Applicable State Law
Housing Accountability Act
State Density Bonus Law
California Environmental Quality Act
Housing
Accountability
Act (Gov. Code
§ 65589.5)
Limits Local Governments’ Ability to Reject or
Make Infeasible Housing Development Projects
This Project Constitutes a “Housing
Development Project. ”
Unlawful to Deny Project unless Local
Government can Demonstrate:
• 1. specific, adverse impact upon the public health or safety. • 2. No feasible method to satisfactorily mitigate or avoid the adverse impact other than to disapprove the project.
Community
Outreach
Designed Project to be as Least Intrusive as Possible.
Below applicable
density per zone and
state law.
Within height for
zone.
Variation in façade
design to reduce
massing.
Parking below grade
to enhance privacy
and reduce noise.
Applicant Worked Directly with Community to
Address Concerns to the Extent Feasibly Possible
Project is in Conformance with City’s General Plan
and Zoning for the Property.
Project Invokes State Density Bonus Law
Project sets aside one very low income unit, invoking state density bonus law.
The density bonus and incentives are mandatory, not
discretionary.
Concessions and Waivers
sought:
Concession - Reduce commercial office space for Project.
Waiver – setbacks necessary to construct the subterranean parking structure and ensure feasibility of Project.
Parking – the Project is adequately parked (26 stalls) per SDBL and City Code.
CEQA Class 32 Exemption Requirements
The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The Project site is no more than five acres in size within city limits on a substantially surrounded by urban uses.
The Project site does not include habitat for endangered, rare or threatened species.
Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
The Project site can be adequately served by all required utilities and public services.
Project is Exempt from CEQA
• Project is consistent with applicable general plan and zoning • Project site is below five-acre threshold (0.57 acres) • Project site contains no environmentally protected habitat. • No significant environmental impacts.
• 1. Traffic well below the 500 daily tip threshold for a traffic analysis. • 2. Additional 6-foot right of way easement for deceleration lane mitigates all potential ingress and egress issues on site (including emergency). • 3. Noise study confirms Project will meet written City standards. • 4. Construction emissions well below SCAQMD regional thresholds. • 5. Geotechnical investigations show no hazards and stable slope conditions. • Site adequately served by utilities.
No Specific Adverse Impacts
• Appellants allegations involve subjective standards.
• Parking – The Project is adequately parked in accordance with state law and the Torrance Municipal Code.
• Traffic and Driveway – Traffic below environmental standard for further analysis. City has conditioned development on
deceleration lane to be used by Project, ensuring safe ingress and egress from site.
• Further resolution at Plan Check Phase or in Conditions of Approval.