SR-407-005-01 (2)
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as 0 9 1968
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C/ED: HD: JM: jt
City Council
Parking Authority: 2/9/88
Santa Monica, California
TO: Mayor and City Council Members
Chairperson and Parking Authority Members
FROM: city staff
SUBJECT: Recommendations Regarding the Sale of Air-Rights Over
Parking Lot Three at 1121-35 Third Street for Develop-
ment of Senior Housing
INTRODUCTION
This report transmits information and recommendations concerning
the development of senior housing units over the surface parking
lot at 1121-35 Third street referred to as Parking Lot Three.
The report recommends that:
(1) the city Council and Parking
Authority authorize the city Manager to execute a Quitclaim Deed
and such other documents necessary to transfer Parking Lot Three
from the Parking Authority to the city; (2) the City Council and
Parking Authority authorize the City Manager to execute a Payment
Agreement between the City and the Parking Authority providing
that revenues collected by the city be paid to the Parking Au-
thority; (3) the city Council authorize the city Manager to ex-
ecute all documents necessary for the sale of the air-rights over
Parking Lot Three to Retirement Housing Foundation ("Santa Monica
RHF Housing, Inc."); and (4) the City Council conduct a public
hearing and adopt a resolution approving General Plan Amendment
10 adding a new Policy 1.10.7 to the "Residentialll Section of the
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FEB 0 9 1988
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"0bjectives and policies" chapter of the Land Use Element to al-
low the development of this proj ect subj ect to the Development
Review process.
BACKGROUND
In response to City Council's directive, staff presented to the
City council on June 24, 1986 a report which detailed the
feasibility of developing, with federal assistance, seventy-two
(72) rental units for low income seniors in a structure over the
existing City-owned surface parking lot at 1121-1135 Third
Street.
In a fiscal year 1987-1988 budget objective, the Housing Division
staff was directed to pursue the development of the senior proj-
ect on Third street. In order that RHF might apply for a commit-
ment of BUD section 202 funds during this year's funding cycle,
the City Council and Parking Authority on April 28, 1987 took a
number of actions including:
(1) certifying the August 4, 1986 Initial Study and Negative
Declaration (EIA 804) (SCH 86051403) for the senior hous-
ing project finding that the Initial study and Negative
Declaration adequately analyzed the potential environmen-
tal effects of the proposed project, and that the Council
reviewed and considered the environmental documentation in
connection with its determination of whether or not to
approve the project:
(2) Adopting resolutions which authorized the transfer of
property at 1121-35 Third Street owned by the parking Au-
thority to the city, subject to RHF's receipt of a Section
202 loan commitment:
(3) Adopting a resolution authorizing the sale of the air-
rights to RHF, subject to RHF's receipt of a Section 202
loan commitment, compliance with the provisions of the
Subdivision Map Act Sections 66410 et. seg., and execution
of a Development and Disposition Agreement;
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(4) Authorizing the city Manager to execute an Option Agree-
ment giving RHF the exclusive right to purchase the air-
rights over parking Lot Three for the development of
senior housing.
RHF submitted the loan application on June 1, 1987. On September
30, 1987 HUD issued its commitment of $4,137,700 in section 202
loan funds to RHF for the Santa Monica project.
The following discusses the project design, the project status,
and financing terms including the city contribution, the major
terms of the Development and Disposition Agreement, and the ac-
tions which need to be taken by the City Council and Parking Au-
thority in order for Santa Monica RHF Housing Inc. to receive HUD
Section 202 loan funds for the Parking Lot Three site.
DISCUSSION
Project Design
The senior housing project will include seventy-two (72) units,
consisting of eighteen (18) studio units., and fifty-four (54)
one-bedroom units, with twenty-seven (27) parking spaces for the
exclusive use of the tenants, and the retention of the existing
eighty-three (83) public parking spaces.
The project will be
constructed with the ground level as public parking, first level
a combination of public and tenant parking, and housing on the
four levels above.
The city will retain ownership of the land and that portion of
the air rights which contains the public parking component. The
air rights which contain the housing units and resident parking
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("Air Rights") will be sold to Santa Monica RHF Housing, Inc.
( 11 Developer") .
Project status
The project was presented for Development Review to the planning
commission and unanimously approved on January 25, 1988. The
Architectural Review Board (ARB) will review the project in
March. Following approval by the ARB, Coastal commission will
review the project in April. It is anticipated that all HOD ap-
provals will be received by August 1988, and construction will
commence shortly thereafter.
Project Financing
HUD has committed $4,137,700 in Section 202 loan funds to RHF.
The section 202 loan provides financing at 9.25% for forty years
for those development costs approved by HOD.
The HUD 202 program regulations prohibit the use of funds for
items such as structured parking, building articulation, balco-
nies, or other design amenities. Typically, the locality covers
the costs of the ineligible items. It is anticipated that the
difference between the BUD approved costs and the total project
costs will be approximately $1,000,000. The City will receive
funds from the sale of the Air Rights to the Developer. These
funds will be provided to the Developer as a residual receipts
loan, secured by a second deed of trust, and will pay for those
costs not included in the Section 202 loan including the costs of
constructing the pUblic parking structure, landscaping, building
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articulation, the use of single-loaded corridors, and proj ect
amenities.
The city Council on April 28, 1987 authorized the expenditure of
up to $90,000 for predevelopment expenses from citywide Housing
Acquisition and Rehabilitation Program (CHARP) funds. These funds
will be repaid from the proceeds of the HOD 202 loan and the sale
of the Air Rights to the Developer. A Predevelopment Contract
governing the disbursement of these funds has been executed
between the Developer and the city. No additional City funds will
be required for the Project. The total maximum city contribution
of $1,139,492 constitutes a subsidy of $15,826 per unit.
Terms of the Development and Disposition Agreement
The Development and Disposition Agreement, in the form of an
Agreement for Sale of Air Rights, will detail the disposition and
development requirements of the Air Rights. The DDA contains the
conditions and covenants regarding use of the land and the opera-
tion of the improvements by the Developer as required in exchange
for the City's contribution of funds to the development and has a
fifty-five (55) year term. outlined below are the major compo-
nents of the DDA including subordination to HUD financing, occu-
pancy requirements, selection policy, parking, and reversion of
the Air Rights.
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1. Subordination to HOD Financing: The DDA will include subor-
dination language which is necessary to obtain the Section 202
financing. The city will have the option to cure any mortgage
default by the Developer in order to prevent foreclosure by RUD.
In the event of HUD foreclosure the City would work with HOD to
select an alternate 202 sponsor corporation which would continue
to operate the Project as affordable senior rental housing. The
covenants and conditions and the subordination provisions in the
nDA are similar to those executed for projects such as Ocean Park
Villas and Barnard Park Villas.
2. Occupancy Requirements: The DDA will provide that each of the
seventy-two (72) units be made available to very low income
seniors and disabled persons or households eligible for the RUD
Section 8 program. Upon expiration of the HUD regulatory
restrictions which accompany the section 202 loan, the DDA will
require that all of the units continue to be made available to
very low and low income senior and disabled households at afford-
able rents.
3. Selection pOlicy: Tenant selection for the project will be in
accordance with the HUD section 202 Program Regulations. The
Developer will be responsible for implementing the tenant selec-
tion policy. HUD regulations prohibit a residency preference in
the selection of tenants. However, the DDA will require the
Developer to perform extensive outreach to Santa Monica residents
to ensure access to the project by local residents.
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4. Parking: Parking Lot Three currently contains eighty-three
(83) pUblic parking spaces. The parking structure to be con-
structed will replace all of the 83 existing public parking
spaces, and provide twenty-seven (27) spaces for the exclusive
use of project residents. Resident parking will be separated by
a gated fence from the public parking component of the project.
The number of resident spaces provided per unit is comparable to
the ratio provided in similar projects in the area. Given the
experience with other affordable senior developments and the
proximity of the site to pUblic transportation and senior ser-
vices, the parking provided will meet the needs of project
residents.
5. Reversion of the Air Rights: The term of the covenants and
restrictions of the DDA will be fifty-five (55) years. After 55
years the City will have the option to purchase the Air Rights
for the sum of one dollar ($1.00). Again, these provisions are
similar to those of the Ocean Park villas, Barnard Park villas,
and Ocean Park Replacement Housing projects.
Sale of the Air Rights
In accordance with the previously adopted resolutions the follow-
ing conditions must be met prior to transfer and sale of the Air
Rights to the Developer:
1. HUD Commitment of Section 202 Loan funds to the
Developer for the Project;
2. Compliance with the provisions of the Subdivision Map
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Act sections 66410 et. seq.:
3. Execution of a Development and Disposition Agreement.
A commitment of section 202 Loan funds has been received by the
Developer for the Project. The City Attorney has determined that
the city in deeding the Air Rights to the Developer is exempt
from the provisions of the Subdivision Map Act Sections 66410 et.
seg., under Municipal Code Section 9313. The final condition,
execution of a Development and Disposition Agreement, is recom-
mended by this report. The sale of the Air Rights will take place
when the Developer is ready to commence construction.
Transfer of Parking Lot Three to the City
Previous action by the city council and the Parking Authority
authorized the transfer of Parking Lot Three from the Parking
Authority to the city upon receipt by the Developer of commitment
of HUD Section 202 funds. As noted above, the Developer has now
received this commitment of funds. This report therefore recom-
mends execution of a Quitclaim Deed in order to transfer the
property to the city.
Payment Agreement
In order to ensure that the transfer of Parking Lot Three does
not have a fiscal impact on the Parking Authority Fund it is
necessary for the City and Parking Authority to enter into a Pay-
ment Agreement. The Payment Agreement will provide that revenues
collected from the public parking meters by the City be paid an-
nually to the Parking Authority Fund. No changes in meter or
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permit rates are anticipated from the existing rates at Parking
Lot Three. This report recommends that the city Council and Park-
ing Authority authorize the execution of such a Payment
Agreement.
General Plan Amendment
A General Plan Amendment is proposed to permit the project to be
developed with six stories and a maximum height of sixty-five
(65) feet (General Plan Amendment 10). The Land Use Element
restricts high density residential development to a maximum of
four stories and fifty (50) feet in height. The General Plan
Amendment is also required to permit this project to exceed the
density requirements as currently established. The General Plan
Amendment is very specific in nature. The proposed land use
policy will pertain only to the subject site in order permit the
development of a Federally subsidized senior rental housing proj-
ect and parking facilities.
The Planning Commission on January 25, 1988 unanimously recommen-
ded approval of General Plan Amendment 10 to the City Council,
following a public hearing on the proposed project.
The proposed amendment to the Land Use Element of the General
Plan is required by pUblic necessity, public convenience and for
the general pUblic welfare, in that the amendment will provide
the ability for the city to develop a project of seventy-two (72)
subsidized senior housing units; fulfill the City Council direc-
tion of April 28, 1987; and maintain consistency with the goals
and objectives of the City Housing Element.
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On April 28, 1987, the city Council certified the August 4, 1986
Initial study and issued a Negative Declaration (EIA 804), based
on the findings that the Initial study adequately analyzed the
potential impacts of the Project and that the project would not
have a significant effect on the environment. An Addendum to the
Final Initial Study has been prepared to consider any possible
change in the previously assessed Project impacts resulting from
the proposed General Plan Amendment 10 and the reduction of five
(5) parking spaces from the previously considered project des1gn.
Under state Guidelines for the Implementation of the California
Environmental Quality Act (CEQA), an addendum need not be circu-
lated for public review, but can be attached to the Final Initial
Study for consideration prior to making a decision on the proj-
ect. The prepared Addendum revealed no significant impacts on
the environment resulting from the Project or the General Plan
Amendment.
This report recommends that the City Council conduct a Public
Hearing as required, on proposed General Plan Amendment 101 and
that the City council approve a resolution adopting General Plan
Amendment 10 as an amendment to the "Residentialll section of the
"Objectives and Policies" Chapter of the Land Use Element.
FINANCIAL/BUDGETARY IMPACTS
As described herein, the Air Rights would be sold to the
Developer for the HUD appraised value estimated at $1,049,492.
The City will contribute all the sales proceeds to the project to
pay for project costs not approved by HUD.
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RECOMMENDATIONS
It is recommended that the City Council:
1. Conduct a Public Hearing on proposed General Plan Amend-
ment 10;
2. Adopt the attached resolution approving General Plan
Amendment 10, adding Policy 1.10.7 to the Land Use Element
of the General Plan;
3. Authorize the City Manager to execute a Quitclaim Deed and
any other documents necessary to transfer ownership of
Parking Lot Three from the Parking Authority to the city;
4. Authorize the City Manager to negotiate and execute an
Agreement for Sale of Air Rights, which shall include the
provisions detailed in this report, and any other docu-
ments necessary to accomplish the sale of the air-rights
over Parking Lot Three to Santa Monica RHF Housing, Inc.;
5. Authorize the City Manager to execute a Payment Agreement
between the City and the parking Authority providing that
revenues collected by the City from the project's public
parking meters be paid to the Parking Authority.
It is recommended that the Parking Authority:
1. Authorize the Executive Director to execute a Quitclaim
Deed and any other documents necessary to transfer owner-
ship of Parking Lot Three from the Parking Authority to
the City;
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2. Authorize the Executive Director to execute a Payment
Agreement between the City and the Parking Authority pro-
viding that revenues collected by the City from the proj-
ect's public parking meters be paid to the Parking
Authority.
Prepared by: Jeff Mudrick, Sr. Development Analyst
Candy Rupp, Housing Program Manager
Department of Community & Economic Development
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(CCS)
RESOLUTION NUMBER
(City council series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY' OF
SANTA MONICA ADOPTING AN AMENDMENT TO THE LAND USE
AND CIRCULATION ELEMENTS OF THE GENERAL PLAN
WHEREASr California Government Code Section 653000 et seg.
requires each city to adopt a comprehensive, long term general
plan for the physical development of the city that documents the
city's decisions concerning the future of the community and re-
quires inclusion of Land Use and Circulation Elements.: and
WHEREAS, the City of Santa Monica adopted its existing Land
Use and Circulation Elements in October 1984; and
WHEREAS, on January 25, 1988, the Planning commission con-
ducted a properly noticed public hearing and on January :2 5,
1988,adopted a resolution recommending approval of the Amendment
adding a Policy 1.10.7 to the Residential Section of the Objec-
tives and Policies Chapter of the Land Use and circulation Ele-
ments of the General Plan~ and
WHEREAS, on February 9, 1988, the City Council conducted a
properly noticed public hearing regarding the proposed amendment;
and
WHEREAS, the proposed Amendment to the Land Use and Circula-
tion Elements of the General Plan is consistent with other por-
tions of the Land Use and Circulation Elements and other elements
of the General Plan; and
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WHEREAS, the public necessity, public convenience, general
welfare, and efficiency and economy in the process of development
require the proposed Amendment to the Land Use and Circulation
Elements of the General Plan,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. General Plan Amendment GPA-10 of the Land Use
and Circulation Elements of the General Plan attached as Exhibit
1 and incorporated herein by this reference, is hereby approved
and adopted.
SECTION 2. The city Clerk shall certify to the adoption of
this Resolution, and thenceforth and thereafter the same shall be
in full force and effect.
Approved as to Form:
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Robert M. Myers ',-'
city Attorney
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EXHIBIT 1
PROPOSED AMENDMENT TO THE LAND USE ELEMENT
OF THE
GENERAL PLAN AS RECOl1MENDED BY
PLANNING COMMISSION ON JANUARY 25, 1988
NOTE: The fOllo'wing are excerpts from the Land Use Element of
the General Plan, with proposed additions shown In bold
lettering.
Residential
1.10
other provisions of the residential standards
notwi thstanding, one six-story development, not to ex-
ceed sixty-five (65) feet in height, hav~ng two stories
of public and resident parking, and four stories of
residential rental units, not to exceed 72 units of
housing, may be permitted at 1121-1135 Third street.
The purpose of this amendment is to allow the develop-
ment of a Federally subsidized senior rental housing
project and replacement parking facilities, for which
the sale of air rights has been authorized by City Coun-
cil Resolution No. 7406 dated April 28, 1987, subject to
ci ty approval through the development review process
established in the Municipal Code.
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ADDENDUM TO THE
FINAL INITIAL STUDY
EIA NO. 804
PROPOSED SENIOR HOUSING PROJECT
1121 - 1135 THIRD STREET
JANUARY, 1988
CITY OF SANTA MONICA
Commun1ty and Econom1c Development Dep2rt~ent
1685 Maln Street
Santa Monlca, Cal1forn1a 90401-3295
Contact Person: Shari Laham
Assoclate P1anr.er
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CONSULTANTS TO THE CITY:
ROBERT BEIN, WILLIAM FROST & ASSOCIATES
14725 Alton Parkway
Irvlne, Ca11fornia 92718
(714) 472-3505
Contact Persons: Barbara E1Jenholm
Jennifer Langford
IN 24529/PRJ32
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TABLE OF CONTENTS
Page
EXECUTIVE SUMMARY
A. Proposed Project
B. Project Impacts
1
2
INTRODUCTION
ENVIRONMENTAL ASSESSMENT
A. Project Descrlptlon
B. Environmental Effects
3
4
4
4
10
REFERENCES
APPENDICES
APPENDIX A - Supplement to Inltlal Study ErA 804
APPENDIX B - Draft Inltlal Study EIA 804
ENVIRON~ENTAL D~TERMINATION
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IN 24529jPRJ32
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I. EXECUTIVE SUMMARY
A. Proposed Project
Th1S 1S an addendum to the 1n1t;al Study for the Proposed Sen10r Group
Houslng Project at 1121-1135 Thud Street. The anginal proJect proposed the
constructlon of a four-story, 75-un1t housing structure for low income SenlQrs.
The project was proposed to be built by enclosing an existlng 83-space metered
parklng lot on slte and constructing the senlor's residentlal bUlldlng above the
parking lot. Parklng for the project would total 115 spaces; of thlS amount 85
were proposed for replacement public parking and 30 were proposed for Project
residents. A Negative Declaratlon for th,s proJect was f,led on May 12, 1986.
However, before a determlnatlon was made on th,s Negatlve Declaratlon, a
revision was made to the project.
The suppl ement to the Initial Study amended the previous project
descnptlon and addressed ltems whose envlronmental impacts~ as identlfled in
the Draft Initlal Study. could have been affected to a greater extent by the
revised proJect. The Orlg1nal project descrlption was changed from four to six
storles and fro~ 75 to 72 unlts. It was further clarlfled that of the 72 un,ts.
18 would be studlO units and 54 would be one-bedroom units. It was concluded by
tillS supplement that the revislons would not result 1n envlronmental lmpacts
that would appear slgnlflcant. as defined by CEQ~. However, the supple~ent d1d
ldentlfy the proJect's non-conformance wlth a varlety of eXlstlng ard propcsed
develop~ent regulatlons as an adverse impact.
The Negative Declaratlon for the Supplement to the In,tial Study was
f,led on July 28, 1986. The project was approved by the Santa ~on'ca Clty Coun-
cl1 on Apr,l 28, 1987 and the Notlce of Determ,natlon was subsequently flled on
April 29. 1987.
Only one aspect of the project descr,pt10n has changed Slnce the date
of the supplement to the Imtlal Study. Proposed parklng for the project has
been reduced by flve (5) spaces to a total of 110 spaces, of WhlCh 83 would be
replacement. metered publ ic parkH:g spaces and 27 spaces would serve project
res,dents. In addltlon. a General Plan Amendment has been proposed. The pur-
pose of this addendum is to consider the posslble change 1n impacts resu1tlng
fro~ the proposed General Plan A~endment and the reductlon 1n park,ng spaces.
The proposed General Plan Amendment is to include an addltion to the
"Resldentialll section of the "ObJ€ctlves and Policles" chapter of the Land Use
Element of the Santa Monlca General Plan. The follo'rl1ng is the proposed new
Polley 1.10.7:
Other provlslons of the resldent1al standards nOhnthstandlng. one
six-story development, not to exceed slxty-flVe (65) feet 1n helght.
havlng two storles of public and res,dentlal parklng, and four storles
of residentlal ren tal unlts, not to exceed 72 unlts of houslng. ~ay
be permitted at 1121-1135 Third Street.
The purpose of this amendment is to allow the development of a
Federally subsidized senior rental houslng p(oject and replace~ent
parklng facllit1es, for WhlCh the sale of alr rlghts has been
authorized by Clty Councll ResolutlOn No. 7406 dated Jlpnl 28, 1987t
subject to City approval through the development review process
establlshed 1n the Municlpal Code.
IN 24529jPRJ32
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Pro~ect Impacts
The Environmental Checkl1st prepared by the City for thlS proJect
ldentified 12 areas of potential envlronmental concern. It was detemlned by
pnor environmental documentatlon, the Inltla1 Study and Negat1ve Declaratlon
~o. 804, that the proJect would not have a sign1ficant effect on the enVlron-
ment, as deflned by CEQA. However, 1n light of the proposed General Plan
Amendrrent and reduction of 5 parking spaces, this addendum reassesses the 12
areas of environmental concern: These concerns are:
A deterioratlon of ambient air quality.
Increases in existing noise levels during constructlon and traf-
flC.
Light and glare from added lighting in the area.
Shadows and their effect upon adJacent property.
Alteration of the present or planned land use of the area; demo-
litlon or rernodellng of existlng land use.
A need for new system or an lncrease 1n usage for the followlng
util1ties: power or natural gas, commUnlCatlon systems, water,
sewer, storm water drainage, or S011d waste.
A reductlon 1n front/slde lot area.
Generation of vehlcular move~ent.
Effects on eXlstlng parking faCllltles.
A need for new or cultured governmental serV1 ces 1 n ar:y of tl1e
followlng areas: flre protectlont pollce prOJ€ctlon. malntenGnce
of public facllities or other governmental serVlces.
A substantlal negatlve fiscal effect on the Clty.
Aesthetlcs relatlve to the eXlstlng and future Vlews.
IN 24529/PRJ32
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II. INTRODUCTION
ThlS report serves as an addendum to EIA 804 - Supplement to the
Inltlal Study for the Proposed Senior Group Housing PrOJect at 1121-1135 Thlrd
Street.
In a process parallellng Section 15164 of the State of California
Envlronmental Quality Act Guidelines (CEQAL the Responsible Agency may choose
to prepare an addendum to an Imtlal Study rather than a subsequent lnitlal
Study If only m1nor add1tlons or changes would be necessary to make the Initial
Study under consideratlon adequate under CEQA; and the changes to the Imtial
Study made by the addendum do not ralse lmportant new issues about the
sigmflcant effects on the environment. The addendum need contaln only the
informatlon necessary to make the previous Inltial Study adequate for the
project as revised.
An addendum does not need to be clrculated for public review but can
be lncluded ln or attached to the Final Initial Study. When the City Coune1l
decides whether to approve the proJect, they shall consider the addendum with
the Final In1tial Study prior to making a dec1s1on on the project. The tlme and
place of the publlC hearlng wlll be advertised ln the legal advert1sement sec-
tlcn of the Outlook Newspaper.
For more lnformation, please contact Shari Laham, ASSOclate Planner at
(213) 458-8341.
IN 24529/PRJ32
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III. ENVIRONMENTAL ASSESSMENT
frOJect Descrlption
Only one aspect of the project descr1ption has changed Slnce the date
of the supplement to the Flnal Inltlal Study. Proposed parklng for the project
has been reduced by f1ve (5) spaces to a total of 110 spaces, of which 83 would
be replacement, metered, public parklng spaces and 27 spaces would serve project
resldents. In addltlon, a General Plan Amendment has been proposed Wh1Ch, if
approved, would alter several of the envlronmental lmpacts identlf1ed by the
prevlous Inltlal Study.
If approved the General Plan Amendment would add to the lIRes1dentlalll
sectlon of the "0bjectives and Polic1es" chapter of the Land Use Element the
followlng new POllCY 1:10.7:
Other prov1sions of the residentlal standards notw1thstandlng, one
51x-story development, not to exceed s1xty-f1ve (65) feet 1n he1ght,
havlng two stories of public and resldent1al park1ng, and four storles
of res1dent1al rental un1ts, not to exceed 72 un1ts of hous1ng may be
per~ltted at 1121-1135 Th1rd Street, The purpose of th1S a~end~ent lS
to allow the development of a Federally Subs1dlZed senlOr rental
hous1ng proJect and replacement parklng fac111t1es, for Wh1Ch the sale
of alr r1ghts has been author1zed by C1ty CounC11 Resolut1or No. 7406
dated Aprll 28, 1987, subJect to (1ty approval through the develoD~ent
reVlew process establ1shed In the Munlclpal Code.
In oreer to deterw.1ne Wh1Ch, 1f any, of the env1rornental ltems 1n the
Flnal 1n1t1al Study may be slgn1f1cartly affected by the changes In the GEneral
Plan, a reV1ew of the Flnal In1t1al Study was performed.
Env1ronmental Effects
A. Items whose envlronmental impact, as assessed by the In1t1al Study, was not
changed by the proposed General Plan A~endment:
1. Air (Checkl1st Category 2.a)
The F1nal In1t1al Study determlned that although the proJect would
result 1n an incremental decrease 1n ambient a1r qual1ty as a result
of an increase In daily vehlcle tr1ps per day, the volumes are m1nor
and represent an ;ns;gn1f1cant impact to the Reglonal Stat1st1cal hrea
(RSA). However, the F1nal Init1al Study in addlt10n stated that
I'because the number of dwelling umts proposed for the slte exceeds
the all owab 1 e dens 1 ty, the proJect does not conform to e1 ther the
plann1ng and zonlng designat10ns wlthout discret10nary C1ty approval.
This could be interpreted as nonconformance to the Alr Quallty
Management Plan (AQMP)."
The proposed General Plan Amendment, however, would brlng the proJect
lnto conslstency wlth the CHY'S General Plan Land Use element, and
therefore the proJect woul d be 1n conformance W1 th the AQMP. In
conclus1on, since the amount of proJect er.nSS1ons 1S low and below
Southern Cal,fornia A1r Quality Management Dlstr1ct's threshold
1 1m1 ts, the project conforms to the AQr~p and no s i gm fl cant impacts
are expected.
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2, NOlse (Checklist Category B.a and B.b)
The previous Inltlal Study determlned that durlng constructlon of the
proposed proJect locally hlgh noise levels attrlbutable to the
operation of constructlon equlpment and tools may occur ln the
lm~edlate project Vlclnlty. These nOlse levels wlll be of short-term
duration and mitlgated to a less than signlficant level by adherence
to the Clty of Santa Monlca requirements, The proposed General Plan
Amendment makes no change to nOlse regulations and therefore lmpacts
wlll not change.
3. ~i9ht and Glare (Checklist Category 9)
The proposed General Plan Amendment wl1l not alter the proJect deslgn,
and thus will not alter the findlngs of the Flnal Inltlal Study. It
determined the increase in llghtlng as a less than slgnlflcant lffipact.
4. Shadows (Checkllst Category 10)
The prevlous Inltla1 Study determined that some lmpact on the adJGcent
resldences to the north and west of the slte could occur pGrtlculGriy
during the Wlnter mornings; however, these lmpacts wlll be less than
slgnlflcant. The proposed General Plan Amendrent wlll not alter these
flndlngs.
5. popu1atlor. (Checkllst Category 13.b)
,
The lmpacts of relocatlon or dlslocatlon of employment or buslness
Wlll not change as a result of the proposed General Plan A~epdment.
The Final Inltla1 Study stated that whlle parklng wlll be ellffilnated
dunng the constructlon phase, no long-term effect on emplo}'Jient or
buslnesses wlll occur.
6. Demolltion. Relocatlon or Re~odellng of ReSldentla1, Co~merclal,
lnctustrlal Buildlngs or Other FaCllltles (Check- 11St Category 13.b) -
The proposed General Plan Amend~ent wlll not alter the replace~ent of
publlC parklng as descrlbed in the Flnal Ir,ltial Study. Thus no
signlflcant impact wlll occur,
7. Utllities (Checklist Category 16)
No signlflcant impact on the provlslon of utllltles was determlned by
the Flnal Initlal Study, The proposed General Plan Amend~ent wl11 not
alter these flndlngs.
8. B~ght of Way (Checklist Category 17.a)
The General Plan Amendment does not provide for a vanance in the
Zomrg Code Requlrement for an R-4 zone. As a result, the proJect
will requlre a varlance granted for portions of the proposed structure
whlcn do not conform wlth the Clty'S Property Development Standards.
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9. Transportation/C1rculat1on (Checkl1st Category 10.a. b, and f)
The reduction 1n parking spaces from 115 to 110 will 1ncrementally
increase the impact to park1ng. Because the Santa Monica Mun1cipal
Code has no speclfic parking code for a senlor houSlng proJect. the
parklng requlrements for an apartment 1n the R-4 D1strlct (one space
per dwelllng unit of 605 square feet or less) is applled. Therefore
72 parking spaces are requlred, 45 more than the 27 provlded.
The proposed General Plan Amendment does not have any bearing on the
find1ngs of the transportation, circulat10n and parklng analys1s WhlCh
was conducted for the Final Initlal Study. Therefore, a vanance to
the Cityfs parking code requlrement will stlll require the City's
approval.
Public Services (Checklist Category 19.a, b, c, f)
10.
The proposed General Plan Amendment will not alter the Final Init1al
Study assessment of a Sllght but less than slgmflcant lncrease in
government serVice requlred to meet the needs of the proJect.
11. Fiscal Impact (Checklist Category 20)
" 12.
The findings, as documented in the Flnal Inltial Study, re~aln
unchanged by the proposed General Plan Amendment. The malntenance of
the facllity wlll have a slight but less than slgnificant lmpact on
the City's annual budget.
Aesthetlcs (Checklist Category 23a, 23d)
The aesthetlc lmpacts of a Six-story development Will result In
lncreased Vlew obstructlon from adjacent resldentlal bUlldlnqs.
However, the Final Inltial Study identlfled the views on and adJacent
to the slte as nelther un1que or scenlC. The Vlew changes created by
the proJect wlll therefore result In a less than sigmflcant Vlew
impact. The proposed Gereral Plan Amendment wl11 not alter thlS
assessment.
B. Items whose environmental impact, as ldentified in the Flnal Inltlal Study,
may be affected to a greater extent by the revlsed proJect include:
1. ~and Use (Checklist Category 14.a)
Wlll the proposal result 1n a substantlal alteratlon of the present or
planned land use of an area?
Response: Maybe
.~mpacts :
As described by the Final Initial Study, the slte's land use Will change
from an 83-space parking lot to a 72-unlt senlor hOUSing prOject and park-
1ng structure wlth 110 spaces. The City's adopted Land Use and Circulatlon
Elements designated the Slte and the adJacent street system accordlngly:
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Thlrd Street lS not deslgnated as either an arterlalt collector or feeder
street (Circulation). The site is designated R-4A accordlng to the City's
development regulations, which permt one dwelllng unlt for every 900
square feet of lot areat a height of four storles and 50 feet, and a maXl-
mum lot coverage of 50 percent.
The proJect contains 72 units on a .52 acre slte and has a helght of six
stones. Wlthin high density houslng zones, helght in excess of four
storles and 50 feet would require an amendment to the land Use Element or a
zone change. This proposed General Plan Amendment addressed by thlS
Supplement is in response to this requlrement.
Regardlng land use objectives and policies, the Land Use Element states:
1.2 Objectlve:
Ensure compatibll1ty of adJacent land uses, wlth partlcular
concern for protectlng resldentlal nelghborhoods.
1.2.2
Surface parking lots zoned resldentlal adjacent to hlghway
commerClal corndors when redeveloped, should be reserved for
resldentlal use or publlC open space on the surface (use for
underground parklng is acceptable). ThlS polley shall not apply
to lots zoned "A" Off-Street parklng Dlstnct.
Parking structures and underground parklng shall be perrnttet:!
with site review on land zoned nAH Off-Street Parklng Dlstrlct.
Structures shall generally conform to the helghtt bulk, setback,
and landscape standards for the adJacent resldentlal dlstrlct and
shall only be permltted If the facllity wlll not adversely impact
the adJacent resldent1al nelghborhood. ThlS polley shall not
apply to "An zoned lots adjacent to nelghbcrhood commerclal
overlay zone."
1.2.3
Since the project is zoned R4-A and is adJacent to the Wllshlre Boulevard
corridor, policy 1.2.2 does not apply. However, polley 1.2.3 applles to the
proJect site.
Regardlng resldential obJectives and pollcles, the followlng applles to
site development:
1.10 Objective:
Expand the opportunlty for resldentlal land use whlle protectlng
the scale and character of existing nelghborhoods.
PollCles:
1. 10. 1
Encourage the development of new houslng In all eXlsting resi-
dential dlstrlcts, whlle still protectlng the character and scale
of nelghborhoods. Allowable lntensitles are deflned In the land
Use Classlficatlon herein.
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If approved, the following POllCY would also be 1ncluded:
1.10.7
Other provisions of the residentlal standards nob.'lthstandlng,
one Slx-story development, not to exceed sixty-five (65) feet ln
height, having two stories of public and resldent parklng, and
four stories of resldential rental unlts, not to exceed 72 units
of housing, may be permitted at 1121-1135 lhird Street. The
purpose of this amendment 15 to allow the development of a
Federally subsidized senior rental houslng proJect and replace-
ment parking faclllties, for which the sale of air r1ghts has
been authonzed by City Councll Resolution No. 7406 dated Apnl
28, 1987, subject to City approval through the development reVlew
process established 1n the Municipal Code.
The proposed construction of the 72 units for low income sen10rs conforms
to Objectlves 1.2 and 1.10 of the Land Use and Clrculatlon Plan. A su~ary of
the proJect's prellmlnary relatlonshlp to the develop~ent standards of the Clty
1S provided by Table 1.
Mitigatlon Measures:
As proposed, the proJect would requlre vanances from the Munlclpal Code
Zoning Regulations for the project denslty, lot coverage, front, side and rear
setbacks, and for the number of parklng spaces for the apartment component.
However, lf the proposed General Plan Arr.endlT'ent is approved, the proJect Wll1
conform to the land use, helght, storles and denslty standards of the Land Use
Element. '
The proposed Senlor Group Housing proJect lS compatible wlth eXlstlng
residentlal uses. and will lntegrate well wlth the surrounding properties.
Although compat1bl11ty determlnatlons are subject to some degree of sub-
Jectivlty, affected partles will have an opportunlty to provlde lnput dUflng the
publlC hearlng process.
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IV. REFERENCES
A. Documents
l. City of Santa Mom ca Land Use and Circulatlon Element
2. City of Santa Monica NOlse Element
3. City of Santa Monica Zoning Regulations
B. Organizations and Persons Consulted
1. Candy Rupp - City of Santa Monica Housing Program Manager
2. Shari laham - City of Santa Monica AssOclate Planner
C. ProJect Consultants
Robert Bein, Wll1iam Frost & ASsoclates
14725 Alton Parkway
Irvlne, CA 92718
(714) 472-3505
Barbara E1Jenholm, Director of Envlronmertal tServlces
Jennlfer Langford, Environmertal Analyst
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