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HomeMy WebLinkAbout1. Promenade Amendment PreamblePromenade OTAY RANCH GDP AMENDMENT FREEWAY COMMERCIAL SPA PLAN AMENDMENT MASTER PRECISE PLAN AMENDMENT PROJECT APPLICANT: BALDWIN & SONS 610 W. Ash St., Ste. 1500 San Diego, CA 92101 (619) 234-4050 AT OTAY RANCH TOWN CENTER IS-17-0005 | MPA-17-0011| MPA-17-0012 1 INTRODUCTION The state of California has pledged to reduce its greenhouse gas emissions to 40% below 1990 levels by 2030. The state has placed the onus on municipalities to concentrate their growth and limit expansion of their urban boundaries. Chula Vista has demonstrated leadership in environmental stewardship by becoming the first public agency in San Diego County to receive the “Climate Action Leader” designation from the California Climate Action Registry and the “Climate Registered” designation from The Climate Registry. As the development industry shifts in response to this directive, more intensive land uses and taller buildings are developed not only downtown San Diego, but throughout the County metro area centers. Greenhouse gas reductions are achieved by walking, biking and use of mass transit, but more importantly through the development of new, higher density housing near jobs and commercial centers. Implementing “smart growth” does not mean that all new development must intensify, or that each intensification area should intensify in the same fashion. There is a hierarchy of development areas where such growth should occur, centered upon existing built-out areas, in proximity to transit and services. As demonstrated in detail below, Promenade at Otay Ranch Town Center mixed-use district is the logical place for a more intensive use and has all the necessary characteristics to be a successful transit-oriented development. Baldwin and Son is proud to submit our plan for Promenade, a 5-story mixed-use development with screened structured parking, a first of its kind in the City of Chula Vista. Located within walking distance from public transit, along the SR-125 and a major west-west arterial, this community is in an ideal setting for high density urban living. The project’s design is unique in its efficient use of space and creating a high-quality lifestyle. Our proposal fully meets the intent and goals of the General Plan and is consistent with the current land use designation and allowable density. The revised project requires an Otay Ranch General Development Plan (GDP) amendment and a Sectional Planning Area (SPA) Plan amendment to allow construction of 300 additional units. PROJECT BACKGROUND Promenade at Otay Ranch Town Center is located in Freeway Commercial North Sectional Area Plan. When Otay Ranch GDP was originally adopted in 1993, this property was envisioned as regional commercial zone of Planning Area 12. Over the decades, as demographics and economic conditions have changed, freeway commercial use was rezoned to mixed-use to maintain and enable balanced growth. Today, Promenade has full attributes of an Otay Ranch “village” planning concept, which intensifies residential densities and commercial uses to enhance transit use, reduces automotive dependency, consolidates open space, promotes social interaction, and creates a strong sense of community and identity within Otay Ranch. Promenade mixed-use district is approved for 300 hotel rooms, 600 multi-family units, and a two-acre park. Baldwin & Sons has entered into a Development Agreement for the project. Currently approved site IS-17-0005 | MPA-17-0011| MPA-17-0012 2 utilization plan will remain unchanged if the density increase is approved. Up to 300 additional units will be allocated to the future apartment project east of Town Center Drive with ground floor commercial/retail. Promenade mixed-use district is presently under construction, in various stages of completion. One of the two hotels, Residence Inn by Marriott, opened in October of 2017. The second hotel, Courtyard by Marriott, is in design development phase and will go in for Design Review approval in 2019. Centerpark, a 2-acre public park with enhanced amenities, received City Council approval for a conceptual plan in September of 2018 and is currently in construction permitting phase, anticipated to break ground in the summer of 2019. Two condominium neighborhoods west of Town Center Drive, Suwerte and Alay, which together comprise 212 units, have been approved by Building Division and are currently under construction. PROJECT DESCRIPTION To implement the innovative smart growth design on the east side of Promenade, 300 more units are needed for the desired density and massing. Two mid-rise “wrap” style buildings will consist of residential units surrounding an above-grade 5-story parking structure. The buildings will have elevators and corridor access, with someone’s parking space being on the same floor as their apartment. This configuration provides accessible parking for occupants as well as security and visual appeal since the parking structure can’t be easily accessed from outside the development or seen from the street. Additionally, this style of architecture eliminates the need for large areas of surface parking lots and encourages pedestrian activity through higher density and enhanced pedestrian-oriented design. Due to efficient use of land, residents can enjoy a central location in a walkable neighborhood. Ground floor retail with extra high ceilings will be located in one of the buildings along Town Center Drive to allow easy access for residents, hotel guests and park users. The retail section will be activated through a 31-foot wide enhanced pedestrian plaza with landscaping and street furniture, which allows for greater volumes of pedestrian movement and a more comfortable pedestrian shopping experience. Retail parking will be provided both in the parking garage and in diagonal back-in parking on Town Center Drive. A bike lane on Town Center Drive will connect Promenade mixed-use district to a larger cycling network. One of the benefits of the innovative “wrap” architecture with stacked parking is a considerable increase in open space compared to a typical multi-family development. With 300 more units, our project’s open space area increased by 180%, from 1 acre in the previous project design to 2.8 acres, not counting interior building amenities. Conversely, parking land area footprint went down by 55%, from 4 acres in the previous design with surface parking to only 1.8 acres of garage footprint. The site plan for the mixed-use apartments now includes two large pools (one for each building), three parks, a playground, a dog run, amenitized outdoors mingling areas with cabanas, fire pits, and hanging day beds, as well as approximately 10,000 sq. ft. of interior recreational space in the clubhouse. The community’s open space, IS-17-0005 | MPA-17-0011| MPA-17-0012 3 security, and privacy are comparable to that in low-density neighborhoods. Combined with high quality interior design, these amenities make for a good quality of life and provide a suitable alternative to large- lot homes. AMENDMENT JUSTIFICATION Compact Development. Chula Vista General Plan is clearly telling us to build close-in, sustainably: “The provision of new housing opportunities within MIXED-USE AREAS and at HIGHER DENSITY LEVELS, particularly in TRANSIT FOCUS areas and identified town centers, is encouraged. MIXED USE and COMPACT DEVELOPMENTS can result in easier access to goods and services, and increased employment and business opportunities, and the creation of vibrant community places.” Promenade exemplifies a smart growth development which provides a way to reduce carbon emissions though its compact design and its easy access to shopping and employment. Fiscally Sustainable Development Practices. Smarter, more compact growth reduces government capital costs and per capita expenses on service delivery, such as maintaining roads and providing water, solid waste, transit, and school bus services. Because Promenade is an infill development, it needs less extensive infrastructure than a new development – features like piped water, sewer services, schools and roads already exist. The Fiscal Impact Report demonstrates that Promenade development will generate excess net revenue of $1.2M annually over the next 10 years. Public Transit Supportive-Conditions. The City of Chula Vista is a member of SANDAG and participates in region-wide programs that depend on integrating transit with land use planning. To achieve high rates 32% 21% 47% Proposed “Wrap” Area Distribution (New Site Plan) 12% 48% 40% Area Distribution Without Amendment (Old Site Plan) Open Space Parking Building IS-17-0005 | MPA-17-0011| MPA-17-0012 4 of public transit use, mass transit requires a certain population density, which is why Chula Vista General Plan promotes transit in higher density areas. Research shows that riders will typically walk up to ½ mile to access high-capacity transit and ¼ mile or more to access bus transit. Developing a 5-story “wrap” building in Promenade adjacent to BRT station allows us to maximize land use potential within BRT transit walkshed and support use of public transit. Support Surrounding Commercial. The convenient availability of goods and services is a key factor that people consider when choosing a place to live and promotes healthy neighborhoods and strong communities. Successful retail depends on successful residential neighborhoods. Commercial sector simply cannot survive in an environment of lower density residential. Great shopping districts are always surrounded by dense residential development. Promenade mixed-use development will create a customer base for neighborhood-serving retail. Promenade mixed-use development is within only a 10-minute walk of Otay Ranch Town Center mall and its 23 restaurants and Eastlake Terrace shopping center containing a Walmart, Home Depot and several cafes; within a 20-minute walk of the Marketplace at Windingwalk containing a Vons grocery store, 8 restaurants and 11 various commercial services. Within a 20-minute bike ride, Promenade residents can reach Southwestern College, Eastlake Business Park, LA Fitness gym, Scripps Coastal Medical Center, Millenia Office Campus, Mattress Firm Amphitheater and the future University and Innovation District. Housing. Chula Vista is expected, and in fact, legislated to provide new housing based on State and Regional Policy. The City of Chula Vista has been assigned a total Regional Housing Needs Allocation (RHNA) of 12,861 for the 2013-2020 Housing Element. Chula Vista is the second-largest city in San Diego County with a population of over 268,000. Population growth in San Diego County, specifically South Bay, continues at a high level. In the next 30 years, Chula Vista is expected to gain 94,454 new residents and 28,755 new households, per SANDAG forecast. This figure represents 41 percent growth from 2010. Clearly, population growth is an issue of critical importance for Chula Vista. The age structure and household composition of the new households is expected to tilt demand in the direction of smaller size home, higher density, mixed-use and mixed-income development. Promenade is diversifying Chula Vista’s housing mix by providing smaller units and rental housing, which plays an increasingly important role in “workforce housing,” providing homes for our community’s teachers, firefighters, police officers, nurses, and retail workers. IS-17-0005 | MPA-17-0011| MPA-17-0012 5 Proposed GDP Amendments: Page II-14 Overall Project Summary table • Updated the number of MF units in Otay Valley Parcel by adding 300 du’s. Page II-17 Otay Valley Parcel description • Updated resident population by 774 persons (300 du’s x 2.58). Page II-19 Otay Valley Parcel summary table • Updated the number of units in Planning Area 12 by adding 300 du’s. • Added park acreage obligation of 2.35 acers (300 du’s x 341 sq. ft). • Added CPF obligation of 1.08 acers (1.396 ac. x 774 persons/1000). o Although park and CPF have increased in the table, the acreages shown represent the total obligation for the project, which may be satisfied onsite, off-site or through in-lieu fees, or a combination thereof, as determined in the Development Agreement. Page II-30 Otay Valley Parcel description • Updated resident population by 774 persons (300 du’s x 2.58). Page II-138 Planning Area 12 summary table • Updated the number of units in FC2 by adding 300 du’s. • Added park acreage obligation of 2.35 acers (300 du’s x 341 sq. ft). • Added CPF obligation of 1.08 acers (1.396 ac. x 774 persons/1000). Page II-143 Freeway Commercial North (FC-2) Policies • Updated the number of MF units by adding 300 du’s • Updated the resulting project density (608 units/10.4 acers = 58.5 du/ac). Page II-144 Freeway Commercial North (FC-2) Parks and Open Space Policies • Updated the number of MF units by adding 300 du’s. • Added park acreage obligation of 2.35 acers (300 du’s x 341 sq. ft). Proposed SPA Plan Amendments: Page I-5 SPA Boundaries Exhibit: • Revised the exhibit - Roadway network has been revised. No more Lata Road. No La Media Road south of Main Street. Page I-7 Community Structure: • Added differential of uses between Freeway Commercial South and North. The Freeway Commercial South use is commercial, intended for “regional uses which require an automobile orientation near regional transportation systems.” • Added a sentence: Freeway Commercial North is mixed use commercial and high- density residential, providing hotels and walkable transit-oriented housing opportunities with associated retail and a neighborhood park. Page I-15 Table A: GDP Land Use: • Updated number of dwelling units, density, acreage, park & CPF obligation. Page I-18 Exhibit 5, Site Utilization Plan: • Revised the exhibit with new R/MU density of 58.5 du/ac and resulting overall project density of 33.7 du/ac with 900 units. Page II-4 Design Influences: • Added “FC-1” as having automobile connection as its primary access mode/connection. • Added a statement about a strong pedestrian focus of FC-2 site. IS-17-0005 | MPA-17-0011| MPA-17-0012 6 Land Use Pattern: • Added “mixed use” land use for Freeway Commercial North. Page II-5 Density Transfer: • Changed total dwelling units to 900 Housing Programs: • Updated land uses to commercial and residential . Page II-6 Freeway Commercial North (FC-2) Policies • Revised total DUs from to 900 • Revised overall project density range to 18 - 45 du/ac. Page II-7 Freeway Commercial North (FC-2) Parks and Open Space Policies: • Revised park obligation for 900 units to 7.05 acres. Page II-10 Landscape Design Concepts, Entries: • Changed a unique tree at entry from required to optional • Changed minimum Enhancement Buffer to be consistent with Master Precise Plan or Design Review. • Revised the Public Park boundary • Added pedestrian streetscape along Promenade St. and Centerpark Rd. Page III-4 Exhibit 9, Circulation • Updated the plan (removed non-existent access point from the hotel site). Page III-14 Commercial Promenade Street: • Update street name to Town Center Drive throughout the section. Page IV-5 Storm Water Quality Requirements During Construction: • Added a reference to the latest Storm Water study prepared for the revised project design • Updated the latest code requirements. Page V-2 Required Park Land & Improvements: • Updated unit count to 900 and resulting park obligation to 7.05 ac. Page VI-3 Phasing Exhibit: • Added Public Park to Phasing table • Adjusted acreage of parcels based on the recorded final map Page VII-1 Potable Water Supply & Master Plan: • Added a reference to the latest update letter to the Conceptual Water and Recycled Water Study. Page VII-8 Sewer Service: • Added a reference to the latest update letter to the Conceptual Sewer Study. Page VII-9 Corrected Sewage System exhibit number reference in text. Page VII-11 Storm Water Drainage System: • Added a reference to the latest Drainage Study and a SWQMP prepared for the revised project design. Page VII-14 Urban Run-off: • Added a reference to the new Drainage Study and SWQMP • Revised the latest code numbers for SDRWQCB. Page VII-17 Schools: • Revised school generations rates for 900 dwelling units. Page VII-23 Community Purpose Facilities (CPF): • Revised CF obligation to 3.24 acres for 900 units. Page VII-25 Exhibit 26, Off0Site CPF Location in Village 7: • Included a revised exhibit of off-site CPF site (net pad area of 7.0 ac). IS-17-0005 | MPA-17-0011| MPA-17-0012 7 Proposed Design Plan Amendments: Page I-4 Design Concept: • Added “high-density mixed use” to the project land uses. Page I-9 Exhibit 4, Site Utilization Plan • Revised the exhibit with new R/MU density of 58.5 du/ac and resulting overall project density of 33.7 du/ac with 900 units. Page I-13 Exhibit 6, Conceptual Site Plan: • Revised the exhibit to reflect the new “Wrap” product site plan on the R/MU site. Page II-28 Landscape Concepts exhibit: • Updated the exhibit to match the SPA Plan. • Revised the Public Park boundary • Added pedestrian streetscape along Promenade St. and Centerpark Rd. Page II-45 Exhibit 28, Major Signage Locations: • Updated the exhibit to reflect one new monument sign on FC-2 site. Page II-47 Exhibit 29, Entrance & Identity Signing: • Added “FC-1” in the exhibit name. Page II-49 Exhibit 31, FC-2 Gateway Monument Sign: • Included a new exhibit showing the FC-2 monument sign concept. Proposed PC District Regulations Amendments: Page 13 Added a section on Temporary Subdivision Signage regulations. Page 13 – 14 Revised numbering of multi-level list due to an addition of a section. Page 17 Comprehensive Sign Program: • Added a reference to Master Precise Plan for FC-2. Page 20 E. Property Development Standards: • Added a new heading for Commercial Use Districts section. Page 21 Table A, Property Development Standards: • Added “Commercial” in the name of the table. Residential and Mixed-Use standards are in a separate table; struck out RM, R/MU, C/MU columns. Residential and Mixed-Use Development Standards: • Moved this section to be sub-section under E. Property Development Standards. It was out of place in the old document. Page 22 Table B, Residential Property Development Standards: • Added “C/MU” to the table since it is a physical component of the same building structure as R/MU. • Added a column for R/MU standards for the “wrap” apartments, different from the previously approved RM standards on lower density for-sale products. • Architectural projections are allowed into setback up to 2’-0”. • Building height limit for the 5-story structure is 75 feet. • Common usable open space requirement is 200 sq. ft/unit. • Private usable open space (balcony) requirement is 60 sq. ft./unit. • Removed Lot Size and Lot Width and depth rows from the table since all residential in the project is multi-family on super pads, there are no individual lots. Page 28 Table C, Parking Requirements: • Added “FC-1 and Hotel” under commercial use to clarify that it does not include Commercial Mixed-Use, which has its own requirements. Page 29 Table B, Parking Requirements, continued: • Added “West” next to Residential Use for clarity • Updated R/MU parking requirements to include 1.0 spaces/unit for studios IS-17-0005 | MPA-17-0011| MPA-17-0012 8 • Added a parking ratio for C/MU of 4spaces/1000 sq. ft. • Added a footnote stating parking on Town Center Drive may be used to satisfy some of the C/MU component. p. 38 Section K, Standards for Residential Permitted District • Struck out entire section as it was merged with Section E and Table B above Proposed Master Precise Plan Amendments: Title Sheet Added “North” after Freeway Commercial as this MPP only covers Freeway Commercial North site. Throughout the document Conceptual illustrations have been updated through the entire document. The new images better represent the design and character of the community. Page 4 Background and Purpose: • Added a reference to the latest SPA Plan amendment in 2016. Page 17 Urban Character: • Added a paragraph regarding the need for high-density housing near mass transit in order to meet the State goals of greenhouse gas reduction. Page 19 Exhibit 4, Design Components • Provided a revised exhibit showing the proposed “wrap” apartments product on the MU site. Page 21 Sec. 2. Mixed-Use Residential East • Changed description of residential stoops from “required” to “possible” as dictated by project design. Page 23 Exhibit 5, FC-2 Master Precise Plan Illustration • Provided a revised exhibit showing the proposed “wrap” apartments product on the MU site. Page 27 Mandatory Site Plan Elements: • Struck out “primary architectural gateway” at the south end of Town Center Drive, at the mall parking lot entry. • Updated street names Page 30 Exhibit 6, Mandatory Site Plan Elements: • Revised the location of architectural gateway elements and enhanced elevations based on the site plan designed specifically for the “wrap” apartments Page 43 Site Design Guidelines: • Changed “Private Street A” to Promenade Street in this section and entire document • Changed maximum 4 stories to 5 stories for the Apartments • Struck out the requirement for residential stoops as existing site topography does not allow it. Page 44 • Changed “Hotel Drive” to Centerpark Road in this section and entire document Page 46 Struck out the requirement for residential stoops as existing site topography does not allow it. Page 48 Revised description of BRT frontage. It will no longer be a wide median, but a landscaped buffer, as it will be located mostly along the parking structure and not residential units. Page 49 Exhibit 8, Section key map: • Provided a revised map. Page 51 Exhibit 9: Town Center Drive (along Town Center Park) • Provided a revised cross section. Page 56 Exhibit 12, Promenade Street: • Provided a revised cross section for MU site. Page 63 Exhibit 18, BRT • Provided a revised cross section for MU site. IS-17-0005 | MPA-17-0011| MPA-17-0012 9 Page 65 - 70 Exhibit 19, Olympic Parkway Landscape Concept (East of Town Center Drive) • Provided a revised exhibit and four new cross sections. Page 71 Exhibit 20, Olympic Parkway Landscape Concept • Remove this exhibit as the concept is shown on the previous exhibit. Page 72 Exhibit 20, Special Considerations for Buildings: • Replaced with a revised exhibit showing updated site plan in the MU site. Page 74 Exhibit 21, Key Pedestrian/Bicycle Circulation: • Replaced with a revised exhibit showing updated site plan in the MU site. Page 76 Exhibit 22, Vehicular Access to the Project: • Replaced with a revised exhibit showing updated site plan in the MU site. Page 78 Exhibit 23, Wayfinding Signage: • Replaced with a revised exhibit showing updated site plan in the MU site. Page 103 Signage: • Revised monument signs which are perpendicular to the street, shall be allowed up to and abutting the property line in the public right-of-way with an encroachment permit. Page 111 Temporary On-Site Subdivision Signage: • Added a section with provisions for temporary subdivision marketing signs. Page 112 Exhibit 24, Temporary Subdivision Signage Program • Added a new exhibit for the section above. Page 114 Street Furnishings: • Added a provision for deviations to be allowed if determined to be in substantial compliance with the Master Precise Plan. Page 120 Exhibit 29, Design Components: • Replaced with a revised exhibit showing updated site plan in the MU site. Page 122 Mixed Use Residential East: • Corrected the description of the location of this component within the project. • Revised mandatory site plan elements to be consistent with Exhibit 7. • Updated street names. Page 123 Residential West: • Corrected the description of the location of this component within the project. • Updated street names.