TO:
Honorable Mayor and Members of the City Council
THROUGH:
Mark Danaj, City Manager
FROM:
Marisa Lundstedt, Community Development Director
Laurie B. Jester, Planning Manager
Angelica Ochoa, Associate Planner
Rafael Garcia, Assistant Planner
SUBJECT:Title
Council Review of Planning Commission’s Decision to : (1) Approve Issuance of Two Coastal Development Permits No. CA 15-05 (VTPM 73511) and CA 15-06 (VTPM 73086) and (2) Approve Subdivision Maps for the Demolition of a Duplex and Construction of Two Three-Story Residential Condominium Units on Each of the Two Lots, for a Total of Four New Condominium Units at 2616 and 2620 Alma Avenue (Community Development Director Lundstedt).
CONDUCT HEARING, DISCUSS AND ADOPT RESOLUTION NO. 15-0063 AND RESOLUTION NO. 15-0070 APPROVING THE PROJECTS
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Recommended Action
RECOMMENDATION:
Conduct hearing, receive public input, discuss, and adopt Resolution No. 15-0063 (2616 Alma) and Resolution No. 15- 0070 (2620 Alma) approving the projects with conditions.
EXECUTIVE SUMMARY:
This report summarizes the appeal of two Coastal Development Permits and Subdivision Maps for the demolition of a duplex and construction of two three-story residential condominium units, on two legal lots at 2616 and 2620 Alma Avenue, in the Residential Medium Density (RM) zone, as follows:
• February- Two Coastal Permits and Subdivision Map applications submitted;
• July--Project reviewed and notice sent out to all property owners and residents within 100 feet of the properties;
• July - Community Development Director approved the projects;
• August -Appeal filed by neighbor at 420 27th Street with concerns for traffic, and safety of school children and other pedestrians in the Vista Drive alley ;
• October- Planning Commission approved the project with the following conditions, requiring the applicant to: (1) widen the pavement for 27th Street by four feet within the existing public right-of-way to allow a wider drivable street and retain the street parking; and (2) provide landscaping. Neighbor issues focused on safety and traffic concerns in the surrounding area;
• November- City Council requested that the item be reviewed, applicant advised and hearing scheduled; and
• December - Notices sent to all property owners and residents within 100 feet of the properties.
BACKGROUND
On February 26, 2015, two Coastal Development Permits and Subdivision Map applications were submitted requesting approval to demolish an existing duplex, also known as the Peck House, and construct two new two-unit condominium projects on each lot. The Manhattan Beach Municipal Code and Local Coastal Program authorize the Community Development Director (“Director”) to issue a coastal development permit (“CDP”) and approve two lot subdivisions, subject to reasonable conditions. Staff reviewed the submittals and provided notice of the projects on July 8, 2015 to the surrounding neighbors within the required 100 feet of the subject properties. On July 23, 2015, the Director issued the Coastal Development Permits and approved the subdivisions for the demolition of the existing duplex and construction of the new condominiums. On August 6, 2015, an appeal was filed by the neighbors residing at 420 27th Street, located two properties to the east (to the rear) of the subject property and other nearby property owners. On October 14, 2015, the Planning Commission approved the projects, denied the appeal and upheld the Community Development Director's decision with additional conditions to widen the pavement for 27th Street by four feet within the existing public right-of-way.
Pursuant to the Municipal Code, any Councilmember may request review of a Planning Commission quasi-judicial decision within 20 days following the decision. The Mayor timely requested that the item be reviewed by the City Council. 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 applicant and appellants were notified, as well as all property owners and residents within 100 feet of the properties, of the request for review and tonight’s hearing.
STANDARD OF REVIEW:
The Code provides that the Council review hearing shall be conducted as a hearing de novo, which means that the Council may take a fresh look at all the evidence related to the projects. The Council may uphold, overturn, or modify the decisions of the Planning Commission. The Council could approve one project and deny the other project. The Council may impose conditions that are reasonably related to the projects. Any Council action shall be made by resolution and supported by findings. Alternatively, the Council may remand the matter for further consideration by the Commission. In the event of a tie vote by the City Council, the decision of the Planning Commission is final.
DISCUSSION:
Existing Site Conditions
The existing 2,444 square foot duplex and two car garage, which is accessed off of Vista Drive, was originally built in 1921, with a number of additions and modifications over the years. The project site is surrounded by Alma Avenue to the west, 27th Street to the north and Vista Drive, an alley, to the east. The site is made up of two legal buildable lots (lots 6 and 7 of Block 28 of Peck’s Manhattan Beach Tract). The subject property, like all of the properties along Alma Avenue from Marine Avenue to 36th Street, is zoned RM, Residential Medium Density. To the east across Vista Drive is zoned RS, Single Family Residential, and to the west of Crest Drive is zoned RH, High Density Residential. The site is currently improved with a residential duplex known as the “Peck” house with a free-standing garage and driveway at the rear of the site which is accessible off of Vista Drive. The proposed garages off of Vista Drive will line up with the other existing garages to the south of the properties.
The public right-of-way improvements along 27th Street between Alma Avenue and Vista Drive include a 40 foot right-of-way made up of a 10-foot parkway along both the north and the south sides of 27th Street, as well as 20 feet of paved street for vehicular circulation and parking. There is parallel public parking only on the south side of 27th Street, abutting the subject site, as well as both sides of Alma Avenue. No sidewalk currently exists on either side of 27th Street or along Alma Avenue. Alma has a 50 foot right-of-way with a 20 foot paved roadway width. The corner project proposes that the garages be setback along Alma which would allow 19.5 feet to park vehicles in the driveway without encroaching over the new proposed public walkway. The interior lot garages are not set back as far and provide about 15 feet of clear space in the driveway, enough for compact vehicles. On the east side of Vista Drive, opposite of the subject property, a white edgeline has been painted by the City to demarcate a 4 foot wide area as a pedestrian walking zone as part of the “Safe Routes to School Program” designated route. Children walk along Vista Drive to and from Grandview Elementary School which is located approximately 250 feet southeast of the intersection of Vista Drive and 27th Street.
Proposal- 2616 Alma Avenue (CA 15-05, VTPM 73511)-Interior Lot- RES 15-0063
The proposed structure is a two unit, three-story condominium unit with an attached two-car garage and open guest space for each unit. Garage and guest parking access is proposed to be provided from Alma Avenue and Vista Drive. The total living area proposed is about 5,451 square feet, 2,748 square feet for Unit A and 2,703 square feet for Unit B which will be under the allowable 5,602 square feet for the lot. The total proposed open space of 501 square feet for Unit A and 413 square feet for Unit B will consist of ground level patios, and balconies on the second and third floors. The total open space will comply with the required 15 percent of the total living area. The allowable maximum height limit for the building is 30 feet, as measured from the average of the four corners of the property per MBMC Section 10.60.050, or an elevation of 236.05. The proposed height limit for the building is an elevation of 236.00, which is under the maximum height limit. The project meets all development standard requirements, including setbacks, heights, open space and parking.
Proposal- 2620 Alma Avenue (CA 15-06, VTPM 73086)- Corner Lot- RES 15-0070
The proposed structure is a two unit, three-story residential condominium with an attached two-car garage, as well as an open guest parking space for each of the units. Garage access is proposed to be provided from Alma Avenue and Vista Drive. The total living area is proposed at about 5,560 square feet (2,817 square feet for Unit A and 2,743 square feet for Unit B) which will be under the maximum 5,602 buildable square feet allowable for the lot. The total open space will comply with the required 15 percent of the total living area, with 423 square feet for Unit A and 412 square feet for Unit B. The allowable maximum height limit for the building is 30 feet, as measured from the average of the four corners of the property or an elevation of 236.94 feet. The proposed height for the building is an elevation of 236.75 feet, which is under the maximum height limit. The wall and landscaping at the corner of 27th Street and Vista Drive will be removed and replaced with low landscaping that will improve visibility at this corner. The project meets all development standard requirements, including setbacks, heights, open space and parking.
Municipal Code (Subdivision) and Local Coastal Program Requirements
The projects comply with all applicable development standards contained within the City’s Zoning Code, as well as Title 11-Subdivisions of the Manhattan Beach Municipal Code. Furthermore, each of the projects are in accordance with the development standards of the Manhattan Beach Local Coastal Program, as well as the objectives and policies, as described above and as follows:
“A. That the project as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified Manhattan Beach Local Coastal Program
1. The proposed structure is consistent with the building scale in the coastal zone neighborhood and complies with the applicable standards of the Manhattan Beach Local Coastal Program.
2. The proposed structure is consistent with building density standards of the Local Coastal Program in that it proposes a floor area ratio factor less than the allowable.
3. The proposed structure will be consistent with the 30-foot Coastal Zone residential height limit. This is consistent with the residential development of the Land Use Plan, Policy II.B.1-3 as follows:
1. Maintain building scale in coastal zone residential neighborhoods.
2. Maintain residential building bulk control established by development standards.
3. Maintain Coastal Zone residential height limit not to exceed 30-feet.“
Furthermore, the subject projects are each consistent with the following General Plan Goals and Policies:
§ Policy LU-1.1: Limit height of new development to three stories where height limit is thirty feet to protect privacy of adjacent properties, reduce shading, protect vistas of the ocean, and preserve low profile image of community
§ Policy LU-1.2: Require design of new construction to utilize notches, balconies, rooflines, open space, setbacks and landscaping, or other architectural details to reduce bulk of buildings and add visual interest to streetscape
§ Policy LU-3.1: Continue to encourage quality design in all new construction
§ Goal LU -4: Preserve features of each community neighborhood and develop solutions tailored to each neighborhood’s unique characteristics.
§ Policy LU -4.2: Development and implement standards for the use of walk-street encroachment areas and public right-of-way areas.
§ Policy LU-4.6: When public improvements are made, they should preserve and maintain distinctive neighborhood characteristics.
Also, each project complies with the State Subdivision Map Act Section 66474 and Tentative Parcel Map requirements in Title 11 of the Manhattan Beach Municipal Code as public improvements are required, it is consistent with the General Plan and Local Coastal Program as stated above, complies with Municipal Code Title 10 zoning regulations for development and density of the subject lots, and that the improvements are not likely to cause substantial environmental damage, serious public health problems or conflict with any public easements.
Department Comments
Staff requested comments from the City Traffic Engineer, City Engineer, and the Fire and Police Departments.
The Fire Marshall inspected the site and surrounding areas prior to the Planning Commission meeting and made recommendations for the applicant to improve emergency vehicle and pedestrian access to the neighborhood. Currently there is street parking on the south side of 27th Street adjacent to the property, which is generally consistent with the neighborhood. The roadway on 27th Street is currently approximately 20 feet wide, which includes about 8 feet for public parallel parking with a 40 foot total public right-of-way width. The undeveloped public right-of-way on the south side of 27th Street is approximately 10 feet wide and the Fire Department recommended that the street parking be retained and that the street be widened by about 4 feet on the south side, plus a 4 foot sidewalk, 2 feet of landscaping, and ADA access ramps at the two corners. This would improve access for emergency vehicles, trash trucks and other vehicles, as well as provide pedestrian access along 27th Street adjacent to the property starting from the walkway along Vista Drive, for access to Highland Avenue and the neighborhood.
Along 27th Street there is an existing power pole near the corner of Vista Drive and a fire hydrant near the corner of Alma Avenue. Landscaped bulb-outs at the corners with rolled curbs in these areas were recommended to accommodate the existing improvements without having the applicant relocate them.
The Public Works City Engineer, Police Department and City Traffic Engineer also inspected the site and supported this recommendation. Staff met with the applicants and discussed the concerns with emergency vehicle and pedestrian access to the neighborhood and the opportunities to enhance access.
Staff recommended to the Planning Commission that the applicant be required to install these improvements as conditions for the projects. The Planning Commission imposed as conditions street widening and parkway improvements. However, the Commission did not require a sidewalk as a condition of approval for the project, and specifically concurred that it did not want a sidewalk. The applicant would be responsible for construction of these improvements in the adjacent public right-of-way.
In making these recommendations to the Planning Commission staff indicated that this is an opportunity to take a step to improve access for the benefit and betterment of the neighborhood and the community as a whole, now and in the future. As 27th Street is one of the few streets that Fire emergency vehicles can access, due to the narrow streets and tight turning radius, staff relayed to the Commission that it is important to enhance access in this area. The recommended improvements would also provide connectivity and are consistent with other planned Highway Safety Improvement Program (HSIP) grant improvements in the area including botts dots along the Vista Drive white edgeline walking area, and crosswalk signage and flashing pedestrian crossing beacons at 27th Street and Highland Avenue.
The Police Department also indicated that there had been complaints in the past in the area surrounding the school about traffic particularly during morning drop-off and afternoon pickup. In 2008 the City conducted a Grandview School Study and developed a Neighborhood Traffic Management Plan. A number of measures and improvements were approved and completed since that time, including the white edgeline that defines a pedestrian walking area on Vista Drive between 24th and 33rd Street. The Police Department provided incident reports within the last two years for the surrounding area of 27th Street, Vista Drive and Alma Avenue. Based on the incident reports and per the Police Department, no traffic collision or accidents occurred during that time.
Planning Commission Meeting
After considering the projects on October 14, 2015, the Commission approved the projects on a 3-2 vote subject to the following conditions to widen 27th Street by four feet and to landscape the public parkway between the project site and 27th Street. While the Planning Commission was unanimously in support of the projects, two of the Commissioners did not agree with conditioning the project to require the increased roadway width on 27th Street. Discussion focused on pedestrian safety and traffic/circulation in the surrounding area which were cited by the appellant as issues in the neighborhood. Overall, the entire Planning Commission was in support of the projects, in that they are in compliance with all development standards and zoning regulations as contained within Titles 10 and 11 of the Manhattan Beach Municipal Code and the Local Coastal Program. However, two of the Planning Commissioners did not believe that widening 27th Street by four feet within the existing public right-of-way addressed the traffic and pedestrian safety issues raised by the neighbors. The Commission did not impose as a condition a sidewalk along 27th Street, as recommended by staff, due to a lack of broader neighborhood connectivity.
Other Planning Commission Considerations
The alley along Vista is narrow (15 feet) and the setback required by the Zoning Code for the garages along Vista Drive is 7’-6” to the rear property line. This does not allow adequate room to park a vehicle parallel to the garage without encroaching into the alley. The Fire Department raised a concern that in these situations people will often park vehicles in the driveway which limits emergency vehicle access. Staff had recommended that the Planning Commission discuss this concern and determine if it may be appropriate in this situation to provide a wider garage setback off the alley, 8 or 9 feet, so that vehicles parked in front of driveways will not overhang onto Vista Drive. After review and discussion the Commission did not feel that any further project revisions were necessary.
Applicant and Public Comments
The applicant held a neighborhood meeting prior to the Planning Commission meeting at the site on September 24, 2015. The project was presented to the neighbors and questions were responded to at the meeting. The applicant verbally indicated to staff that the neighbors raised concerns about school overcrowding, parking, traffic and safety for school children and other pedestrians in the Vista Drive alley. Staff received signed correspondence from eight individuals prior to the Planning Commission with concerns similar to the appellant, stating that the development of the four new condominiums would worsen the intersection of 27th Street and Vista Drive.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the project is Categorically Exempt under CEQA Section 15303 (Class 3 - New Construction).
LEGAL REVIEW:
The City Attorney has approved as to form the Resolutions.
CONCLUSION:
Staff mailed notices for the subject appeal on December 2, 2015 and published notice of the City Council meeting in the Beach Reporter on December 3, 2015. The proposed projects comply with all of the City’s standards and therefore, staff recommends that the City Council conduct the public hearing, review, discuss, and adopt the attached Resolutions conditionally approving the projects. The Resolutions approve the Coastal Permits, as well as the Subdivision Maps, for 2616 (CA 15-05, VTPM 73511 and-RES 15-0063) and 2620 (CA 15-06, VTPM 73086 and RES 15-0070) Alma Avenue, with two conditions: widen the pavement for 27th Street by four feet; and provide landscaping within the existing public right-of-way.
Attachments:
1. Draft Resolution No. 15-0063
2. Draft Resolution No. 15-0070
3. Planning Commission Staff Report and Attachments - October 14, 2015
4. Late Planning Commission input-Email received on October 14, 2015
5. Planning Commission Final Minutes - October 14, 2015
6. Email attachment from resident dated - December 7, 2015
7. PowerPoint presentation