Hold a public hearing, consider all pertinent testimony, approve the application request and adopt:

Transcription

1 CITY COUNCIL PUBLIC HEARING SUBJECT: INITIATED BY: FEBRUARY 17, 2015 REQUEST TO CONSTRUCT A NEW THREE AND FOUR-STORY, 50-UNIT CONDOMINIUM DEVELOPMENT AT N. DOHENY DRIVE, WEST HOLLYWOOD, CALIFORNIA. I' COMMUNITY DEVELOPMENT DEPA~MENT (Stephanie DeWolfe, AICP, Directorf::{ (John Keho, AICP, Assistant Director) (David DeGrazia, Planning Manager) (Adrian Gallo, Associate Planner) AG STATEMENT ON THE SUBJECT The Council will consider a condominium development located on Doheny Drive between Keith Avenue and Harland Avenue. The project will include 38 market-rate and 12 affordable dwelling units. In addition the project is requesting to rezone the four lots fronting Doheny Drive from medium density residential (R3B) to high density residential (R4B). The project requires General Plan and Zoning Map amendments for the Doheny lots to allow an increase in the base dwelling units. RECOMMENDATION Hold a public hearing, consider all pertinent testimony, approve the application request and adopt: 1. Resolution No. : "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD ADOPTING A GENERAL PLAN AMENDMENT IN CONJUNCTION WITH THE PROPOSED CONDOMINIUM DEVELOPMENT PROJECT LOCATED AT DOHENY DRIVE, KEITH AVENUE, AND HARLAND AVENUE, WEST HOLLYWOOD, CALIFORNIA." (ATTACHMENT A) 2. Introduce on first reading Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD, ADOPTING A ZONE MAP AMENDMENT IN CONJUNCTION WITH THE PROPOSED CONDOMINIUM DEVELOPMENT PROJECT LOCATED AT DOHENY DRIVE, KEITH AVENUE, AND HARLAND AVENUE, WEST HOLLYWOOD, CALIFORNIA." (ATTACHMENT B) 3. Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING A DEMOLITION PERMIT, A DEVELOPMENT PERMIT, AND A MODIFICATION TO DEMOLISH TWO RESIDENTIAL DWELLING UNITS ON A SITE COMPRISED OF FOURTEEN Page 1of7 AGENDA ITEM 3. A

2 PARCELS TO CONSTRUCT A THREE AND FOUR-STORY CONDOMINIUM DEVELOPMENT CONTAINING 38 MARKET RA TE UNITS, 12 AFFORDABLE INCLUSIONARY UNITS AND 100 PARKING SPACES WITHIN A SUBTERRANEAN PARKING GARAGE AT DOHENY DRIVE, KEITH AVENUE, AND HARLAND AVENUE, WEST HOLLYWOOD, CALIFORNIA." (ATTACHMENT C) 4. Resolution No. "A RESOLUTION OF THE OF THE CITY COUNCIL OF THE CITY OF WEST HOLLYWOOD, CONDITIONALLY APPROVING A VESTING TENTATIVE TRACT MAP (MAJOR LAND DIVISION NO ), FOR THE PROPERTY LOCATED AT DOHENY DRIVE, KEITH AVENUE, AND HARLAND AVENUE, WEST HOLLYWOOD, CALIFORNIA." (ATTACHMENT D) BACKGROUND Planning Commission Recommendation The Planning Commission conducted a public hearing on this application on January 15, On a unanimous vote (Commissioner Yeber absent) the Commission recommended that the City Council approve the project as conditioned in Resolution PC which is attached to this report as ATTACHMENT H. The meeting minutes are attached as ATTACHMENT J. Environmental Review An Initial Study and Mitigated Negative Declaration (MND) were prepared by Rincon Consultants and reviewed by the Planning Commission prior to considering this project. The MND identified that impacts to Geology and Soils were potentially significant. (ATTACHMENT E) This was accompanied with the appropriate mitigation measures in order to reduce the Geology and Soils impacts to a less than significant level. In the Initial Study other potential environmental impacts were identified, however all were considered less than significant. Beginning on December 24, 2014, a period of 20 days was provided to enable public review of the project specifications, the Initial Study, and the MND. A few comments were received in response to the Notice of Preparation (NOP)/lnitial Study for this MND. Copies of the comment letters are provided in the Final MND. The Geology and Soils impacts will be assuaged by the conditions set forth in the recommended approval resolution. ANALYSIS Project Description The proposed project involves the demolition of two existing single-family residences and grading the adjacent vacant land to construct a three and four-story, 50-unit condominium development on a 1.21-acre site located at the 700 block of Doheny Drive between Keith and Harland Avenues. The 142,000-square-foot condominium building would include 38 market-rate and 12 affordable units. The project provides 100 parking spaces in a subterranean parking level with vehicle access through a driveway on Doheny Drive. The proposal requests three concessions entitled by the on-site affordable units per California State Senate Bill (SB) Page 2 of 7

3 For project details, please refer to the project description provided in ATTACHMENT I. ANALYSIS FOR ACTIONS REQUIRED Action 1 and 2: General Plan Amendment and Zone Map Amendment The project site consists of fourteen lots. The four lots fronting N. Doheny Drive (the "Doheny Lots") have a General Plan designation of R38 (Multi-Family Medium Density). The five lots fronting W. Keith and five lost fronting W. Harland Avenues have a General Plan designation of R2 (Low Density Residential). The base dwelling unit density for the site, as currently zoned is 12 dwelling units on the Doheny lots in the current R38 zone and 18 dwelling units on the Keith - Harland lots in the current R2 Zone. The project proposes a General Plan Map and Zoning Map Amendment for the Doheny lots from R38 to R48 to allow an increase in the base dwelling units on the Doheny lots from 12 dwelling units to 18 dwelling units. No change in the land use designation or zone is proposed for the Keith - Harland lots in the R2 Zone. R4B~ ar: Q ~-+--io! > z...,t:;,.;r;;,,;ir.&&,;~... W W. NEMO x :c 8 f9'1,..~l.t'"'...""i.'. z l.=-a.:=:..i. z Existing General Plan & Zoning Designations Proposed General Plan & Zoning Designa tions Actions 3: Demolition Permit, Development Permit, Modification and Tentative Tract Map Demolition Permit The proposed project involves the construction of a 50-unit condominium development on a 1.21-acre site located on Doheny Drive between Keith Avenue and Harland Page 3 of 7

4 Avenue. The site is currently occupied by 12 vacant parcels and two residential dwelling units, which would be demolished as part of the project. As summarized in the MND, these structures are not historical resources under CEQA at the local, state or national level. Section A of the Zoning Code requires approval of all required planning entitlements for the proposed new construction of the site, prior to approval of a demolition permit. Development Permit The applicant seeks a development permit to allow the development of a three and four-story, 50-unit condominium development (38 market-rate and 12 affordable units). Pursuant to the Affordable Housing Section of the WHMC, two spaces are provided for each of the two- and three-bedroom units, and one space for each of the one-bedroom units. No guest parking is required pursuant to this section. A total of 100 parking spaces are provided exceeding the eighty-six (86) parking spaces required for the project. Because the applicant is providing 12 affordable units on-site, the project qualifies for up to three concessions above and beyond the alternate parking standards and density bonus. The applicant is requesting the following concessions: 1) an additional story and 10 feet of additional height on the Low Density Residential (R2) zoned portion of the project site, and approximately 2 feet, 6 inches of additional height on the proposed R4B zoned portion of the project site; (2) allowing the 12 market-rate condominiums on the proposed R4B zoned portion of the project site to have an average condominium unit size of approximately 2, 118 square feet; and (3) allow a 26th market-rate condominium unit on the R2 zoned portion of the project. Staff supports allowing these concessions, as they allow the applicant to provide a better designed housing project. The project includes a request to cluster the affordable units on the second floor of the building, facing Doheny Drive. Clustering can be considered by the City Council with the provision of a documented public benefit. The applicant has been working with the City's Housing Services Division to discuss how the project could better meet the affordable housing needs of the City, as well as working with the West Hollywood Community Housing Corporation to determine how to appropriately design the affordable units. The applicant has proposed the following public benefits to substantiate the request to cluster the units: 1. Gift of 12 affordable housing units to a City designated non-profit affordable housing provider at no cost. 2. Private, residents' services office, with a private restroom for the non-profit owner's exclusive use. 3. Exempt from Home Owner's Dues and other financial or special assessments for the maintenance, operation, or repair of the property. 4. Provide parking to all affordable units at no cost, plus an additional dedicated parking space for use by the non-profit owner. 5. Basement storage closets to the affordable units at no cost. 6. Full access to all project's amenities at no cost. Page 4 of 7

5 Based on the information provided by the applicant, it appears that a public benefit would be provided and Housing Staff is in support of the affordable housing component of the project. The proposed project generally complies with the standards for residential districts, multi-family dwellings, affordable housing developments and general development standards. Modification The Zoning Ordinance permits the review authority to allow an adjustment of up to 10% to the standards of the Zoning Ordinance where the request will not have significant impacts on adjacent properties. The applicant seeks a 10 percent modification to the maximum height limit in the R2 zoned portion of the project. The overall visual effect of the additional three feet would not impact the character of the structure or its surroundings. Tentative Tract Map Approval of the vesting tentative tract map is required to eliminate the underlying property lines and create a single lot that is then subdivided into air space units which can be sold as condominiums. View of project from Doheny Drive looking northeast. SUMMARY The proposed condominium project would benefit the City by improving the aesthetic quality of a site that has been vacant for nearly 24 years. In addition, providing affordable housing is a key goal of the City, and the proposed project will provide 12 Page 5 of 7

6 new affordable housing units within a new condominium development. SB 1818 requires that cities grant three affordable housing incentives in the form of concessions or reductions in development standards. Staff believes that the incentive requests to allow additional building height and an additional story, an increase in the maximum average unit size in the R4 zoning district, and an increased density in the R2 Zone will help facilitate a viable project without creating significant impacts on the environment. In addition, the project also incorporates sustainable design principles according to the City's Green Building Ordinance. The project's architectural and urban design elements will significantly enhance the streetscape and improve pedestrian activity along Doheny Drive, Keith Avenue, and Harland Avenue. As designed, the project will become a new urban landmark that is a contextual and appropriately-scaled solution for the site that will enhance the quality of life in the west side of the City. The proposed project is consistent with all applicable provisions of the Municipal Code and the General Plan, SB 1818, and has been reviewed in accordance with the California Environmental Quality Act. Staff recommends that the City Council approve the proposed project. ALTERNATIVES The City Council could take the following alternative actions: 1. Propose changes to the ordinance or resolutions; or 2. Remand the project back to the Planning Commission for further review; or 3. Deny one or more components of the application. CONFORMANCE WITH VISION 2020 AND THE GOALS OF THE WEST HOLLYWOOD GENERAL PLAN: This item is consistent with the Primary Strategic Goal(s) and/or Ongoing Strategic Program(s) including: Maintaining the City's Unique Urban Balance with Emphasis on Residential Neighborhood Livability; and Affordable Housing' Promote Economic Development While Maintaining Business Vitality and Diversity. This item is also consistent with the following Goal(s) and Policy(ies) of the West Hollywood General Plan: Goal LU-5: Encourage a high level of quality in architecture and site design in all construction and renovation of buildings. Policy LU-2.2: Consider the scale and character of existing neighborhoods and whether new development improves and enhances the neighborhood when approving new infill development. EVALUATION The City contracted with Rincon Consultants to prepare a mitigated negative declaration for the proposed project. The MND identified that impacts to Geology and Soils were potentially significant, but mitigatable to a less than significant level with the incorporation of recommended mitigation measures and conditions of approval that are incorporated into the recommended approval resolutions. Page 6 of 7

7 ENVIRONMENTAL SUSTAINABILITY AND HEAL TH Pursuant to the California Environmental Quality Act, an Initial Study and a Mitigated Negative Declaration (MND) were prepared regarding this project (see ATTACHMENT E). Comments from the public and other governmental agencies have been incorporated into a Final Mitigated Negative Declaration. OFFICE OF PRIMARY RESPONSIBILITY Department of Community Development FISCAL IMPACT None. ATTACHMENTS A. Draft Resolution No. 15- (General Plan Amendment) B. Draft Ordinance No. 15- (Zoning Map Amendment) C. Draft Resolution No. 15- (Development Permit and other permits) D. Draft Resolution No. 15- (Tentative Tract Map) E. Final Initial Study and a Mitigated Negative Declaration F. Architectural Plans G. Vesting Tentative Tract Map H. Resolution PC I. Planning Commission Staff Report dated January 15, 2015 J. Planning Commission Minutes from January 15, 2015 Page 7 of 7