TO:
Honorable Mayor and Members of the City Council
THROUGH:
Mark Danaj, City Manager
FROM:
Marisa Lundstedt, Director of Community Development
Laurie Jester, Planning Manager
Rafael Garcia, Assistant Planner
SUBJECT:Title
Height Variance Request to Allow Certain Alterations to Existing Structures Exceed the Height Limit at the Manhattan Village Shopping Center Located at 3200 to 3288 North Sepulveda Boulevard (Community Development Director Lundstedt).
CONDUCT PUBLIC HEARING AND ADOPT RESOLUTION NO. 16-0081 APPROVING PROJECT WITH CONDITIONS
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Recommended Action
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing, and, after the close of the public hearing adopt Resolution No. 16-0081 conditionally approving the variance request.
BACKGROUND:
On July 1, 2016, JLL on behalf of RREEF America Reit II Corp BBB, submitted an application for a height variance (Attachment 7) needed in connection with interior and exterior alterations to the Manhattan Village Shopping Center. The Applicant seeks approval to make alterations to the exterior of the existing main Mall building to make the building consistent with the new design theme that is proposed as part of the expansion project. The exterior improvements include expanding the existing clerestory skylight further to the west; structurally modifying and redesigning the Mall entrances; and increasing the height of the parapet walls along the west facing façade to conceal existing and future roof-mounted mechanical equipment. The exterior main entry corridor will also be widened to further enhance the design theme and openness as you enter the Mall as shown in the plan (Attachment 8). The original height variance approval for the existing over-height clerestory skylight and Mall entrances was approved in December 2001. The requested height variance is required because the proposed alterations have a height of over 22 feet, which is the applicable height standard within the Community Commercial (CC) District.
On November 9, 2016, the Planning Commission reviewed and approved the Variance application, adopting Resolution No. PC 16-10 (Attachment 3). The November 9, 2016 Planning Commission staff report is included as Attachment 4, and the attachments to that Commission report are included as Attachments 3 and 6-8 of this report. The Planning Commission was very supportive of the new design concept and how it relates to tying together the existing Mall and the new expansion project. One resident spoke during the hearing and was supportive of the project as indicated in the draft minutes (Attachment 5). Information on the application before the Planning Commission was placed on the November 15, 2016 City Council agenda with a recommendation for the City Council to receive and file the Planning Commission decision.
On November 15, 2016 the item was called up for review (Attachment 2) In accordance with MBMC Section 10.100.020, “The City Council shall review a Planning Commission decision if a Council member files a Council review form with the City Clerk on or before the twentieth day following the decision. For all requests for review, it shall be presumed that the reason for the request is that the decision may have significant and material effects on the quality of life within the City, or that the subject matter of the decision may have City-wide importance warranting review and determination by City's elected officials. Bias shall not be presumed or inferred due to a request for review.” The request was filed within the required twenty day time period identified within the Zoning Code.
Public notice of the hearing is required to be provided in the same manner, as was provided to the Planning Commission, which was a noticed public hearing. The Council review hearing is conducted as a hearing de novo. The City Council may uphold, overturn, or modify the decision of the Planning Commission. In the event of a tie vote by the City Council, the decision of the Planning Commission is final.
PROJECT OVERVIEW:
L O C A T I O N
Location
3200 to 3288 North Sepulveda Blvd., in multi-tenant center known as the Manhattan Village Shopping Center (Vicinity Map, Exhibit B)
Legal Description
Map Book 122, pages 33-35 of Parcel Map, Lot 8-9
Area District
II
L A N D U S E
General Plan
Manhattan Village
Zoning
CC (Community Commercial)
Land Use
Existing Proposed
Shopping Center/Retail Same-(No Change Proposed)
Neighboring Land Uses/Zoning
North - Commercial across Rosecrans Avenue- El Segundo
South - Commercial (CG), across Marine Avenue, Commercial General (CG) and Residential (RS-D4) across Marine Avenue
East - Residential (RPD)
West - Commercial (CG) - across Sepulveda Boulevard
P R O J E C T D E T A I L S
Parcel Size
228,738 sq. ft.
Building Size
3200-3288 Sepulveda Blvd.
Existing Proposed
222,200 sq. ft. 2,000 sq. ft. reduction
Parking
Total Manhattan Village Mall
Existing Proposed
2,393 spaces no change
Height
Clerestory
Existing Proposed
38 feet 38 feet
Entrances
Existing Proposed
34 feet 34 feet
Parapet/Façade Walls
Existing Proposed
22” and 26-6” 28 feet
DISCUSSION:
The Manhattan Village Shopping Center is approximately 44 acres in size and was originally approved and constructed in 1979. The uses on the subject site consist of commercial, retail, restaurants, services, and offices.
On December 2, 2014, the City Council adopted Resolution No. 14-0026 approving an amendment to the existing Master Use Permit, a height variance, and amendment to the Master Sign program/sign exceptions for the Manhattan Village Expansion project. On that same day the City Council adopted Resolution No. 14-0025 certifying the EIR for the project. The expansion project approved in 2014 is currently in design. The applicant is now seeking approval to make alterations to the exterior of the existing main Mall building in order to make the building consistent with the new design theme that is proposed as part of the larger expansion project.
Proposed Project
The project will include modifications to four areas of the Mall; the existing clerestory, the Mall entrances, the west facing parapet walls, and the widening of the outdoor main Mall entry. The applicant has indicated a key component of the new design theme for the Mall involves integration of the entry and center court of the enclosed Mall to achieve a sense of outdoor space and light as you enter the enclosed Mall. In order to achieve this transition, the clerestory located above the center court will be expanded. The existing clerestory skylight is 42 by 60-feet and extends above the Mall roofline at a height of 38 feet. The project involves expanding the clerestory by extending it an additional 70 feet to the west and matching the height of the existing clerestory skylight.
The project also involves structurally modifying and redesigning the exterior of the existing Mall entrances on the west side of the building. The Mall entrances will be modified and redesigned in order to be consistent with the new design theme proposed throughout and will remain at the same height of 34 feet. The parapet walls are part of the west facing façade and will be increased to 28 feet as part of the new façade design to help conceal existing and future roof-mounted equipment.
Lastly, the corridor leading to the main Mall entry adjacent to the clerestory skylight will be widened from 24 to 34 feet to further enhance the new design theme. The widening will result in the reduction of 2,000 square feet of commercial square footage. The widening will also help to achieve a more symmetrical design as part of the corridor entry. A variance is not required for this portion of the project as it is a reduction in the square footage and not an expansion.
Height Variance
The height limit for structures in the Community Commercial (CC) district is 22 feet if the roof pitch is less than 4:12 (vertical rise to horizontal distance), per MBMC Section 10.16.030. Manhattan Beach Municipal Code Chapter 10.84 requires a Variance for any structures over the height limit. The project involves over-height alterations to the following:
1. Clerestory Skylight- The extension to the west will increase the footprint of the clerestory from 42’ wide by 60’ long to 42’ wide by 130’ long. It will match the existing 38-foot clerestory height. The height of the existing Macy’s department stores at the north and south ends of the mall are considerably taller at approximately 40 feet tall.
2. Parapet Walls- Increase the height of the west and corridor-facing parapet walls from 22’ and 26’-6” to 28 feet. The parapet walls will conceal roof-mounted mechanical equipment and further enhance the new architectural design theme.
3. Mall Entrances- Structurally modify and increase the mass of the existing over-height entrances located on the west side of the Mall. The new modifications will make the Mall entrances consistent with the new design theme that is proposed as part of the new exterior façade. The mall entrances will remain at 34 feet in height. These entrances are at the north and south end of the west side of the Mall, adjacent to the anchor department stores.
REQUIRED FINDINGS:
Section 10.84.060 of the Manhattan Beach Zoning Code provides the findings that are necessary to approve a Variance. Staff believes all findings are met as described below:
1. Because of special circumstances or conditions applicable to the subject property-including narrowness and hollowness or shape, exceptional topography, or the extraordinary or exceptional situations or conditions-strict application of the requirements of this title would result in peculiar and exceptional difficulties to, or exceptional and/or undue hardships upon, the owner of the property;
a. The site has numerous special circumstances or conditions that would deprive the site of privileges enjoyed by other properties in the vicinity. The project is located within the largest commercial site in the City and the entire Mall site suffers from severe topographic variation. The properties immediately to the east contain skyscrapers with heights that eclipse the height of the proposed Project. The existing buildings on the properties owned by 3500 Sepulveda and Macy’s enjoy a height equal to or higher than the heights requested by RREEF. The strict application of the height standards would impose a unique hardship to the project, in that the entire Mall site in which the project site is located is unique in nature due to its size and topographic fluctuations.
b. In light of the topographic fluctuations, and the large size of the site, there are special circumstances and conditions on this property that would result in exceptional difficulties and hardships if the City were to apply the height restriction strictly. Additionally, the streets and properties surrounding the overall Mall site have a wide variety of topographic fluctuations so this relationship between the surrounding area, the overall Mall site and the project site results in peculiar and exceptional difficulties.
2. The relief may be granted without substantial detriment to the public good; without substantial impairment of affected natural resources; and not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare; and
a. The granting of the variance to allow additional building height will not obstruct views from surrounding properties and is consistent and lower than the height and massing of the existing shopping center structures.
b. The site is situated in an area of the City that is fully developed and relatively devoid of natural resources.
c. The proposed height variance will not be detrimental or injurious to properties or improvements in the vicinity because the shade/shadow and visual impacts of the Mall Expansion Project were analyzed and determined not have aesthetic impacts and this project is further away from surrounding properties and lower in height. The architectural features have been designed to minimize visual impacts. Additionally, the rolling topography of Sepulveda Boulevard, Rosecrans Avenue, and Marine Avenue alleviates adverse impacts generally seen with increased building heights.
d. The buildings over the height limit have large setbacks from adjacent land uses, are adjacent to major arterial roadways, and will not create adverse light, shadow or massing impacts.
e. The remodeled entrances will be adjacent to the taller 40-foot high department stores and will serve as a transition between them and the lower main Mall roofline. No impacts are anticipated, in that, the new clerestory and associated exterior improvements will be located almost 500 feet away from the nearest right of way, Sepulveda Boulevard, and more than 700 feet from Rosecrans Avenue.
f. The proposed alterations that exceed the Code’s height standards will be setback more than 350 feet from the closest residential area to the east, and will have a minimal impact on any residences.
g. The high quality of design will attract new tenants and maintain a diverse and quality mix of tenants. It is not reasonably feasible to accomplish the Project without increasing the height as part of the new design theme. The additional height needed for the new design because it is integral to the continuing improvement of the shopping center. Therefore, allowing the additional height will not result in substantial detriment to the public good, public health, safety or general welfare.
3. Granting the application is consistent with the purposes of this title and will not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity and in the same zoning district and area district.
a. The additional height needed for the Project is integral to the continuing improvement of the Mall in order to fulfill the purposes of the CC zone. The height is necessary to accommodate attractive architecture as part of the new exterior redesign and for consistency with the Mall Expansion Project. Granting the height variance is consistent with the purposes of the City’s zoning code. Additionally, several buildings within the vicinity already exceed the maximum allowable height limit and are much higher than the proposed project. As conditioned, granting the height variance will not constitute a grant of special privileges because the property is zoned to accommodate a planned commercial center that is regional in nature.
PUBLIC OUTREACH/INTEREST:
A notice of the public hearing for this application was mailed to all owners of property within 500 feet of the project site boundaries and was published in the Beach Reporter on November 24, 2016. Staff is not aware of any opposition to the project and has not received any comments as of the writing of this report.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) Section 15301 (Class 1), the height variance request is determined to be categorically exempt from environmental review in that it involves minor alterations to the existing structure and will not expand any uses, and will result in a slight decrease in square footage. The requested height variance will allow exterior improvements, but will not alter or change the underlying use.
FISCAL IMPLICATIONS:
No fiscal implications associated with the recommended action.
LEGAL REVIEW:
The City Attorney has approved as to form draft Resolution No. 16-0081.
Attachments:
1. Draft City Council Resolution No. 16-0081
2. Call for review request- November 15, 2016
3. Resolution No. PC 16-10
4. Planning Commission Staff Report (Excluding Attachments) - November 9, 2016
5. Draft Planning Commission Minutes- November 9, 2016
6. Vicinity Map
7. Project Application
8. Project Plans and Drawings
9. PowerPoint Presentation