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PC - PUBLIC HEARING: Consideration of a Tentative Parcel Map No. 84280 to Construct a Detached Two-Unit Residential Condominium Development at 3556 Helms Avenue (Project).
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Meeting Date: July 24, 2024
Contact Person/Dept: Narek Mkrtoumian, Planning Technician
Phone Number: 310-253-5714
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [X] Action Item: [] Attachments: [X]
City Council Action Required: Yes [] No [X] Date: N/A
Public Notification: (E-Mail) Meetings and Agendas - Planning Commission (07/19/24); (Posted) City Website (07/03/24); (Mailed) Property owners and occupants within a 500-foot radius of the site (07/03/24); (Sign Posted) on Project Site (07/03/24)
Department Approval: Emily Stadnicki, Current Planning Manager (07/15/24)
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RECOMMENDATION
Staff recommends the Planning Commission 1) Adopt a Categorical Exemption pursuant to CEQA Section 15303, Class 3 - New Construction of Small Structures, and CEQA Section 15315, Class 15 - Minor Land Division, and 2) Approve Tentative Parcel Map No. 84280, P2024-0072-TPM, subject to the Conditions of Approval as stated in proposed Resolution No. 2024-P008.
PROCEDURES
1. Chair calls on staff for a brief staff report and the Planning Commission poses questions to staff as desired.
2. Chair opens the public hearing and receives comments from the general public pertaining to the project.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision for the project.
BACKGROUND
Request
On March 21, 2024, Salvador Carbajal (the "Applicant") submitted an application for a Tentative Parcel Map to allow for an airspace subdivision of two detached condominium units located at 3556 Helms Avenue (the "Project Site"), in the Two Family Residential (R2) Zone.
Existing Conditions
The Project Site is located on Helms Avenue with National Boulevard to the north and Higuera Street to the south, as shown on the Vicinity Map (Attachment No. 2). The flat site is rectangular in shape, 45 feet in width and 120 feet in depth, with a total lot area of 5,400 square feet. The property is currently developed with a single-family home and detached garage.
Surrounding Area/General Plan/Zoning
The surrounding neighborhood is a mix of low-density single family and duplex residential uses. The City's General Plan Land Use Element designates the site (and the adjacent properties) as Low Density Two Family and the area is zoned Two-Family Residential (R2). The immediately adjacent parcels to the Project Site include:
* North: one-story, two-family residential dwelling
* South: one-story single-family residential dwelling
* East: one-story single-family and one story multiple-family residential dwellings
* West: one-story, two-family residential dwelling, across Helms Ave.
Project Description
The Project is a detached two-unit airspace condominium subdivision. Culver City Municipal Code (CCMC) Section 17.540.010 exempts residential development of less than three units from Site Plan Review and Table 2-2 of Section 17.210.015 allows duplex uses by right in the R2 Zone. However, pursuant to CCMC Chapter 15.10, the Planning Commission is the Acting Body on the proposed subdivisions for condominium purposes. (The proposed Subdivision Code revisions will streamline this process to an administrative approval.)
The Project development program is summarized in Table 1 and provided in detail in Attachment 3.
Table 1: Development Program
Unit 1
Unit 2
Size (sq. ft.)
1,781
1,879
Bedrooms|101010|Bath|1010|3.5
Staff reviewed the Project using the goals and policies of the Multi-Family Design Guidelines. For a brief discussion of the proposed Design, Landscaping and Open Space, Parking and Circulation, see Attachment 3.
ANALYSIS/DISCUSSION:
The R2 Zone allows a legal property to be developed by-right with a maximum of two dwelling units. The Applicant proposes to build two for-sale condominium units on the property. Pursuant to Zoning Code Table 2-3 of Section 17.210.020 the minimum lot sizes for townhomes are determined through the subdivision review process.
Tentative Parcel Map
CCMC Section 17.210.020 - Table 2-3, Residential Districts 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 the proposed subdivision, whichever is greater. However, this section 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 State Subdivision Map Act and CCMC Chapter 15.10 regulates land divisions and requires the submittal of a tentative parcel map for subdivisions of land.
The subject lot is existing non-conforming in respect to its lot width, but otherwise conforms to current lot size standards and will maintain its current 5,400 square foot lot area. Two airspace condominiums will be created on one parcel for ownership purposes.
The key objective of the tentative parcel map process is to allow the City to review the proposed subdivision to ensure all necessary improvements and requirements are provided. City staff reviewed the Tentative Parcel Map (Attachment No. 4) for the proposed subdivision and found it consistent with all applicable State and local regulations. The proposed project includes a shared driveway to provide vehicular and pedestrian access to both units and all common area will be secured and managed through the condominium association codes, covenants, and restrictions (CC&Rs).
All required subdivision findings can be made for the Project, and all required vehicular, pedestrian, and utility/drainage easements will be made a part of the final map assuring all airspace parcels have required access to the public right-of-way.
Public Outreach
On July 3, 2024, notices of public hearing were mailed to owners and occupants with a 500-foot radius of the project sites and a sign was posted on the property. Thus far, staff has not received any public comments or phone calls on the matter.
CONCLUSION:
Based on the proposed tentative parcel map 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. The findings for Tentative Parcel Map P2024-0072-TPM are made as outlined in proposed Resolution No. 2024-P008 (Attachment No. 1).
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, initial review of the Project by staff established that there are no potentially significant adverse impacts on the environment. The proposed Project has been determined to be exempt under both Class 3 - New Construction of Small Structures (Section 15303) and Class 15 - Minor Land Division (Section 15315). The Class 3 exemption applies because the project proposes to build no more than two units in an urban area, and the Class 15 exemption applies as the project meets the required standards for a minor land division.
MOTION:
That the Planning Commission:
1) Adopt a Categorical Exemption pursuant to CEQA Section 15303, Class 3, New Construction of Small Structures, and CEQA Section 15315, Class 15, Minor Land Division, finding that there are no potentially significant adverse impacts on the environment, and 2) Approve Tentative Parcel Map No. 84280, P2024-0072-TPM, subject to the Conditions of Approval as stated in Resolution No. 2024-P008.
ATTACHMENTS:
1. Proposed Resolution No. 2024-P008 and Exhibit A Conditions of Approval and Exhibit B Code Requirements
2. Vicinity Map
3. Project Summary
4. Tentative Parcel Map No. 84280
5. Preliminary Architectural Plans, dated November 10, 2023