HomeMy WebLinkAbout12 - Call for Review of Planning Commission's Approval of a Mixed -Use Project at 2510 West Coast Highway (PA2019-249) - HandoutJ M III U 21
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COALITION TO PROTECT MARINER'S MILE
2510 WEST COAST HIGHWAY MIXED USE PROJECT
CITY COUNCIL AGENDA ITEM 12
JULY 27, 2021
I. PROJECT CHANGES SINCE LAST COUNCIL MEETING
a. CHANGE FROM COMMERCIAL TO OFFICE
b. REDUCTION IN NON-RESIDENTIAL SPACE
c. CHANGES IN FRONTAGE DESIGN
d. ELONGATION OF RESIDENTIAL BUILDING TO REDUCE VIEW IMPACTS
II. CITY HAS DISCRETION TO REJECT OR MODIFY PROJECT UNDER HOUSING ACCOUNTABILITY ACT
a. HAA DOES NOT APPLY TO SUBDIVISION APPROVALS
b. HAA DOES NOT EXEMPT LAND USE CHANGES FROM NORMAL REZONING PROCEDURES
c. HAA IS DESIGNED TO ADDRESS SOLELY DENSITY (NUMBER OF UNITS) AND EXCESSIVE
CONSTRUCTION REQUIREMENTS
III. CITY HAS AUTHORITY TO DISAPPROVE SINGLE -LOT PARCEL MAP UNDER SUBDIVISION MAP ACT
BECAUSE IT ALLOWS IMPROVEMENTS INCONSISTENT WITH GENERAL PLAN/LCP
a. SMALL OFFICE ON WEST COAST HIGHWAY FRONTAGE IS NOT CONSISTENT WITH CITY VISION
b. OFFICE AND MULTI -FAMILY SHOULD BE ON SEPARATE LOTS TO ALLOW MARKET FLEXIBILITY
c. APPLICANT HAS NOT EXPLAINED FINANCIAL RELATIONSHIP BETWEEN HOUSING AND OFFICE, NOR
COMMITTED TO CONSTRUCTING OFFICE
IV. CITY CANNOT GRANT LAND USE CHANGES AS A CONCESSION UNDER THE HOUSING ACCOUNTABILITY
ACT; EVIDENCE TO SUPPORT OTHER WAIVERS AND INCENTIVES IS NON-EXISTENT
a. WAIVER, INCENTIVE, AND CONCESSION REQUESTS MUST BE SUPPORTED BY EVIDENCE THEY ARE
NECESSARY
b. THE RECORD DOES NOT SHOW THE REQUESTED HEIGHT AND SETBACK WAIVER, OR COMMERCIAL
USE REDUCTION ARE NECESSARY TO MAKE AFFORDABLE HOUSING FEASIBLE
V. ADDITIONAL TRAFFIC AND VIEW STUDIES REQUIRED UNDER CITY POLICIES, CEQA, AND LCP;
CUMULATIVE IMPACTS MUST BE STUDIED
a. ADDITIONAL DWELLING UNIT AND OFFICE USE BRING PROJECT OVER 300-UNIT THRESHHOLD FOR
TRAFFIC STUDY
b. CUMULATIVE VIEW IMPACTS CANNOT BE IGNORED
VI. INADEQUATE OR MISSING CONDITIONS OF APPROVAL
a. AVON CONSTRUCTION
b. TIMING OF OFFICE CONSTRUCTION