HomeMy WebLinkAboutItem 2 - Staff Report
Item: __2____
Meeting Date:03/13/19
ITEM TITLE: Public Hearing: DR17-0040 consideration of a 170-unit apartment
complex with an affordable housing component, and recreation areas
including a swimming pool, clubhouse, and dog run on approximately 5.3
acres west of I-805 and south of Bonita Road. Applicant: Silvergate
Development, LLC.
Resolution of the City of Chula Vista Planning Commission adopting
Mitigated Negative Declaration and Mitigation, Monitoring and Reporting
Program IS-18-0001, and approving a Design Review Permit DR17-0040
to construct one four-story building and six three-story buildings totaling
149,534 square-feet, consisting of 170 apartment units including nine
affordable units with associated parking, recreational facilities and open
space on approximately 5.3 acres located south of Bonita Road, between
Bonita Glen Drive and I-805.
SUBMITTED BY: Stan Donn, AICP, Senior Planner
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
On December 22, 2017, the Applicant submitted a Design Review application for approval of the
above-referenced apartment project. The proposed project is for the construction of six 3-story and
one 4-story residential buildings with a total of 170 apartment units and 231 parking spaces on a
5.3-acres site (the “Project”). The Project also includes the construction of landscaped areas,
recreational facilities and open space areas and facilities. Access is from Bonita Glen Drive and
Vista Drive (see Locator Map, Attachment 1). The Applicant proposes to apply for and use
California Government Code Section 65915 “State Density Bonus Law” and Chula Vista
Municipal Code (CVMC) Chapter 19.90-Affordable Housing Incentives to reduce the
development standards related to building height and parking. As required by State Density Bonus
Law and CVMC Chapter 19.90, five percent of the units (9 units) will be rent restricted for
occupancy by very low-income households.
PUBLIC INPUT
Two public meetings were held to inform the public about the proposed project and receive public
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input—the first on September 5, 2018 and the second on October 17, 2018. Residents expressed
concern about the proposed project, primarily impacts to traffic and parking along Bonita Glen
Drive. In response to written correspondence and comments from the public meeting, the following
project features were revised and/or established:
The proposed project would install a sidewalk and street lights along the frontage of Bonita
Glen Drive.
The proposed project would include 8 additional parking spaces, for a total of 231 parking spaces.
The Unnamed Road cul-de-sac at the end of Vista Drive will be acquired by the Applicant
and maintained as a private road, and the segment of Vista Drive north of Bonita Glen
Drive and south of the Unnamed Road cul-de-sac will be brought to appropriate County of
San Diego standards.
The proposed park would be open to the public, however privately maintained by the Applicant.
The Traffic Impact Analysis was revised to include additional roadways, in response
to concerns of traffic along Hilltop Drive and Pepper Tree Road.
Staff prepared a response to the issues raised by the residents. The response matrix is attached
(see Attachment 3).
BACKGROUND
The 5.3 acre site is part of the 8.74 acre Bonita Glen Specific Plan (BGSP) adopted in June 1977
and last amended on November 27, 1984. The General Plan designation for the site is Commercial-
Retail (CR). The proposed Project is a permitted use by the Bonita Glen Specific Plan (BGSP)
and the Chula Vista Municipal Code (CVMC), and may be approved through the processing of a
Design Review Permit subject to review and approval by the Planning Commission of the City of
Chula Vista. The Mitigated Negative Declaration (MND) analyzes potential impacts to traffic, air
quality, global climate change, noise, land use, public services and utilities, and other
environmental issue areas.
City staff has reviewed the multi-family apartment application and the associated conceptual
design plans in the context of the BGSP regulations/development standards, CVMC, including the
Government Code and Chula Vista Design Guidelines.
ENVIRONMENTAL REVIEW
The Director of Development Services has reviewed the proposed Project for compliance with the
California Environmental Quality Act and has conducted an Initial Study, IS-18-0001 in
accordance with the California Environmental Quality Act (CEQA). Based upon the results of the
Initial Study, the Director of Development Services has determined that the Project could result in
significant effects on the environment. However, revisions to the Project made by or agreed to by
the Applicant would avoid the effects or mitigate the effects to a point where clearly no significant
effects would occur; therefore, the Director of Development Services has caused the preparation
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of a Mitigated Negative Declaration, IS-18-0001 and associated Mitigation, Monitoring and
Reporting Program.
RECOMMENDATION:
That the Planning Commission adopt Resolution IS-18-0001/DR17-0040 adopting MND (IS-18-
0001) and approving the Project, based on the findings and subject to the conditions contained
therein.
DISCUSSION:
Project Site Characteristics:
The Project is located within the Bonita Glen Specific Plan Area just west of the 805 Freeway
(I-805) and South of Bonita Road. The proposed project is located on 5.3 acres, over six separate,
contiguous parcels, including Assessor Parcel Numbers 570-131-11-00, 570-140-40-00, 570-
140-54-00, 570-140-48-00, 570-140-51-00, and public right-of-way to be acquired from the City
of Chula Vista (City) and on the U.S. Geological Survey 7.5-minute National City Quadrangle
in Section 35 in Township 17 South and Range 2 West (Attachment 1, Locator Map).
As shown on Attachment 1, the site is within an urban portion of the City and in an area generally
surrounded by residential and commercial land uses. To the north is La Quinta Hotel, which
contains 3 stories and 142 hotel rooms, a Denny’s restaurant, and Shell gas station, mini-mart and
carwash. To the west and southwest are the approximate 300-unit Point Bonita Apartments. To the
south, across from Bonita Glen Road, is a vacant residential lot, and single-family dwellings are
farther south of a relatively small (approximately 2-acre) vacant parcel located to the south
beyond Bonita Glen Drive. Single-family dwellings are located across the private road to the east,
with the I-805 farther east of the single-family dwellings.
The project site has been previously disturbed and graded. The present site is vacant and relatively
flat, with overall gradual sloping east to west. Elevations range from approximately 45 feet above
mean sea level (amsl) in the northwestern portion up to approximately 91 feet amsl in the south
portion of the site. An ephemeral stream runs through the project site, during and following rain
events. During dry months, the ephemeral stream acts as a dry streambed. Surface flows under
existing conditions drain toward the southern end of the site.
Project Description
This 170-unit apartment development is comprised of six 3-story walk-up, garden-style buildings
(two 21-plex buildings, two 18-plex buildings, and two 13-plex buildings) and one 4-story, elevator
served podium-style building (66 units). The development includes 6 studio units, 122 one-bedroom
units, and 42 two-bedroom units on approximately 5.3 acres. Total building area for the proposed
project is approximately 149,913 square-feet. The proposed project includes a total of 231 parking
spaces: 101 covered spaces and 130 uncovered spaces. The Project also includes recreation areas
including a pocket park, tot lot, swimming pool, clubhouse, and dog run.
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The Applicant has requested and qualifies for State Density Bonus provisions under California
Government Code Section 65915 and CVMC Chapter 19.90 that promote affordable housing
through the use of density bonus, incentives or concessions, waivers or reductions to development
standards, and reduced parking ratios. The proposed project will provide 9 affordable rental units
(5% of the total 170 units) and will be subject to rental and occupancy restrictions for very low
income households at 50% of the area median income for a period of 55 years. The maximum
annual income for a qualifying two person very low income household is $38,950 and $43,800 for
a three person household. Anticipated restricted rental costs would range from $715 a month for
a one-bedroom unit and $818 for a two-bedroom unit.
The project site is currently bifurcated by an existing ephemeral stream. The ephemeral stream
runs downhill from the southwest corner of the site to the northern boundary of the site. Under the
proposed project, the ephemeral stream would remain in a natural state with re-graded and newly
landscaped embankments. The proposed project would include two pedestrian bridges over the
improved ephemeral stream.
Buildings 1–6 are three stories with tuck-under parking at level 1 and dwelling units above at levels 2
and 3. Buildings 1–6 are building code compliant non-elevator buildings with dwelling units located
at levels 2 and 3 which are accessible via exterior stairs. Building 7 is an elevator served 4-story
building with three stories of residential use over one story of partially below-grade parking. Building
7 contains 66 dwelling units. The proposed buildings would reach up to 56 feet in height, which is
taller than what the Specific Plan and CVMC allows. However, a waiver of development standards is
requested under the provisions of State Density Bonus Law to allow for additional height as further
described below. It should be noted that this taller building is located at the lowest portion of the site.
Buildings 1 and 2 would each be 13,485 square-feet. Buildings 3 and 4 would each be 8,938 square-
feet, and Buildings 5 and 6 would each be 14,799 square-feet. The largest building, Building 7,
would be 75,090 square-feet. Exterior finishes on both buildings would be warm toned, consisting
of gray/browns, dusty charcoal and off-whites, with natural cedar and red colored accents. All
exterior lighting would comply with the City’s Municipal Code and would be shielded and directed
downward. The proposed project includes landscaped areas, surface parking, and amenities such as
a children’s play area, pool, spa, and pool house for resident use only, and a small park that will be
open to the public. (see Attachment 5, Project Plans).
Land Use and Zoning
The table below shows the current, General Plan, and zoning designations for the subject Site and
the surrounding sites:
Current Use General Plan BGSP (Zoning)
Site Vacant Commercial Retail Central Commercial (CCP)
North Shell gas, mini-mart Commercial Retail Central Commercial (CCP)
and carwash;
Denny’s Restaurant;
and La Quinta Hotel
East Single Family Residential Low Single family (RR)
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(County
of San
Diego)
South Vacant Commercial Retail Central Commercial (CCP)
West Apartments/Condos Residential High Apartment Residential (R-3)
Consistency with Development Standards
The proposed residential development has been evaluated using the BGSP’s development
regulations, standards, and design guidelines. It should be noted that, while the BGSP has its own
development standards and regulations, its regulations and standards derive from and are
consistent with the standards and regulations of CVMC Section 19.28. Where the BGSP is silent
on a standard or regulation the CVMC shall apply. The Project utilizes the R-3 Zone development
standards for apartments.
Development Standard Zoning Project Proposal
*Building Height 45 ft. Max. 56 feet max.
Building Setbacks:
Front: 15 feet 15 Feet
North Side: 5 feet 10 Feet
South Side: 5 Feet 10 Feet
Rear: 15 Feet 15 Feet
*Parking Required: 212 spaces 231 spaces onsite
Total Open Space Required 400 sf/unit – 68,800 sf 73,297 sf
*Height and parking are in accordance with the provisions of Government Code Section 65915
ANALYSIS:
As indicated previously in this report, the City Council adopted the BGSP to implement the vision
of a Mixed Use residential/commercial development at this location. The adopted BGSP contains
the required regulations and development standards to review and evaluate development projects
for consistency with the vision and goal for the subject area. The proposed apartment Project was
reviewed and evaluated based on the BGSP’s and the R-3 regulations, development standards, the
Government Code and Chula Vista Design Guidelines.
Land Use Compatibility
The proposed project is consistent with the vision, objectives and policies of the General Plan and
the regulations of the BGSP. Apartments and condominiums are an allowed use. The Project
would develop an underutilized and unimproved site and provide additional residential units in an
area that is adjacent to commercial and apartment uses. The Project would contribute to provide
rental multi-family housing with an affordable component to families that would support the
existing commercial base within the Bonita Glen area. The proposed project is also consistent
with the BGSP, CVMC R-3 development regulations, Government Code related to the Three and
four-story building height, parking (231 spaces provided), open space and building setbacks. As
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shown in the table above, the Project meets all of the applicable regulations and, in cases such as
parking and usable open space, the Project exceeds the minimum required. In the case of parking
requirement and building height, the Project is within the purview of Government Code height
waiver allowance and established parking ratio.
Affordable Housing Incentives
State Density Bonus Law requires that cities provide certain incentives to developers of affordable
housing projects that meet defined levels of affordability. Cities are required to provide an increase
in allowable density to those qualifying projects (Govt Code § 65915 (b)). In addition to these
density increases, developers must also be afforded the opportunity to apply for other development
incentives or concessions (Govt Code § 65915(d)), the number of which is dependent on the
amount of affordable units provided and their level of affordability, waivers or reduction of
developments standards (Govt Code § 65915(e)), and reduced parking ratios (Govt Code §
65915(p)).
To facilitate and materially assist the housing industry in providing adequate and affordable shelter
for all economic segments of the community and to provide a balance of housing opportunities for
very low income, low income and senior households, the City adopted CVMC Chapter 19.90 –
Affordable Housing Incentives, consistent with State Density Bonus Law. Should an applicant
agree to construct housing units to be restricted for occupancy by very-low and low-income
households as set forth in CVMC Section 19.90.040, upon the request of the applicant, the City
shall make incentives and waivers available, in accordance with CVMC Section 19.90.050, and
parking ratios in accordance with CVMC Section 19.90.080 (H).
Pursuant to CVMC Chapter 19.90, with the provision of nine very low income affordable units or
five percent of the 170 total dwelling units, the Project qualifies as an affordable housing density
bonus residential development. Therefore, the Project is entitled to certain benefits, including a
density bonus, one development incentive, waivers and reductions in development standards, and
specified parking ratios.
Density Bonus – By including five percent of the base units for very low-income households, the
Project is entitled to a 20 percent housing density increase under the provisions of CVMC Section
19.90.040 (B) and Government Code Section 65915(f)(2). However, the Applicant is not
requesting a density bonus to achieve the affordability level for the nine very low-income units.
Requested Incentives – By including five percent of the base units for very low-income
households, the Project is entitled to one development incentive under the provisions of CVMC
Chapter 19.90. However, the Applicant is not requesting a development incentive to achieve the
affordability level for the nine very low-income units.
Requested Waivers/Reductions in Development Standards – By including five percent of the base
units for very low-income households, the Applicant may request waivers or reductions of
development standards in accordance with CVMC Section 19.90.080 (F) and Government Code
Section 65915(e) in addition to any requested incentives or concessions as described above.
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The City may not apply any development standard that will have the effect of physically precluding
the construction of a development meeting the criteria of Government Code Section 65915 (b)
unless the City can make a written finding of denial based on substantial evidence, of either of the
following:
The waiver or reduction would have a specific adverse impact upon public health and safety
as defined in Government Code Section 65589.5, the physical environment, including
environmentally sensitive lands, or on any real property that is listed in the California
Register of Historical Resources and for which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact; or,
The incentive would be contrary to state or federal law.
If the findings above cannot be made, the waiver must be granted.
The Applicant is requesting a waiver from the BGSP maximum height of 30 feet with allowance
for architectural projects at 45 feet. The R-3 Zone allows maximum height of 45 feet and three
and one-half stories. The project proposes six 3-story buildings at a height of 34 feet and one 4-
story building at a height of 56 feet. Staff has reviewed the requested waiver as it relates to the
proposed design of the Project, the property configuration, the surrounding development, and the
affordable housing incentives regulations. Staff has determined the requested waiver is consistent
with the intent of the State’s Density Bonus Law, specifically Government Code Section 65915(e)
and CVMC Section 19.90.080 (F), which requires the City to not apply such development
standards that would physically preclude the construction of a housing development providing five
percent of the units as restricted for occupancy and affordable to very low income households.
Parking Ratios – Pursuant to CVMC Section 19.90.080(H) and Government Code Section
65915(p), upon the request of the Applicant, the City shall not require a vehicular parking ratio,
inclusive of handicapped and guest parking, of a development meeting the criteria of Government
Code Section 65915 (b) and (c), that exceeds the following ratios:
Zero to one bedroom: one onsite parking space.
(B) Two to three bedrooms: two onsite parking spaces.
(C) Four and more bedrooms: two and one-half parking spaces.
The project proposes six studios, 122 one-bedroom and 42 two-bedroom units. The required
parking is 212 spaces, and the project provides 231 spaces onsite.
To ensure compliance with CVMC Chapter 19.90 and State Density Bonus Law, as a condition of
approval of the Project, the Applicant will be required to execute an Affordable Housing
Agreement prior to the issuance of a building permit. Such Agreement will set forth the terms and
conditions for the required income and rent restrictions for very low-income households for a
minimum compliance period of 55 years and shall be recorded as a covenant on the property. Such
restrictions would bind all subsequent owners so that the commitment remains in force regardless
of ownership. Compliance with these restrictions would be subject annually to regulatory audit
and certification, with an annual monitoring fee to be paid to the City.
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Site Planning and Building Placement/Orientation
The Project was analyzed based on the design guidelines established in the City’s Design Manual.
Following is a set of design standards applicable to the proposed project followed by a statement
indicating how the Project is consistent with those guidelines.
The arrangement of structures, parking and circulation areas, and open spaces should
recognize the particular characteristics of the site and should relate to the surrounding
built environment in pattern, function, scale, character and materials;
The scale of multiple family projects should be considered in the context of their
surroundings. Large projects should be broken up into groups of smaller structures and
taller structures should provide increased setbacks so as not to dominate and impose on
surrounding uses and the character of the neighborhood.
To the extent possible, each of the dwelling units should be individually recognizable. This
can be accomplished with the use of roof lines, setbacks, projections and balconies which
help articulate individual dwelling units or collection of units, and by the pattern and
rhythm of windows and doors.
The design was influenced by the irregular shape of the site and its topography; including the
restoration and enhancement of the existing ephemeral stream as a positive natural feature and
improving pedestrian connections across and around the site for the benefit of both existing and
new residents. The overall building arrangement, parking, recreational and open space areas, and
landscaping creates a balanced mix of compact buildings with ample spatial separation onsite that
is complimentary with the surrounding commercial, multi-family apartments and single family
homes.
The Project’s single 4-story and six 3-story building structures with tucked-under parking and
living space interior and above are creatively and efficiently placed on the site to be oriented to
the interior and take full advantage of the site’s varied topography and open/natural spaces, while
creating a cohesive arrangement of buildings and uses on the site. The building structures are
evenly distributed along the site in a north and south orientation to the curvilinear street. The main
4-story building with 66 units is located along the Bonita Glen Drive street frontage to establish a
clear presence on the street, while framing the main entry driveway into the main building’s front
entrance. The site plan concept is based on creating a resort ambience by locating the pocket park,
tot lot outdoor activity area with enhanced paving parking as a focal point for the main entrance.
The pool, spa and recreational building are located between buildings six and seven, adjacent to
the ephemeral stream channel that will have two bridges crossing over it. The natural ephemeral
stream which will remain undeveloped will be restored and maintained for the passive enjoyment
of the residents. The Project residents will be able to view and enjoy the natural area from
recreational activity and landscaped areas, as well as from their balconies and windows. The pocket
park and trail through the property will be open to the public.
The Project has been designed to integrate and blend with the context, character, and scale of the
surrounding neighborhood. The Project will be a pedestrian friendly development intended to
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connect with the street, surrounding commercial, and the rest of the neighborhood. All interior-
facing building elements are designed to support pedestrian traffic and provide the residents within
the Project as well as the public with the connectivity between the site and the immediate
community. One of the important features that will connect the Project internally and externally
is the pedestrian walkway located along the perimeter of the site connecting all buildings with the
street and beyond. The walkway will serve to provide residents with a clear and safe path to be
used for daily exercise around the site and neighborhood or simply to walk from their place of
residency to the street and/or the commercial areas in the vicinity.
Building Architecture
The architecture should consider the compatibility with surrounding character, including
harmonious building style, form, size, color, material and roofline. In developed areas,
the new project should meet or exceed the standards of quality which have been set by
surrounding development.
Heights and setbacks within the same building should be varied, and wall planes should
be staggered both horizontally and vertically in order to create pockets of light and shadow
and provide visual relief from monotonous, uninterrupted expanses of wall.
Colors and materials should be complementary to the chosen architectural style and
compatible with the character of surrounding development. Materials for multiple family
projects should be durable and require low maintenance. They should be consistently
applied and work harmoniously with adjacent materials. Piecemeal embellishments and
frequent changes in materials should be avoided. Materials tend to appear substantial and
integral when material changes occur at changes in planes.
Colors and materials should be consistent with the chosen architectural style and
compatible with the character of surrounding development. Sensitive alteration of colors
and materials can produce diversity and enhance architectural form.
The architecture throughout the site is a modern adaptation of the familiar and regionally
appropriate Mission Style with warm white plaster walls, deep overhangs, colorful awnings,
crafted timber trellises and protective patio walls. Buildings are simple with bold articulation
varied rooflines. Lighted pathways will lead through colorful and drought tolerant gardens to
shared outdoor gathering spaces. The overall “feel” of the development is inspired by upscale
boutique hotels and resort living.
The proposed Spanish Mission architecture is scaled to be consistent with the surrounding
commercial and residential buildings. The apartment buildings will be varied with individual patio
entries and tuck under parking. The building’s fenestration allows those passing by to see
welcoming large windows and balconies. In addition, the buildings will feature articulated walls,
color variety, different finish textures and stepped facades to maintain proper scale with its
surroundings.
Private balconies and shared amenities onsite will provide many opportunities for passive and
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active recreation. The Project is oriented internally with the exception of the main building 7 with
its inviting entry on Bonita Glen Drive. The Project is consistent with the scale and style of the
adjacent commercial and apartments properties. The large residential windows and balconies help
to maintain the security concept of “eyes on the street.”
Unit Count/Building Height/Setbacks
Pursuant to CVMC 19.28.070 the residential unit mix of 6 studios, 122 one-bedroom and 42 two-
bedroom units is within the allowable range based on the site acreage. The subject site is 5.3 acres
in area. The 170-unit mix would require 5.1 acres, which is below the 5.3 acres of the site. This
unit count is permitted in the R-3 zone based on its consistency with the site acreage.
The BGSP establishes a maximum building height of 38 feet and 50 feet for architectural features.
The BGSP further limits buildings within 100 feet of Vista Drive to a maximum 30 feet and 45
feet height limit for architectural projections. The project presently includes two buildings
(Buildings 1 and 2 on the east) within 100 feet of Vista Drive. Although those buildings are 34
feet high as measured from their respective lower floor slab – they are 30 feet high as measured
from the property line – which is significantly below the street elevation due to the sloping grades.
One building (Building 7 on the west) is proposed at 56 feet and 4-stories. In accordance with
Government Code Section 65915(e), the Applicant has requested the waiver in height as
compliance with such development standard would have the effect of precluding the construction
of the housing development with five percent of the units restricted for occupancy and affordable
to very low income households.
In terms of building setbacks, the R-3 zone also provides for the minimum building setback from
property lines, as listed in the table above, namely 15 feet front and rear and 5 feet on each side.
The project buildings meet or exceed these setbacks.
Open Space
The BGSP requires the provision of usable open space that can be delivered in the form of common
and private space, and the Design Manual provides guidelines for the provision of open space.
The open space requirement within the CVMC is 400 square-feet of open space for each residential
unit. Based on the proposed 170 units, the total amount of open space required is 68,000 square-
feet. The CVMC also specifies criteria for which the proposed open space must qualify. The
space must be usable and must contain a minimum dimension of six feet and be no less than 60
square-feet. In addition to common recreational facilities, private patios and balconies qualify as
open space. However, driveways and parking areas, as well as some walkways and building
entries, do not qualify as open space.
Regarding open space, the Design Manual states that:
Required common open space and recreation areas are expected to be centrally and
conveniently located for all of the residents. Private open spaces should be contiguous to
the units they serve and screened from public view.
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The proposed project’s open space meets the requirements of the BGSP, the CVMC and the
guidelines of the Design Manual. The proposed project exceeds both the private and common open
space requirements. The Project proposes a total of approximately 73,297 square-feet of usable
common open space that includes the passive park, tot lot, pool area, dog run, trail with benches,
pedestrian walkway, and other open space features around the site (see Attachment 3, Conceptual
Plans). Additional open space in the form of private balconies and the passive natural drainage
area were also counted toward the required open space.
Parking
The provision of very low income affordable units allows project parking to be calculated at a rate
of one space per 1-bedroom and two spaces per 2-bedrooms and above pursuant to CVMC Section
19.90.080 (H) and Government Code Section 65915(p), Based on the proposed number of
residential units with mix of 6 studios, 122 one and 42 two-bedrooms, the number of parking
spaces required for the Project is 212 spaces. The Project provides 223 onsite spaces for the
residents and an additional 16 visitor spaces in the form of tuck under carports, podium and open
parking areas.
CONCLUSION
The proposed Project will provide new investment and modern housing facilities and site
improvements that will contribute to revitalize and enhance the site and the neighborhood. The
Project’s pedestrian orientation and location near the 705 MTS route along Bonita Road will
provide convenient access for residents to nearby public transportation. The Project will provide
new rental multi-family housing with an affordable component that will improve the housing mix
and enhance residential opportunities in the neighborhood.
The site will be developed with a quality project that is consistent with the vision and requirements
of the BGSP, CVMC, Government Code, and the Guidelines of the City’s Design Manual. The
proposed project is well planned, incorporating the principals of Smart Growth and resource
conservation. It is designed to respect and blend with the community character, local history, and
climate. The proposed project will contribute to improve the neighborhood and create additional
market- and lower-rate residential apartments and contribute to business activity in this part of the
City. Based on the description and evaluation of the Project and the conclusions above, staff
recommends that the Planning Commission approve the proposed Project subject to the conditions
contained in the resolution.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 1,000 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)(7) or (8), for
purposes of the Political Reform Act (Cal. Gov’t Code §87100, 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.
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FISCAL IMPACT
The proposed project is a private development. The application fees and processing costs are paid
for by the Applicant.
Attachments
1. Locator Map
2. Planning Commission Resolution DR17-0040
3. Issues Response Matrix to resident’s concerns
4. Disclosure Statement
5. Project Plans & MND (via flash drives)
6. Support letters