SR-402-001 (32)
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C/ED: C~~.': n:;
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Santa H-'C2, Cal.:fornla
:o~r!c 11 1'"~tG.
t~a v 22, 19 B 4
~C'2-- 00/
'To:
Mayor and C1ty Cou~cll
FRm~:
C1ty Staff
SUBJECT:
A?peal 0: t~e ~~an~~ng Conn~ss':on DeClSlcn Apprc~lng
DB 23:/Cu? 364, 1328 2nc ftreet to Pern~t the Change
c: Cse ~o a SocIal and ~ocatlc~al Rehabllltatlo~
FaClllty a~d t~ Pe~it ~~e ?e~ov~tlO~ and AddltlO~
of a SeceDe. Sto~y o~ ~:-~e E~:lStl;1cr Struct~::-ef ApFllcant,
P~oJec~ Fe~ur~, Los Angeles Cou~ty Men~al 3ealth
ASSOCIatIon.
Introduct1cn
p~ appeal of the Plannl~g Con~lSSlon deCISIon 2pprov1ng this proJect
has been flIed by Roxanne Hodges Tho~asf an 1nteyested CItIzen. The
....
~~JroJ€ct proposal IS to n:::110~,ate ard evcr:tually add d second story to an
eXlstlYlg ~tructure at 1388 2nd Street :i'"or use bv ProJect Feturn as a
soclal and vocatIonal rehabllltatlor. faClllty =or psych1atr1cally
clsabled adults.
Fcllow~~g a publIC ~€aY~ns or- April 9, 1984, the
SlX Plann~ng Comrnlssioners preser.~ unaD~mously approved the
p~OJect wlth condit~ons.
Ba C kg ro 'LInd
The current use of the property lS f8~ a ~holesale IT.lrrOr company.
~he Monlca Theater 1S located to the sout~ and a park~ng lot and
offlce bUlldlnq are to the north.
The developme~t of the proJect
1S proposed In 3 phases.
DurIng phase I, 25 to 50 people w~ll
occupy the facillty for educatlonal classes and soclal events.
~he :ro~t portlcn cf the ground floc~ ~l}l be renovated for use as a
Pro~ect Return operated retull boutlquelcraft bUSlness.
In approxlInatel y
18 ~~n~~s ~!~e~ ~~e a~~l~ca~~ ~s G~lE ~c €A€~C2SE a~ 2F~lO~ tc p~rc~ase
:
~1al-or and C1. t'"
counctl
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""--.....-O:J"
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22, 1984
the b~llc~ng, a kltchen a~d reta~l fo06 se~v~ce bus~ness wlll be
addec at t~e 2nd Street fron~age.
Phase2, scheduled for lcplementatlon a~ter approx~mately 18 months,
l~vclves renovatlon of the gro~nd floc~ for meetlng rooms and
lou~ges and conve~tLng the rear tnlrc c~ ~he structure for use as
a product Iln€ workshop. After purchase of the structure, Phase 3
involves the const.ructlon of a full second story for office, conference
rooms, classrooms and exerClse area.
Each type of use proposed for the faclllty lS permltted In a C3
..
zone. The product Ilne wo=kshop, consldered llght manufacturlng,
requlres a conc1t~onal use permlt.
Because thlS p~oJect 15 located
in the parklng assessment dlstrlct, no addltlonal parklng 1S
requlred to meet Clty Code standards.
fu."'1a 1 Y s ~ 5
The proJect conforms with the development standards of the C3 zone,
I.
wlth the proposed standards of the draft Land Use Element and ~s
cons~stent wlth a stated obJectlve of the dTaft Land Use Element
to satisfy employment needs of C~ty resldents, especlally the
non-employed or under employed.
ProJect Return currently operates 30 soclal clubs In the Los A~geles
area. Tnls proposal lS an effort to expanc the concept to prOVlGe
a permanent loca~lon for sQclal actlvl~les. sklll tralTIlng,
e8?lcy~e~t a~c educatlonal oppcrtur,~t~Es C~ a dally basls fer
P5YC~~2trlcally dlsabled adults ~ho ~~rEa~y ll'-E ~~6epe~de~tl~
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Mayor and Clty Council
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May 22, 1984
TestlIDony at the publlC hearing from the appllcant, members of ProJect
Return and other supporters ernphaslzed the value of prov1dlng a perma-
nent context withln WhlCh to prov1de Job tralnlng, bus1ness experlence,
soclal, recreatlonal and educatlonal opportunltles for the recoverlng
mentally ill and the lmportance of choos2ng a s2te located Wlthin the
buslness dlstrict near employment opportunit1es, publlC transportation
and retaillng centers for the successful operation of Project Return's
own businesses, ProJect Return members testlfled to the support and
encouragement the progran has prov1ded and to the need for providlng
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a permanent facillty to better serve Santa Monica residents.
Opponents of the proJect clted the eXlstlng problem of homeless people
ln the area, noted lncldents of crlffilnal or bizarre behavlor on the
part of mentally 111 persons, and emphaslzed that while ProJect Return
provides a worthy service, it should be located somewhere else.
Representatlves of the adJacent Monlca Theater expressed the concern
that the presence of Project Return ffilght create a perceptlon on the
part of theater customers that the area was unsafe and thus dlscourage
buslness. Letters of support and Opposltlon are attached.
The Plannlng Comrnlsslon, in approvlng th1s proJect, made specif1c
f~ndlngs whlch are conta1ned ~n the attached statement of officlal
actlon. The ComrnlsSlon walved the 1.5% arts and soclal serVlce fee
for th~s soclal service project. One cond1tlon of approval of
part1cular note 1S condltlon 12 WhlCh restr~cts hours of operatlon
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Mayor and City Council
-4-
May 22, 1984
for the educat~onal and social actlvltles of the members from 10:00 a.M.
to 7:00 p.m., allows meetlngs to extend to 10:00 p.m. and does not
restrict hours of special non-recurring events. Condltlon 12 also
requlres that at least every SlX months the ProJect Return Board
meetlng~whlch are public meetings, be for the purpose of lnviting
publlC comment.
In an effort to lnvestigate the lssues ralsed by opponents of this
proJect WhlCh formed the basis for thlS appeal, the City Manager and
Clty Staff have met wlth concerned cltizens and representatives of
the C~amber of Co~erce. At thlS rneetlng both support and oppositlon
to the proJect were expressed. At the request of this group the
Corrununl ty Llalson has convened a meetlng for Thursday, May 17,
among Chamber of Commerce representatlves and mental health profes-
slonals to further explore and evaluate the potential impact of th~s
program on surroundlng businesses.
Cl~y Cauncll Authority
Under the prov1sions of Sect10n 6 of Ordlnance No. 1251(CCS) the
Clty Council may aff1rm, reverse or modify any determlnatlon of the
Plann1ng COIDfiisslon ln regard to an Interlm Development Permit and
the decis10n of the Clty Councll shall be f1nal. In approvlng an
appllcatlon the Commission or Council must find that:
1. The development 1S conslstent wlth the f1ndlngs and purpose of
Ordlnance 1251.
2. The proposed plans comply w1th eXlsting regulations contalned
1n the MUnlclpal Code.
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Mayor and Clty Council
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May 22, 1984
3. The existing and/or proposed rlghts-of-way for both pedestrian
and automobile trafflC wlll be adequate to accommodate the
anticlpated results of the proposed development includlng off-
street parklng facll1tles and access thereto.
4. The eXlsting and/or proposed publlC and/or private health and
safety facllltles (includlng, but not llmlted to, sanitation,
sewer storm dralns, fire protectlon devlces, protectlve
services, and publlC ut1lltles) will be adequate to accommodate
the antlclpated results of the proposed development.
5. The proposed development wlll not preJudlce the ability of the
Clty to adopt a revlsed land use element.
6. The proposed use and locat1on are ln accordance wlth good zonlng
practlce, ln the publlC lnterest and necessary that substantial
]Ustlce be done.
7u The proposed use 1S compatible w1th exist1ng and potentlal uses
withln the general area, trafflC or parklng congestlon will not
result, the publlC health, safety and general welfare are
protected and no harm to adJacent propertles wlll result.
FlnanClal Impact
The recomwendatlon presented In thlS report does not have a budget/
flnanclal lmpact.
Recommendatlon
Because the appellant offers no new lnfornation or concerns that
have not already been properly consldered by the Plannlng CO~lss~on,
1t is respectfully recomnended that the appeal be denled and that
the Plann1ng cO~lssion approval of the proJect wlth the condltlons
llsted In Attachment A be affirmed.
Prepared by: Carol Waldrop
Attachment: A. Statement of Offlcial Actlon
B. Proposed BUlldlng plans
C. Letters in Support and In Oppositlon to the ProJect