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HomeMy WebLinkAboutItem 3 - Staff Report C H U L A VISTA PLANNING yw�� COMMISSION ° AGENDA STATEMENT Item: 3 Meeting Date: 1/22/20 ITEM TITLE: Public Hearing: Design Review (DR19-0018) to construct a mixed-use project consisting of 480 rental apartments, 16,010 square feet of commercial space, an on-site leasing office, and 862 parking spaces on 12.08 acres within the Millenia Master Planned Community. Applicant: Ryan Companies U.S. Inc. SUBMITTED BY: Stacey Kurz, Senior Project Coordinator/Proj ect Manager REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION In accordance with the Millenia Sectional Planning Area ("EUC SPA" or "SPA") Plan, Ryan Companies U.S. Inc. (Applicant) has submitted a Design Review application for approval to construct a mixed use project, consisting of 480 rental apartments, 16,010 square feet of commercial space, 862 residential parking spaces, and associated open space on SPA Lots 8, 9, 14 and 15 within Millenia (see Locator Map, Attachment 1), Main Street District 6 (see Attachment 3 —Exhibit A, EUC SPA, pages 11-38 & II-39). DR19-0018, filed on July 10, 2019, requests Design Review approval to construct 480 apartments with 32 garage spaces (16 two car garages), 210 tuck-under garage spaces, 450 open spaces and 170 on street stalls (total 862 parking spaces) and associated common and private open space on parcels 8 and 21 of Final Map 16081. The project will also include 16,010 square feet of commercial space and 23,780 square feet of space being built for future commercial uses but used as residential at initial build (24 of the 480 residential units). The project is located on two parcels at the southeastern and southwestern quadrant of the intersection of Stylus Street and Metro Avenue (Project Site). The Master Developer is SLF IV-Millenia, LLC. The combined 12.08-acre Project Site is bordered on the north by Stylus Street, on the east by Orion Avenue, on the south by Optima Street, and on the west Montage Avenue. The Project Site is vacant and has been mass-graded by the Master Developer. ENVIRONMENTAL REVIEW The Development Services Director has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the proposed project was adequately covered in previously adopted Final Second Tier Environmental Impact Report, DR19-0018 Page No. 2 (EIR-07-01) and subsequent Addendum (IS-13-001). Thus, no further environmental review or documentation is required. RECOMMENDATION That the Planning Commission adopt Resolution DR19-0018 for the development of the mixed- use project, based on the findings and subject to the conditions contained therein. DISCUSSION Project Site Characteristics The 12.08-acre Project Site is within Millenia Main Street District 6 and is located on two parcels at the southeast and southwest corner of Metro Avenue and Stylus Street. The project is bordered on the north by the Alexan mixed use project; on the east by Chelsea's Duetta and Volta affordable housing project and a future residential project (SPA Lot 11); on the south by the future Metro Park (P-3), and future commercial buildings. On the west, the project is bordered by the future Millenia Fire Station #10 and the future Chesnut `Think" Campus to include commercial/office uses and potentially a City Library. The site is vacant and has been mass-graded by the Master Developer. General Plan, SPA Plan Land Use Designations and Existing land uses General Plan PC District Land Existing Land Use Use Designation Site EUC PC Vacant North EUC PC Alexan Apartments & Mixed-Use South EUC PC Vacant East EUC PC Residential, Vacant West EUC PC Vacant PROJECT DESCRIPTION The project currently named Ryan Millenia (final name yet to be determined) consists of 480 multi-family apartment units and 16,010 space feet of commercial space in four three-story and four four-story buildings (see Project Plans, Attachment 5). The residential component is the dominant use and consists of 456 rental apartments in a mix of DR19-0018 Page No. 3 one, two and three-bedroom flats, three-bedroom townhomes and live/work units. Parking for these units is provided with 32 garage spaces (16 two car garages), 210 tuck-under garage spaces, 450 open spaces and 170 on street stalls (total 862 spaces) as allowed in the EUC SPA (see Attachment 3 —Exhibit A, page III-130). The initial commercial component will include 16,010 square feet (see Attachment 5, Al-1). Four live/work units exist in each of the three-story buildings (2,460 square feet). The majority of the commercial space can be found along Metro Avenue at the corners of the four-story buildings and mid-block (11,950 square feet). An additional 1,600 square feet of open seating area will be provided to serve the commercial development on both sides of Metro Avenue mid- block in seating pods that are 400 square feet each (see Attachment 5, page Al-1). No parking is dedicated or required for the commercial component per the EUC Parking Management Plan (see Attachment 3 —Exhibit B, Parking Management Plan, page 6). Along Metro Avenue all ground floor units (totaling 23,780 square feet and 24 units) are considered "interim use" units. These units will be built to commercial standards as specified in the EUC SPA but may be used for residential use initially and are identified as residential mezzanine units in the Project Plans, (see Attachment 3 — Exhibit A, pages 11-27 & 11-28). The following items should be noted regarding this space: • A deviation of Section 02.04.003 d.7 was requested and granted by the Development Services Director on May 7, 2019 to reduce the required commercial space minimum depth from 40 to 34'-6". Under Section 02.04.003.d the City may approve "exceptions to the criteria below for a proposal which advances unique solutions, such as the use of liner retail space, which can provide the desired activation and pedestrian experience with less or alternatively configured physical space". • The developer has agreed to build a commercial vignette/model, in 2 interim use units of the first building constructed along Metro Avenue and provide early marketing of this option to aid in the marketing of interim use space to commercial users. They have further agreed to leave these spaces as shells until that building's construction schedule requires dry wall to be installed. Any units not leased for a commercial use at that time, will be used for interim residential use and will continue to be marketed for commercial over a ten-year timeframe as specified in the EUC SPA. The Project is linked to the pedestrian circulation system within Millenia and the surrounding Villages by a system of internal pedestrian walkways which connect to surrounding streets. Internally walkways connect dog parks, community gardens and the other common uses to the pool and tot lots. Enhanced paving mid-block along Metro Avenue allows connectivity between the projects common open space areas. The planting design consists of drought tolerant plants, turf areas, and plant material that accents and frames the architecture while enhancing the pedestrian scale of the project. Drip irrigation is being proposed to ensure the project is sustainable and meets current water efficient guidelines (see Attachment 5, pages L-1 and L-2). DR19-0018 Page No. 4 The Applicant is also proposing hydromodification and water quality management per requirements through multiple bioretention swales and modular wetland units incorporated in the design (see Attachment 5, page C-1). PROJECT ANALYSIS The following Project Data Table shows the development regulations along with the Applicant's proposal to meet said requirements: Assessor's Parcel Number: 643-060-71 & 643-060-58 Current Zoning: Planned Community General Plan Designation: EUC Lot Area: 12.08 acres PARKING REQUIRED: PARKING PROPOSED: Residential Residential 1.65 spaces per unit x 480 units =792 170 on-street stalls* 450 open stalls 32 townhome garage spaces 210 tuck under garage spaces Commercial not required** Total: 792 parking spaces Total: 862 parking spaces OPEN SPACE REQUIRED OPEN SPACE PROPOSED 200 s.f per unit x 480 = 96,000 s.f. Common Open Space 12,553 s.f. Pool deck 4,045 s.f. clubhouse/fitness 4,058 s.f. leasing and co—work 7,453 s.f. dog parks 1,600 s.f. open seating areas 57,355 s.f. landscape on grade 13,775 s.f. roof decks Total: 96,000 s.f. Total: 100,839 s.f. SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED: Building Setback: 0 feet on Metro Avenue Setbacks provided are 0-5 feet along Metro Avenue 0-5 feet along all other frontages to provide building articulation and relief (deviations consistent with SPA allowances, see Section"Setbacks" of this report) Building Height: Residential Building Height: District 6 minimum 3 stories 3 stories, approximately 36 feet 4 stories, approximately 53 feet DR19-0018 Page No. 5 Iconic tower features approximately 48'-10" *Per the EUC SPA Section 03.15.002,page III-130, "All available on-street parking spaces shall be counted towards satisfying a projects total required parking." **Per the EUC Parking Management Plan (Page 6) approved 4/24/17, in order to support the introduction of commercial uses into the Main Street District "the provision of parking is voluntary for retail,commercial or live/work units." Compliance with the EUC Form Based Code, Main Street District The EUC Form Based Code identifies ten land use categories of which one is entitled Main Street District(District 6); this project lies within this category. Chapter 02.04.000 discusses this District's category and includes a range of urban form guidelines (see Attachment 3 —Exhibit A, page II-20 to II-39). Outlined below is a discussion as to how the proposed project conforms to the applicable guidelines. Site Planning Sections 02.04.000 through 02.04.005 (see Attachment 3 - Exhibit A, page II-20 to 11-28) describe overall and site planning principles that ensure projects within the Main Street District utilize design strategies that will: • Provide continuous 3-4 story mixed-use buildings; • Create a vibrant, high energy, eclectic "round the clock" focused mixed-use pedestrian- oriented precinct; • Include special lighting and signage to provide drama and upscale elegance; and • Provide high quality pedestrian connections to districts beyond as well as parking with share parking preferred. The project meets these guidelines by proposing residential buildings that front all streets with a minimal setback from the property line to create a more urban atmosphere. Parking areas are then located within the development, and under the buildings allowing the project to provide the required parking and to maintain the pedestrian orientation and urban character objectives within the SPA plan. The site plan orientation enables the units along the street to take direct pedestrian access from the public sidewalk to individual ground floor units, as well as, common entries into each building. The internal pedestrian circulation offers key pedestrian access points within the development and to the street and surrounding uses. Internally the project provides communal open space on both sides of the street in dog parks, community gardens, areas of turf and seating. Roof decks will provide an additional 13,775 square feet of common space in buildings throughout the proj ect. The development proposes to have 8,103 square feet of leasing office/resident clubhouse that DR19-0018 Page No. 6 includes a fitness center, a business center and is adjacent to a swimming pool and deck of approximately 12,553 square feet on the western side of Metro Avenue mid-block which includes amenities such as shade structures, sun beds, lounge decks and seating areas. On the eastern side at mid-block exists a tot lot and open turf area of 18,105 square feet(see Attachment 5, pages Al-3 and L-1 to L-5). The mid-block crossing is proposed as a raised tabletop pedestrian crossing to provide connectivity between the common use spaces and provide street activity. Architectural Guidelines Section 02.06.006 (see Attachment 3 — Exhibit A, page 11-29) outlines a series of Architectural guidelines to ensure projects within the Neighborhood Districts provide: • Pedestrian scaled design elements at street level; • Maintain a high degree of street-level interesting design features; • Encourage distinctive and innovative design while maintaining compatibility with the overall building character and urban street scene; and • Provide storefronts and plazas along intersections with transparency and outdoor seating and gathering areas. The dominant architecture style is Mid-Century Modern stylings with more traditional stonework and wood / wood-looking materials to add an organic element and enhancing the massing (see Attachment 5, page A4-1). One of the requirements of the Architectural guidelines is provision of Iconic Corners. The guidelines mandate incorporating Iconic Corner elements in designated locations as defined in the specific plan as a means of identifying the development and also celebrating the primary and prominent corners of the master plan. For this development those corners are at: Metro Avenue and Stylus Street; both corners at Metro and Optima; and Montage Avenue and Optima Street. The EUC PC District Regulations Section 01.05.0011 define an Iconic or Landmark Building as "A building whose scale,form, materials, use or detailing, present a conspicuous structure that may be used to mark a locality, a boundary, and entry, or turning point. " At the corners of Metro and Stylus as well as the corners at Metro and Optima, the proposed design is employing stepping down of the mass of the building as an attempt to allow for scale transition while the corner of the building somewhat symbolically and stylistically resembles a sculptural flower opening where the petals fall away, and the interior is exposed. The corner terraces and balconies as well as the fenestration and material transitions add additional texture and are well-defined from the adjacent facade of the building. Staff has worked with the Applicant to refine the Iconic Corner of Montage and Optima Street to ensure it meets the definition as well but provides its own unique iconic element. Landscape Guidelines Section 02.04.007 outlines the Landscape guidelines ensuring that projects in District 6 emphasize social spaces and visibility for pedestrians (see Attachment 3 —Exhibit A, page 11-29). DR19-0018 Page No. 7 The streetscape along Metro Avenue provides wide sidewalks with a mid-block node that enhances the pedestrian experience through seating pods as previously described under the commercial analysis. Palm trees and vertical elements cue the pedestrian throughout the development(see Attachment 5, page L-1 to L-9). Overall, the project proposes several intimate and active gathering spaces for social interaction throughout the site which are framed by low growing plantings and trees providing shade, color, and sound. Global Design Provisions In addition to the Architectural design guidelines discussed above which are specific to districts, Chapter 3 of the EUC Form Based Code provides guidelines which are applicable to many districts and include the architectural design principles to ensure that projects recognize that all sides of the building facade that are exposed to the public require design consideration to enhance the pedestrian experience (Section 03.10.000, Architectural Design Principles). The proposed project meets the requirements of the overall design principles. Setbacks Section 03.11.003 of the EUC SPA provides the building setbacks from all streets surrounding this project. Along Metro Avenue the setback is identified as 0 feet and on all others the range is from 0-5 feet, as measured from the street right-of-way or property line. The proposed project meets the setback requirements along all frontages, except for Metro Avenue. The four buildings along Metro Avenue range from 0 to 5 feet in order to provide building articulation and relief. The Applicant has requested deviations under Section 03.11.003.d.iii and vi. which is appropriate and allowed in the EUC Form Based Code (see Attachment 3 — Exhibit C, page III- 77). CONCLUSION The proposed mixed use 480 rental apartments are a permitted land use in the Otay Ranch General Development Plan (GDP) and are permitted in the Main Street District 6 of the Millenia SPA Plan. The proposal complies with the policies, guidelines and design standards for the Millenia SPA Plan. Therefore, staff recommends the Planning Commission approve Design Review Permit, DR19-0018, 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 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, nor has staff been informed by any Planning Commission DR19-0018 Page No. 8 member, of any other fact that may constitute a basis for a decision-maker conflict of interest in this matter. FISCAL IMPACT The application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Planning Commission Resolution DR19-0018 3. EUC SPA, Exhibits: A. EUC SPA -District 6, pages II-20 to 11-39 B. EUC Parking Management Study, page 6 C. EUC SPA— Setbacks, pages III-75 to III-77 4. Disclosure Statement 5. Project Plans (flash drive)