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HomeMy WebLinkAboutItem 3 - Staff Report - DR19-0019 C H U L A VISTA PLANNING COMMISSION F AGENDA STATEMENT Item: 3 Meeting Date: 5/27/20 ITEM TITLE: Public Hearing: Design Review (DR19-0019) to construct 280 multi- family units on 11.6 acres within the Village Eight West Master Planned Community. APPLICANT: HomeFed Village 8, LLC SUBMITTED BY: Janice Kluth, AICP, Project Manager REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION In accordance with the Village Eight West(Village 8 West) Sectional Planning Area (SPA)Plan, and Town Center Master Precise Plan(MPP),HomeFed Village 8, LLC(Applicant)has submitted a Design Review application for approval to construct a 280 multi-family project (Project) that includes the following: Land Use Required Provided Multi-family 283 (Target)Units* 280 Units Commercial 18,000 Maximum SF** 0 SF Parking 428 Parking Spaces 428 Spaces Open Space 73,420 SF 86,305 SF *Transects allow between 166 and 353 units **Tentative Map allows between 0 and 18,000 square feet of commercial/office uses on Lot J 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 certified Final Environmental Impact Report (FEM-10-03); thus, no further environmental review or documentation is required. RECOMMENDATION That the Planning Commission adopt Resolution DR19-0019 for the development of a 280 multi- family project, based on the findings and subject to the conditions contained therein. Rev.5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -2- DISCUSSION Project Site Characteristics The 11.6-acre Project is made up of two parcels, identified on the Tentative Map (CVT 19-03) as Lots I and J. Lot J is 5.5 acres and designated as "Town Center" (T-4:TC), with high-density residential units (18-45 units per acre) and 0 to 18,000 square feet of commercial/office. Lot I is 6.1 acres with a"Medium High Residential" (T-3: NC) designation and 11-18 units per acre. The Project is bordered on the north by eastbound Main Street and T-4: TC (Town Center) and T-3: NC; on the west by MSCP Preserve (Wolf Canyon) and future Village 4 residential; on the south by Via Estancia, Low-Medium Residential (T-2: NE), and Open Space (OS); and on the east by the southern end of the La Media Parkway couplet and Town Center. (Locator Map, Attachment 1). The site is vacant and has been rough graded by the Master Developer, HomeFed Village 8 LLC. The following table identifies the General Plan, Land Use Designation and Existing Land Use for the project site and adjacent properties: General Plan PC District/Form-Based Code Existing Land Zoning Designation Use Site Town Center& Transect T-4: TC & Vacant Res Medium-High Transect T-3: NC North Town Center& T-4: TC &T-3: NC Vacant Res Medium-High South Res Low-Medium & T-2: NE&T-1: OS Vacant Op en Space West Open Space &Res MSCP Open Space &Village 4 Open Space & Vacant East Town Center T-4: TC Vacant Form-Based Planning In form-based planning, the built environment is organized as a range of geographic and development "transects" or cross-sections. A key objective of transect-based planning is the creation of integrated environments that are internally coherent with seamless transitions. Successful, integrated environments are based on the selection and arrangement of all the components that contribute to a particular type of environment. Each Transect is composed of elements that support and intensify its local character:zone, building configuration, lot configuration, land use, frontage type, and other physical elements of the human environment. • T-1 Natural(encompassing OP and OSP Zones) • T-2 Suburban (encompassing NE and NG Zones) • T-3 General Urban (encompassing NC Zone) • T-4 Town Center (encompassing TC Zone) Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -3- SD Special District(P and CPF) PROJECT DESCRIPTION The Applicant proposes a multi-family development made up of 12 residential buildings, along with a club house, pool, parking and open space. Located on two lots within and adjacent to the Village 8 West Town Center, the Project provides 280 rental apartment units within walking distance to future commercial and transit. Site Design The Project is designed to help frame the west side of the Town Square with four-story buildings and landscaping along La Media Parkway. Buildings fronting Main Street and La Media Parkway are set as close to the street as possible to enhance the urban form and character and to encourage interaction between building activities and passersby. Planter walls, seating opportunities, and massing elements at corners create spaces that are appealing and identifiable. At the northeast corner of the site (La Media Parkway and Main Street), Building 2 steps back to provide a pedestrian plaza with a large (72" box) shade tree, a small public gathering space and a seat wall. This feature provides a unique spot that helps orient pedestrians, bicyclists and drivers within the Town Center. The southern end of Building 2 also opens up to an"Entertainment Plaza"with two barbecue grills, decorative paving, low theme walls and festive string lights. Lots I and J share common facilities, parking and access. On-site amenities include: • Clubhouse/leasing office features a demonstration kitchen, television/lounge areas, and game areas • Fitness center with yoga/spin • `WeWork'-style multipurpose area • Resort-style swimming pool with spa, shade areas, outdoor lounge with barbecues, lawn and garden areas • Sky deck(Building 2) • Tot lot • Dog park • Mail center with parcel package center • Bicycle storage Site Plan Elements Pedestrians can access Buildings 1 & 2 from entrances facing the 10' Regional Trail along La Media Parkway. Building 1 also has a pedestrian entrance on Via Estancia. Meandering paths accented with benches, lighting and landscaping are provided between buildings and through the Project. These walkways allow residents to pass through the Project to the Town Center (future) shopping/dining/transit/recreation areas. Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -4- Open space is provided in the form of Common Useable and Private Useable open space. Lots I and J are designed to work together, with shared active recreation and other passive and active outdoor amenities(see bullet list above). In addition, most units have private balconies or porches. Four hundred ninety-one (491) parking spaces are provided in the Project; however, 64 of those spaces are tandem garage spaces and are not counted in the 428 parking spaces. Parking is provided in garages, tuck-under garages, carports and surface parking spaces. Handicap parking is provided,proportionately. Bicycle parking is not required, but bicycle storage rooms in each of the four-story buildings provides 22 spaces per building. Electric Vehicle (EV) spaces are provided throughout the site, but no EV chargers are proposed at this time. All required parking is provided on-site. Architecture Located across from the Town Square, with its future transit station, flexible community spaces, small retail uses and other recreational and social amenities, the Project's architecture is simple, allowing buildings to serve as a backdrop to well-designed public spaces. The historical agrarian use of the land within Otay Ranch is the inspiration for the theme and character of Village 8 West. The Project's architectural style is Contemporary European Farmhouse with a mixture of stucco and board-and-batten siding, complimented by metal railings and light fixtures, limestone veneers, and a clean black, white and cream color palette. A variety of unit floor plans and building configurations provide a diverse range of rental housing options. The 2-story buildings on Lot I are designed in a "Big House" configuration, with direct entry garages. The higher-density 4-story buildings on Lot J offer tuck-under garages and elevator access to all units. Housing options include studios and 1-, 2-, and 3-bedroom models, with floor plans ranging in size from 472 to 1,334 square feet. Landscape Architecture The landscape palette includes Crape Myrtles, Southern Magnolias, Date Palms, as well as Birds of Paradise, Bottlebrush, and Day Lilies, linking the Project visually with the surrounding Town Center. Wall materials and site furnishings will also tie into the adjacent development. The landscape design theme complements the Contemporary Farmhouse Architecture as well as the hillsides and open space surrounding the site. Effort was made to provide outward views and internal passive/active gathering spaces. PROJECT ANALYSIS The following Project Data Table shows the development regulations along with the Applicant's proposal to meet the requirements: Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -5- Assessor's Parcel Number: 644-070-2400 Current Zoning: T-3: NC Lot I & T-4: TC Lot J General Plan Designation: NM Lot I & TC Lot J Lot Area: 11.6 acres PARKING REQUIRED: PARKING PROVIDED: 280 Garage/Tuck-under/Carport spaces 280 Garage/Tuck-under/Carport spaces 148 On-site surface spaces 148 On-site surface spaces Total required: 428 parking spaces Total provided: 428 parking spaces* OPEN SPACE REQUIRED: OPEN SPACE PROVIDED: Private Open Space 17,420 SF Private Open Space 26,205 SF Common Useable Open Space 56,000 SF Common Useable Open Space 60,100 SF Total required: 73,420 SF Total provided: 86,305 SF *An additional 64 tandem spaces are provided, but not counted toward the total. 12 handicap spaces are included in the total they are provided in garages, tuck-under, carport and surface spaces,proportionately. Site Design Elements The Town Center concept is the most critical component in implementing Village 8 West's identity. The building form is required to be pedestrian-scale and visually interesting. In a pedestrian scaled urban environment,buildings play the primary role in defining pedestrian spaces including sidewalks,plazas, and courtyards.Fostering pedestrian activity along interior circulation corridors is critical to the interactive, urban nature of the Town Center. Interior circulation corridors,including major commercial streets and pedestrian pathways are a major setting for daily living within the community. These outdoor mixed-use settings shall provide a comfortable, pedestrian atmosphere and activate the overall street scene for aesthetic, pedestrian, and commercial interest. Prominent Edges Enhanced elevations are provided along the surrounding streets. The Proj ect has `Prominent Edges' along La Media Parkway and eastbound Main Street, where four-story buildings frame the street edges to form complete streets. The primary entry to the Project is designed on Via Estancia, with an entry monument, a low seat wall, and landscaping. Well-articulated, identifiable pedestrian access points are also located at the driveway entrances on La Media Parkway and Main Street, along with enhanced landscape and lighting. Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -6- Landmark Feature Consistent with the MPP for the Town Center, a landmark feature/pedestrian plaza at the northeast corner (La Media Parkway and Main Street) distinguishes the Project and includes a large specimen tree, a small public gathering space, decorative limestone veneer walls and planters, and a coordinating seat wall with a wooden cap. A smaller feature with similar amenities is located at the southeast corner (La Media and Via Estancia), as well. Pedestrian Focus Within the Project, vehicular traffic is subordinated to pedestrian access. Pavers, lighting, and landscaping are used to promote pedestrian movement and to alert drivers to shared access points, especially at the entrances and at key pedestrian-crossing locations, in compliance with the MPP Parcel J Design Review Checklist. Pedestrian-only entrances are located in Buildings 1 & 2, connecting to the Regional Trail on La Media Parkway and/or to the adjacent sidewalks on Via Estancia. In accordance with the MPP, the Project provides pedestrian access through the site to the future restaurants, shops and services in the Town Center. Parking All required parking for the Project is provided on-site within garages, tuck-under garages, carports and surface-parking spaces. The total parking required and provided is 428 spaces (280 covered and the remainder may be open). An additional 64 tandem (2"d car) garage spaces are provided but not counted toward the total. Also, handicap parking is provided in garages, tuck-under, carports and surface parking spaces, proportionately. Fifteen parking spaces for Electric Vehicles (EV) are provided throughout the site, in accordance with CalGreen (2016) 4.106.4.2. Bicycle parking is not required for residential buildings; however, bicycle storage rooms are provided as an amenity to residents (Buildings 1, 2, and 3). The Project parking complies with Village 8 West SPA Plan requirements. Open Space The MPP calls for spaces within the site to be programmed with amenities and activities that support health and wellness, sustainability, and social connectivity. The Project meets that requirement for functional outdoor spaces with a combination of quality amenities. The `Villa House' and the `Stacked Flat' unit type have similar open space requirements: both require 80 SF of Private open space for 2 BR units and 120 SF for 3 BR units (at a Project density of 24 units/acre). Common Useable open space is calculated at 200/unit. The Project exceeds the requirement for Private and for Common Useable open space on- site. Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -7- Architecture The architectural style for the Project is Contemporary European Farmhouse. In accordance with the Town Center Design Fundamentals in the SPA Plan, architectural elements have been chosen which create visual interest with light and shadow. The use of fiber cement board and batten siding with off-white stucco and stone veneer, as well as gable-style composite shingle roofs with dormer- like accents and metal balcony and lighting details, are characteristic of the Farmhouse style. The buildings define the street edge, public plazas, and pedestrian spaces to create quality pedestrian environments and opportunities for social gathering. Building entries and common areas remain the primary emphasis of the public street elevation while parking is located to the rear of buildings to minimize the visual impact of parking lots on the public streetscape. Building mass and differentiation of roof forms, materials, color, and apparent floor heights reduce building bulk and create variety within the building facade. The Project follows the SPA Plan's guidelines for Building Form and Relief, providing massing elements at major corners and project entries. The following elements are included in the Project and provide architectural relief at the street level: planter walls, outdoor seating, and accent/festive lighting. In accordance with the MPP,the buildings within the multi-family project are multiple stories(two and four stories, with taller architectural elements) and are oriented toward the surrounding streets and sidewalks. Landscape Architecture The proposed planting palette works within the landscape guidelines for the Village 8 West Town Center and enhances the Project's contemporary agrarian-themed architecture. The Project meets current-water efficient guidelines and will comply with the City's Landscape Water Conservation Ordinance. CONCLUSION The proposed multi-family project is a permitted land use, pursuant to the Village 8 West SPA Plan. The Project complies with the policies, guidelines and design standards for the Village 8 West SPA Plan, its Form-Based Code, the MPP, and related documents; therefore, staff recommends the Planning Commission approve Design Review Permit,DR19-0019,subj ect 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.). Rev 5/26/20 Planning Commission DR 19-0019 May 27,2020 Page -8- 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. FISCAL IMPACT The application fees and processing costs are paid for by the Applicant. Attachments 1. Locator Map 2. Planning Commission Resolution DR19-0019 3. Project Plans (provided electronically) Rev 5/26/20