PLANNING COMMISSION MAY 3, 2018 PUBLIC HEARING

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1 PLANNING COMMISSION MAY 3, 2018 PUBLIC HEARING SUBJECT: REQUEST TO DEMOLISH TWO SINGLE-FAMILY DWELLINGS ON TWO ADJOINING LOTS AND CONSTRUCT TEN RESIDENTIAL CONDOMINIUM UNITS AT 947 GENESEE AVENUE AND 944 OGDEN DRIVE INITIATED BY: COMMUNITY DEVELOPMENT DEPARTMENT (David DeGrazia, Planning Manager, CHPP) (Jennifer Alkire, AICP, Senior Planner) (Antonio Castillo, Associate Planner) STATEMENT ON THE SUBJECT The proposal is a request to demolish two single-family dwellings, one on each of two adjoining lots, and construction of three, three-story, residential condominium buildings above a subterranean parking garage with a combined total of ten units. The project site includes two street frontages, including Genesee Avenue and Ogden Drive within the R3B (Residential, Multi-Family Medium-Density) District. RECOMMENDATION Staff recommends that the Commission hold a public hearing, consider all pertinent testimony, and adopt the following resolution: 1) Draft Resolution No. PC : A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST HOLLYWOOD, CONDITIONALLY APPROVING A DEMOLITION PERMIT AND A DEVELOPMENT PERMIT FOR THE DEMOLITION OF TWO SINGLE-FAMILY DWELLINGS AND ACCESSORY STRUCTURES ON TWO ADJOINING PARCELS AND CONSTRUCTION OF TEN RESIDENTIAL UNITS OVER A SUBTERRANEAN PARKING GARAGE, LOCATED AT 947 N. GENESEE AVENUE, WEST HOLLYWOOD, CALIFORNIA, AND 944 N. OGDEN DRIVE, WEST HOLLYWOOD, CALIFORNIA. (EXHIBIT A) 2) Draft Resolution No. PC : A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST HOLLYWOOD, APPROVING A TENTATIVE TRACT MAP (MAJOR LAND DIVISION NO ) FOR A TEN-UNIT CONDOMINIUM FOR THE PROPERTIES LOCATED AT 947 N. GENESEE AVENUE, WEST HOLLYWOOD, CALIFORNIA, AND 944 N. OGDEN DRIVE, WEST HOLLYWOOD, CALIFORNIA. (EXHIBIT B) Page 1 of 9 ITEM 10.A.

2 BACKGROUND Application Information A. Date of Application: October 13, 2016 B. Application Deemed Complete March 22, 2018 C. Applicant: 944 Ogden, LLC (c/o Margaret Taylor) D. Property Owner: 944 Ogden, LLC (c/o IIan Kenig) E. Location: 947 Genesee Avenue and 944 Ogden Drive F. Zoning / General Plan: R3B (Residential, Medium Density) / R3B G. Environmental Status: Categorically Exempt per CEQA Section (In-Fill Development Projects) H. Public Notices: The public hearing was advertised in accordance with the WHMC. Site and Area Conditions The subject site consists of two relatively flat lots, sharing a common rear property line and each fronting a separate street, including Genesee Avenue to the east and Ogden Drive to the west. The eastern lot (947 Genesee) is 6,507 square feet in size and currently developed with a 1,086-square-foot single-story dwelling unit built in The western lot (944 Ogden) is 6,508 square feet in size and currently developed with a 1,532-square-foot single-story dwelling unit built in Collectively, the project site measures approximately 50 feet in width and 260 in length for a total size of 13,015 square feet (0.30 acres). The immediate vicinity is primarily developed with two- and two and a half story, mid- and highdensity residential developments in a variety of architectural styles. The abutting property to the north is currently under construction with a similar three-story, tenunit condominium development. All residential properties in the immediate vicinity are within the R3B (Residential, Multi-Family, Medium-Density) District. Romaine Street Subject Site Ogden Drive Genesee Avenue Page 2 of 9

3 Environmental Review Pursuant to the California Environmental Quality Act (CEQA), staff analyzed the proposal and determined the project does not have a significant effect on the environment, and is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section (In-Fill Development Projects). This section of CEQA exempts in-fill development projects which fit certain criteria and meet all of the requirements set forth in the CEQA guidelines. The project is consistent with the City s Zoning Ordinance and General Plan; the project is within the city limits on a site of no more than five acres; the project is located in an urban area with no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air or water quality because the project is a modest net increase of eight units; and the project can be adequately served by all required utilities and public services. The Institute of Transportation Engineers (ITE) Trip Generation, 9 th Edition is typically used by the City of West Hollywood to estimate the number of vehicle-trips expected to be generated by a proposed project. In accordance with the policy established by the City of West Hollywood, projects generating less than 500 net daily trips or 60 net peak hour daily trips are not subject to a traffic impact study. Based on the ITE trip generation rates for residential units, the net increase of dwelling units at the subject site would not meet the City-established criteria for requiring a traffic impact study. Additionally, all structures were reviewed as part of the 2008 Multi-Family Historic Resources Survey and again in March 2017 by a qualified preservation consultant and found to not be eligible for designation at the federal, state, and local level. Further, the project will be required to adhere to a Construction Period Mitigation Plan to lessen any potential effects to the neighborhood during the construction phase. Neighborhood Meeting The applicant held a neighborhood meeting at Plummer Park on August 1, 2017 to present the project and answer questions or discuss any potential concerns with residents. The meeting was advertised by the applicant by mailing a notice to all residents and property owners within a 500-foot radius of the site. Approximately six residents attended the meeting, in addition to the applicant s team and Planning staff. Discussion included an explanation of the project scope by the architect, as well as discussion of the neighborhood compatibility and impacts on adjacent residents. The attendees asked questions pertaining to the size and height of the building, number of units proposed, and construction schedule. The applicant addressed the questions and discussed the concerns related to any potential impacts to neighboring properties and the overall design of the project. Additionally, staff has included Condition Nos and 5.15 in Resolution No. PC to require the applicant to provide a plan that addresses outreach to the surrounding neighbors during the life of the project construction and a requirement to conduct a neighborhood meeting prior to the commencement of any demolition and construction activities. Design Review Subcommittee Meeting The project was reviewed by the Planning Commission Design Review Subcommittee on January 11, Committee members commented on the use Page 3 of 9

4 of open space throughout the development, including the need to refine the design of the balconies and private open space. Otherwise, the subcommittee members believed the project was well designed and were supportive of the project s compatibility with the neighborhood but also questioned why the design did not relate to the neighboring project at 950 Ogden Drive, currently under construction by the same developer. Subsequent to the Subcommittee meeting, the applicant made various design changes to address feedback from the Subcommittee, including the removal of the transformer in the front yard area, balcony depth and railing material, type of stucco to be used, bedroom sizes, and access to rooftop open spaces. Condition No. 8.8 in Resolution No. PC has been included to address materials and details as a means to enhance the design and require strict adherence to the final material schedule. The project s urban design analysis is provided below. Public Comment At the time the staff report was published, staff had not received any correspondence from the public regarding the proposed project. ANALYSIS Project Proposal The proposal includes demolition of all structures on the project site and construction of three, three-story condominium buildings over a subterranean parking garage. The building fronting Genesee includes three units, the middle building includes two units, and the third building fronting Ogden includes five units, for a combined square footage of 13,103. Each of the two parking garages includes an entry driveway, including one from Genesee Avenue and one from Ogden Drive. Combined, the parking garage provides 23 parking spaces, including three guest parking spaces, three disabled parking spaces (one of which is designated for guests), private storage for each unit, and two mechanical rooms. The project will dedicate a surface easement along the Genesee Avenue and Ogden Drive frontages to accommodate a ten-foot sidewalk and landscaped parkway along both streets. The units range in size from a 1,121-square-foot unit to a 1,690-square-foot unit. All units include three bedrooms and 3.5 baths within a three-level floor plan. Each unit will include private open space within balconies on the second and third floors, and a private rooftop patio. Proposed Site Plan with Genesee Avenue to east and Ogden Drive to west. Page 4 of 9

5 Proposed South Elevation with Genesee Avenue to the right and Ogden Drive to the left. Proposed Building facing East onto Genesee Avenue Proposed Building facing West onto Ogden Drive Page 5 of 9

6 Urban Design Mass and Scale The units are three-stories over a one level subterranean parking garage. Entries for each unit are at grade, accessed from Ogden and Genesee giving the project an open and accessible feel. The ground floors for the end units are designed with a slightly different configuration to provide for entrances facing Ogden and Genesee, respectively. The buildings are similar in design, yet each has its own identity. The result is two separate but related designs that have a cohesive yet varied look. The massing of the buildings respects the setbacks on all sides, with a six-foot side setback, a 23-foot front setback along Genesee and a 22.5-foot front setback along Ogden. The two common open spaces on the South side allow light to reach into the courts and the units themselves. There are also two cuts though the building along the North-South axis, which separate the buildings into three volumes of various sizes. Site and Landscape Design The street frontage along Ogden Drive has been buffered with low level planting and the addition of a Desert Museum Palo Verde Tree. There is a large Carrotwood tree existing adjacent to the sidewalk in the public right-of way. Pedestrian access is on the North and vehicular ramp is on the South. A shared patio has also been provided behind the landscape buffer for the front two units. The street frontage on Genesee Avenue is similar to Ogden with a Desert Museum Palo Verde Tree and landscape buffer. There is a larger Ficus tree in the public right-of-way, which provides significant shading to this East elevation. The patio on this side is slightly smaller and accessed by the front unit only. Pedestrian access is on the North and vehicular ramp is on the South. Balconies have been provided for all units at level 2 and additional balconies for the internal units are provided at level 3. Sizes and widths of the balconies appear adequate. At the street front facades, the largest of these balconies spans the entirety of the second floor, protruding from the elevation six feet. On the Ogden elevation there is a shared balcony between the front units separated by a planter. A majority of the ground surface is covered in permeable pavers with a mix of planter boxes and medium size trees along the South façade. Design and Detailing The mass of the building as broken down into three distinct buildings is generally favorable and the street elevations work well. Courtyards carved into the South will take advantage of direct Southern sunlight and provide bonus exterior space for the residents. The mix of stacked/floating volumes with those that extend to the sky is also interesting and noteworthy. Materials that wrap this massing also serve to break down the overall scale and are well suited to the design intent. Internally, each unit is provided with a spacious roof deck that is buffered from the adjacent properties by low-level planter boxes. Page 6 of 9

7 There are bridges shown spanning between the buildings at two locations. The plans show these as Fire Department access bridges. They otherwise act as canopies. Green Building/Sustainability West Hollywood Municipal Code (WHMC) Section requires new buildings to adhere to a point system wherein the applicant chooses from a range of options on the Green Building Point System Table. The green building standards were established to conserve natural resources, increase energy efficiency, and improve indoor air quality. All new residential developments with three or more units shall comply with the City s Green Building Point System, which requires projects to meet a minimum of 60 points from the City s Green Building Point System Table. As proposed, the project is meeting the minimum 60 points in addition to having to provide all required sustainable requirements per California Building Code (CalGreen). Among its various sustainable features, the project incorporates passive design strategies to reduce energy loads, increase interior comfort and health through adequate ventilation, and uses recycled content and rapidly renewable materials. The stucco only uses natural material and is extremely durable. The project will follow Title 24 requirements and uses energy efficient systems such as Energy Star programmable thermostats and photo sensors for exterior lights as well as occupancy sensors in the majority of the interior rooms. Operable windows will be specified throughout the units to maximize natural ventilation and allow ample natural day lighting. Residential Multi-family Standards The proposed project generally complies with the standards for residential districts (Chapter 19.06) and multi-family dwellings (Section ). The following table summarizes the requirements and project compliance with minimum standards. Development Standard Permitted / Required Proposed Residential Density Maximum average unit size One unit per 1,210 SF of lot area = 10 units max. base density Aggregated maximum average unit size of 1,500 SF 10 units 1,310 SF average Height Limit 35-0, 3 stories. 30-0, 3 stories Average of two adjacent properties: Front yard setback Fronting Ogden Drive: 22-6 min. and an additional 6-0 for 2 nd and upper stories Fronting Genesee Avenue: 23-0 min. and an additional 6-0 for 2 nd and upper stories Fronting Ogden Drive: 22-6 plus 6-0 for 2 nd and 3 rd stories Fronting Genesee Avenue: 23-0 plus 6-0 for 2 nd and 3 rd stories Page 7 of 9

8 Development Standard Permitted / Required Proposed Side yard setback, interior 6-0 min. 6-0 Rear yard setback Parking 15-0 min. 2 to 3 Bedrooms = 20 (2 spaces x 10 units) Guest spaces = 3 (0.25 spaces x 10 units) N/A. Subject site combined two parcels and no longer has a rear yard 23 spaces Private open space Total 23 spaces required 120 SF per unit Minimum 120 SF per unit provided. All units provide private open space within balconies and rooftop private areas Common open space 500 SF for 10 units 1,102 SF within ground floor Driveway width Front facade Front yard setback paving (max.) Permeable surface in setbacks Driveway Slope 10-0 min., 24-0 max. 50% habitable space w/ private entry 45% paved max. At least 50% permeable Driveway slope shall not exceed 20% and parking area shall not exceed 5%. Over 10% driveway slope requires transition slope 10-0 on Ogden and Genesee Private entry and minimum 50% habitable space provided on both front facades Ogden: 35% Genesee: 40% At least 50% of all setbacks will be permeable surfaces. 15% driveway slope and provides transitional slope for each side Affordable Housing Pursuant to WHMC Chapter (Affordable Housing Requirements and Incentives), projects with ten or fewer units are required to provide a minimum of one inclusionary housing unit or to pay a fee in-lieu to the Affordable Housing Trust Fund. In this instance, the applicant has elected to pay the in-lieu fee. Page 8 of 9

9 Rent Stabilization & Housing Status The Department of Rent Stabilization & Housing records indicate that the existing units are inactive. If any units are currently or become occupied by tenants, the property owner must remove the property from the rental market (Ellis Act). Staff has included Condition No in Resolution No. PC requiring full compliance with the City s Rent Stabilization Ordinance pertaining to tenant relocation and eviction requirements. Solar Access and Solar Equipment The neighboring properties do not have existing solar energy systems installed on their properties; therefore the proposed project will not obstruct any solar absorption on adjacent properties. WEST HOLLYWOOD STATUTES AND FINDINGS OF FACT The application for the proposed ten-unit multi-family condominium development requires approval of a Demolition Permit, Development Permit, and a Tentative Tract Map by the Planning Commission, as indicated in Sections (Demolition Permits), (Development Permits), and (Tentative Tract Maps) of the WHMC. The specific findings are described in Draft Resolutions PC No and PC No SUMMARY This project will provide ten residential units, a net increase of eight housing units to the City s housing stock. The proposed project is complementary to the context of the neighborhood and meets the intent of the development standards for residential buildings in this area. Overall, the subject proposal is well suited for this site and the surrounding neighborhood. As proposed and conditioned, the required findings for the Demolition Permit, Development Permit, and Tentative Tract Map can be satisfied. Therefore, staff recommends that the Planning Commission approve the project request, subject to the findings and conditions of approval set forth in draft Resolutions attached as Exhibits A and B. EXHIBITS A. Draft Resolution No. PC (DMP DVP) B. Draft Resolution No. PC (SUB) C. Radius Map D. Tentative Tract Map E. Project Plans and Renderings Page 9 of 9

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