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SR-7-C (3) 1-(" PCD SF:KG AS DJ:f.\plan\share\pc\strpt\tm970D6 Planning CommiSSion Mtg December 17, 1997 Santa Monica, California TO The Honorable Planning Commission FROM Planning Staff SUBJECT Vesting Tentative Parcel Map No 24905 Address Applicant 518 Georgina Avenue Said Torab INTRODUCTION Action Application TM 97-006 for a Vesting Tentative Parcel Map to create a two parcel subdivIsion on 5125 acres of land located at 518 Georgma Avenue Recommendation Deny Vestmg Tentative Parcel Map No 24905 SubdiVISion Mac Act Action Date December 22, 1997 SITE LOCATION AND DESCRIPTION The subject property IS a 5125 acre parcel located at 518 Georgma Avenue east of Ocean Avenue and west of 7th Street All surroundmg uses consist of properties developed as Single Family Residences within the R-1 Dlstnct EXisting parcel sizes for lots m thiS area along Georgina and ItS nelghbonng streets (Including San Vicente Boulevard, Marguerlta Avenue. Alta Avenue, Palisades Avenue, and the South Side of Adelaide Dnve ) are generally over 100 feet m Width and 200 feet In depth Zoning Dlstnct Land Use District Parcel Area Legal DeSCription R-1 (SIngle Family ReSIdentIal District) Single Family HOUSing 5125 acres (existing approximately 101 5' X 220') Lot 7, Block H. The Palisades Tract PROJECT DESCRIPTION The applicant proposes to spilt the 5125 acre parcel mto two lots Lot 1 (5075' Wide X approxImately 220' deep) would contain a parcel area of 11,175 s f ( 2565 acres), and Lot 2 (50 75' Wide x approximately 220') would contaIn a parcel area of 11,152 sf (2560 acres) The proposed subdiVISion IS consistent With the Single Family ReSidential District 1 ..~ . 023 (R1) minimum 5,000 s.f lot size for newly created lots, and exceeds the minimum required parcel dimensions (50' wide x 100' depth) Applications to demolish the residence and garage on this site (097-061 and 097-062) were filed on August 4, 1997 Dunng the City'S Landmarks Commission review of these applications, the Commission raised concerns about the demolition of homes Within the Palisades Tract, as the neighborhood is hsted In the City's Historic Resources Inventory as a "potential histone dlstnct II As a result, the Commission directed the City'S Histone Resources Consultant to evaluate the reSidence at 518 Georgina to determine both ItS status as an indiVidual landmark, as well as the Viability of the historic dlstnct as a whole Based on an evaluation of the City'S histone records, including a history of the alteration of structures on the site, the consultant deterrmned that the structure at 518 Georgina did not possess Significant ment for landmark deslgnatton The consultant also recommended that, due to the large number of demolitions and physical alterations to structures which have occurred over the years In the area, the Palisades Tract should be re-surveyed to determine whether or not It IS stili a potentially Viable hlstonc dlstnct As the reSidence at 518 Georgina Avenue did not meet the minimum standards for mdlvldual deSignation, the CommISSion did not take any action on the demolition permits, which were approved on October 3, 1997 CEQA STATUS The project IS categoncally exempt from the proVISions of CEQA, Class 15 of the CalIfornia EnvIronmental Quality Act because the subdiVIsion IS located In an urbamzed area, Will result In the creation of 4 or fewer parcels, and IS In compliance With eXisting zomng requIrements RENT CONTROL STATUS The property IS vacant and IS not subject to rent control FEES The project IS not subject to any special Planning and Zoning related fees PUBLIC NOTIFICATION Pursuant to Mumclpal Code Section 9042022050, notice of the public hearing was published In The Outlook and mailed to all owners and reSidential and commercial tenants of property located wlthm a 300 foot radiUS of the project at least ten consecutive calendar days pnor to the heanng A copy of the notIce IS Included as Attachment B 2 Itffi:! '024 ANALYSIS Backaround The Palisades Tract was onglnally subdivided In 1905 and the anginal tract IS bounded by Seventh Street to the east, Ocean Avenue to the west, Adelaide Drive to the north, and Montana Avenue to the south. The Palisades Tract was designed to accommodate large homes With ample yard and garden areas, and has been substantially developed In thiS manner The neighborhood IS considered unrque and distinct due to Its 100-foot wide streets, as compared to other R1 zoned areas of the City, which typically have 60 to 80- foot wide streets, parcels With wide street frontages of 100+ feet, as compared to other R1 Dlstncts With average 50-foot wide frontages; and 200-foot deep lots, as compared to other R 1 Districts With average 150-foot depths At 40 feet, the front setbacks In the Palisades Tract are also much larger than most R1 Dlstncts, which generally range from 20 to 30 feet In depth Parkways and sidewalks average 25 feet In wIdth, which IS larger than most R1 Dlstncts Due to the large lot sizes and open space features, the Palisades Tract proVides more open space than any other reSidential neighborhood In the City, and attracts many City reSidents and vIsitors who enJoy walking and cycling In the pleasant ambience of the neighborhood ThiS IS slgnrficant, In that the City IS extremely dense, With a population of approximately 90,000 people Within a land area of Just eight square miles The City IS a highly desirable place to work or VISit due to Its ocean side location, fine climate, urban faCilities, service and entertainment venues, as well as a vigorous economy As a consequence, approximately 200,000 people are present on any given weekday, and thiS number often climbs to 400,000 or more on weekends Both the population denSIty and congestion Issues present threats to the quality of lIfe Within the City Given the City'S denSity, the Palisades Tract and the open space It prOVIdes are a unique asset to the City PrevIous CltV Council Action On November 2S, 1997, the City Council conSidered an appeal of a Planning Commission deCISion to approve the subdiVIsion of a parcel at S02 Georgma, located near the subject parcel In the Palisades Tract ThiS lot split was denied due to the CouncIl's strong belief that the eXIsting scale and character of the neIghborhood should be mamtalned, and that thiS character would be eroded by allOWing lots to be subdiVided To further protect the neighborhood's unique qualities, the Council directed staff to prepare an Interrm ordinance that would establish a moratorrum on acceptIng new subdiVIsion applications after November 2S, 1997, wlthm the area bounded by Ocean Avenue, Seventh Street. Adelaide Dnve. and Montana Avenue, until such time as the Planning Commission and CIty Council have the opportunity to conSider a pending text amendment that would modify the minimum lot Width standards In thiS area from SO feet to 100 feet The Council Will conSider thiS ordinance at ItS December 16th meeting However, since thiS ordmance Will apply only 3 _11\I 'U25 to applications filed after November 25, 1997. the proposed request IS not subject to the proposed ordinance MUnlClpt;l1 Code Comollance Although the proposed subdivIsion comphes with the mInimum parcel sIze standards set forth In the MUnicipal Code, staff beheves the proposal IS not compatible with the layout and character of the Palisades Tract The area surrounding the site of the proposed subdiVISion was originally developed with large, 1 AD' wide x 200' deep parcels Between 1947 and the early 1970's, a number of parcel subdivIsions occurred In the Palisades Tract These lot splits were approved administratively as a matter of right In 1976, the City Council adopted Ordinance 1024 which repealed the right to subdivide lots as a matter of right and required public notIce of a vanance application to approve lot splits under certam conditions In 1984, the City Council adopted Ordinance 1294 to Implement the State SubdIVIsion Map Act and reqUire Planning Commission approval of subdivIsion requests Since 1976, no lot spilt has been approved In the Palisades Tract Consequently, more than fifty percent of the anginal 1 00 foot parcels In the Palisades Tract are stili Intact and the onglnal character and scale of the tract has been maintained However, the loss of any additional 100 foot parcels would adversely and Irrevocably serve to change the character and scale of the Palisades Tract RedUCing lot Width from 100 feet to 50 feet would reduce the required sldeyard setbacks by 50%, resulting In less open space between homes and greater development denSity Additionally, converting an eXisting 100 foot Wide parcel Into two 50 foot Wide parcels would be inconsIstent with the anginal deSign and plan for the character and scale of the Palisades Tract, the resulting development would be out of scale with the majonty of the other properties In the neighborhood SubdiVIsion FIndings The Planning CommiSSion may approve, conditionally approve or deny the tentative map and shall report Its decIsion to the City Council In approving the tentative map the Commission shall find that the proposed subdivIsIon, together With Its prOVISions for Its deSign and Improvements. IS consistent With applicable general or specific plans adopted by the City of Santa MOnica Staff believes the subdiVISion request IS not consistent With the subdiVISion findings which need to made to approve thIS project, In that the subdiVided lots would not be compatible With the denSity, scale. and character of the other properties . In the neighborhood The Land Use Element of the General Plan Includes Objective 1 10, and Pohcy 1 10 1, which seek to expand the opportunrty for reSIdentIal land use while protecting the scale and character of eXisting neighborhoods -- In thiS case, the Palisades Tract As previously stated. the histOriC subdiVISion of thiS portion of the City featured 100 foot-wlde/20D foot deep lots Iinrng 100 foot-wide streets Consequently, homes were deSigned With large 4 "1'1 ,02" -, 0 front yards, wide side yards, and large rear yards, creating a unique neighborhood ambience SubdivIsion of 100 foot-wide lots Into 50-foot wide lots would allow for denser development on lots which are half the sIze of neighboring properties. Although the proposed lots exceed the minimum standards set forth In the R1 Dlstnct, neighborhood scale and compatibility would be adversely affected by the subdivIsion. The neIghborhood's low density IS a distinctive feature of the Palisades Tract, therefore the Increase In densrty which would result from the subdIVIsion of 100 foot wide parcels would be detnmental to the eXisting neighborhood character Nelchborhood Concerns Neighbors of the proposed project have expressed opposItion to the project (See Attachment F) Their comments have centered on preserving the hlstonc character, scale, and design of houses within the Palisades Tract neighborhoods Neighbors are also concerned that approval of the subdiVIsion would open the door to the demolition of homes along these streets, and the subsequent redevelopment of lots with two, rather than one, Single family home At the November 25th Council meeting, neighbors also noted the unique qualities that distingUish thiS neighborhood from other R1 neighborhoods In the City ReSidents also Cited Land Use Element Policy 1 10 1, and stated that lot splits would change the scale of the neighborhood and deteriorate Its character by reducing the open, park-i1ke appearance of the wide, palm-lined streets The large lot sIzes contribute to the neighborhood mtegrlty, which IS a Significant asset to the City In that thiS layout creates a beautIful and desIrable reSidential area which IS appreciated by reSidents and VIsitors alike -- a quality which should be preserved for future generatIons Additionally, the lot split would create odd-shaped, 50 foot wide x 200 foot long parcels, with large front setback areas (40 foot) and small (mInimum 5 foot) side yard areas whIch would be out of scale wIth the majority of parcels In the area ConclUSion Although proposed Vesting Tentative Parcel Map No 24847 IS consistent with the prOVIsions of the Single Family ReSidential District (R-1) and Subchapter 920 06 (Tentative SubdiVIsion Maps) of the Zoning Ordinance, It IS not conSistent with General Plan policies adopted to protect the character and scale of eXlstmg neighborhoods RECOMMENDATION It IS recommended that the Plannmg CommISSion deny Vesting Tentative Parcel Map No 24905 based on the followmg findings 5 ;It.,. 027 TENTATIVE PARCEL MAP FINDINGS 1 The proposed map IS not consistent with applicable general and specific plans as specified In Government Code Section 65451 and should be demed pursuant to Santa Momca MUnicipal Code Section 9.20.14.040(a) and Government Code Section 66474(a) More specifically, the design or Improvement of the proposed subdiVIsion IS not consistent with Policy 1 10 1 of the Land Use and Circulation Element This policy proVides in relevant part "Encourage the development of new housing In all eXisting reSidential dlstncts, while stili protecting the character and scale of neighborhoods" Approving this parcel map would not be consistent with this policy based on the follOWing findings (a) The site IS zoned R-1 and IS located within the Palisades Tract (b) The Palisades Tract was Originally subdivided In 1905 and IS a unrque and distinctive neighborhood Among Its speCial characteristics are 100 foot Wide streets, as opposed to the 60 foot to 80 foot Wide streets typical for other R1 zoned areas ofthe City, parcels With 100 feet of street frontage, as opposed to the typical R 1 parcel street frontage of 50 feet, 200 foot parcel depths, as opposed to the typical 150 foot deep parcels found throughout most of the City, 40 foot front yard setbacks, as opposed to the 20 foot to 30 foot front yard setbacks In most of the other R1 areas of the City, and parkways and Sidewalks which are on average 25 feet In Width Each of these features have a direct and substantIal Impact on the character and scale of the neighborhood (c) The Palisades Tract was deSigned to accommodate large homes With large yards and It was developed conSIstent With this deSign Consequently, the Palisades Tract presently contains large, old homes surrounded by substantial yards and gardens (d) As a result of Its broad streets and pathways, large lots, old homes, ample yards and gardens, and substantial setbacks, the Palisades Tract prOVides more open space than any other residential neighborhood In the City (e) The City Itself IS extremely dense With a land area of Just 8 square miles and a population of approximately 90,000 people Moreover, the combination of an ocean Side location, fine climate, vigorous economy and urban faCIlities, services and entertainment venues make the City an extremely deSirable place to work or VISit Consequently, on any weekday, approximately 200,000 persons are present In the City, and on weekends, this number frequently climbs to 400,000 or more Population denSity and congestion both present threats to the quality of life In the City Given the City'S denSity, the Pahsades Tract and the open space It prOVides are a unique asset to the City (f) Between 1947 and the early 1970's, a number of subdiVISions of the parcels occurred In the Palisades Tract These lot splits were approved 6 ..~ 028 administratively as a matter of nght. In 1976, the City Council adopted Ordinance 1024 which repealed the nght to subdivide lots as a matter of nght and reqUired publiC notrce of a vanance application to approve lot splits under certain conditions In 1984, the City Council adopted Ordinance 1294 to Implement the State SubdiVISion Map Act and require Planning CommiSSion approval of subdiVIsion requests Since 1976, no lot split has been approved In the Palisades Tract. Consequently, more than fifty percent of the anginal 100 foot parcels In the Palisades Tract are stili mtact and the anginal character and scale of the tract has been maintained However, the loss of any addrtronal1 00 foot parcels would adversely and Irrevocably serve to change the character and scale of the Palisades Tract RedUCing lot width from 100 feet to 50 feet would reduce the reqUired sldeyard setback by 50%, resulting In less open space between homes and greater development denSity Additionally, reducing an eXisting 100 foot wide parcel IOta two 50 foot wide parcels would be Inconsistent With the anginal deSign and plan for the character and scale of the Palisades Tract and the resulting development would be out of scale With the maJorrty of the other properties In the neighborhood (g) ThiS divergence from the scale and character of the neighborhood would be even more stnklng given the location of the proposed lot split since the two 50 75 foot wide parcels which would be created by the proposed map would be narrower than the vast majority of the eXlstmg parcels on Georgina Avenue 2 Based upon the findings of fact speCIfied In Paragraph One above, the proposed map should also be denied pursuant to Santa MOnica MUniCipal Code Section 9 20 14 040(d) and Government Code Section 66474(d) since the site IS not phYSically SUitable for the proposed denSity of development as a two lot subdiVIsion 3 Based on the findings of fact speCified In Paragraph One above, the proposed map should further be denied pursuant to Santa Monrca MUniCipal Code Section 9 20 14 040(h) since the proposed subdiVIsion IS InconsIstent With Santa MOnica Municipal Code Section 9 04 08 02 020 which proVides In relevant part that Uthe R1 District serves to maintain and protect the eXlstmg character of the residential neighborhood" Prepared by Donna Jerex, ASSOCiate Planner Attachments A Munrclpal Code and General Plan Conformance B Notice of Public Hearmg 7 .. - U2J C Radius and Location Map D Photographs of Site and Surrounding Properties E Vestrng Tentative Parcel Map No 24905 F Letters of Concern G Histone Inventory Sheets for Palisades Tract 8 .." ~030 ATTACHMENT A MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Cateaorv Land Use MUnlcloal Code Prolect I;lement Permitted Use subdivIsion of one 22,327 sq ft lot into two lots contalnmg 11,175 sq ft and 11,152 sq ft Minimum Lot Size N/A 5,000 sq ft Lot 1 11,175 sq ft Lot 2 11, 152 sq ft MinImum Parcel N/A MInimum width 50' t Lot 1 50 75' width minimum depth x approx 220' 100' depth Lot 2 50 75' width x approx 219 75' depth 9 Mitt -031 ATTACHMENT B Notice of Public Hearing [1 reduced set & 1 full sized set] l:JI~ 032 OFFICIAL NOTICE OF PUBLIC HEARING Subject of Hearing: Tentative Parcel Map TM 97-006 518 Georgina Avenue, R1 (Smgle Family ResidentIal DistrIct) ApplIcant: Said Torab, c/o attorney' Lawrence & Harding A PublIc Hearing Will be held by the Planning CommissIOn on the followmg request: ApplIcation for a Tentative Parcel Map to pernut the subdivision of a .5125 acre (22,327 s.f) parcel of land (101 5 ft. x approx 220 ft) mto two parcels. The property is an undeveloped vacant parcel The requested subdivision would diVide the parcel mto two separate lots Lot 1 would contam 11,175 sf (50.75' x approx 220.19'), and Lot 2 would contam 11,152 s.f. (50 75' x approx 219.75') Santa Momca Municipal Code Section 9.04 08.02 070 requIres a mmnnum parcel SIZe of 5,000 s.f lots With a D'llnlTTIum width of 50 ft. and a mmimum depth of 100 ft (planner. Donna Jerex) TIME: WEDNESDAY, DECEMBER 17,1997 AT 7:00 P.M. LOCATION: COUNCIL CHAMBER, ROOM 213, CITY HALL 1685 MAIN STREET SANTA MONICA, CALIFORNIA THE CITY OF SANTA MONICA ENCOURAGES PUBLIC COMMENTS. INTERESTED PERSONS MAY COMMENT AT THE HEARING, OR BY WRITING A LETTER Leners should be addressed to CIty Planmng DlvlSlon, Room 212 1685 Mam Street Santa Momca. CalIforma 90401 Attn Donna Jerex (re. TM 97-(06) Additional information may be obtained from the City PI:.Inning Division. To request review of a project file and/or for more information, please call (310) 458-8341. The meetmg faCIlIty IS acceSSible If you need any disabilIty-related accommodatIons, please contact staff at (310) 458-8701 TDD Number (310) 458-8696 The Santa Momca Blue Bus Lmes #2. #3 and #8 serve CIty Hall Pursuant to CalIfornia Government Code SectIon 65009(b), If thiS maner IS subsequently challenged m Court. the challenge may be lImned to only those Issues raised at the PublIc Heanng descnbed m thIS notIce. or m wntten correspondence delIvered to the CIty of Santa Moruca at, or pnor to, the PublIc Heanng MW. ~03J Esto es una notiCIa de una audIencia pUblica para revisar applicaci6nes propomendo desarrollo en Santa Moruca. 51 de seas mas informacion, favor de Hamar a Linnea Hernandez en la DIvIsion de Planificacion al mimero (310) 458-8341. APPROVED AS TO FORM: /s/ Karen Gmsbefl! KAREN GINSBERG Planmng Manager F "PLAN'SHARE',PCiNOTICES';'Th197006 \VPO ~r.l-1 034 ATTACHMENT C Radius & Location Map [1 reduced set & 1 full sized set] ....' 03 J 'dtdj~~ ~ ~~'. 75'- . S IS' ,------!L.... _ ~~ 104;& V'5 j) ~......"!' ~l ~ ~~ 3g' , .. SEVE~H\" ,~Q2 "., '1 ,~ (.)'" J \, l~ f SE."'-~"'-w ~ \. , - ' ~\ . 0 ; 1~ H ~\;'~ ~, -t=. ,r."'i 401 @ 5(J2 @ ", " 'TAAt;- ~." l ~. ~\..i-""'I;' I '~",",Ims~:c' .t'll ...t.. r.,p...~! . .l~"" 0' Z, 1 !. Ii , ' I ~1 . I < 1 . ~ I~ ;::-- I " ~l3 ~ J ,~n 1~ ~ '. ~ .....' -' ~ a ~ "I. 1:1:- '1_ ...:: c::E~ .. ....10........... 501 ~ -j. ~Jl ~ ~ lC. I. '. .' , " I ,. ,I t i~ I; 1 ~'-'---- I~- i' S'L- 22 . ... ...- ., ' i g: 'I;' ~ 10 ,,. "" ~ ~1 I ' ' \ i ! I I I I ~~ ,.---- 10 ~ .D; ]) "S ! < ,. ..~" ~j ,,' a ~~ -~ ....... ~....'- _"!. t.,....."'"" - ! It ai;O i "t< L., 1 IE s ;f ~J oJ'" @ ,'. ~ I I~ ; ...... -- I - .~ I- Z " ""' j~ 1 <..) "> I . : ~ ... N! . TAA::T z f~ '~IH 4- ::,< " </"l O. - .. "I.:rn-., I!: 6 1's'IC "'" .... e;; LLJ =:I- <.0 ~ 4: L j" I ;"u l~ 3 I ; ~'I'I ".. 2< ~i -\ ...--l <1; !i :z 1; a ~ 2i 0 --l LLJ '-=' ., 1~ j~ DO .a .~ l J ~iJ 21 !~ ., iw.::~ A."~fVhJ"..,~~ i ~ ~__ r ~ I .H ,,"" .. ~ ...~ '~e<O ~i~ 14 ~ ~ I~ 1_ o "" i~AC" \. . 0.... ..;-... N- ... c;,.. .. ~o ~I "411 11I '11~ . ~ I . ~ -""'t ~ :-\! \ I II I ; I, i \ . I 1 ' II. ' , ! 1 I ~~~V-^.~~ ~EG"'LDESCRIP"'JON LOT 7, BLK H{ THE PALISADES C"'Se:NO S,R"ET ACOI'lESS 518 GEORGINA AVE ZON~ R1 5 '1.1 """'~I:"'N; ~AID TQRAS 9-30-97 DATE Rt~:JIUS !,,\AP h"QR DJaclC r'EAAING ",\IE ~n !';\!Nul,c~~''1r~,'l~ ;F:\O 1~'ueJ!?lr;))'1?~'2~T'ir :.r ~t.--... \J:..i"\J u .j \.J -....::J :.!=J:.=a u-..llJ~ U li'1J.--..I -...; J I i I I I i i~ \-~ -:r'~ C~ ,-y- fl. ..--.., . J . ",-". 0A0....La- 1I .1 D -_....__e-o.- " .e'1..renC"1II\' AUOJ MOiD- ~n."r ""0 .~,"~:",r J~,::f ~~>.:~;. @ @ ': ..;-" !:) ,II, .-..eo ..- ~ "" <> i ~ I' ~ ~,~ ~ g'\'- p (' ..Q,." u L !B L~ ,lion .. :'i,. 'I-~ -- '" "- r I i3J U3f ~----~ ------------- ATTACHMENT D Photographs of Site & Surrounding Properties [1 reduced set & 1 full sized set] "",., 037 .. , , -Ii i" · .. ~- I II ' III:. " -, - ...;.;:... - ,. ~ II . ' ..... .... . .-"" I II III _-- III -- . .. -- .....;,............. - - ~ 518 GEORGINA (TM 97 ~006) SUBJECT PROPERTY 030 518 GEORGINA (1M 97~006) SURROUNDING PROPERTIES IAi ..... 039 '. , ATTACHMENT E Vesting Tentative Parcel Map No. 24905 [1 reduced set & 1 full sized set] .. P; (I li 0 ATTACHMENT F Letters of Concern [1 reduced set & 1 full sized set] .,., 041 FRl)1 : I=LEX stLE I ~I PI-GE t-IJ. : 310 306 6' Dec. 04 1996 11: 54l=f't Pi J Sohei! A Solelmam \d nQ =:j- 530 Georgina Street ...... -<-< ",0- Santa MonICa. Ca 90402 ~ --rt >.," n -- - - .,:. ::~ - City Planning Division ~ . ::>- Attention Ms G,na Szilak - ~ -"'I: 1685 Main Street ~ 0\ Santa Momcs, Ca 90401 12/4/97 I have been mformed subdivIsion of 518 Georgina has been requested by Its owner and at present bemg conSidered by the City I am opposed to this subdtVIsron based upon the fad that Georgina Street IS a unique street In Santa Momca It is unique on the basis that It IS only part of the very few steets In Santa Monica which offers larger size lots which are generally double in size of a tYPfcallot In return this wIll anow for creation of lal"ger size familY homes SubdivIding 502 Georgina WlII take away from this characterisbc of Georgina street and its rIch hentage Speaking to most residents of the street owner or renter they are all tnterested In preserving Georgina street the way It IS We do have a policy In the CIY. policy 1 10 1 which protects the character and scale of the nelghborehood We are grossly vIolating this policy If 518 Georgina IS split I hope city plannmg officIals WIll respect the wJshes of Its residents. and we welcome the nf!JW owner on the block and hope they will too respect the charactenst~ of Georgina street and WIll leave It the way It is rather than trying to change ,t. Perhaps it IS. the very same quality that has brought them to Georgina Street In the first place Thank you (fl)171l~ Sohell ~ ~~manr ..... 042 B'lruUtomt~ ?nuaue. 507 ~ BtIJel gan.ta,~, ~ 90402 Donna Jerex City Plannmg DIvIsion, Room 212 1685 Mam Street Santa Momca, CalIfornIa 90401 December4, 1997 ~ aQ --,t :;t-c ,0 r- '"T\ J>l r: z~ Dear Ms Jerex. ~ t"':I ~ We are aware there IS a pendmg applIcatIon for lot splIt of 518 Georgina Ave ' - -0 .:> :- Weare strongly against the lot split because it would hurt the integrity of one;if the3 most unique and beautiful areas of Santa Monica and permanently change the e:Raracter and scale of the neighborhood, There have been no subdIVISIOns that 10 the Pahsades Tract (Ocean to 7th, and Palisades Ave to Georgma) s10ce 1976 -- over 20 years The last lot In the PalIsades Tract the sIze of the proposed half lot at 518, was created 10 1969 -- 29 years ago 1 10 1 (ResIdential Polley) of the CIty General Plan states" Encourage the development of new hous1Og In all eXlst10g reSIdentIal dIStrIctS, while still protecting the character and scale of neighborhoods,H Down-sizing the Palisades tract is not protecting its Character and Scale, There was an overwhelmmg response In opposItIOn to the lot split of 502 Georgma. Over 40 Santa Monica residents in support of the appeal attended the City Council meeting 22 of them took chIts to speak In addltlon. there were dozens of letters, Not one letter or public speaker was in support of the lot split (other than the apphcanfs attorney). Many of the 502 opponents referenced 518 as well 10 thel[ letters to the city councIl I am enclosmg a copy of all of those letters (see attachment A) Please note that a Debbie Kmght, a smgle mother of three felt so strongly about the lot splIt that she drafted and Circulated a form letter to many of her neighbors Stan Johnson. a reSIdent of 205 Georg1Oa for the past 35 years, took It upon himself to wnte and CIrculate a pennon on hIS block Although 11 referenced the subdIVIsIOn for 502 Georg1Oa. It stated SImply "We the undersigned property owners wish to voice our firm opposition to the splitting of any more lots In the Palisades Tract.~' That IS the overwhelmmg sentiment from the neighbors, and those many Santa :\100lca reSIdents who use the PalIsades tract for walk1Og. bIcyclIng, and SIght see!ng when they have out of town guests Please protect the character and scale of Georgina. Please deny the pending lot split application for 518. Thank you for )'our thoughtful consideration and review of these materials. 1.fiiJ;~ , Andy a~lmtzer 2(~~ ~"" U4J Attachment A Part 1 ~ letters that referenced the lot spIlt of 518 Georg1Oa that were subrmtted to the City CouncIl for 502 Georg1Oa Part 2 A petitIOn, and Letters that stated theIr opposl11on to any lot splIt 10 the Palisades tract ~ 9 114 . - if Attachment A Part 1 "" -(14:- - J November 18,1997 City Counc~l Members City of Santa Mon~ca c/o City Clerks Off1ce Santa Monica, CA 90401 Re: Pending applications to split the lot at 502 Georg~na Avenue and at 518 GeorV1na Avenue. I urge you to vote against these splits for the reasons I shall outline below, The Pa11sades Tract has long been an area of the C1ty with deep set backs, stately old homes, wide streets, Over its h1story from the beg~nn1ngs of Santa Mon1cd, attempts have been made to change its character, once to Miami Beach style H~gh r1ses, to garden style apartments or condos, part1cularly ~n t1mes of depressed real estate markets, Other plann1ng co~ssions, and city counc11s have been persuaded to grant var1ances to sp11t lots over the years. But as one walks these lovely streets, those var1ances st1l1 seem at var1ance with the ne~ghborhood. The ne1ghbors on Geor9~na and elsewhere ~n the Pal~sades Tract are opposed to th1s present spl1t of lots. And no wonder, even before, and s~nce the earthquake and the boo~n9 Wests1de economy, many homeowners are bU1ld~ng and remode11ng on the1r 100 foot lots, These homeowners have a S1zable 1nvestment 1n the1r ne1ghborhood, and in the1r homes. San~a Mon~ca has many 50 ft. lots. Many of them are in areas as prest1g10us for a developer 1nterested 1n resale as is the Palisades Tract. There are houses on 50 ft. lots that are cand~dates for rebu1ld1ng; w1tness the demol1t~on pe~ts spr1ng~ng up allover 51nce the economy has 1mproved. In short, the Pal1sades Tract 1S not it 1S see1ng remarkable development, eX1st1ng footpr1nt of 100 foot lots. reason to grant these var1ances. a dec11n~ng ne1ghborhood, Rather as 1S the C1ty at large, in 1ts Therefore, there 1S no econOm1C 100 foot lots are 1n the m1nOr1ty 1n Santa Mon1ca. The Pal1sades tract has been the h1stor1c area for them. Some of the ex~st1ng houses are cies1~nated as hav1ng h1stor1c s1gn1f1cance. The Plann1ng Department and the C~ty Bu~ld1ng codes are des~gned to m2X1m1Ze l~ght and a1r around bu~ld1ngs, and to preserve our natural resources as much as posslble. Two houses where one has been, seems to me,to be at odds w1th those plans. The Pa11sades Tract 15 a relat1vely small area of the C1ty of Santa Mon1ca. As a Councll, you are well known to I1sten to the needs of ne1ghborhoods, and to put a stop to development that 15 out of step w~th your env1ronmental concerns. I urge you to do the same in this case. S1ncerely yours Helen Spauld1ng 533 L1ncoln Blvd. Santa Mon1ca, CA 90402 S1nce 1960 J ~p 045 : ,)f Jakob and Hilda Hoesli Owners of: 621 Georgina Avenue Santa Monica, CA 90402 (Assessor's 1D No.: 4293-004-015) MaLILng Address: 3465 BonnLe HLII Drive Hollywood, CA 90068 Tel: (213) 851-4576 November 19, 1997 iL ~ tr. ~ r ~.. V1 NDV19 Pl:1~ ~Mr11 A M... imm, vAL.! C~ty Council Members c/o City Clerks Office 1685 MaLn Street ~102 Santa Mon1ca, CA 90401 HE: Splitt1ng of 100 foot lots at 502 and 518 Georg1na Avenue - Dear C1ty Counc11 Members, We are quite familiar w1th the history of the Palisades Tract S1nce the above home has been in our family for about 40 years_ There have been some past attempts to divide some of the lots, and therefore, an ord1nance was passed 1n 1976 that established a non- automatLc POl1CY to subdiv1de ~n this tract. As we understand the process, more than 20 addresses should be notified of any attempt by a property owner to divide a lot and/or lots. All the property owners 1n the tract should be notlfled. Why were we not notlfied? We wlsh to express our obJectlon to the above lot spILt proposals: 1) Common sense should preva11 ln light of the last earthquake. Even though geologlcal studies are required, large homes on smaller lots should not be permLtted. 2) We understand that the owner of these 2 lots plans to build 4 houses, each w1th approxlmately 6,500 square feet. Th1s S1ze house on a 50 foot w1de lot 15 out of proport10n and 1S 1n d1rect confl~ct wlth the Ordinance 1.101 Wh1Ch protects the scale and character of an area. 3) The park-11ke appearance of th1S w1de palm-11ned street w111 be d1sturbed by such large homes on such small lots. Therefore, we ask you to resc1nd the Plann1ng Comm1ss~on1s pre11mlnary deC1S1on for a lot SpIlt at 502 Georglna Avenue as well as den~ng ~he pend~ng appl1cat10n for a lot Spl1t at 518 Geor~1na Avenue. In essence we wish you to take such action so that any future appllcat10ns for any lot spl1ts 1n the Pal1sades Tract w111 not be poss1ble, S1ncerely, il rt4 ~4t, 4k;'? Hoesl1 r'/ . -./~~~'-" _/ ~ H11da Hoesll 1IJlI... -04,' ~ ?tOE 1\k:J. Na..o.15 1997 8: 43PM Pe1 . fROM: Kathryn 1.. & Andrew J. Summers 617 Alta Avenue Santa Monica, CA 90402 TEL: 451-4582 FAX: 451-1875 TO: AU Members of The City Councll RE: Ap~~J of Palisades Tract Lot SpIll Approval for S02 Georgina AND Pending Application for lot split at 518 Georgina Dear Honorable Members of the CIty Council, We are writing/faxing to respectfully urge you to overturn yc.,w approval of the lot split at S02 GeorgJna. We also urge you NO"[ to approve a.iOl split at 518 Georgina. We bellcve that allowing S~t:uld.l0rS to spIlt these lots and turn a quick profit would destroy the character of the neighborhood. Those beautiful old lots should nOl be downsized! The spaciousness and expansiveness of those lots should be preserved for tbe future - and for the benefit of the whole City ..... so that all parts of Santa MonlC"A are not exactly alike. l)lease allow the character of ('.,eorglna to remain unchanged, and preserve the beaulY of the small number of those gralld old lots which rem~fn for future generattons. Sincerely. ~- Thank you fur yuur aUentJOD to this matt r Kathryn 1. Summers Andrew ]. Sunlmers lroI.., G4G Sandra Savell Associazes /, ''t' 17. /1 .-,- I ("' ; r " "7 ---' , l' ~-t. ~ _''.t,kl . (.~, ? . ~ C".", ~ { .~,,- ~:;.._. "'-i - 4';bt ~I,('t: _ c_r-r I ~ r I ~ , . . I-( I~f -<'/ L: IT " . .... ......,- 0' *_ , - C..._~-- ~.... '" -----<. 0-. J V4-1.Cl /" ./ -1. ,.- -- I-~ --- (':'1 ,. , " ~ - ....... .....- (. . r'I I~U ,{ / '-t" /L . /e -A. r-'- ' <"'~ .:......... , J ( l ,.. c.' ~ t..-'t!- t ,., L (. C , Lc -t s (s C ~-c'"\ J ,... "0 ...{ 0.--(- 1 /, ,.....<..--f . ,~l I t .--J - ........ ... ~ /~/ t-~{ ... ............ , ] -- ~ . '" 1 -.t. J ~ ... - - '-/- L.-~ " ~,' '~ . --c.. C f.. -'A.A.-' , :..-.\ ( t. .) . __ .0- j : .J ~--"-/-L { ~.:~ " _ .....- r I. .--, L-~ ,,, ~-,-- -; , /."" - o _'- I , r/. ~'11 f . ! r. i- , ~. (.: / " 1..:;.-.... ,: .L- ,- A'~ ( c l --' , ~ ~ I ".., -;..-.c.., _ - ........{ . ~ ~ /:A..:... \ ~"ift L.~:' ( / c" ,. J )/(, t, 2. (l '- ..7 ( ..) de. ~ ' , ... [) 4 :J 446 San Vicente Boulevard. SUlle #205, Santa MonIca. CA 90402 ' (310) 394.2386 Andrew G. McDonald 625 Marguerita Avenue Santa Monica, Ca 90402 11/11197 City Council Members cia City Clerks Office 1685 Main Street # 102 Santa Monica, Ca 90401 Dear Sirs I am writing with regards to the approval and pending approval of the sub division of lots in my neighborhood. It has been brought to my attention by several neighbors that the lot at 502 Georgina Avenue has been approved to be split in two, aQd that the lot at 518 Geor"9ina Avenue has an application pendinQ for lot subdivision into two lots. I have lived in this neighborhood for many years, I enjoy living in this neighborhood, and it upsets me that "money hungry" developers are moving into the Palisades tract area of Santa Monica and exploiting it. It seems that by letting this developer subdivide and capitalize on both of these lots, that more developers will move in to do the same. Before you know it we'll be building apartment buildings and condominium buildings in the Palisades tract. I firmly oppose the lot splitting at both 502 and 518 Georgina. I would like to protect the "character", and the "scale" of this area of my town in which I live in. I urge you to reconsider the approval of the lot split at 502 Georgina, and reject the 518 Georgina pending application. I you have any questions please don't hesitate to call me at 310-858-3405. Sincerely ~ 0/ "",..., 050 502 Pa1~sades Avenue Santa Monica, 90402 November 21, 1997 J : Mayor Pamela O'Connor C/O C1ty Clerks Off1ce 1685 Ma1n Street t102 Santa Mon1ca, C~ 90401 Dear Mayor O'Connor, I am wr1t1ng to protest the lot spl1ts at 518 and 502 Georg1na. . . It ~s d~stress109 to see these old 100 foot propert~es cut down to half the1r S1ze 10 order to put up houses that w~11 take up most of the land as well as reduc1ng gardens that contr1bute to the a1r qual~ty. More cars, more people, less value 1n thJ.s lovely tract. My grandparents bu~lt the house at 435 Georg~na 10 1915. Members of our fam11y have l~ved 1n the area ever Sloce. Save what's left of the spaclous quaIl ty of our ne1ghborhood, deny any appllcatlons to dlvlde the lots_ S1ncerely yours, ~~~6 Ellen Morgan Boag ~, f'" -051 James R. Zukor 609 Alta Avenue Santa Momca. CA 90402 November 20. 1997 J Santa Momca City CoUDCll Members Clo CIty Clerk's 0fIice 1685 MaID StnlCl Room 1102 Santa Momca, CA 9040 1 Re ADDeal ofPl:llnnlnp Comml~aon's dcc:won re 502 Geol2lna Dear Counc1l Members TIus 1$ to 10lD the VOICICS of those scdang to ov=tum lhc PI.nnln~ CnmmtCtnOU '5 prcIumna~ dccJSJon to pcnmt the subdMslon of 502 Georgma uno two. fifty foot Iou The proposed subdIvwon would so e"sfit:aIltly and advend~' alter the aspect of the DCIghborhood m Itself and. worse yet. serve as a precedent for the proposed subdMsaon of S 18 Gcorgma The CODSUuClJon of wbat would doubtless be two-story. mamnum fOOlplUll homes on fifty fool lots will cheapen the character of a umque DClgbborbood wJu1e at the same bDJC: CI'CIIt1ne an addll10nal pariong burden W1th possible curb cuts Choppmg up tlus bcaubftd street "'lib cooIac: cutter bousmg would be a tnlglC mterprelabon of our zoomg laws - . ~,.., - 052 .. Add io : '.- ... '!Jill. I~ ",1 -, 13 - . "Ja~ lco . '- G..~ , ':: .< ~~.;) /J A'1 c ~ \~~ ~. ~ >It,,,, r- ey( Cw"'.1 -...f ~ :.I .q"\ fU.e, ~ 7liJ.# ~t<<.~.. ~I~ J ruUt ~ u ~~ -.cd ~,.~~ ~ 1) ZU Id#~~ ~ ~ 1& ~I" ."a, --1t";' IJ~ ~~ ~ ~ a." C SIt ~ ~-z) , ~ ~ ~ ~k'rft- ~~- ~ ~ &. k,/</ ~ ~~~_, ~t!A. ~~~~~~ ..:z&.,.. ~ ..::z;.(4.(-. M.--t.--~ f4_" ~ ~ '0 ~.:r; ?""'~ /.,4.. ~ ~ q~ 4- ~~. ~ ~ ~ ~ f VA~I- l(tzL~ ~ ?""/~ ~ I ~ ~ t{ , · ~ ~ ..:.. '-~. ~ ~ ~ ti.u -fLI. ~ ~ 'If ~ ~ ~ ~ ~ ~ ~~~t4t ~ ~~ ~ ~ ~, , . .~ ~.~ ~.~ -U.r. P~-Adq+ ~ ~~. ~tr' "18 v1.u ""A. V A .~ a~/e; ~/.. / 1/ ~f'~ Or ,. MIs L M Rosen 305 Alia AVenu~ Santa MOnla, CA 90402 pege 1 From MertlnGreenberger Preperec:l. Sun, Nov 16, 19971229 PM Marlin Greenberger 629 Alta Avenue Santa Monica, CA 90402 Members of the Gty Coundl Santa Monica, CA 90401 November 15, 1997 Dear Councll Member: This is to request your vote for reversal of the Coundl's preliminary decision to approve a lot split at 502 Georgina, and further, your vote against the application to split the lot at 518 GeorS1Jna~ There is a strong sentiment among residents in the neighborhood in favor of preserving the unique character of the Palisades Tract. It is the reason our famJly moved to this neighborhood seven years ago. We believe that Santa Monica would not be the same without the expansive lots in this historical part of the city. My wife and children join with me in urging the Coundl to act for preservation w hUe there is still time. With appreciation for your efforts on behalf of Santa Monica, Sincerely, Martin Greenberger U54 11/25/1997 11:52 3183956S1il M ALCFSIN ARO-tlTECT PAGE 81 MARGOT ALOfSIN. AJ.AI "'RCHITECTUR~ INTERIOR DES I G N FAX COVER SHEET J 0.1. To' Compuy cc Fu Ph... TMphonI: No of PIDM. 24 November, 1117 Honora. M-Vor PIIm O'Connor n. City or S.nta MontCII Council "'embefa 451-1121 4~1 3 M~ o..r HonOf1lble Mayer O'Connor. FoUowtng pIu.. find a letter from M.. LIIul1I Mlntz.r reprding the Jot tplit for S02 Q.,pna thill "em IS scheduled to appn, before the c:ouncil thiI evening On behalf of the undmartc:a Comml_on. I hrla taken I look at bolt't proCrtl- rer.,enc8d In the letter, I am of.... .me OPInion as Us MlnUer that these lot 'Plitl Go not en anee tn. hiatoncal d\aracter of the P.u.o. 'rrKt The crty hils Ilrudy lost 10 many fine homes In thll ar.., due to the -ZaylGriDtion. of the larger lats BUilding out of IC." homes from lot line to Jot line really a~ not conform to the charKt8r _ldantiftec:l In thl cod. As' CIInnot be pr...nt lit the mHtIng thiS evening, .... take thll opinion Into COftIIderwtlon when dlac~ng the mder Thank you for glvmg thiS maner your concened attentJon Cordlllly . J{~cflf aA-of~ Margot AlD"'n. A. I A. Cc' LIIurtl MlrV.r '123 CEi::lFl ST~EET SANTA MONICA CA 90405 T j31Ci) 395 eoae F (310) 395-601 f' AlOFDESIGNGNIAOL COM ..... 05 11/25/1997 11:52 318395&818 M AL...O='SlN ARO-IlTEC"I PAGE 82 1~ Z~ :~:- A"~~ ..~~~~e~;? tlUU T;!ER pAISE c: FAX COVER PAGE DATe: November 20. 1897 J TO~ l.andmlrks Commissioner, Mardsot Aiofsin '"ONI. 310-395-8308 FAX: 310-385..0388 A E. The Palisades Tract .. Lot Splits: 502 Georgin. Number of p..... Including cover sheet: 2, Dear Commi5~toner Alofsln. 'ROM: Laura Mintz.r The nClghborhood ts \'ery concerned that sln~ the Palisades Tract is not eligible to bf named an historic distrIct, that every onginal lot and original house (other than those of great note) will be in jeopardy of beln!, torn down 3nd spht. rspctlally In this hot rcal estate market To follow is a copy of the city code 1.10.1 It Is on tht merIt that the lot Spilt will not be "protecting the character and scale of the eXisting ntlghborhood" tnat Alex: Solelmanl IS elppeallng the lot split Thank you for your Int~rest In this matter The nelghborhood apprrClates J"ur support of thr Palisades Tract. Smcere!>,. ~j / " PS 502 Gc:o&lna is bein& appc:aled to City Council thIs coming Tues%.~ovembcr 25. 1991 ~cogln;J Is gomg befort' the Planntng Commission on Wednesday. fi..t".. rc:m 8t'f J 7 ~eBli ... ..,: () ::;; .~ - v b /' 11 ':!n'19i?- ::: 4J Jl(!LlClU 1.9.1 1.9.2 1.9.3 1.1'.4 --- ......~~g"'.L iii M ~SIN ~TECT PAGE 83 ..------ : .'~ ?9~1!''3€ l! MIt ITZEF ,,~ e~ . . - I _ I L_ LAND USE ELEMENT OIJECTIVES AND POLICIES ~'n _ I I . I , - ,_ I ._ ..nue.ccurlnv ~.., particularly to prov16. ..ploy_ant for the low-skill .n~ .fttry-leval ..,..nt of the santa Mon~e. work fOre.. J RetAin eXIsting induatr1al, ..nuf.c~urln9, and art. Itu410 u... in the Olympic Corridor between Downtown and th~ 5p~el.l Otfice Di.tr ict. Allow inten.lti.. of 1.0 '~R, 2 .tory (30') and br .ita review 1.5 PAR' 3 .eoty (45") for art iat 8tu4101 only. Li_lt oftlce u.. to that ...ociat.d with in4ultri.l, manufacturLn" .nd art. v.... Office u... .hall not e~c..d .ore than 30' of tbe floor ar.. Of . pro,ett. pr...rVe the .xl.~1n9 tt..l.~ par_ in the Indgatrial Con..rv.~~on District. P.rmit new ~ublic or privat. scnoOl, and encoura . pt.a.t~atioft of e.iatln; Ichoola 1ft the Indu.tri91 Con..rvatlon D1Strlct. PermIt n.~ and · .Xllt~n~ lehool. by COftditlOnal us. tn. tXpln.ion of Plrll1 t only. RESIDENTIAL 1.10 OIJlcrIVI: POLICIU 1.1".1 1.10,2 EXpahd the opport 1 protectlng th. :~.t{. tor :..16enttal land U.SfI vtd,l. nei;bborhoodc. an character of .1t1ati'''i Incour.9. the d.Vtlopaent ot re6i~."ti.l d1atriet., Whi~.: hO~.lilng in all exiating cn.raeter and Icale of n' at protecting tbe inee"li tie. are d~tin.d in :~: h~O~h004.. e\ 11 o".b 1. her e1n. an" u.. Cl....1f 1c&tioft Allow r..identlal U'. in all 1nten&lty governe4 by tb eOMaercial diatrlCta, with stand.rdo of ..c~ dl.tr1et~ applicabl. PAl and b-1ght ".., -<1"" 057 Frcm KL.A.S lJ. B.J11~t M.D. ADE Na. 310 394 ~ Ncv.2S 1997 9:48FtI Pel R\aus W.ButtArmann ~40 Adelaide Drive San~A Mon1ca,CA 90402 J November 23, 1997 TO M.yor ramola O'Connor MByur pro Temporti Robart Holbrook Counc.Ll mombcr Nu~h Ebner Cnuneil memb.r Michael Feiu&tain co\mc.:1l m81f1bcr Ken Gan.er ~~uune11 memb8[ Asha Grecpber9_ Council member Paul R08oftst.ln Fax, 310-458-6686 Faxl 3l0-39~-794R VaXI 310-S76-15~~ F.xl 310-3g2-B450 '~Xl 310-~95-0223 F~x~ 310-395-0854 Fax! 310-11"9-44111 5ubjec~f OpPOGition to th_ PLanning commis.ion5 preliminary approval of a lot apJit at 502 Georgina hv..And oppoaition eo th@ pending applicD~iQn for a lot _pl1t at 519 Georgina "ve, Dear M.yor an~ Council member.. 1 am opposed to the prliminary deeision of the Planning CUlnmilision, to split the 10t at 502 Georgina Ave.. .Ii we11 8S ~o the pending application for a lot 8Dlit at ~'R r.eorqina Ave. The lot. in qUQation are located in the _oat beautiful part of Santa Monica, the Pali8ades tract. Most of these 100 fuot !OLs have remained In$dct ~incc Lho turn of tl18 cen~ury, although aome, unfortunately, have b~~u b~llL 1nto two 50 ruu~ Iota. Thia cubdtvtsion cr~at~6 very 044 shaped prup8r~i8.r with a SO foct tront And ~~ar, and. depth or 200 feet. With the cuxrent Len4encies to build l~rg. houaoc, tluu.e odd shaped 1ot.~ will by nece..ity - be completely u~~upi.d by structure., like houcec. guesthous.., puols eLe. There will be little or nu room !or treee, and tbe .xi~ting one. vill ~rob.bly have to be vprooted. With our coneern tor tbw environment, this i. juet the wrong tn1ng to du. To subdivide thee. loto would be degrading one ot the last b~.ut1rul re.idential areas in ~anta Monl~~. The City Oouncil and the Planning comm1.~lon have done such a great job in recent years, to make Santa Monicl beautitul again. It 1s my hope, that they will keep doing thie, and , - - ._-_.._~ ~-...- ......., .1'+11I,.... IIlru~nt~. ri c: r. .ur -.. -- .. - _A~:;__:::_ -.:a.::- not succumb to presBure from real e.tate agents. J:j:;,111 · 9'-. klou. w.nu~ ..."" J 05~ . .~.~.... -', .....,. ".::J/"'1'1 ;;>r~......""'1 T ~1li::)4:>...~J. P"".' Ja.. B. " Deborah A. EItel 233 Aka Avuue ham MoDica. CA 5KM02 J Santa Hon~ca City Council C/o city Clerk's otfice 1658 Main Street * 102 Santa MOn1C&, CA 90401 November 23, 1997 Dear Council Member6: We u~ge you to address and curtail the &ttempte by developers to purchase larqe lots in Santa Monica. They are buyinq theee lot. and appeal1nq to the Planninq Commie5ion to allow them to split the lots in halt. The result of this action would be to take a single lot with a larQe yard (something already in short supply in Santa Hon1ca) and build two houses 1n close prox1m1ty with l~ttle or no yard. All this .n the name of profit for the developer! Not considered by the developer but should be by you are the consequences of this Bct.on. Do you want the beautiful Pal1sades ne1qhborhood to look like a stretch of tract homes? Do you want Santa Honlea to eontlnue to lose more and more ~green" (orass and landscape features) to more houees? The Palisades area is noted for the beautiful homes and spacious lots. As current homeowners in this ne~ghborhood we do not want to see lots split and we do not want ou: City COUDcil and Plann~nq Co~ssion to allow this to happe:J.. Please overturn the preliminary decision to split the lot at 502 Georgina. If you allow ~t to happen at 502 Georgina then what w:l1 happen to the other lot at 519 Geoljtlna Wh1Ch has & pending spl1t appl~ca~~on. !I one app!1ca~ion ~I IPprovea ~nen now can you possibly turn down future request5?! We urge you to help us maintain the unique scale and character of our neighborhOOd. A lot has not been spl~t ~n this area for over 20 years. Do not let it happen now! S~nce.rely, ~af J1I ~ ~ CJc ..:..~ o't ... 060 .~i2~/~9S7 17.~~ 3le4Sl4494 MlITClRA p~ 02 Nlkolaos I. Koutouratsas M.D. R,:1I010glst 601 Georgina Ave Santa Monica. CA 90402 (310) 45'-4494 ADD TO 78 NOV 2 5 199 \v. 2\-'i"':t- J (\ c:' C ~ \ '1 CO l(.."'-L \ \ Y\4. e \A.( ~eys '10 City c: ikk..S 0 H ,1."- l01fS- f\AaJ.,~ <) -\ y-e.et ~ \ 0 1. c.,~ yu.O\M.(~ CA. qOl.{DI r ~e.a.& e J. 0 ....." ~ o..PQow .tk Sf {,f 4 .H... &~ 1- f01 LTeo'i''''Q ~ ~ r I r; C~y~.;~ ~ aM. .s.~"t- ~7tu>?ttLfil C' fl. -1 ~ w; (( ~ -tt.:.... utw.."Z4. C. t et ~ s~Fzt '1feA.'1.a.lAa 4- ow 'Yl~Jk60ylwol ~ t.t(}l.A- <) i V1 u:J,..c-( I 1 0 lA.. vl /'/!~rJfapJ , KadtU)lt't~ A9. AD D TO 76 NOV 2 5 1997 ilf jlII\ ,. h .. . . MRS. GEORGE V (!ALDWELl 236 ADELAIDE D~IVE SANTA MONleA, eALlFO~NIA 90402 November 15, 1997 Mr. Michael Fe1nstein City Clerk's Office 1685 Ma1n Street #102 Santa Monica, CA 90401 Dear Council Member; I understand the Plann1ng Commission has approvec plans of developer Torad's proposition to div1de the 100' lots at 502 and 518 Georiina into four fifry-toot lots, and construct tour smallish houses. As a very long time resident of the palisades Tract, I strongly oppose such a division. This northwest corner of Santa Monica is special and unique with its spacious lots and wide streets. It was planned that way by the original developers, and in 1976 the City Council voted to have lot splits non- automatic. I s1ncerely hope that you, as a member of our present Counc1l, will follow in your predecessors I footst@Ps and deny th~s developer perm1ssion to divide the lots. We already have too much development crowding our c~ty: too many condos, stores, etc, and not enough park1ng areas and open space. At this point in t1me Santa Monica is becoming more attractive to newcombers, and wealthy ones at that, Let's let them buy the larger lots and bu~ld ex~~plary homes. Thank you for saying a big "NO" to the Planning Comm~ss~on on th~s ~ssue. Sincerely, ~ ~)vt. t ~Llt...-LLI cys: Council Members 06~ ...-~_-.~;:' ..c:'t&iJr~.- r"'"~..,b. ~ S"'=I~t ..""-e .u ~-'w..~. -AlII.. To""., 0- I lIT! .. .I~ ~ r,lf OI~;;:~m .~4lmM!np' 1?'77:~ ~{J, ~Jf ~ l ' -: :: 1 .!\';"~d r..... . I 1.. ' 1"" !II: ~ _ 1:"-'- '" .at. ~.. .......01 ____---"" Ncw-!'-' 24, 1997 I ~ Camdl~ c/o C1tJ." C1erU Offtc:e 16~ Mam SUcc 1102 S&nt.a ~CI CA 90401 To Whom IE May CoDcem: We.. relP~ II 425 ~ A,,,-e:aue.. Sama Momca 90402 ad we u:: tnitmc to ~~ our ~ to the lot split 'WblCh 1rIS ~'VYed by the I'lanIDDI ~.~ at 502 Gccqma Aveawe. We ate abo ~ Ib the ,,-m-. appllClDOlllor . lot spin: aJ. 511 G-r- Awe8De. Vte feel that spUaJQi 1bc:sc leU wiD peWy damap the cbaraaer afthe Deilhborhood of Ib.. PIhPdes T1'Id aDd. It 15 bemg doDe in '-JA1- to ~I_~.ftr deYelopm who _ bayiDa lad. &0 don me 1he Detghborh~ ad. turn a qwck profit. Thty bao.-e ao CODCenl b' tile iDte&dtY ~ tbc -~._-tIoo4 wIDc:h IS such all ~~ '" the c:i:ry or ~- Mnml"!l '""" ft,IftJIiM oae of Cbe mare btauufttl and AoociNhlf' I'SJdcm:ial lItIS 18 the oty. Approvmg lot splits so that SI'IJIlkr MMIw can be built b)' 0.- specu1IlOl'S "ill ii~ cban&c aDd ~ lbc ongulaJ charIcw oftbc aralDd dufti."ch lIS ~ aad beauty We hope tba1 ~'OQ ..111 COIlSIdtr our COJlCUaS aDd. 0Y:1'Iu:m tlus ~ rfi1f:~ ~~ SaJa Maica. CA 90402 (nO) 393~S64 .... ... P.O, Boz 2410. B8D~ Mordca, CA 80407~10 · 800-d3.J:118 (888S> · I'Ul31~ cal'OlfGtmaU.er.mlllltlVWlft___ .._ ~_ --..' . . -063 ..._ i..... I ~ ... :=. J ~J r~" "'L~ ~/Q ~/~ JOHN A. JURCUTIS. M.D, ..~-.. -- .urn: 06015 13CM ,.".. ST".Cf .... MQNlc=.. CA..lro......... ~ --Q,oO)....~ ..AlII (310) .... '..,e_ ORTMONDIC .UItO~"'" NOVember 24, 1991 Dear council Member: On any given day parking has become a problem on of Georqina in Santa Monica. On street cleaning 4ay. a MAJOR prOblem. Please do not allow the splittini of 518 on Georgina Avenue 80 that a speculator (Psiasus) c q~i~~ DUC~ Ana ~ne c~rent residents will be unable to of their own homes, never m.ind havinq any gues't:.s be abl Tha.nk you, JAJ/dek PLEASE SEE ENCLOSURES e 500 block king now is at. 502 and n make a rk in front 'to park.. J ...r I" . Ub4 06.- Q...I .,J . lo '\ \ ^ C \" \0 tV l) ~ ~ .;;;:l~ r- K......' o:ll" = 7c rfJ,.!:::J P.4 &eO~'.."\ 7;~ 71' J .- "'!I':. ..-- " ; .......... - . ...-IC_ . , " , .' -- ..t . . ~/v1 ..:l. ; v . 1 .~. 'J ..- ~..".". .- --~.;.:a." ............r ., oJ<. ~. , ~.. :t'4"- 065 J,W M. "BILLn MALONE 534 AL TA AVENUE SANTA MONICA, CA 90402 (3 t 0) 395-5336 November 17, 1997 Council Members City of Santa Monica 1685 Main Street #102 Santa Monica, Ca. 90401 J Re: Lot Splits: Palisades Tract -Address: 502 Georgina Clty Council Appeal Hearing, Tuesday Nov. 25, 1997 Dear Council Persons: We have resided at 534 Alta Avenue, Santa Monica, Ca. 90402 for many years. We have Just learned that the Planning Com- mission approved a lot split of S02 Georgina and has an appli- cation to split the lot at 518 Georgina. . We Ilve two streets away from Georgina. We and our neighbors were not notified of these proceedings. Tha~e lots, 502 and 508 Georgina are 100' in width. Their dollar value intact is approximately the same as if split. For example, I believe 502 Georgina (the lot has a value of approximately $1,700,000); If you make two 50' lots out of it, each of the two 50' lots has a value of apprOXlmately $850,000. The only person who stands to ga~n is the spec builder who makes his profit from the two houses he constructs. The nelghborhood loses. We, and an overwhelmlng ma]Orlty of our neighbors are opposed to these lot splits, We urge you to overturn the Planning CommlSSlons prellminary declsion on 502 Georgina. Please help us keep and preserve the diversity, scale and character of our neighborhood (Pallsades Tract). There is a demand for 100' lots as exempllfied by the current construction of new houses on these large lots, Two new houses are being constructed In the 400-500 block of Marguerita. We are unable to attend the November 25th meeting because we wlll out of state. Your asslstance is appreciated. Thank you. st17re1Y, .ljih~ I ' '_/ G65 FRD'l : !<EST PIOE t<D. : 319 393 3232 Nav. 24 1=' 11:4SPM Pi EZRA AND LAUREN DST 436 Adelaide Drive Smata MODica, CA !NMG2 November 24, 1997 J City CaomMl Members clo City Clerks Office 1685 ~llin Streat #102 Santa Momc:a. Califomia 90401 Dear Sirs: We are wntmg fCgardifte the appnwecllot split ofS02 CJeoraina and the ploposed lot split of S 18 Geonrina. We have been residents in the PaliSldes Tract neiahbotbood for the past five years md always enjoy walkinS through the neighborhood and marveHne It 1he majesty of the most beautiful ploperties in Santa Monice. We frequently rematk how we wish that none of the lots were ever split so thllt the neipborbood. could have retained its entire cbaractcr as it wu oripwIy developed. What a Ibame it would be CO further destroy the few J'f!ft"A;n;n--! areal properties in the Ilea for the benefit of lID avaricious real csratc developer who obviously lacks regard for the character of the area. This penon is merely loolnng to cash in on the bonmm~ nwbt for property in Santa MODica. Just as we have urged you to consider the importance of rnAintJllnil1f the nejghhorhood on Adelaide Driv~ we feel that it is IS important for you to take into serious CODSideralion the preservation of the ueighborhood. for generations to come wbt:n voting on fbi.lot split proposition, Y oW' decision 11 . weJlhty one as it is yom responsibility to be 81 conscientious as possible with respect to maintainina the integnty of propertia that have remained intact for so lana. In a city where th;np ~M"!t 10 0_ and where there is SO httle regard for our hiatory it would be wonderful to lee a council who jointly recoguizes the im!"'rtanee of the ueipborbood IJ1d what it means to DOt only its JWlSideDu, b1.U the cIty at large. Please bear thJ.s all in mmd as you vote tomolTOW on the proposal aDd vote - a 1'e$OundiDa: NO I s~. ~.(J ~ k Ezra and Lauren Kcst .... -067 O.J. and Inge Granzow flTJ Georgina Avenue Santa Monicar CA 9CN02 Tel: (310) m~2131 Fax: (310) 451-1060 CITY O::~. . . ' CITY PLAN". - - ".~r:-~~ Vi SEP 22 AIl:44 Ms. GIna Szilak City Plamung D1visJ.on, Room 212 1685 Main Street Santa Monica, CA 90401 September 21, 1997 Re: SubdIvision on Georgma Avenue Dear Ms, S~l:tk We understand that there IS an apphcabon for SubdIVISion of the 502 Georgma lot. We strongly oppose any SUbdivISIon In thIs area. Ever smce its incepbon and through all Its history, these large lots have gIven tlus Paltsades Tract of Santa Monica a unique charm, beauty, and the spectal attracbon that lets Santa Momca compare itself to some of the most beautiful places on earth. In the dtstant past some lots were subdiVIded, with chsmal results. There have been no subdIViSIOns that we know of In the almost 30 years we have hved here. We also hear now that another lot a few houses down IS applymg for demolitton and may also ask for SUbdIVISIOn. Do not ruin tlus umque lustoncal area Let It remam a pnde of our Santa Mornca. Smcerely, J ~J:g~:5!d ~ 3- IQ0;7 p~ l~clo- q,~ 0iA-fL? ~ l-/.., r 0~ -I-v M --=>;op,'f- ~l~~ 1;,- J d' Q 0 ^'-^- 0... ~ ~~I)~ if! f') L G6[ CITy Dr .; CITY PlAN~. ," '~L~I,;: Jfl\ .;, lmll.l 1011,... ~~o {'~',}J ~1I11 \, .l'lk ~ un.. ~\clon..... I (1~I'n I it!. 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III 1')')-,1111;11: in! fll~I"';.lil\ 1111~pl'l...:1 hOlh..:d 011": <;ll1t:lc fllHlh home \\'c..liould 1101 111,'1' ill" lIllllll. 111.' ;lHc!\ II,j~ill'llll" "U 1\lt'. ,llllpl',d II i;IL'.... \ \ 10 , ....1 \ I H IIv"l ~ , r . J ~\'J,~h~;idJA / , I L/ .' lL.[,; .1t'V ~ ilt. i Illd: ' 1("'1., .. ~ rp !e~ se l/JeIUc(f WIoJ' 1e;L1e.r' kJ/~ '!-he . .f: / (' ..5-/$ &t;O:j (AJv Z An? in ~p,.oOSJ H a.V /l) a. II L..a?- - JI'~ Cs U1 --Hr.-e P A It.. "J/./ De...r ~cK/ Jy ~Mt"J .2J.e~ 3; 199}7 069 FRCJ'1 : Panascn 1 c FAX S'r'STB'I PtOE Nl. NoJ. 25 1997 as: 40PM P8 November 23,1997 J Mayor and City Council Members c/o City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and Councilpersons Holbrook. Ebner, Feinstein, Genser, Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing. , am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 5_18 GeorAina. We are asking for your support to overturn the Planning Commission's egregious decision which will ru In our ci1y's beautiful Palisades tract just for the financial gains of a few greedy developers. Please help us defend Santa MOnica's original zoning plan which created a beautifully diverse Santa Monica - something for everybody Sincerely, Name: , ~JA~ ~ b~1 ~1O~r: 1M. . \j---- Address: d" U I' 0 F'RCJ1 : PanaScnic FA)( Sr'::tll:f'i PfOE NJ, Nov. 2S 1997 es: 40PM P9 November 23, 1997 J Mayor and City Council Members CIO City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and Councllpersons Holbrook, Ebner, Feinstein, Ganser. Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25. 1997. but I am stating my objection in writing. I am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Geol"Rina, We ere askIng for your support to overturn the Planning Commission's egregious decision which will ruin our city's beautiful Palisades tract just for the financial gams of a few greedy developers, Please help us defend Santa Monica's original zoning plan which created a beautifuUy diverse Santa Monica - something for everybody. Sincerely, Address: AJ~ ~OA'~ ,)1) #lJ&:/ --- Name: ,~[-Q/ 071 ;c FIU"I : panascnt c FAX S"ISTB'I ~NJ. NaY. 25 1997 05: 4I0PM P7 November 23, 1997 J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica. CA 90401 Dear Mayor O'Connor and CouncUpersons Holbrook, Ebner, Feinstein, Genser, Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing. I am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Georgina. We are asking for your support to overturn the Planning Commission's egregious decis,on which will ruin our city's beautiful Palisades tract just for the financial gains of a few greedy developers. Please help us defend Santa Monica's original zoning plan which created a beautifully diverse Santa Monica - something for everybody. Sincerely, Name(}1\OIllr>, C~~ Address:h?........~ 1'H1t1<dJ. 0.11 J a-, 0JJ.f ~ ~T,\i cpqo~ (. 7 'l -' (,. FRCI'I : PanaSCn i c FAX S'r~ I t:rI ROE I'll. HeN. 25 1997 05::5*'1 P6 November 23. 1997 J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and CouncUpersons Holbrook, Ebnerl Feinstein, Genser. Greenberg. Rosenstein: I am unable to attend the City CounCil meeting on November 25. 1997, but I am stating my objection in writing, I am appalled by the Planning Commlssion"s preliminary decision to approve lot splits of 502 and 518 Georgina. We are asking for your support to overtum tne Planning Commission's egregious decision which WIll ruin our city's beautiful Palisades tract just for the financial gains of a few greedy developers. Please help uS defend Santa Monica's original zoning plan which created a beautifully diverse Santa Monica - something for everybody. Sincerely, c~ Name: (. (~ Address: ?il Ai- r 073 FIU'l : Panascn1 c FAX SVSTB1 AGE t-I), Ncu, 25 1997 as: J9PM PS November 23. 1997 J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and Councilpersons Holbrook, Ebner, Feinstein, Ganser, Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing. I am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Geor'Slna. We are asking for your support to overturn the Planning Commission's egregious decision which will ruin our city's beautiful Palisades tract Just for the financial gains of a few greedy developers. Please help us defend Santa Monica's original zoning plan which created a beautifully diverse Santa Monica - something for everybody. Sincerely, Name: Address: ...... 074 FRD1 : Panascn1 c FAX SYSlB"I AGE t-I), Nov. 25 1997 05:38PM P4 November 23,1997 J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and CouncUpersons Ho\brook. Ebner. Feinstein. Genser, Greenberg. Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing. I am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Georsina. We are asking for your support to overturn the Plannfng Commission's egregious decision which will ruin our city's beautiful Palisades tract just for the financial gains of a few greedy developers. Please help us defend Santa Monica's anginal zoning plan which created a beautifully diverse Santa Momca - something for everybody. Sincerely. Name:~ ~tt4/ Address: 'Y -;';-/!?f 7' ~ tlrJ~. ~.}ll Q,f '4?cjO~ U' .., - '(J FRCI1 : Pana8Cln1c FAX S'TSll::I'1 Nov. 25 1997 05: JElPf"I PJ PtDE N:l. November 23t 1997 Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and Council persons Holbrook, Ebner, Feinstein. Genser. Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25. 1997. but I am stating my objection in wnting. I am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Georgine. We are asking for your support to overturn the Planning Commission's egregious decision which will ruin our city's beautiful Palisades tract Just for the financial gains of a few greedy developers. P\ease help us defend Santa Monica's original zoning plan which created a beautifully diverse Santa Monica - something for everybody. 51 Name: Address' J U7t; Attachment A Part 2 .Y ". 0 7 9 FRl'I : Pana8Orl1 c FA)( S'fSiB'I PI-OE N:l. Nov. 25 1997 05: 37PM P2 November 23, 1997 J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor O'Connor and CouncUpersons Holbrook. Ebner t Feinstein, Ganser, Greenberg, Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing, J am appalled by the Planning Commission's preliminary decision to approve lot splits of 502 and 518 Georgina. We are asking for your support to overturn the Planning CommlssK)n's egregious decision which will ruin our city's beautiful Palisades tract just for the financial gains of a few greedy developers. Please help us defend Santa Momcats anginal zoning plan which created a beautifully diverse Santa Monica - something for everybody. Name' CH ,2\5 .5;Mtlf'h"'lV Address: )0'10 Eve.t..ID #8 ~ i1 cro't03 or,.. 078 FRCJ"I : Pana8Dnl c FAX SV$TB'I Pt-DE N:1. tcv. 25 1997 05:.jfk1 P1 November 23,1997 AiJ t: ..... I -- t~ I I II / .~.~ tz-,I J Mayor and City Council Members C/O City Clerks Office 1685 Main Street #102 Santa Monica, CA 90401 Dear Mayor Q)Connor and Councilpersons Holbrook, Ebner, Feinstein. Genser. Greenberg. Rosenstein; I am unable to attend the City Council meeting on November 25, 1997, but I am stating my objection in writing. , am appal1ed by the P'anmns Commission's preliminary decision to approve lot splits of 502 and 518 Georgina, We are asktng for your support to overturn the Planning Commission's egregious decision which will ruin our city's beautiful Palisades tract just for the financial galOs of a few greedy developers. Please help us defend Santa Monica's original zoning plan which created a beautifully diverse Santa Monica -~ something for everybody. r Name: !lJHtJJJMttS: Address:! ~ }rk~~[;~ I.J- I*i te, ,-f) I fjS IfF/- U77 I ~ - ~#/ C'/;"y 0/= J'./(. /*AAlNM!(;. tJ/f//S'/oN /686 /'714/# S17 fAAlr;Q~/(!A (!A. fI()~1 A7TN.' o//",v,q SZILAK RtF: IIE,qJ'?/N~ ON LOT ~L,/r 1 7EA1TP/Jl/e ~,eCeL. 1-?,q,P TN 97.0' 6"~ 2 f~~/NA AVE IULT 7#E VA/IJE;tS'/GA/EIJ ~OPE~Tr OIt/NE,eS 411J"# 7b Pb/t'E Ct//C H~H (jr'I'O//T/oA/ 7b 'THtT tY?</177#tj- CF /9#'1 N()If'~- L~Tj /# /H.F /JJL/J"A~ES flA~ r: AJJOI!eES"S' ;/05 <:?EO/ftF/NA .:?o5 ~G"~,e t;/;';"c; /1f? ~ , tf t ~/tVi'r-,4tr.t . . t, ;;J.02. C; Cu..e6/1V, 7Jpe ,-1..~ C ~ ~ t"'~LIL4.. r1 Vf ~..(S ~~~019 .L}(.Je. ""'J r ~ ~(s/i-.5 ~~ ~\ \7 G~1~~ ~-.D... ., ').; ~ #tOlM'\ tfj V( J~~~ 3/ 7 ~~r:: t07~Q ~7 ~~ jJ(p fL- ?~/Nr ,;V,Al~.e .:5/~A/~(/.IfJ.c: L I-/. Jr/l/VnJtV ~h'NSaAI ?J/~ Carol 11 JokV\S<P'\ ~d- cf: t+~ G) I Pfr'r~IClA- F. W/f-.;:...E.L4<.- ~ F, ~ .J ON p, S c,ft-alL %- ~. ~ A1~/It,es.~/i'J.S ~# ~~ ~'~l>..(.. uJlJ.,.. ~ ~~ LtJ~ f$ilJ-'~1. C:~'J M \ u..~ RoS's t:. Urn:. Nii S f1ti! '" J<... f. ~ t#r"l}< ~:Jl~ Jfnj, -e. Gra v1CO , ~R;hj 2-tJ tJ I "... 08D AlJ[)IfESS JIO G~ii\11- f1vt ....; to G.<-~...... "}O.. .9-. ;231 ~~~h;~ r~ (J.wrj~ jffJlp ~'IJ~ r/9~E" ~ - ,P~QJT NflH/T /~'7NA'lrIe& ~C bJH2 I~ WL(/ 1",,*, (~'I)\It>~' ~~My v~tiV Jo'l .r. Jt;nc.s f&$i."IN ~ ft!J1:.. ~ ~ ----. ...- 081 89/16/1995 85:42 31B4~?438 - - --- GAL&tAN ~t PAGE 81 rJovemrJer 2~ J997 ) Shannon Gaughan 0" C+~ t.o~(I c.....a. me.n\. bUS ~ (. <::. r1 '- .J -0 h n \=. f>:::Jo w mA f'- S\'v..fI"-O"n G~ ~I"'- ~\_. Lots (' / , -t cJ Pa...l I 5 ()...d~ ~ )(i 0- J 1__0 e... r e.. S I cl..e. ~ 2. 2lR PC-"?o..~ ~ 'It.., 0J'Id. ().. (l:.... o.d 0.. ~ (\ t I ~ D P (JC 'be d.. -to yov.r DPprcvcJ. ~ D- J o-t ~t,t of oDL. 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SaYen, CPA c:Iaurala BY FAX TO_al0)_39.4-2t6~ November 25, 1997 Members ofthc Santa MoDica City Council cia The Office of The City Clerk Ladles IIIld Gentlcmen~ To allow special mtetC5ts to continue to cheapen the Cityts rcsidenb.a1 eDVttonmeut can serve DO purpose other than to make SlIDtA Monica into just anothc~r suburb of Los Angeles Very truly yours, LHS/ba Member! · AlIletlCln instItUte or CPAs and Itl Pnvate CcfllPDlies Praeuce Secnon CallfumlA SOCiety 0( CPAJ . OMN 1I\EemUto,.1 " ..... ... ....... tl8~ - ;) l'lOV ~ 'S? a3:oGPM SfECIFLTY LAB531045155Z1 - FA }( -ro ~ /7J A.yc.e fJ"I'T1e)D, 0 I ~D?nae ~S~. ~ 1'J'h~-04 ~ 7e",~ ~~ -r; /7Ir6rcr::K ~~-7'" (tV')c"i' /J?l!!',,-,6~ kc.H'h G6",e4 .5?t,../~ tJ~(/,/ ~17")1:J,,~ .IJ?,ir~ 7~..;., de~ ~D~Y..so l'~c~ /l?1!!n"J~ ~"~..:n=-c. t39.s-~~ Ckn~/ 'p?em~ ~~ 6r=r::",o? ~S-"~.s:Y (bc..t') CJ7 ~ m~ q ~ ~c,., ~i, -Y''''I'9-..y..vI'cf'"" I M: 77fYJ ,... ~ €$k~ :Yo- 3/ 9 - 99 7C) ~..t...:E/O - <-/57:. ~T&J/ / \ pc: La; S.a/..j.c. on ~~~,;......., A~. H~~c::- uore. .l"'b oueE~ ~,Qova./ / t1 .... , ..... Utl3 lB'd "1::U.O.l. ~-- -.L I~ ;iZ~4- . .5/[A~';~A ;f~~, . ~ II!f _ ~",/~~, L?.a.. ~111.~;Z I/-~~ 9.7 /p-;, ~ 1tt, 'Z!;~..,,~L' ~L_k : ~~~~ 7~7th-~~a, J _L"'i':~sk~/ L~~ ~ -ks 4-~ ,.I?~tI.A-~T .f-.~~ /?J/.,)52 ""..- A~.iz.(- t4 In~~# ./_"'-/ .....1.0.$ ~ ?e~ ..7(1 f""'" b-l~---= .....L ..t~3 -t:';I!<L. _ o "r'~.r ,€4<<v...., -,//-~--d g~~st"- .;..t'L ~~ d;I'..,4~ ~.-,.~ ~'.s<<~/:2' fJ~4.rI-w,S ~-IfU~_ ..~;jt /~s:j~../ ~~...;. J./,.,L' ~,c" .-/.f--;I - ~/ :~.l4"'/-/ .-../ -,-L./." 4CA.r__ _ ,I.:'. ~s. ~'lt:CL p.J _'4",- ~..-,.......e.~ , . a-..? 7.(~ ~. ~7 ;;JL J_d ./?..L ~~r')) _ j2&~ e.. ./21..<'5 1!4."~ 7X:s 1:"''';# '" / 7'h. . ..-e-':fr JZ~ /~~~ ~~ h?~~~ /'e- . ,. uk .slt:.:.~~ ~'<~if~-/L .pP~~-L. a/&-.L.~ ~ 5.:'/.." ~d. "f::-",;.,/~ /".'/r~~/s -", __...,/~/ Sf:' /;., f &~~ I - . a L..-:( I-/A-f J., k hP-r hf<<- a~.4~-Pt!.I~7f/. ~ '-'-:L, _ ~ ~~.j ~ -4.. ~? +' ~'" ~....;; ~ ~_L- -?- ;r~e' ~'s;/_ ~ vI: .-.., ~#LSC. ../7" 4X f"'~ -#4 ~-& -.... ;;: // A~..? p-- I/,~...t 7/A-N~ ---, / /~ ~ .~-~ /7L ~ ,M~ M /'?;> 01 >03 1::IIr)ltS lj"O.J Al~ ~ Wdal2I:r:e l.661-~-n j ~ J 10'd ~~t>& NQ\I Z5 '97 04. c:i7PM ~CIFL T'r LAB5310451SSZ1 P,Z J.....I. I; 10M C p.., .Jl'~A""'" SaM MOIIb, C4 'H'~ Mayor Pro Tempore HoIbJook 1685 Main Street 11I102 SIDta MoniG&, CA 90401 J November 25. 1997 Dear Mayor Pro TCEDpOte Holbrook: What a wonderfUJ oppoltWlityyou have on November 25. 1997 It 6:30 p.m. to IDIimain the character ofw neiabborhoocl of SIma MoDica. All afUJ ~i~ bow lpOCUlatora and develop.. come IDd SO - 11DJ'MI'I~ the DII!leI that were 10 prominent durina tho lut boom IDd are DO IoniCI' beard of. R.e2Pember that lad and ~ term, '1101 Homes... We are ~ntina on YOU to nrevem a recurT!!l~ aDd iD parhl!1d.r tt'l oreveat down.;~na mJotl . I' - - r - _n r -r II IT WlU1 con~uent JailOr ChatlCter or Santi AtonlCa. This letter brin&s you our very best wishea for areal IUcceJI in stemmiaa the tide oftJ1e specu1awnldeveiopen. Sincerely YOutl, J~~~~~ ObG J1.tl aa · 97 sa: 37 CLIFF AVDEN ;~:L~=lT~ loi 5pL:+ TO. 3.1_1~ titkIi~ W lDL ~,df- O-~ 52..0 QLleades1Aue. yt'T")J Lve.. Ad"Am~Y\~~ ~ -\-\i~ ~4 S~L-t 0{2& Q.L\~~-tl2c..d. I4- ~l.J dekoej' 4-k. cj ~ flt(.9h khd - ouv O'DJ"n ~ 111 'he~ FN- ?:o e>. VB" io OVv V-e3 I Loe..D.-veuro.b1e. 4v cJ4e-rJ -\-oY1jhb med8 ~ c;t H.~. ~ {}dd-ft> 7B M r- /.., l> J+f U 0 I ~ .. -..... ...- __ a .olr"_..:I;.... I r r 0- I" - ~ _, ~: ...'1 -_ ~.~l'" ALaDIT & .u1Z C J,lA" - - , 'w' , _ - :-- ' ... AI.."A AVDIUE Mtn'A 1IIDN1DA. CALI.,..."" ...... "97 ~.. 1 B P J '5C J'/u/'1 ~ fa-L-o'~ Co Cc{- C/M., 0 ~ /L p-r ~,Ai: #-/0'- " ~ ?'hA~, tll ,!O~IJI j}~~, ~ 0~ J-,~~ _)~ ~ cL f d--(.,. ~. ~~. ~ ,;d.. ~ ~...-. ~ &.~ ~. f.J- f~ /0 ~ ~ g,... - - iY>v {;Vtv.- r ~ f~ tJ rr-<-' J r-~ /kU A- (}U( Oed' 088 ATTACHMENT G Historic Inventory Sheets for Palisades Tract [1 reduced set & 1 full sized set] .. .... :-": q .. CITY Cof ~ . ~ CJT~ PLAN... ' I)ir.' w SEP 19 AtD :18 Cny Planning DMsion 1685 MaIn St Rm 212 Santa Monica Calif 90401 J Ann GIna S2ilal.. col TM 97-003 Regarding the su.bdivis1on of the 101 5 ft. x 218 ft. lot at 502 Georgina Ave. My wife and I are opposed the subdivmon of the few rema1IUI1R larRe lots m the city. When these lots arc spht, the two new lots will not be "Great Lots". They will be the ordmary lot for a house and garage. winch can, and should be built on a SO ft x 1 SO ft. lot If the lot was only 150 ft. or less m depth I would agree that it should be diwIed I tlunk that the City would benefit if tins lot was built up to Its potential. an estate With large house. tenms court, pool and all that it takes to bnng prestige and a large In base ,. '64~-jt:~? f::&Ii;'~ - N Bunon Wilkms ~ u.. """'-p-_l. .~ Isabene Wilktns ... .. 1189 ~g,w UI I I~C;) I~L'~~U-~~~-U~~O NO.... .1.::;1 ~f ~~.~, hG.uv~ r.v~/v~ .......... O,..,.OC:E!:. or ANTHONY A. SPAU1..OING ~ __"'C. ~ MKYI: ~I =~Ch"o'.CAU_" ~ ~- D_.. .......... u.... ..7-"11_0 DATE:. _I/-/r-f~. TIME: - I J...: : .zs- 0 ~.M '- f . COVER PAGE 1 OF 5' PA.GES TO: e ( ry C (>U/7(;''' L- tP +' SI'4~T htJl1llCA- 7p C ry- C/~/"/.L~ O~-r/C-c:.. FAX/TELEPHONE I: 3/0 - 39 ~ -.:J 9" .;l MESSAGE. : i-~ (,~;"t- -rb Ct ~ Y C--' eL -? e,., I_~ n t:! tI't ,s-G,c-S ;ee. /,4L.15A~~-S T~-. ~1J"/ 3/", r:: c.." CVJ"'/~ /?1e-er/;t..I~ Tu.~.s ,I'!}(/t,/..1 ~ /977 " 7 tp ;Cf ~.,- -f;" 0 /; J 'e ~ .,... -n:> -r 1'-1 ~ s . r' rGtl""..~ r Sf'!_, -r ~ + .ex / S -;- /,L!6- / 6 ~_ -Pi- ?C) 7 :s I' Al rt,~_ &L:.-I 5 {"9~...s (~c;..r ;-I~(-e'1 Sr'~n_~~~ A7f/1-H~,J y S;P.A-&i! ,-.()./A/6- S-.-1.~ ~'/?r-d4 R/J!c:f SA.AJT rJ /;.; lJ, (; 4 (3,(0) 393- /~-Ct;L '"- - - UPLEASE CALL IF YOU DID NOT RECEIVE ALL PAGES, I. :' ....... U;:.:U ...... 09; - ",,~... -"--...-~ Su. of Clllforrna - The RIo: _ A8IncY DEPARTMENT OF PARKS AN~ .1ECREATION HABS UTM: Ser. No. 0406-73-9999 HAER_ NR 50 SHl lcK: A 11/360950/37~0 11[!bl430TrT65990 c 11/360910/3765800 11/360410/3765880 HISTORIC RESOURCES INVENTORY IDENTIF ICATION 1. Common name' Palisades Tract 2. HistoriC name. Pal1.sades Tract 100-700 blocks Georg~na, Marguer1.ta, A~ta, ~alisaQe~ 3. Street or rurall1ddress: 400-700 blocks Ocean, 4th, 7th Clt>( Santa Monica ZIP, 90402 4. Parcel number. 5. Present Owner Mult1.pIe CItV ZIP County Los Angeles Address . Private X 6. Present Use. Resident1.al Onglnal use: OwnershiP IS Public Residential DESCRIPTION 7a Arctutectural style See contl.nuatl.on sheets 7b Briefly descnbe the present phYSIcal descnptlOn of the sIte or structure and descnbe any majOr alterations from Its onglnal conditIon. The Pall.sades Tract dl.str1.ct 1.5 located at the northwest corner of the city. Bounded by Ocean, Georgina, Seventh and Palisades, the d1str1.ct conta1ns four east-west streets to whl.ch most of the development is or1ented. With the exceptlon of Ocean Avenue, the d1.str1ct lS a sl.ngle fam1ly one, with a combl.nat1.on of bungalows a~d substant1a1ly scaled dwell~ngs lining l.ts streets. Generously s~zed lots and setbacks create an ambl.ence WhlCh is enhanced by the street trees on each block. The domestl.c character of the neighborhood 1.S emphasJzed by slngle lantern post-top street llghts. Homes vary 1.n style from wood s~ded Craftsman to stucco sheathed rev~vals, All but a handful are one or two stor1.es, wl.th a var1ety of hipped, gabled and flat roofs. The degrees of 1ndlV1.dual bUl.ldl.ng lntegrity tend to be h1gh, although that cond1t1.0n is chang1ng. (see cont~nuatlon sheet), ..........-- B ConstructIon date EstImated 1906-1936 Factual X 9 Architect see contl.nuatl.on sheets 10 BUlldef_ see cont1nuatlon sheets 1 111 I Approx property size (In feetl Frontage _ Depth Of approx acreage 12 Datelsl of enclosed photographlsl 1983 ,~ '" U 9 J 13. ConditIon: Excellent Good Fair Deteriorated _ No longer h' eXIstence 14 AlteratIons See continuation sheets 15 Surroundings (Check more than one If neceSSllry) Residential X Industrial _CommercIal Open land Other Scattered bUildings X Denselv bUIlt-up _ 16 Threats to site None known X Private development Public Works prOject _ Other: ZOning _ Vandalism 17 I s the structure On ItS anginal site? X for moved buildings. 18 Related features Moved? Unknown? see cont~nuation sheet SIGNIFICANCE 19 Brleflv state historical and/or architectural Importance (Include dates, events, and persons associated With the site I The Pal~sades Tract neighborhood offers a remarkably ~ntact ensemble of domestic archltecture, primarily dat~ng from the years 1906-1930. Opened as a tract 1n 1905, it was la1d out w1th broad, tree-11ned streets that open onto Ocean Avenue and the Santa Monica Pal1sades. Seventh Street acts as a vlsual boundary on the east, although the tract was extended further 1nland ~n 1912 and 1913. Few houses face onto Fourth Street, wh~ch b1sects the d1strlct and is enhanced by a landscaped med1an. A c1rcular park forms an 1sland ~n the mlddle of the 600 block of Pa11sades Avenue, apparently lntended by the developer to be one of a ser1es of such spaces, although the only one realized. Shortly after the tract was opened, the area in wh~ch ~t was located, stretch~ng from Montana to Adelalde, was annexed to the C~ty of Santa Mon1ca. (see cont1nuat~on sheet). Locatlonal sketch map (draw and label site and surrounding streets, roads, and prominent landmarks). ANORTH U 20 Main theme of the historiC resource (If more than one IS checked. number In order of Importance.) Architecture X Arts & Leisure Economic/Industrial ExploratlonlSenlement Government MilItary Rehgton SoCial/Education 21 Sources (List books, documents. surveys, personal interviews and their dates) see cont1nuat~on sheets 22. Date form prepared 1983; rev. 1986 Bv lnamel Heumann Gleye; JHRA Organization C~ tv of Santa Mon1ca Address 1685 Ma1n Street CItY Santa Mon1ca ZIP 90401 Phone ( 21 3 ) 458 - 8 3 41 ... ., - (l Q" ....,4 ~~ continuation Sheet: Palisades Tract Description: Of the ~26 sites included in the district, four were determined to be individually eligible for the National Register and are documented separately. The remaining 122 sites are described in the following continuation sheets and include a small park on Palisades and ten structures which appear to have potential as individual local landmarks. Significance: From that date, March 28, 1906, building records were kept by the city officials and the first application to build was issued to the Alta Santa Monica Company for what is now 401 Marguerita. This was not the first building in the area, according to witness Luther Ingersoll in his century History of santa Monica Bay Cities, who assigned the honor of building the "first costly and architectural" residence in the Palisades to H.N. Hammond. Several prominent members of the community, as well as residents of Los Angeles and Pasadena in search of a seaside summer home, commissioned residences in the Palisades. During the first fifteen years of development homes were in the Craftsman mode. The more intense period of construction in the twenties yielded numerous fine revival style homes, most of which were intended for year-round occupation. The work of several renown architects is showcased, as well as the efforts of several Santa Monica bu~ld~ng contractors who had a profound impact on the growth of the City. 125 structures, all but 8 single family homes, contribute to the histor~c character of the district. Among the architects represented are John Byers (240 and 624 Alta, 300 and 404 Georg~na, 547-7th): Robert Farquhar (247 Georgina [att.], 401 Ocean); Marsh and Russell (216 Georgina); Webber, staunton and Spaulding (317 Georgina); Frederick Roehrig (325 Georgina); Hunt and Burns (525 Georgina); John and Donald Parkinson pOl .Ocean): and Greene and Greene (226 Palisades). Notable res~dents included Byrd A. Nebeker, a Texas lumberman who moved h~s 1906 house on Ocean Avenue to 216 Georgina in 1926; attorney and state legislator Arthur Weber (148 Georgina): cowboy actor willian s. Hart (404 Georgina); J. B. Proctor, one time City Clerk and manager of Mrs. Arcadia de Baker's real estate empire ( 4 07 Georg ina) ; M. S. Hellman I a member of the Los Angeles banking family (525 Georgina); H.J. Engelbrecht, an associate of senator Jones who became a banker and school board member, and director of the Chamber of Commerce (607 Georgina); attorney - 1 - -llqr- '~. J ~ Continuation Sheet: Palisades Tract Significance (continued) Henry J. Heyse (401 Ocean); city treasurer E.W. Boehme who moved his Ocean Avenue home to 138 Palisades in 1922: attorney Joe Fogel (507 Palisades): and John Byers, who built his first house at 547-7th Street. continuation Sheet: Palisades Tract Several prolific builders, many of which produced designs from their own offices and others of which worked with architects, were involved in the development of the Palisades Tract. During the early years, H. Goetz, responsible for the construction numerous residences and institutions (Lincoln High School, North Beach Bath House, Santa Monica City Hall) worked in the Palisades Tract. So did George D. Snyder from whose firm alone 425 buildings in Ocean Park emerged, W.S. Freeman, and C.B. Powell. In later years, several contractors who made a strong impression on the neighborhood east of Seventh Street, including C.L. Freeman, Frank Roden, noted Los Angeles builder Frank Meline, Rose and Rowell, and H.E. Werner, were active in the tract. Most of the mUlti-family units are concentrated on or near to Ocean Avenue and its park and ocean views. Of these the El Tovar (603 Ocean) is the most important. At four stories with a two story addition, the classically influenced apartment hotel was the tallest building north of Montana for many years. Its el egance presaged later development on Ocean. Three bungalow courts are also within the boundaries of the district. A building type indigenous to Southern california, the courts were particularly popular in resort communities. Although there has been post-war development in the tract, part~cularly on Marguerita which remained open land until relatively recently I the Palisades Tract district remains h~storically cohesive, In many cases it contains the only extend work in Santa Monica by a notable architect. The district appears to be suitable for local landmark designation. - 2 - '''' "'" 095 A TTACHMRNT D ~ "" 1" 097 " 098 City of Santa Monica Department of Plannrng and Community Development Planning and Zoning Division (310) 458.8341 APPEAL FORM Date FIled ~. \<6. 'i'+- ReceIved By :.;. ReceIpt No 11- Name Address Contact Person Sald Torab c/o Lawrence & Hardino ? 1250 Sixth Street, Suite 300, Santa ~lonica Kenneth L. KlIt~her 90401 Phone (110) 451-166q Please describe the project and decIsion to be appealed lllannin~ Commission denial of Vestinc; Tentatbre PilrC'pl Hiln N()~ ?l.qO"i t-n snlit the narcel at 518 C:eort:rinFl AVPntlP ;.nto two R1 lotR whi~h com~l; with the auplicable 1'1lni1'lum lot size and lot CliTTJ.emnons. Case Number T'{ No. 97-006 (VP)~f No, 24905) Address 513 r:eorC;lna Avenue Applicant Said Tor,qh Onglnal Hearing Date Dp.C'p.mh", r 1 7. 1997 Onglnal Action Dece1'lber 17. 1 ~9 7 Please state the specific reason(s) for the appeal See i3. tti'lched. Please provide two self-addressed, stamped, letter-sized envelopes LA~~ENCE & HARDINr- Signature Bv: ~~'P Date Kenneth L. Kutcher, Attornevs For Annlicant necel'lber~, 1997 I) (' ,-. ,;j~ ApphcantlAppeUant: Said Tomb Address 518 Georgina Avenue A IT ACHMENT TO APPEAL FORM State the reasons for appeal: On December 17, 1997, the Santa Monica Planning CommiSSion denied an Application for Vesting Tentative Parcel Map No. 24905 to split a one~ half acre R-1 parcel located at 518 Georgina Avenue Into two R-1 parcels, each of which will exceed the minimum lot dimensions and lot area required for the R-1 District. Because the two proposed lots Will satisfy the R-1 Distnct standards which were In place on the date thiS Application was deemed complete (I.e., October 3D, 1997), the Vesting TPM is legally entitled to approval unless there is a demonstrable environmental, public health, or physical limItation which would preclude thiS lot spilt (See Gov't Code Section 66474 and Zoning Ordinance Section 9 20.14.040.) In denying thiS Application, the Planning Commission relied on a general Land Use and Circulation Element ("LUCE") polley statement regarding neighborhood compatibility to overnde the express provisions of the Zoning Ordinance regulating allowable lot sizes In the R-1 District. This approach violates the rule of Interpretation codified In California Code of Civil Procedure Section 1859 and California Civil Code Section 3534. ThiS long-standmg rule of construction provides that when specifics are given, they apply and control over more general policy statements In thiS regard, the case of Mf)r1dey v. City CouncIl. 131 Cal. App. 3d 656, 668, 182 Cal Rptr. 659 (1982), which Involved the review of a proposed subdiVision, proVides as follows' ''The adVISOry agency properly found consistency between the project and the most specific applicable planning for the area. Those parts of the general and leased site-relevant poliCies, as enunciated In the City- Wide plan, were not and should not be applied It is a famlhar rufe of legal and legislative construction that the specific applies and controls the general." ThiS means that for Georgina Avenue, the specific proVisions of ZOning Ordinance Section 904.0802 070(c) for minimum lot area and dimensions In the R-1 Distnct control over the general policy statement set forth In LUCE Policy 1 10.1. J r '"' , U Moreover, any future City standards regarding this R-1 neighborhood cannot be applied retroactively to this Vesting TPM Application When reviewing this Application, the Crty IS reqUIred to apply only those ordinances, standards and policies which were In effect on the date the Application was deemed complete, This exemptIon IS legally compelled by the protections ofthe Vesting Tentative Map Statutes (See Gov't Code SectIons 66498.1 and 664742) It IS Important to note that the LUGE was adopted In 1984 and revised In 1987, and the Zoning Ordinance was comprehensively revised in 1988. Both of these reVISions occurred after the demalln 1980 of a variance for a lot split In the Palisades Tract. No changes were made to the codified standards for R-1 lots durrng the LUCE and Zoning Ordinance reviSion process. Those standards which were In effect on October 30, 1997, must be applied In reviewing thiS Parcel Map Application. There are no factual matters In dispute and the Applicant has in good faith relied on the objective standards promulgated by the CIty for the R-1 DIstrict lot sIzes Regardless of whether approval of thiS Application would be popular in the neighborhood In which thiS property IS located, the Applicant IS entItled to be treated fairly Because this Application satisfies all of the objective cnteria it will not create any public health problems, environmental degradation, or phYSical Impediments to the lot split, this Application IS entitled to approval pursuant to the SubdIVISion Map Act (see Government Gode Section 66474) Pursuant to Government Code Section 66452.5(a) of the Subdivision Map Act, the Applicant IS entitled to a hearrng on thiS appeal Within the next thirty days. The Appellant reselVes the nght to supplement the arguments made In support of thiS appeal. 71attl18 1372 1 r-~ ~ l; j .., r ....t i. L