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CC - PUBLIC HEARING: Adoption of a Resolution Approving Tentative Tract Map, P2016-0034-TTM, for the Development of 10 Proposed For-Sale Single Family Dwellings on Five R2 Zoned Lots (Two Units Per Lot) at 4044 to 4068 Globe Avenue in Residential Two Family (R2) Zone.
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Contact Person/Dept: Jose Mendivil, CDD
Phone Number: (310) 253-5757
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No []
Public Hearing: [X] Action Item: [] Attachments: Yes [X] No []
Commission Action Required: Yes [X] No [] Date: 03/23/16
Commission Name: Planning Commission
Public Notification: (E-Mail) Meetings and Agendas - City Council (04/18/16 and 05/03/16); Mailed to all the property owners and occupants within a 500 foot radius extended to the end of the block; Sign Posted on the subject property on April 18, 2016. Emailed to the City’s Master Notification List and Posted on the City’s website on April 18, 2016.
Department Approval: Sol Blumenfeld, Director of Community Development (04/26/16)
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RECOMMENDATION
Staff recommends the City Council adopt a resolution approving Tentative Tract Map, P2016-0034-TTM, subject to the Conditions of Approval contained in the proposed Resolution (Attachment No. 1) in order to allow construction of 10 proposed for-sale single family dwellings on five R2 Zoned lots (two condominium units per lot) at 4044 to 4068 Globe 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 February 1, 2016, Habitat for Humanity Of Greater L.A. (the “Applicant”) submitted an application for a Site Plan Review, Variance, and Tentative Tract Map to allow the development of 10 proposed single family dwellings on five R2 Zoned lots (two units per lot). Each lot will contain two single-family homes for sale as airspace condominiums.
Eight of the 10 units will be sold as affordable units at the low and moderate income levels and the remaining two will be sold as workforce housing units. According to the State Income Limits for 2015, issued by the California State Department of Housing and Community Development (HCD): a low- income household is defined as 50%-80% of Area Median Income (or up to $68,300 for a household of four persons); and a moderate income-household is defined as 81%-120% of Area Median Income (or up to $77,750 for a household of four persons). The two workforce housing units will serve households up to 192% of Area Median Income (or up to $124,400 per year for a household of 4 persons). The level of 192% was determined to be the most optimal based on the types of jobs in Culver City and the incomes they provide, the lack of affordability to purchase an average priced home in Culver City for middle and upper middle income workers, and the State established maximum percentage of income (35%) to be allocated toward housing.
The Project requires approval of a:
• Site Plan Review (SPR) to build more than nine residential units (final approval by the Planning Commission on March 23 2016);
• Variance (VAR) to allow a reduction to the zoning code minimum lot length and width standards for certain lots due to the prior I-405 Freeway widening that shortened the depth of some lots (final approval by the Planning Commission on March 23, 2016); and
• Tentative Tract Map (TTM) to allow a reduction of the current seven land lots to five land lots with two airspace condominiums on each on the new five land lots (Planning Commission, on March 23, 2016, recommended City Council approve the TTM).
The applicant has not requested a density bonus for the project.
On March 23, 2016, the Planning Commission, after considering the staff report, the application materials, applicant presentation, and providing for an opportunity for public comment, adopted Resolution No. 2016-P004 (Attachment No. 3) approving Site Plan Review, P2016-0034-SPR and Variance, P2016- 0034-VAR and recommending the City Council approve Tentative Tract Map, P2016-0034-TTM. No appeals were filed on the SPR and VAR and the Planning Commission decisions on those items are final. For this agenda item, the City Council is requested to act only on the TTM. Please see Attachment Nos. 4 through 7 (Planning Commission Staff Report, Preliminary Development Plans, Habitat for Humanity Power Point, 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 subdivisions. In addition, CCMC Section 17.210.020 - Table 2-3, Residential District Development Standards (R1, R2, R3), 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 lot widths and depths of 50 feet and 100 feet respectively. The Project will create five new land lots and two airspace condominium units per lot. As noted in the variance section of the Planning Commission Staff Report (Attachment No. 4) physical circumstances do not allow the ability to provide the standard lot width and depth for certain lots and variance findings are in the Planning Commission Resolution (Attachment No. 3). CCMC Section 17.210.020 - Table 2-3 also states that 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 overall Project will create five land lots ranging in area from 5,175 square feet to 7,883 square feet - more than the minimum 5,000 square feet. Thus the overall Project lot configuration - area, width, and depth will comply with the R2 development standards except for the variances discussed in the Planning Commission Staff Report.
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 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 - City Council Resolution and Exhibit A Conditions of Approval). In condominium or townhome developments the driveway, along with the land surrounding the units, are held in common and vehicular access easements will be secured through the condominium association Covenants, Restrictions, and Conditions (CC&Rs). The Project is providing 11- to 12-foot wide driveways for each lot to be shared by the two units on each lot. Lots 4 and 5 share a driveway and use of said driveway will be secured by a standard mutual access agreement.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, a Categorical Exemption Class 32 - In-Fill Development was adopted by the Planning Commission on March 23, 2016, which determined that the Project will not have a significant adverse impact on the environment. Tentative Tract Map, P2016-0034-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, and therefore no new environmental analysis is required.
CONCLUSION:
This Project will add eight affordable dwelling units into Culver City’s affordable housing stock. It will address a part of the City’s Regional Housing Needs Assessment (RHNA) target goals for the current 2013 to 2021 Housing Element cycle (108 affordable units in the cycle). Additionally two workforce housing units will be provided that will assist people who make above moderate incomes but still cannot afford housing in Culver City. The Project has been designed to respect the low density character of the neighborhood and staff has worked closely with both the Applicant and the community addressing the needs of both stakeholders. The Project meets the area density, exceeds minimum setbacks requirements, provides relatively low heights for two story dwellings, and is fully parked. Based on the proposed preliminary development plans and recommended conditions of approval, staff considers the Project: 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, P2016-0034-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 Resolution
2. Tentative Tract Map No. 73084
3. Planning Commission Resolution No. 2016-P004 with Exhibit A - Conditions of Approval
4. March 23, 2016, Planning Commission Staff Report (without attachments)
5. Preliminary Development Plans Dated January 20, 2016
6. March 23, 2016, Planning Commission Minutes
RECOMMENDED MOTIONS
That the City Council:
Adopt a resolution approving Tentative Tract Map, P2016-0034-TTM, subject to the Tract Map Conditions of Approval attached to said resolution in order to allow construction of 10 single family dwellings on 5 land lots.