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CC - PUBLIC HEARING: Adoption of a Resolution Approving Tentative Tract Map No. 74021, P2016-0041-TTM, for the Development of a Five-Unit Residential Condominium Subdivision on One Parcel at 3961 Tilden Avenue in the Residential Medium Density Multiple Family (RMD) Zone.
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Meeting Date: July 25, 2016
Contact Person/Dept: Gabriela Silva, Thomas Gorham CDD
Phone Number: (310) 253-5710
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
Commission Action Required: Yes [X] No [] Date: June 8, 2016
Commission Name: Planning Commission
Public Notification: (E-Mail) Meetings and Agendas - City Council (07/01/2016 and 07/19/16); Mailed to all the property owners and occupants within a 500 foot radius and block extension (07/01/16); Posted on the City’s website on (07/01/16).
Department Approval: Sol Blumenfeld, Director of Community Development (7/14/16)
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RECOMMENDATION
Staff recommends the City Council adopt a resolution approving Tentative Tract Map, P2016-0041- TTM, subject to the Conditions of Approval contained in the proposed Resolution (Attachment No. 1) in order to allow the construction of a proposed five-unit residential condominium subdivision on one RMD-zoned parcel at 3961 Tilden Avenue (Project).
PROCEDURE
1. The Mayor seeks motion to receive and file the affidavit of mailing and posting of public notice.
2. The Mayor calls on staff for a brief staff report and City Council poses questions to staff as desired.
3. The Mayor seeks a motion to declare the public hearing open, providing the applicant the first opportunity to speak, followed by the general public.
4. The Mayor seeks a motion to close the public hearing after all testimony has been presented.
5. The City Council discusses the matter and arrives at its decision.
BACKGROUND
On March 16, 2016, Michelle Meepos (the “Applicant”) submitted an application for an Administrative Site Plan Review (ASPR) and Tentative Tract Map (TTM) to allow the development of a five (5) unit residential condominium subdivision on one (1) RMD zoned parcel.
The Project site is located on the west side of the Tilden Avenue, south of Matteson Avenue and north of Washington Place/Washington Boulevard, and measures 7,795 square feet in area. The Project site is currently developed with a triplex building and detached garage. The existing improvements will be demolished and replaced by a new five-unit multi-family residential building. The proposed new dwelling units are two-story and designed in a modern architectural style. Parking will be provided within a common subterranean garage. The proposed multi-family building complies with all applicable development standards, including setbacks, height, off-street parking, and landscaping.
The Project requires approval of:
• Administrative Site Plan Review (ASPR) to construct five attached residential dwelling units (the ASPR was approved by the Planning Commission on June 8, 2016); and
• Tentative Tract Map (TTM) to allow an airspace subdivision for condominium purposes, creating five airspace lots on one parcel (on June 8, 2016, the Planning Commission recommended to the City Council approval of the TTM).
On June 8, 2016, the Planning Commission, after considering the staff report, the application materials, applicant presentation, and public comment, adopted Resolution No. 2016-P005 (Attachment No. 3) approving Administrative Site Plan Review, P2016-0041-ASPR and recommending to the City Council approval of Tentative Tract Map, P2016-0041-TTM. No appeals were filed on the ASPR; therefore, the Planning Commission decision on that item is final. For this agenda item, the City Council is requested to act only on the TTM. Please see Attachment Nos. 4 through 6 (Planning Commission Staff Report, Preliminary Development Plans, and Planning Commission Minutes) for a detailed review of the Project.
DISCUSSION
The State Subdivision Map Act and Culver City Municipal Code (CCMC) Chapter 15.10 regulate land subdivisions and require the submittal of tentative tract map for airspace lot subdivisions for condominium purposes. In addition, CCMC Section 17.210.020 - Table 2-4, Residential District Development Standards (RLD, RMD, RHD), requires a minimum lot area of 5,000 square feet or the average area of residential lots within a 500- foot radius of proposed subdivision and a lot width and depth of 50 feet and 100 feet respectively, and notes condominium, townhome, or planned development projects may be subdivided with smaller parcel sizes for ownership purposes, with the minimum lot area determined through the subdivision review process, provided that the overall development site complies with the minimum lot size requirements of the Zoning Code. The Project will create five new airspace condominium units on one (1) existing parcel. The subject site currently measures ±51 in width by ±152 in depth, for a total of 7,795 square feet, and there will not be changes to the current overall lot dimensions or area; thus, the overall site complies with this requirement and the development standards of the RMD Zone.
A key objective of the tentative tract map process is to allow the City to review the proposed subdivision to ensure all necessary improvements and requirements are provided. The Public Works Department has reviewed the Tentative Tract Map (Attachment No. 2) for the proposed airspace subdivision and found it to be in compliance with all applicable State and local regulations, as more specifically outlined in the findings and recommended conditions of approval (Attachment No. 1 - Proposed City Council Resolution, and Exhibit A - Conditions of Approval to Planning Commission Resolution No. 2016-P005). In condominium or townhome developments the driveway, along with the land surrounding the units, are held in common and any necessary vehicular access easements will be secured through the condominium association Covenants, Restrictions, and Conditions (CC&Rs). The Project is providing a 10-foot wide driveway to access the common parking area within the subterranean garage, in conformance with Zoning Code requirements.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, a Categorical Exemption, Class 3 - New Construction or Conversion of Small Structures and Class 15 - Minor Land Divisions, was adopted by the Planning Commission on June 8, 2016, which determined that the Project will not have a significant adverse impact on the environment. Tentative Tract Map, P2016-0041-TTM is within the scope of the adopted Categorical Exemption (CE) and the circumstances under which the CE was prepared have not significantly changed and no new significant information has been found that would impact the CE. Therefore, no new or additional environmental analysis is required.
CONCLUSION:
This Project will add two additional dwelling units into Culver City’s housing stock, and contribute to reaching the City’s Regional Housing Needs Assessment (RHNA) target goals for the current 2013 to 2021 Housing Element cycle. The proposed airspace lot condominium subdivision allows for increased ownership opportunities, while maintaining the existing overall parcel dimensions and configuration. The Project has been designed to be compatible with the character of the surrounding neighborhood, and staff has worked closely with the Applicant to conduct public outreach in the surrounding community to ensure any of their concerns were received and addressed. The Project meets the area density, minimum setback requirements, provides a building height below the maximum allowed, is well-articulated to reduce visual mass, and provides parking exceeding the minimum standard. Based on the proposed preliminary development plans and recommended conditions of approval, staff considers the Project to be compatible with the surrounding neighborhood, adequately served by public facilities, and consistent with the General Plan, Zoning Code, and all CCMC and State subdivision requirements. Staff believes the findings for Tentative Tract Map, P2016-0041-TTM, can be made as outlined in the City Council Resolution (Attachment No. 1) and recommends approval of the map.
FISCAL ANALYSIS
There is no fiscal impact associated with the adoption of the proposed Resolution.
ATTACHMENTS
1. Proposed City Council Resolution
2. Tentative Tract Map No. 74021
3. Planning Commission Resolution No. 2016-P005 with Exhibit A - Conditions of Approval
4. June 8, 2016, Planning Commission Staff Report (without attachments)
5. Preliminary Development Plans Dated May 18, 2016
6. June 8, 2016, Planning Commission Minutes
RECOMMENDED MOTIONS
That the City Council:
Adopt a resolution approving Tentative Tract Map No. 74021, P2016-0041-TTM, subject to the Tract Map Conditions of Approval attached to said resolution in order to allow the construction and creation of a five unit residential condominium subdivision on one parcel.