1 CITY OF REDONDO BEACH
PLANNING DIVISION
RECEIVED BY:
APPLICATION FOR COASTAL DEVELOPMENT PERMIT
(or application for exemption or categorical exclusion) DATE RECEIVED:
FILE NUMBER:
PLEASE NOTE: Within 30 days of receipt of an application, the Planning Division will inform the applicant in writing if the application is incomplete, and what items must be submitted to complete the application. Processing of the application will not begin until it is complete, pursuant to Section 10-5.2210 of the Municipal Code.
Application is hereby made to the City of Redondo Beach, for a Coastal Development Permit, pursuant to Article 10 of Chapter 5, Title 10 of the Redondo Beach Municipal Code.
A APPLICANT INFORMATION
STREET ADDRESS OF PROPERTY:
EXACT LEGAL DESCRIPTION OF THE PROPERTY: ZONING:
TELEPHONE:
AUTHORIZED AGENT’S NAME:
MAILING ADDRESS:
TELEPHONE:
PROJECT ARCHITECT/FIRM/PRINCIPAL:
MAILING ADDRESS:
TELEPHONE: LICENSE NO.
B TYPE OF APPLICATION (Consult with Planning Department staff) ____ Exempt
____ Categorical Exclusion
____ Coastal Development Permit public hearing waiver
____ Coastal Development Permit public hearing required 1021 N. Harbor Drive
B 2-35
LOTS 84 THRU 88 TR 1326 AND VAC ALLEY ADJ ON E AND LOTS 74 THRU 78 M B 2-35 OCEAN BEACH SUB VAC ST AND ALLEY AND EX OF ST LOTS 73 AND 89 CC-4 RECORDED OWNER’S NAME:
New Commune DTLA LLC
MAILING ADDRESS:
9744 Wilshire Blvd, Beverly Hills, CA 90212
310-208-4100
PROJECT DEVELOPER:
Same as owner
MAILING ADDRESS:
TELEPHONE:
Brandon Straus, Srour & Associates
2447 PCH, Suite 200, Hermosa Beach, CA 90254
310-372-8433
KFA, LLP
3573 Hayden Ave., Culver City, CA 90232
310-399-7975 C 30834
X
2 C PROJECT DESCRIPTION. (Provide a detailed description of the project.) D PROJECT INFORMATION: (Note: Please provide a detailed project description on a separate page.) Where questions do not apply to your project, indicate “NOT APPLICABLE” or N.A.
1. TYPE OF PROJECT
New
Addition
Demolition ________________ Sq. Ft.
Change of use from ___________________________ to ____________________________________ Grading ________________ Cu. Yds.
Fence ______________ Height _______________ Length
Paving ________________ Amount
Other __________________________________________________ x
x
x
x
x
_______________ Sq. Ft.
industrial mixed use
The applicant proposes to develop 35 residential condominium units, along with 8,574 square feet of retail/commercial uses on the subject site. The site is located in the CC-4 zone and the Coastal Commercial land use designation in the Coastal Zone. The project site spans fourteen adjacent parcels and vacated streets, which make up the current site of the now-vacant Sea Lab educational facility.
While residential is not currently featured as a permitted or conditionally permitted use in the CC-4 zone, 20 percent (seven) of the project’s 35 residential units will be rented to lowerincome residents, which entitles the applicant to develop an affordable housing development on the site, notwithstanding the inconsistent residential uses, pursuant to the affordable housing provisions of the Housing Accountability Act (Gov. Code, § 65589.5, subd. (d).) The project will go far to assist the City in meeting its ongoing regional housing needs allocation (“RHNA”) requirements pursuant to Government Code Section 65584, especially as those requirements pertain to affordable housing. The project also will assist the City in achieving many of its Local Coastal Program goals with the establishment of visitor-serving uses and affordable housing in a viable location of the Coastal Zone.
To be determined
To be determined
142,557 Sq. Ft.
AUGUST 2018 3
2. ADDITIONAL INFORMATION
Note: If yes to any of the items b through h, please explain on a separate sheet. a. Has any application for development on this site been submitted previously to the California Coastal Zone Conservation Commission or Coastal Commission? YES NO
If yes, state previous Application Number:
b. Are any utility extensions necessary to serve the project? If yes, explain. YES NO c. Does the development involve diking, filling, dredging or placing structures in open coastal waters? If yes, explain and indicate whether the U.S. Army Corps of Engineers Permit has been applied for.
YES NO
d. Will the development extend into or adjoin any beach, tidelands, submerged lands or public trust lands? YES NO
e. Is the development in or near:
Sensitive habitat areas? YES NO
100 year floodplain? YES NO
Park or recreation area? YES NO
f. Will the development harm existing lower-cost visitor and recreational facilities? YES NO Will the development provide public or private recreational opportunities? YES NO g. Does the site contain any:
Historic resources? YES NO
Archaeological Resources? YES NO
h. Will the proposed development be visible from:
Park, beach or recreation areas? YES NO
Harbor area? YES NO
i. Is the project a "Priority Project" as defined by the City's NPDES Permit pursuant to Section 5-7.103 of the Redondo Beach Municipal Code? YES NO
If yes, are copies (2 or 25 copies, as applicable) of the Low Impact Development (LID) report attached? YES NO
j. Is the a project with "Planning priority project characteristics" as defined by the City's NPDES Permit pursuant to Section 5-7.103 of the Redondo Beach Municipal Code? YES NO If yes, are copies (2 or 25 copies, as applicable) of the Low Impact Development (LID) report attached? YES NO
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
4 E SHOWINGS: Explain how the project is consistent with the Certified Local Coastal Program.
2. If the proposed development is located between the sea and the first public road paralleling the sea, indicate how it is in conformity with the public access and public recreation policies of Chapter 3 of Division 20 of the California Public Resources Code.
1. Is the project designed in full accordance with the development standards and other provisions of the Zoning Ordinance for the Coastal Zone? If not, explain.
The Project is not in accordance with the development standards or permitted uses for the applicable zone, namely the CC-4 zone, Coastal Commercial land use designation. This is a mixed-use development to be entitled pursuant to the affordable housing provisions of the Housing Accountability Act (Gov. Code, § 65589.5, subd. (d).) The Project will include a total of 142,557 square feet of residential and commercial floor area. Thirty-five new residential units will encompass 133,943 s.f., and remaining 8,614 s.f. will be for commercial use. Twenty percent (or seven) of the 35 residential units will be rented to lower-income residents. The set-aside of 7 units for lower-income households entitles the applicant to develop residential dwelling units on the site, notwithstanding the use limitations in the CC-4 zone. In addition, the applicant is not bound by the CC-4 development standards, such as requirements for floor area ratio, height, open space, and parking.
The Project will not modify existing means of access to the shoreline. It will enhance public enjoyment of the coast by providing new retail businesses serving the project's residents and visitors to the area, thereby "providing commercial facilities within or adjoining residential development or in other areas that will minimize the use of coastal access roads....." Pub. Res. Code, § 30252. 5 3. Will the project have an effect on public access to and along the shoreline, either directly or indirectly (e.g. removing parking used for access to the beach)? If yes, describe the effect.
No.
CITY OF REDONDO BEACH
PLANNING DIVISION
RECEIVED BY:
COMBINED APPLICATIONS FOR CONDITIONAL USE PERMIT AND
PLANNING COMMISSION DESIGN REVIEW
TO ESTABLISH CONDOMINIUM USAGE
DATE RECEIVED:
Application is hereby made to the Planning Commission of the City of Redondo Beach, for Conditional Use Permit, pursuant to Section 10-2.2506, and for Planning Commission Design Review, pursuant to Section 10-2.2502, all in Chapter 2, Title 10 of the Redondo Beach Municipal Code.
PART I - GENERAL INFORMATION
A APPLICANT INFORMATION
STREET ADDRESS OF PROPERTY:
ZONING:
TELEPHONE:
PROJECT DEVELOPER:
MAILING ADDRESS:
TELEPHONE:
MAILING ADDRESS:
TELEPHONE: LICENSE NO.
B PROJECT PLANS
For new construction, two (2) enlarged sets of conceptual plans, and 25 copies (18” X 24”) of each sheet shall be submitted as part of this application (see Instructions for Graphic Portions of the Application). These plans shall consist of:
I. Site Plan; II. Floor Plans; III. Building Elevations (showing natural and finished grades); IV. Transverse and Longitudinal Sections (showing natural grades); and V. Roof Plan. 1021 N. Harbor Dr.
EXACT LEGAL DESCRIPTION OF THE PROPERTY:
CC-4
PROJECT ARCHITECT/FIRM/
PRINCIPAL: KFA, LLP
AUTHORIZED AGENT’S NAME:
Srour & Associates, Attn: Brandon Straus
MAILING ADDRESS:
2447 Pacific Coast Highway, Suite 200
Hermosa Beach, CA 90254
RECORDED OWNER’S NAME:
New Commune DTLA LLC
MAILING ADDRESS:
9744 Wilshire Blvd, Beverly Hills, CA 9021
TELEPHONE: 310-208-4100
3572 Hayden Ave.
Culver City, CA 90232
310-399-7975
Same as owner
LOTS 84 THRU 88 TR 1326 AND VAC ALLEY ADJ ON E AND LOTS 74 THRU 78 M B 2-35 OCEAN BEACH SUB VAC ST AND ALLEY AND EX OF ST LOTS 73 AND 89 C 30834
310-372-8433
C PROJECT DESCRIPTION: Give the following data for the project:
1. Area of project site: square feet: acres.
2. Land coverage of buildings: %.
3. Landscaped area:
4. Number of units:
5. Number of parking spaces assigned to units:
6. Number of stories: Maximum height: .
7. Compute the outdoor living space serving each unit (i.e., patios, decks, balconies,etc.) using the table below:
UNIT
NUMBER
TYPE OF SPACE AND DIMENSIONS
(deck, balcony,patio, yard, etc.)
ACTUAL AREA CREDITING
PERCENTAGE
RESULTING
CREDITABLE
AREA
8. Does each unit have at least one private patio, balcony, deck (excluding roof decks), or yard with a minimum area of 300 square feet including bonuses, and a minimum dimension of 10 feet? Yes No
9. Does each unit have at least 400 cubic feet of enclosed, weatherproofed and lockable storage space, and at least 200 cubic feet of such storage area in a single location? Yes No
D WALL AND FLOOR/CEILING ASSEMBLIES
Show typical detailed sections of the types of wall and floor/ceiling construction that would be used in both common and interior partition walls within the project, including either published data from a recognized and approved testing laboratory, a statement from a licensed acoustical engineer or the City Building Official as to the S.T.C. (Sound Transmission Class) and I.I.C. (impact Insulation Class) of the proposed type of construction.
YES NO
1. Do all wall assemblies separating units from each other or from public or quasi-public spaces, such as interior corridors, laundry rooms, recreation rooms and garages provide a minimum rating of 55 S.T.C.?
22,002 square feet:
square feet:
Minimum size of units:
37,317 .857
58.9 35
6 88'
NOT REQUIRED FOR BUILDER REMEDY PROJECT
X
5 %.
1407 sq ft Lot area per unit: 1066.2 sq ft
Assigned to guests: Total:
1,980
28 0 50
Commercial: 22
2. Do all floor/ceiling assemblies separating units from each other or from public or quasi-public spaces, such as interior corridors, laundry rooms, recreation rooms and garages provide a minimum rating of 50 S.T.C.?
3. Will wood floor joists and subflooring be non-continuous between separate condominium units?
4. Will penetrations or openings in the construction for piping, electrical outlets and devices, recess cabinets, bathtubs, soffits, heating, and ventilating and/or air conditioning intake and exhaust ducts, and the like, be sealed, lined, insulated or otherwise treated to maintain the required rating?
5. Will entrance doors to units be of solid construction and have perimeter seals which will in combination provide a minimum rating of 33 S.T.C.?
6. Do all separating floor/ceiling assemblies identified in (2) above provide a minimu rating of 65 I.I.C.? (Floor coverings may be included in the assembly to obtain the required ratings, but must be retained as a permanent part of the assembly and may only be replaced by another floor covering that provides the same or greater impact insulation.)
E TREATMENT OF UTILITIES
YES NO
1. Will the proposed project have individual shut-off valves for all plumbing fixtures? If not, will each unit have a plumbing shut-off valve
2. Will the proposed project have built-in drip pans and appropriate drains for clothes washers, dishwashers, hot water heaters, and other appliances which have been found to be potential sources of water leakage?
3. Will all utilities with the exception of water be separately metered in such a way that the unit owner can be separately billed for his use?
4. Will all units have individual circuit breaker panels accessible from within the unit?
5. Are all domestic water lines (except sprinkler and fire protection systems) of copper tubing or equivalent material approved by the Building Official?
F ISOLATION OF VIBRATION AND SOURCES OF STRUCTURE BORNE NOISE IN PROJECTS
WHERE UNITS HAVE COMMON WALLS AND/OR COMMON FLOORS/CEILINGS YES NO
1. Will all permanent mechanical equipment such as motors, compressors, pumps and compactors be shock mounted with inertia blocks or bases and / or vibration isolators?
2. Will all domestic appliances which are cabinet installed or built into the individual units (clothes washers and dryers, etc.) be isolated from cabinets and the floor and ceiling by resilient gaskets and vibration mounts?
3. Will the cabinets in which the above-mentioned appliances are installed be offset from the back wall with strip gasketing?
4. Will all non-permanent appliances such as clothes washers and dryers be mounted on permanent rubber bases and surface plates?
5. Will any plumbing fixture be located on a common wall between two separate units where it would back up to a living room, family room, dining room, den, or bedroom of an adjoining unit? X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
6. Will there be at least eight and one-half (8-1/2) feet of pipe between the closest plumbing fixtures in contiguous units?
7. Will all water supply lines within the project be isolated from wood and metal framing with specifically manufactured pipe insulators?
8. Will all vertical drainage pipe be surrounded by three-quarter inch (3/4") thick dense insulation board or full thick fiberglass or wool blanket insulation for its entire length including the sections that pass through wood or metal framing?
G ADDITIONAL INFORMATION
YES NO
1. Does this application include one copy of the CC & R's for the proposed condominium and a cross-reference sheet indicating where the various requirements of Section 10-2.1608(D)(4) are discussed in the CC & R's?
2. What is the amount of the regular annual assessment? Please note that language specifying the amount of the regular annual assessment must be incorporated in the CC & R's submitted with this application.
H EXPLANATIONS OF ANSWERS IN ABOVE SECTIONS
List below (or on additional pages if necessary) any comments which may explain the answers given in the above sections (include letters and numbers of sections referred to).
IMPORTANT NOTICE
RE: FIRE HYDRANTS AND WATER MAINS
Contact California Water Service, at (310)-540-1033 regarding possible required water main extensions and/or upgrading of fire hydrants in conjunction with the construction of all multiple-family residential projects.
For all commercial and industrial construction, contact the fire inspector of the Redondo Beach Fire Division at (310)-318-0673.
X
X
X
X
1 CITY OF REDONDO BEACH
PLANNING DIVISION
RECEIVED BY:
APPLICATION FOR CONDOMINIUM SUBDIVISION
DATE RECEIVED:
Application is hereby made to the Planning Division of the City of Redondo Beach, pursuant to the provisions of Title 10 of the Redondo Beach Municipal Code, for an Administrative Design Review for a Condominium Subdivision on the property described below.
PART I - GENERAL INFORMATION
A APPLICANT INFORMATION
STREET ADDRESS OF PROPERTY:
EXACT LEGAL DESCRIPTION OF THE PROPERTY: ZONING:
RECORDED OWNER’S NAME:
New Commune DTLA LLC
MAILING ADDRESS:
9744 Wilshire Blvd, Beverly Hills, CA 9021
TELEPHONE: 310-208-4100
AUTHORIZED AGENT’S NAME:
Srour & Associates, Attn: Brandon Straus
MAILING ADDRESS:
2447 Pacific Coast Highway, Suite 200
Hermosa Beach, CA 90254
310-372-8433
LOTS 84 THRU 88 TR 1326 AND VAC ALLEY ADJ ON E AND LOTS 74 THRU 78 M B 2-35 OCEAN BEACH SUB VAC ST AND ALLEY AND EX OF ST LOTS 73 AND 89 1021 N. Harbor Dr.
CC-4
TELEPHONE:
2 B CONFORMANCE TO SUBDIVISION CRITERIA: Give full and complete answers:
1. Indicate the present use of the property and buildings thereon (if any) and the expected future use of the parcels which would be created by the Condominium Subdivision.
The applicant proposes to develop 35 residential condominium units, along with 8,614 square feet of retail/commercial uses on the subject site. The site is located in the CC-4 zone and the Coastal Commercial land use designation in the Coastal Zone. The project site spans fourteen adjacent parcels and vacated streets, which make up the current site of the now-vacant Sea Lab educational facility.
While residential is not currently featured as a permitted or conditionally permitted use in the CC-4 zone, 20 percent (seven) of the project’s 35 residential units will be rented to lowerincome residents, which entitles the applicant to develop an affordable housing development on the site, notwithstanding the inconsistent residential uses, pursuant to the affordable housing provisions of the Housing Accountability Act (Gov. Code, § 65589.5, subd. (d).) The project will go far to assist the City in meeting its ongoing regional housing needs allocation (“RHNA”) requirements pursuant to Government Code Section 65584, especially as those requirements pertain to affordable housing. The project also will assist the City in achieving many of its Local Coastal Program goals with the establishment of visitor-serving uses and affordable housing in a viable location of the Coastal Zone. 3 B CONFORMANCE TO SUBDIVISION CRITERIA: Give full and complete answers:
2. Indicate how the proposed parcel(s) will front on or have adequate access to a public street (not alley) of adequate width to carry the quantity and kind of traffic generated by the uses allowed in the zone in which they are located.
The development will have frontages on N. Harbor Drive and Yacht Club Way, which will facilitate the residential and commercial-related traffic flow associated with the project.
3. Indicate how the proposed Condominium Subdivision will not be detrimental to the surrounding lot pattern and will not create lots smaller than the prevailing lot size in the area where they would be located.
The area surrounding the proposed development is made up of City-owned properties with Harbor-related commercial and multifamily residential uses. The proposed mixed-use condominium development will be compatible with the scope and nature of these adjacent uses.
4. Indicate how the proposed Condominium Subdivision would be in conformance with the intent and purpose of the General Plan for the City of Redondo Beach.
While residential is not currently featured as a permitted or conditionally permitted use in the CC-4 zone, 20 percent (seven) of the project’s 35 residential units will be rented to lower-income residents, which 4 B CONFORMANCE TO SUBDIVISION CRITERIA: Give full and complete answers:
entitles the applicant to develop an affordable housing development on the project site, notwithstanding the inconsistent residential uses, pursuant to the affordable housing provisions of the Housing Accountability Act (Gov. Code, § 65589.5, subd. (d).)
1 CITY OF REDONDO BEACH
PLANNING DIVISION
APPLICATION FOR ENVIRONMENTAL ASSESSMENT
DATE FILED:
I.E.S. No.:
INSTRUCTIONS FOR FILING:
1) All information in this application shall be typed or legibly printed. 2) Give full and complete answers to all questions.
3) If necessary, attach extra sheets to answer questions fully.
A
APPLICANT INFORMATION
STREET ADDRESS OF PROPERTY:
EXACT LEGAL DESCRIPTION OF THE PROPERTY: LAND USE DISTRICT:
ASSESSOR’S PARCEL NO.:
PROJECT SPONSOR NAME:
MAILING ADDRESS:
TELEPHONE:
PROJECT DESCRIPTION (include types of discretionary approvals sought):
Negative Declaration $1,785 plus contract cost
Mitigated Negative Declaration $1,985 plus contract cost Environmental Impact Report – Actual Contract Cost
1021 N. Harbor Drive
LOTS 84 THRU 88 TR 1326 AND VAC ALLEY ADJ ON E AND LOTS 74 THRU 78 M B 2-35 OCEAN BEACH SUB VAC ST AND ALLEY AND EX OF ST LOTS 73 AND 89 Coastal Commercial 7503-013-016 and 7503-013-017
New Commune DTLA LLC
9744 Wilshire Blvd, Beverly Hills, CA 90212
310-208-4100
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7KH DSSOLFDQW LV VHHNLQJ DSSURYDO RI FRQGRPLQLXP XVH IRU WKH VXEMHFW VLWH GHVLJQ UHYLHZ RI WKH SURSRVHG GHYHORSPHQWDSSURYDORIDWHQWDWLYHWUDFWPDSDQGD&RDVWDO'HYHORSPHQW3HUPLW 2 B DESCRIPTION OF EXISTING ENVIRONMENT:
Describe the environment in the area of impact of the project as it exists before the commencement of the project.
Include references to the project’s compatibility with the General Plan, other policies and plans, and with related projects, both public and private, both existing and planned:
C POTENTIAL ENVIRONMENTAL IMPACTS OF PROJECT:
YES NO
1. ______ ______ Is this project associated with any other existing or proposed project?
2. ______ ______ Will this project involve any type of phased development?
3. ______ ______ Will the project involve a substantial alteration of ground contours?
4. ______ ______ Will the project alter existing surface drainage patterns?
5. ______ ______ Will the project substantially change existing noise or vibration levels in the vicinity?
6. ______ ______ Will the project substantially change demand for municipal services (police, fire, water, sewage, etc.)?
7. ______ ______ Will the project require certification, authorization, or issuance of a permit by any county, estate or federal environmental control agency such as the California Coastal Commission, APCD, EPA, or the Regional Water Quality Control Board? (If so, please identify those agencies.)
8. ______ _______ Is this project considered a "Priority Project" as defined by the City's NPDES Permist and will therefore require the submission of a Low Impact Development (LID) report? DISCUSSION OF “YES” AND “NO” RESPONSES FOR ITEMS 1 THROUGH 7 ABOVE. (Attach additional sheets as needed.) X
X
X
X
X
X
X
X
The project site spans fourteen adjacent parcels and vacated streets, which make up the current site of the now-vacant Sea Lab educational facility. The proposed mixed-use project is not in accordance with the development standards or permitted uses for the applicable zone:
CC-4 and Coastal Commercial. Nonetheless, the project will be compatible with existing nearby uses. The area surrounding the proposed development is made up of City-owned properties with Harbor-related commercial and multifamily residential uses. A mixed-use condominium development will be compatible with the scope and nature of these adjacent uses. 3 D SUPPLEMENT TO ENVIRONMENTAL ASSESSMENT APPLICATION
(Must accompany Environmental Assessment Application for any project which involves physical construction.) Please include the following with your submittal:
A site plan showing topographic contours and location of proposed improvements.
Floor plans of all levels.
Elevations (4).
A longitudinal and transverse section.
Please give the following data for the project:
A.
B. Anticipated types of specific Activities: __ __________________________________ __________________________________________________________________________________________ C.
D.
E. Improvements/modification in the public right-of-way: __ _________________________________________________ ____________________________________ F.
G.
H.
I.
Type of project of land use: Mixed Use - Residential Condominiums/Commercial _________________________________________________ ______________ Residential and Retail __________________
New sewer lateral(s), driveway, sidewalk, curb ____________________________________ _____
and gutter
J.
K.
L. Number of stories: 6____________________________________________________________________ ___ M. Maximum height above existing grade:_______________________________________________________ 88 ' N. Grading proposals and estimate of cut and/or fill: _______________________________________________ ___________________________________________________________________________________________ O. Unique topographical features: ______________________________________________________________ None ___________________________________________________________________________________________ P. Mature vegetation _______________________________________________________________ Historical structures: None _______________________________________________________________________ Number of employees: ______________________ To be determined ______________________________________________ Landscaped area in square feet: __1,980 ____________________________________________________________ Size of project site in square feet: 37,317 _________________________________________________ Square footage of existing buildings on site: ___________ 11,314________________________________________ Square footage of proposed buildings on site: __________ 142,557________________________________________ Number of dwelling units:
Number of Spaces _50___________________________________________________________________ Land Coverage: ____________________________________________________________________ 58% To be determined
None
Q.
35