nor any other applicable laws and regulations in
effect at the time of Building Permit issuance.
3. The Property Owner and Applicant shall and do agree to indemnify, protect, defend
and hold harmless City, its City Council members, Planning Commission members,
officers, employees and representatives, from and against any and all liabilities,
losses, damages, demands, claims and costs, including court costs and a
(collectively, liabilities) incurred by the City arising, directly or indirectly, from (a)
Design Review Permit,
issuance of any other permit or action, whether discretionary or non-discretionary, in
connection with the use contemplated on the Project Site and (c) any environmental
determinations for the Project. The Property Owner and Applicant shall acknowledge
their agreement to this provision by executing a copy of this Design Review Permit
successors and assigns.
4. This Design Review Permit shall become void and ineffective if not utilized within
three years from the effective date thereof, in accordance with Section 19.14.600 of
the Municipal Code.
III. GOVERNMENT CODE SECTION 66020(d)(1) NOTICE
Pursuant to Government Code Section 66020(d) (1), NOTICE IS HEREBY GIVEN
that the 90-day period to protest the imposition of any impact fee, dedication,
reservation, or other exaction described in this resolution begins on the effective date
of this resolution and any such protest must be in a manner that complies with Section
66020(a) and failure to timely follow this procedure will bar any subsequent legal
action to attack, review, set aside, void or annul imposition. The right to protest the
fees, dedications, reservations, or other exactions does not apply to planning, zoning,
grading, or other similar application processing fees or service fees in connection
with this project; and it does not apply to any fees, dedication, reservations, or other
exactions which have been given notice similar to this, nor does it revive challenges
to any fees for which the statute of limitations has previously expired.
PC Resolution DR17-0019
March 14, 2018
Page 12
IV. EXECUTION OF RESOLUTION OF APPROVAL
The Property Owner and Applicant shall execute this document signing on the lines
provided below, indicating that the Property Owner and Applicant have each read,
understood and agreed to the conditions contained herein, and will implement same.
Upon execution, this document shall be signed and Development
Services Department.
________________________________ _______________________
Signature of Property Owner Date
________________________________ _______________________
Printed Name of Property Owner Date
________________________________ _______________________
Signature of Applicant Date
________________________________ _______________________
Printed Name of Applicant Date
V. CONSEQUENCE OF FAILURE OF CONDITIONS
If any of the foregoing conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so implemented
and maintained according to their terms, the City shall have the right to revoke or modify
all approvals herein granted, deny, or further condition issuance of all future building
permits, deny, revoke, or further condition all certificates of occupancy issued under the
authority of approvals herein granted, institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. Failure to satisfy the
conditions of this permit may also result in the imposition of civil or criminal penalties.
VI. INVALIDITY; AUTOMATIC REVOCATION
It is the intention of the Planning Commission that its adoption of this Resolution is
dependent upon the enforceability of each and every term, provision and condition herein
stated; and that in the event that any one or more terms, provisions or conditions are
determined by a Court of competent jurisdiction to be invalid, illegal or unenforceable, this
resolution and the permit shall be deemed to be automatically revoked and of no further
force and effect.
PC Resolution DR17-0019
March 14, 2018
Page 13
Presented by: Approved as to form by:
_________________________ _____________________
Kelly Broughton Glen R. Googins
Director of Development Services City Attorney
PASSED AND APPROVED BY THE PLANNING COMMISSION OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 14th day of March 2018, by the following vote, to-wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Gabe Gutierrez, Chair
ATTEST:
____________________________
Patricia Laughlin, Secretary
J:\\Planning\\Caroline\\Discretionary Permits\\260-270 Broadway \\DR17-0019 PC Reso
D e v e l o p m e n t S e r v i c e s D e p a r t m e n t
Planning Division I Development Processing
CITY OF
CHUTAVISCA APPLICATION APPENDIX B
Disclosure Statement
Pursuant to City Council Policy 101-01, prior to any action on a matter that requires discretionary action by the City
Council, Planning Commission or other official legislative body of the City, a statement of disclosure of certain
ownerships,financial interest, payments, and campaign contributions must be filed. The following information must
be disclosed:
1. List the names of all persons having a financial interest in the project that is the subject of the
application, project or contract(e.g.,owner, applicant, contractor, subcontractor,material supplier),
SiLVERGATE RAYA BROADWAY INVESTORS,LLC ;
s
i
2. If any person*identified in section 1. above is a corporation or partnership, list the names of all
individuals with an investment of$2000 or more in the business(corporation/partnership)entity.
Ian M.Gill SSR-ONE BROADWAY,LLC
James F.Reynolds
3. If any person'identified in section 1.above is a non-profit organization or trust,list the names of
any person who is the director of the non-profit organization or the names of the trustee, beneficiary
and trustor of the trust. j
Michael S.Raya
i
4. Please identify every person, including any agents,employees,consultants,or independent I
contractors,whom you have authorized to represent you before the City in this matter.
Ian M.Gill Rodney V.Bruce
I
James F.Renolds j
S. Has any person *identified in 1.,2.,3.,or 4.,above,or otherwise associated with this contract, project
or application, had any financial dealings with an official"of the City of Chula Vista as it relates to this
contract,project or application within the past 12 months? Yes No
If yes, briefly describe the nature of the financial interest the official'*' may have in this contract.
—_.._....-
Farm
4af9
276 Fourth Avenue I Chula Vista ! California 1 91910 I (619) 691.5101
Attachment 3
4 D e v e l o p m e n t S e r v i c e s D e p a r t m e n t
Planning Division I Development Processing
CITY OF
CHUTAVISIA APPLICATION APPENDIX B
Disclosure Statement - Page 2
6. Has any person *Identified in 1.,2., 3., or 4., above,or otherwise associated with this contract, project
or application, made a campaign contribution of more than $254 within the past (12) months to a
current member of the City of Chula Vista Council ? Yes_ .— No
if yes which council member? ..............
7. Has any person *identified in 1„ 2„ 3., or 4., above,or otherwise associated with this contract, project
or application, provided more than $420(or an item of equivalent value)to an official** of the City of
Chula Vista in the past(12) months? (This includes any payment that confers a personal benefit on the
recipient, a rebate or discount in the price of anything of value, money to retire a legal debt,gift, loan,
etc.) Yes No J '
i
If yes,which official" and what was the nature of the item provided?
I
1
i
8. Has any person *identified in 1.,2., 3., or 4„ above,or otherwise associated with this contract, project
or application, been a source of income of$500 or more to an official"of the City of Chula Vista in the
past (12) months? Yes No J
If yes,which official" and the nature of the item provided?
Date 5116/2017
Signature of Contractor/Applicant
Rodney V.Brune
Print or type name of Contractor/Applicant
i
* Person Is identified as:any individual,firm,co-partnership,joint venture, association, social club, 1
fraternal organization,corporation,estate,trust, receiver,syndicate,any other county,city, municipality,
district, or other political subdivision,or any other group or combination acting as a unit.
** official includes, but is not limited to; Mayor,Council member, Planning Commissioner, Member of a
board,commission or committee of the City, and City employee or staff members.
** This disclosure Statement must be completed at the time the project application, or contract,is submitted
to City staff for processing,and updated within one week prior to consideration by legislative body.
Last Updated: March 16,2010
IM
SO276 Fourth Avenue Chula Vista California 1 91910 1 (619) 641.5101
REQUEST TO SPEAK
CHULA VISTA PLANNING COMMISSION
DATE: ( _
Nish to speak: Staff Recommendation: Public Comments
Yes Support OR
El No ❑ Oppose Agenda Item#
CITY OF RESIDENCE:
NAME: REPRESENTING:
ADDRESS(Optional;to be used for staff contact purposes only):
TELEPHONE (Optional;to be used for.staff contact purposes only):
( P � � p P y)
ADDITIONAL COMMENTS:
Please give this request to the Board Secretary.
***The Chair will indicate the amount of time allotted for speaking.
Thank you for participating in this meeting ♦ Please see reverse for additional information
REQUEST TO SPEAK
CHULA VISTA PLANNING COMMISSION
DATE:
Wish to speak: Staff Recommendation: Public Comments
.— _ Yes ❑ Support OR
❑ No ❑ Oppose Agenda Item 9
CITY OF RESEDENCE:
NAME• REPRESENTING:-
ADDRESS(Optional;to be used for staff contact purposes only): / •,
TELEPHONE (Optional; to be used for staff contact purposes only):
ADDITIONAL COMMENTS:
Please give this request to the Board Secretary.
***The Chair will indicate the amount of time allotted for speaking. #
Thank you for participating in this meeting ® Please see reverse for additional information
�y
BEQUEST TO SPEAK
CIIULAA VISTA PLANNING COMMISSION
DATE:
Wish to speak: Staff Recommendation: Public Comments
I Yes ❑ SupportOR
I`So ❑ Oppose Agenda Item#
CITY OF RESIDENCE:
NAME; REPRESEIe T]NG-:
ADDRESS(Optional;to be used for staff contact purposes only):
TELEPHONE(Optional;to be used for staff contact purposes only):
ADDITIONAL COMMENTS:
-
Please give this request to the Board Secretary,.
**The Chair will indicate the amount of time allotted for speaking.
Thank you for participating in this meeting + Please see reverse for additional information