Primrose Residential Project

The project includes the construction of a 36-unit multi-family residential development consisting of nine two-story apartment buildings and associated site improvements including a paved access road and parking areas, a 3,398-square-foot leasing office building with a common recreation room, common outdoor recreation areas, a trash enclosure, a playground, a stormwater infiltration system, perimeter fencing, and other on-site improvements. The project would also include off-site utility improvements along the property frontages along Yucca Street and Primrose Avenue. Each apartment building would have four residential units, including two 2-bedroom units and two 3-bedroom units. The project would provide 82 total parking spaces on-site, including 72 standard spaces, 6 compact spaces, and 4 spaces compliant with the Americans with Disabilities Act (ADA) accessibility requirements. Thirty-eight of the parking spaces provided on-site would be covered. Each apartment building would have a total floor area of approximately 5,568 square feet. Each residential unit would include a 114-square-foot outdoor patio. Each two-story apartment building would have a maximum height of 28 feet, 8 inches, and would be located a minimum of 15 feet from the adjacent two-story buildings. The apartment buildings would generally have a craftsman architectural style and be constructed with earthtone colors and materials, including, but not limited to, stucco walls, wood trim, masonry veneer, and concrete or clay tile roofing. All residential units would be constructed with heating, ventilation, and air conditioning (HVAC) systems, and fire sprinkler systems, and each building rooftop would include solar photovoltaic-ready zones. The two-story apartment buildings would be configured in a courtyard configuration, with walkways and landscaping located between each building. The project site would be accessed via a gated access road that would be constructed along the south and west edges of the site, providing access from both Primrose Avenue and Yucca Street. On-site parking spaces would be provided along the southern and western sides of the property and within a parking lot in the northwestern corner of the site, adjacent to the leasing office building. A 6-foot masonry wall would be constructed along the southern and western property lines. A wrought iron fence with decorative pillars would be erected along the project frontages facing Primrose Avenue and Yucca Street, with the exception of the gated vehicle and pedestrian access points. Other on-site improvements would include common outdoor recreation areas, a playground, a trash enclosure, mailboxes, walking paths, and landscaping. The project would include the installation of water, wastewater, and stormwater pipelines within the project site. The project includes the construction of an on-site stormwater infiltration system that would include a series of area drains and catch basins located within the site and a proposed underground MC-3500 Stormtech chamber system for infiltration. The Stormtech chamber system would be located under the parking lot in the northwestern corner of the project site. This system would be approximately 2,120 square feet in area and would have a capacity of 9,557 cubic feet (0.22 acre-feet). On-site water and wastewater infrastructure would connect to off-site City pipelines, as described below. The project would include off-site improvements within the City’s public right-of-way along Primrose Avenue and Yucca Street, including the construction of a sidewalk, curb, and gutter along the project site frontages and utility connections. Sidewalk ramps would be constructed adjacent to the proposed site access road entrances. Frontage improvements would also include the installation of new 32-foot-tall streetlights along the west side of Primrose Avenue and the south side of Yucca Street, and a fire hydrant on the west side of Primrose Avenue. The project includes the installation of two new connections to City water lines, including one 2-inch diameter PVP pipe connection to the existing 8-inch diameter waterline beneath Primrose Avenue and a 6-inch diameter PVP pipe connection to the existing 8-inch diameter waterline beneath Yucca Street. The project would also include a new 6-inch diameter sewer lateral connection to a proposed 8-inch diameter sewer main located beneath Primrose Avenue, which will connect with an existing 12-inch diameter sewer main located beneath Yucca Street. Project construction activities would result in approximately 2.73 acres of total site disturbance, including 2,220 cubic yards of cut and 300 cubic yards of fill material. The project would result in an estimated addition of approximately 28,905 square feet of new impervious surface area on-site. Including proposed off-site improvements, the project would result in a total of 39,965 square feet of new impervious surface area. Construction activities would be anticipated to last approximately six to eight months. The project includes a preliminary erosion control plan, which identifies several stormwater best management practices (BMPs) to be implemented during construction activities. These BMPs include, but are not limited to, installation of gravel bags along the perimeter of the project site, construction of a stabilized construction entrance to the site, installation of an above-ground concrete washout area, construction of a temporary sediment basin, use of fiber rolls and gravel bags for inlet protection, street sweeping, application of soil stabilizer, and application of wind erosion control sprays.