The waiver for height above the allowed 36 ft. should not be granted.
1. Seventy-nine residential units can be built within the allowed 36 ft height.
Applicant states in its plan that limiting the building height to the allowable 36 ft would result in relegating the entirety of the project to studios. In other words, applicant admits that the project is in fact feasible by relegating the entirety of the project to studios. The city should not bear the burden of a project taller than any other project in the city, in order to make the project more desirable for the applicant, to the detriment of neighbors and all other citizens of the city.
• Planning department response to previous appellant that proof was not provided is not proper.
Applicant’s own statement demonstrates that 79 units can be provided in structure(s) limited to 36 ft height. Further, requiring appellant to provide proof, when a simple calculation shows that it is possible, is not reasonable.
• If the applicant desires a mix of larger units, it has the option of building fewer units. The 79 units is a maximum allowed and not a mandate.
• The fact that a 35% density bonus results in a denser project (studios vs 1- and 2-bedroom units) is obvious, and should come as no surprise.
2. The city or county is not required to waive or reduce development standards that would cause a public health or safety problem, cause an environmental problem, harm historical property, or would be contrary to law.
Granting the height waiver means there would be more two-bedroom and one-bedroom units, and fewer studios. The increase in occupancy would result in health, safety and environmental problems, thereby allowing the city to not allow the height waiver.
• The only ingress and egress for vehicles is a single driveway on Rosecrans, close to the Rosecrans – Highland intersection. During rush hour, traffic backs up to the proposed location of the driveway, creating an unsafe intersection (safety issue). Further, the idling cars waiting for egress onto Rosecrans creates both a health issue for close by apartments, and additional pollution (environmental).
• The statement that a traffic study indicates that there would be no more traffic moves than other uses of the property does not provide insight into the timing of those traffic moves.
Business traffic tends to be spread throughout the day. On the other hand, residents in the proposed project, commuting to and from work, would add to the already heavy traffic during rush hour on Rosecrans and Highland. It is well known that Rosecrans and Highland feeding into Vista del Mar is a heavily traveled commuter route.
AVERAGE UNIT SIZE FOR 79 UNITS WITHOUT 4TH FLOOR
BASIS:
Remove entire 3rd floor from Applicant’s Existing Plan. (Third floor has largest unit area).
Smaller 4th floor remains top floor - becomes new 3rd floor.
The average unit size for 79 units USING APPLICANT’S EXISTING PLAN but eliminating the 3rd floor is 664 sq ft. The 664 sq ft is suitable for a reasonable mix of units. (For example: 58 singles plus 21 one or two- bedroom units). Therefore, a height waiver is not required and should not be granted. Calculations provided below.
The Applicant’s justification calculation has the following errors. • The assumed unit utilization rate of 72% is unreasonably low. The submitted project has a utilization rate of 76%.
• Applicant’s calculation subtracts the open space requirement AFTER applying the assumed utilization rate rather than subtracting from net building envelope (BEFORE applying the assumed utilization rate).
Using Applicant’s Plan, but Eliminating the3rd floor, rather than assuming a utilization rate, reduces the unit area from 72,932 to 52,495 (72,932 – 20,437 = 52,495).
Allowing 79 units provides an average unit size of 664 sq ft (52,495 / 79 = 664), suitable for a reasonable mix of units.
Existing Applicant’s Highrose plan:
Unit Area Total Area
Lower Level 6,140 8,770
Ground Level 14,613 25,120
2nd Floor 20,155 24,337
3rd Floor 20,437 23,784
4th Floor 11,587 14,206
total 72,932 96,217
Total without 3rd floor 52,495 72,433
Typical single per Applicant Plan = 512 sq ft
Typical 1 or 2 Bedroom per Applicant Plan = 1073 sq ft
Mix of 79 units without 3rd floor
58 singles plus 21 one or two bedroom
(58 x 512 = 29,696)
(21 x 1073 = 22,533)
(58 + 21 = 79); (29,696 + 22,533 = 52,229)
BUILDING ENVELOPE
CITY OF MANHATTAN BEACH - CALIFORNIA
Project No. C0034 Date.12.17.2021
VERANDAS WITHEE MALCOLM
A BSB DESIGN STUDIO
2251 west 190th street | torrance | ca 90504 | 310.217.8885 | bsbdesign.com
HIGHROSE EL PORTO, LLC
SD SUBMITTAL SET 12.17.2021
30' OVER AVERAGE GRADE - NO MORE THAN 36' ABOVE ACTUAL GRADE 1 2
3 MAXIMUM ALLOWABLE HEIGHT
36' ABOVE LOWEST GRADE4
AVERAGE GRADE HEIGHT
MAXIMUM ALLOWABLE HEIGHT
30' ABOVE AVERAGE GRADE
PROPERTY LINE
TRADEWIND VERANDAS
PL
24' ABOVE AVERAGE GRADE5
34 5 1
123.40' EXISTING LOWEST GRADE
2 BUILDING AREA INCLUDED 3' SETBACK
BUILDING AREA
159.40' MAXIMUM ALLOWABLE HEIGHT
PARKING AREA
153.60' EXISTING GRADE
SECOND FLOOR F.F. 147.0'
GROUND FLOOR F.F. 136.0'
LOWER FLOOR F.F. 124.0'
BASEMENT / PARKING F.F. 113.0'
134.11' AVERAGE GRADE
164.11' MAX. ALLOWABLE
30'-0"
12'-0" 11'-0" 10'-0"
TOP OF PARAPET 157.5'
ROOF F.F. 156.0'
11'-0"
LOWER FLOOR 124.0'
BUILDING AREA : 10,102 S.F.
SECOND FLOOR 146.0'
BUILDING AREA : 35,388 S.F.
GROUND FLOOR 136.0'
BUILDING AREA : 32,511 S.F.
BUILDING AREA:
LOWER FLOOR AT 124.0' : 10,102 S.F.
GROUND FLOOR AT 136.0': 32,511 S.F.
SECOND FLOOR AT 146.0': 35,388 S.F.
NET BUILDING ENVELOPE TOTAL : 78,001 S.F.
TOTAL B.F.A. (BUILDABLE FLOOR AREA):
78,001 x .72 = 56,160 SF
THE FOLLOWING SPACES DEDUCTED FROM TOTAL RESIDENTIAL UNIT AS PART OF 72%
CORRIDORS, STAIRS, LOBBIES, TRASH, STORAGE, ENCLOSED AMENITY SPACES PL
FRONTSETBACK
5'-0"
FRONTSETBACK
5'-0"
36' LINE ABOVE LOWEST GRADE
36'-0"
30' LINE ABOVE AVERAGE GRADE
24' LINE ABOVE EXISTING GRADE
AVERAGE GRADE LINE
EXISTING GRADE LINE
REARSETBACK5'-0"+3'-0"
(3' ADDITIONAL
SETBACKOVER 24'
WALL)
REAR
SETBACK
5'-0"+3'-0"
(3' ADDITIONAL
SETBACK
OVER 24' WALL)
SIDE
SETBACK10'-0"
FRONTSETBACK
5'-0"
FRONTSETBACK
5'-0"
REARSETBACK
5'-0"
REAR
SETBACK
5'-0"
SIDE
SETBACK10'-0"
FRONTSETBACK
5'-0"
FRONTSETBACK
5'-0"
REARSETBACK
5'-0"
REAR
SETBACK
5'-0"
SIDE
SETBACK10'-0"
RAMP TO PARKING GARAGE6
6 10'-0"
SIDE SETBACK
10'-0"
SIDE SETBACK
10'-0"
SIDE SETBACK
THE OPEN SPACE DISTRIBUTION IS NOT REFLECTED INTO THIS CALCULATION. 05-02
N
BASE MODEL
REQUIRED OPEN SPACE:
(BASED ON 72% EFFICIENCY) NET B.F.A.
220 SF/UNIT
220 SF X 79 UNITS = 17,380 SF
56,160 SF - 17,380 SF = 38,780 SF
RENTABLE AREA PER UNIT:
38,780 SF / 79 = 490.9 S.F. PER UNIT
NOTES:
HUB
HUB
SM
CB
CB
HUBHUB
HUB
SM
HUB
HUB
SM
HUB
C1
Gross area: 1,359 S.F.
Deck Area: 147 S.F.
CITY OF MANHATTAN BEACH - CALIFORNIA
Project No. C0034 Date.12.17.2021
VERANDAS WITHEE MALCOLM
A BSB DESIGN STUDIO
2251 west 190th street | torrance | ca 90504 | 310.217.8885 | bsbdesign.com
HIGHROSE EL PORTO, LLC
SD SUBMITTAL SET 12.17.2021
GROUND LEVEL 136.0' UNITS+ CORRIDOR + TRASH + LOBBY + STORAGE + STAIRS + MECH/MAINT. + AMENITIES GROUND LEVEL B.F.A. 14,613 + 3,948 + 118 + 429 +898 +744 +331 + 4,039 =25,120 S.F.
THIRD LEVEL 157.5' UNITS+STAIR +TRASH +CORRIDOR 156.0' THIRD LEVEL B.F.A. 20,437 +744 +118 +2,485 =23,784 S.F.
FOURTH LEVEL 168.0' UNITS + STAIRS + CORRIDOR +TRASH ROOM + AMENITIES FOURTH LEVEL B.F.A.: 11,587+0 +1,568 +118 + 933 =14,206 S.F.
LOWER LEVEL 124' UNITS + CORRIDOR + TRASH + STORAGE + STAIR + ELECTRICAL + MAINTENANCE LOWER LEVEL B.F.A.: 6,140 + 862 + 534 + 530 + 388 + 158 + 158 = 8,770 S.F.
SECOND LEVEL 147' UNITS + CORRIDOR + STAIRS + AMENITIES + TRASH SECOND LEVEL B.F.A: 20,155 + 2,994 +744 +326 + 118 =24,337 S.F.
TOTAL B.F.A. BASEMENT LEVEL 118' LOWER LEVEL 124'+GROUND LEVEL 136'+SECOND LEVEL 146'+THIRD LEVEL 156'+FOURTH LEVEL 166' 0 + 8,770 + 25,120 + 24,337 + 23,784 + 14,206 = 96,217
05-04
N
B.F.A. EXHIBIT
GROUND LEVEL - 136.0'
BASEMENT FLOOR - LEVEL 113.0'
THIRD FLOOR - 157.5'
SECOND LEVEL - 147.0'
LOWER FLOOR - LEVEL 124.0'
FOURTH FLOOR - 168.0'
UNITS:
(7) S1 7 X 512 = 3,584 S.F.
(1) A1 767 S.F.
(1) A2 834 S.F.
(1) A3 796 S.F.
(1) A4 694 S.F.
(5) B1 5 X 1,073 = 5,365 S.F.
(3) B1-1 3 X 1,100 = 3,300 S.F.
(1) B1-2 1,144 S.F.
(1) B2 1,050 S.F.
(1) C1 1,359 S.F.
(1) C2 1,262 S.F.
UNIT S.F. TOTAL 20,155 S.F.
UNITS:
(1) A2 834 S.F.
(1) B1 1,073 S.F.
(4) B1-1 4 X 1,100 = 4,400 S.F.
(1) B1-2 1,144 S.F.
(1) B2 1,050 S.F.
(1) C1 1,359 S.F.
(1) C3-PH 1,727 S.F.
UNIT S.F. TOTAL 11,587 S.F.
UNITS:
(7) S1 7 X 512 = 3,584 S.F.
(1) A1 767 S.F.
(1) A2 834 S.F.
(1) A3 796 S.F.
(6) B1 6 X 1,073 = 6,438 S.F.
(1) B1-2 1,144 S.F.
(1) B2 1,050 S.F.
UNIT S.F. TOTAL 14,613 S.F.
UNITS:
(5) S1 5 X 512 = 2,560 S.F.
(2) B1 2 X 1,073 = 2,146 S.F.
(1) C4 1,434 S.F.
UNIT S.F. TOTAL 6,140 S.F.
UNITS:
(2) S1 2 X 512 = 1024 S.F.
(1) A1 767 S.F.
(1) A2 834 S.F.
(1) A4 694 S.F.
(5) B1 5 X 1,073 = 5,365 S.F.
(4) B1-1 4 X 1,100 = 4,400 S.F.
(1) B1-2 1,144 S.F.
(1) B2 1,050 S.F.
(2) B3-PH 2 X 1,269 = 2,538 S.F.
(1) C1 1,359 S.F.
(1) C2 1,262 S.F.
UNIT S.F. TOTAL 20,437 S.F.
FULLY SUBTERRANEAN PARKING
+ BELOW GRADE ROOMS (N.I.C
IN BFA)
FULLY SUBTERRANEAN PARKING
+ BELOW GRADE ROOMS (N.I.C
IN BFA)
CORRIDOR
862 S.F.
CORRIDOR
3,948 S.F.
CORRIDOR
2,994 S.F.
CORRIDOR
2,485 S.F.
CORRIDOR
1,568 S.F.
TRASH ROOM
TRASH CHUTE ROOM EAST 58 S.F.
TRASH CHUTE ROOM WEST 60 S.F.
TRASH ROOM TOTAL: 118 S.F.
TRASH ROOM
TRASH CHUTE ROOM EAST 58 S.F.
TRASH CHUTE ROOM WEST 60 S.F.
TRASH ROOM TOTAL: 118 S.F.
TRASH ROOM
TRASH CHUTE ROOM EAST 58 S.F.
TRASH CHUTE ROOM WEST 60 S.F.
TRASH ROOM TOTAL: 118 S.F.
TRASH ROOM
TRASH CHUTE ROOM EAST 58 S.F.
TRASH CHUTE ROOM WEST 60 S.F.
TRASH ROOM TOTAL: 118 S.F.
TRASH ROOM
TRASH CHUTE ROOM WEST 534 S.F.
AMENITIES
LOUNGE ROOM 933 S.F.
AMENITIES
FITNESS ROOM 326 S.F.
LOBBY
429 S.F.
STORAGE
EAST STORAGE ROOMS 775 S.F.
123 S.F.
898 S.F.
STAIRS
STAIR 1 178 S.F.
STAIR 2 210 S.F.
STAIR 3 182 S.F
STAIR 4 174 S.F.
STAIR TOTAL 744 S.F.
STAIRS
STAIR 1 178 S.F.
STAIR 2 210 S.F.
STAIR 3 182 S.F
STAIR 4 174 S.F.
STAIR TOTAL 744 S.F.STAIRS
STAIR 1 178 S.F.
STAIR 2 210 S.F.
STAIR 3 182 S.F
STAIR 4 174 S.F.
STAIR TOTAL 744 S.F.
STORAGE
SURFBOARD STORAGE 530 S.F.
STAIRS
STAIR 1 178 S.F.
STAIR 2 210 S.F.
STAIR TOTAL 388 S.F.
STAIRS
STAIRS ON TOP LEVEL N.I.C. IN
B.F.A. CALCULATION
ELECTRICAL ROOM
158 S.F.
MAINTENANCE ROOM
158 S.F.
MECHANICAL/MAINTENANCE
331 S.F.
AMENITIES
COMMUNITY ROOM 1,693 S.F.
ENTRY COMMON SPACES 2,346 S.F
AMENITY TOTAL 4,039 S.F.