HomeMy WebLinkAboutItem 4 - PC-StfRpt-DR180010-72UnitOnIndustrialBd-10.22 CF11U LA VISTA
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Item: _4
Meeting Date:10/28/20
ITEM TITLE: Public Hearing: Consideration of Design Review to
allow for the construction of a 72-unit, four-story multi-family complex
consisting of one structure over a one-story garage along with associated
parking, landscaping and open space on a 2.67-acre site located at 1350
Industrial Boulevard within the Palomar Gateway District
Resolution of the City of Chula Vista Planning Commission approving
Design Review Permit DR18-0010, to construct a 72-unit,four-story multi-
family complex consisting of one structure over a one-story garage along
with associated parking, landscaping and open space on a 2.67-acre site
located at 1350 Industrial Boulevard within the Palomar Gateway District
SUBMITTED BY: Jeff Steichen, Associate Planner
REVIEWED BY: Tiffany Allen, Director of Development Services
INTRODUCTION
On May 23, 2018, in accordance with the Chula Vista Municipal Code (CVMC), Muraoka
Enterprises (the "Applicant") submitted a Design Review application for approval of a 72-unit
multi-family project to be located at 1350 Industrial Boulevard, Assessor's Parcel Number 622-
071-14 (the "Project"). The Project is located on the west side of Industrial Boulevard between
Ada and Dorothy Streets, in the vicinity of the Palomar Trolley Station within the Palomar
Gateway District (PGD), (Attachment 1, Locator Map). The Project meets the required findings
for approval as described in Planning Commission Resolution DR18-0001 (Attachment 2,
Resolution).
PROJECT DESCRIPTION
The Project is located on a 2.67-acre vacant site that is comprised of two legal parcels (per
Subdivision Map 1349, recorded July 15, 1911). The parcel is zoned Palomar Residential Village
(PRV). The proposed Project would consist of one structure over a 1-story garage structure along
with associated required parking, landscaping and open space amenities including tot lot, sports
court and common use clubhouse. The building is proposed to be four (4) stories, with 21 units
on 3 floors and a fourth floor that would consist of a combination of 9 units and roof deck. The
multi-family residential building would be situated over one level of podium parking. A total of
145 on-site parking spaces (comprised of surface and covered areas)would be provided.
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October 28,2020
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BACKGROUND
The proposed Project is located within the Palomar Gateway District Specific Plan area (Specific
Plan). The Specific Plan area encompasses 100 acres surrounding the Palomar Trolley Station.
The land use and development standards are intended to encourage and facilitate infill/pedestrian
scale development, mixed use, urban amenities, transit use, creative design, and the general
revitalization of the PGD. The Specific Plan contains several land use categories, including mixed
use (commercial/residential), multi-family residential, public/quasi-public and institutional,
commercial office, commercial-service and retail, park and open spaces, and accessory uses. The
project site is designated for multi-family residential development,PRV sub-district,which utilizes
the City's existing R-3 (Apartment Residential Zone)zoning regulations. A prior project submitted
by a different applicant for the same site consisted of 42-townhome units and associated parking
and open space. The townhome unit project was previously approved for the project site by the
Planning Commission on May 13, 2015. Per Sections 19.14.600 and 18.12.180 of the CVMC,
prior approvals for both the Design Review Permit and Tentative Map expired on May 13, 2018.
City staff has reviewed the Project and associated conceptual design plans in the context of the
Specific Plan regulations/development standards of the PRV subdistrict as well as the Chula Vista
Design Manual (CVDM) and found the Project to be consistent with them.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed Project for compliance with the
California Environmental Quality Act(CEQA) and has determined that the proposed Project was
adequately covered in the previously adopted Palomar Gateway District Specific Plan Final
Environmental Impact Report and Mitigation Monitoring and Reporting Program FEIR 10-05,
certified by the Chula Vista City Council in August 2013. Therefore, no additional environmental
review is required.
RECOMMENDATION:
That the Planning Commission adopt the Resolution approving the Project, based on the findings
and subject to the conditions contained therein.
DISCUSSION
Project Site Characteristics
The 2.67-acre semi-rectangular site consists of one assessor's parcel (two legal lots per Map 1349
recorded July 15, 2011). The Project will require a lot consolidation. The site is irregular both in
shape and form. As shown in Attachment 1, the irregular-size sides of the parcel range in length
from 216 feet along the rear property line to 539 along the south side, to 425 feet along the north
side and 325 feet of frontage along Industrial Boulevard. The site also contains a drainage channel,
considered a disturbed wetland, that traverses the site along its southern boundary and has a width
of approximately 45 feet which reduces the developable area of the site. As a condition of Project
approval, the wetland area will be cleaned up, restored and managed in perpetuity. Topographical
elevations on the site range from approximately 58 feet above sea level along the northern
boundary to approximately 40 feet above sea level along the bottom of the drainage channel along
the southern boundary of the site. The area along the drainage channel is an area of dense
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October 28,2020
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shrubbery, littered with trash and debris,all of which would be cleaned up as part of the wetland
restoration process.
The following table shows the current General Plan,Land Use Designation and Existing Land Use
for the project site and adjacent properties:
General Plan,Zoning Land Use Designations and Existing Land Uses
General Plan Specific Plan Existing Land
Zoning Designation Use
Proj ect Residential High (RH) Palomar Residential Vacant previously
Village PRV undeveloped
North Residential High(RH) Palomar Residential Single-Family
Village PRV Dwellings
South Residential High RH) Palomar Residential Single-Family
Village PRV Dwellings/Church
East Light Industrial/Precise MU-1 Trolley Line
Plan ILP ROW
West Residential High (RH) Palomar Residential SFR/Vacant
Village PRV
PROJECT ANALYSIS:
Land Use Compatibility
The establishment of multi-family development is permitted by right in the PRV zone and is an
appropriate land use at the proposed location. The Project, as proposed, is compatible with
surrounding development and, at same time, helps promote higher density development consistent
with the Specific Plan. The Project is in proximity to both single and multi-family residences and
the trolley center. The building has been designed with architectural features that complement
the existing design of the surrounding development and incorporate the design guidelines in the
Specific Plan and CVDM. The proposed 72 units would all be market rate multi-family units with
associated parking and on-site open space amenities.
The following Project Data Table shows the development regulations along with the Applicant's
proposal to meet said requirements:
Develo ment Standards
REQUIRED FOR THE PROJECT PROPOSED FOR PROJECT
Zone: PRV Multi-Family Use allowed in PRV zone,
Lot Size: 2.67 acres or 116,305 square feet Palomar Gateway District Specific Plan
Height: 45 feet(measured to top of roof) Proposed: 43feet 11 inches
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REQUIRED FOR THE PROJECT PROPOSED FOR PROJECT
Setbacks:
Front: 15 feet Front: 15 feet
North Side: 10 feet North Side:44 feet
South Side: 10 feet South Side: 35 feet
Rear: 15 feet Rear Yard: 40 feet
Allowable Density: 1,430 square feet/unit Proposed Density: 72 units (1,430x72=2.36
required acres
Parking :
2 Spaces per unit= 144 spaces Total parking spaces provided = 145 spaces
Includes 7 Accessible spaces)
Design Guidelines
The Project was analyzed based on the design guidelines established in the Specific Plan and the
CVDM. Following are the design standards applicable to the proposed Project followed by a
statement indicating how the project is consistent with those guidelines.
Site Planning and Building Placement/Orientation
1. The arrangement of structures, parking and circulation 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. In developed
areas, new projects should meet or exceed the standards of quality which have been set
by surrounding development. (CVDM, Page 11-14))
The Project has been designed to complement the natural sloped topography of the site and
natural habitat. The stepped 3 & 4-story structure with podium parking allows for half of the
required parking to be below the residential structure. This would keep the overall building
heights consistent with the terrain of the sloped site. The residential building is proposed to be
located on the north side of the property, furthest away from the wetlands open space on the
south side, in order to allow for the outdoor recreation activity area to be located in close
proximity to the wetlands open space. The linear orientation of the residential building would
allow the entry to be in close proximity to the street while also providing screening of the
parking area from the street.
2. New multi family residential uses should provide a strong connection to the Palomar
Transit Plaza and other commercial uses along Palomar Street and orient new
residential uses to the street with landscaped setbacks. Entrances should incorporate
stoops and porches, to maintain "eyes on the street. " (Specific Plan, Page 48)
A pedestrian walkway running parallel with the wetlands area on the south as well as along the
west side of the property connects the site with Industrial Boulevard. The walkway would
provide residents with a clear and safe path of travel that could be used for daily exercise or
simply as an access point to the Trolley Station and/or the commercial areas in the vicinity. The
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street facade is embellished with enhanced paving and planting which encourages pedestrian
access to the building while also reducing the visual appearance of vehicular access. An exterior
clock is proposed on the street side stairwell structure as a focal point for transit users by
providing a visual reference that can be used for keeping track of the time. The clock would be
designed to provide visibility from the nearby Palomar Transit plaza.
3. Site design for new development between Ada and Dorothy Streets adjacent to the
existing drainage should preserve and enhance the drainage area as a passive open
space element, to the extent feasible. (Specific Plan, Page 48)
The site contains a disturbed drainage channel with an area of approximately 0.46-acres along
the southerly property line, which contains seasonal wetlands, non-native weeds and
trees. Currently, it is an area of intense shrubbery, littered with trash and debris. Over the last
few years very little clean-up of the site has occurred. The drainage area will remain
undeveloped and the proposed Project would include the restoration and maintenance of this
area to provide passive enjoyment for residents, pursuant to the requirement of the Specific
Plan. The Project would clean-up, re-vegetate, restore and maintain the drainage area, subject
to approval of State and Federal Wildlife Agencies. The Project residents will be able to view
and enjoy the natural area from passive outdoor activity and landscaped areas, as well as from
their balconies and windows.
Architecture
4. New development should use strong architectural design standards and high-quality
building materials, and provide varied interest in building design elements. (Specific
Plan, Page 48)
The Project architecture is proposed to be contemporary which would blend into the eclectic
mixture of designs in the area and would be scaled to be consistent with the surrounding
residential and commercial buildings in the vicinity. The building orientation and the series
of vertical wall offsets of the single apartment building is proposed to emulate the appearance
of multiple structures, which reduces the overall visual scale and massing of the multi-story
building. Within each of the wall offsets, multiple styles of balconies, railings and finishes,
and varied roof heights and window canopies provide additional elements within each offset,
for a varied building facade. The proposed building elements feature stucco/metal support roof
connections, metal and stucco railings for the balconies, and window canopies and stucco wall
patterns with varied warm tone colors. The building includes a grand stair entry point from
the street to emphasize the pedestrian orientation to the Project.
Colors and Materials
5. 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. (CVDG, page II-24)
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The residential building is proposed to be a combination of exterior portland cement plaster
and horizontal plank siding with a variety of contrast color and material details. A majority
of the walls would be a light beige with burnt uber vertical structure elements to provide
contrast. The stair tower would be another tone of dark brown. A middle tone brown
horizontal plank siding would be used at the upper floor along with window insets on the 2nd
and 3rd floors. The base of the structure would be grounded with a stone veneer in the mid-
range brown tone. The top of the structure would feature lighter metal fascias with a dark
brown tone. Accent metal canopies, metal balcony rails and roof-supports would also provide
variety along each facade (Attachment 3).
The clubhouse exterior is proposed to be the same portland cement plaster and horizontal plank
siding. The portland cement plaster is proposed to be the same color contrast and finish design
as the residential building.
Parking,Access and Circulation
6. In multiple family projects, parking is accommodated in individual open parking spaces,
parking courts, carports or garages. Parking by whatever means should be located as to
minimize visual impact. Continuous circulation should be provided whenever possible.
Turnarounds should be provided whenever dead-end driveways or parking aisles cannot be
avoided. (CVDG, page 11-17)
Specific Plan parking regulations for the PRV district require parking based upon the number
of bedrooms for proposed residential development. The Project proposes a total of 72 two -
bedroom units which would require 2 spaces per unit or a total of 144 spaces, 145 spaces would
be provided. All parking would be provided on-site and would consist of a combination of
open surface and podium parking. A total of 7 accessible spaces(included one Van Accessible)
spaces will be provided. Approximately 35% of the parking open surface spaces would be
provided south of the proposed building with the remainder provided as podium parking(45%)
below the residential structure, and remaining parking (20%) north of the structure. All onsite
parking has been strategically placed away from the street frontage, per the policy of the
Specific Plan which indicates parking can be located anywhere on the site, except fronting on
the street or building front.
Primary vehicular access into the site would be provided by an approximately 32'-0" driveway
access from Industrial Boulevard. The drive aisle is proposed to increase to 39', which would
allow for dual entry aisles and single exit aisle to be provided between the residential building
to the north and the clubhouse building to the south. Enhanced paving would be provided at
driveway entrance. This main driveway into the site would circulate through the main
(southern) surface parking field and provide ingress/egress to the podium parking area. Said
driveway(narrowed to twenty four feet)would continue in a northerly direction where it would
then turn east to continue north of the apartment building,through an additional area of surface
parking spaces, making a loop around the residential building. Egress only onto Industrial
Boulevard would be provided.
Landscape
7. All areas not covered by structure, drives,parking or hardscape, should be appropriately and
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professionally landscaped. Landscaping should generally constitute no less than 15 percent of
gross site area. Landscape planting is to be used to frame, soften and embellish the quality of
the environment. (CVDG, Page 11-27)
The site landscaping, as proposed, would integrate the building hardscape and
driveway/parking paved elements by providing visual cues and transitions. Trees along the
interior walkway would define the path at the north side of the building and provide screening
and privacy from the adjacent residential homes. The proposed enhanced landscape/hardscape
along Industrial Boulevard would enhance the street pedestrian experience. Trees and planting
at the wetland area provide the serenity of an open space area especially for pedestrians
utilizing the adjacent walking path.
The planting design is characterized by low water-use, low maintenance plantings. Plant
species would be comprised of California adaptive species that are compatible with the modern
architectural theme of the complex and meet the guidelines of the Specific Plan. Screening and
buffering plant species (upright) would be incorporated at the perimeter to provide privacy
from adjacent lots. The landscape is proposed to be comprised of sturdy groundcovers, low-
growing shrubs, boulders and gravel around the perimeter of the residential units and parking
areas. Parking stalls would be shaded where possible.
Open Space
8. Common open space areas should be provided in large, meaningful areas not
fragmented or consist of"left over"land and should consist of both active and passive
recreational amenities. (CVDM, page II-16)
The open space requirement within the PRV sub-district is established at 400 square-feet of
open space for each residential unit. Based on the proposed 72 units, the total amount of open
space required is 28,800 square-feet. The proposed project exceeds the requirement with a
total of 28,914 square-feet of open space proposed in the form of a combination of private and
common open space areas which include balconies and roof deck, a tot lot, sports court,
clubhouse, pedestrian walking path, and other open space features around the site (see
Attachment 4, Sheet OS-1 , Open Space Plans). The site layout has been designed in a strategic
fashion so that the outdoor open space recreation activity area can be located in close proximity
to the wetlands open space area on the south side of the project site (see Attachment 3,
Conceptual Plans). The passive open space in the form of the natural drainage/wetland area
has not been counted as part of the required open space.
CONCLUSION
The proposed Project has been evaluated pursuant to the provisions of the Specific Plan
development regulations, standards, and City Design Manual. The Project, as proposed, is
consistent with the vision and requirements of the Specific Plan, CVMC, and the Guidelines of the
City's Design Manual. The proposed Project would provide a residential project on a vacant site
and would contribute to the revitalization and enhancement of the site and the neighborhood. The
proposed Project is well planned, incorporating the principles of pedestrian oriented design such
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as placing the buildings along the street frontage and direct pedestrian connections to transit.
Based on the description and evaluation of the Project and the conclusions above, staff
recommends that the Planning Commission approve 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.
FISCAL IMPACT
All application fees and processing costs are borne by the Applicant, resulting in no net fiscal
impact to the General Fund or the Development Services Fund.
Attachments
1. Locator Map
2. Planning Commission Resolution DR18-0010
3. Colored Building Elevations
4. Project Plans
5. Disclosure Statement