SR-6-B
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CjED:PB:DKW:m~:ww Santa Monica, California
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Council Mtg: April 24, 1990
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Certification of Statement of Official Action To Deny
an Appeal and Uphold Planning Commission Approval of a
Conditional Use Permit to Permit a Four unit, 6800
Square Foot, Two Story Condominium Subdivision on a
6450 Square Foot Parcel Located in the OP2 (Ocean Park
Low Multiple Family Residential) District of the Ocean
Park Neighborhood. Applicant: Ranjit Chana.
Appellant: Derek Lenington
INTRODUCTION
This report recommends that the City Council certify the attached
Statement of Official Action for the above referenced appeal.
BACKGROUND
After a pUblic hearing, and careful review of the record and
staff recommendation, the City Council denied the appeal and
upheld the Planning commission's approval of Conditional Use
Permit CUP 89-050, to permit the development of a four unit
condominium building.
RECOMMENDATION
It is respectfully recommended that the Council certify the
attached Statement of Official Action.
Prepared by: Paul Berlant, Director of Planning
Wanda Williams, Associate Planner
Planning Division
Community and Economic Development Department
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~ . Attachment: A. statement of Official Action
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: CUP 89-050
LOCATION: 643 Raymond Avenue
APPLICANT: Ranjit Chana
REQUEST: Appeal of Planning Commission Approval of a Con-
ditional Use Permit to Permit a Four Unit, 6800
Square Foot, Two Story Condominium Subdivision on
a 6450 Square Foot Parcel Located in the OP2
(Ocean Park Low Multiple Family Residential) Dis-
trict of the Ocean Park Neighborhood. Applicant:
Ranjit Chana. Appellant: Derek Lenington
CITY COUNCIL ACTION
03/27/90 Date.
Approved project based on the following findings
and subject to the conditions below.
Denied.
X Other. Appeal Denied. Planning Commission action
pertaining to the CUP upheld subject to the fol-
lowing added special condition:
The Architectural Review Board shall pay particu-
lar attention to the scale, massing and design of
the structure and modify the project as necessary
to provide a development that is compatible with
the character of the surrounding neighborhood.
CONDITIONAL USE PERMIT FINDINGS
l. The proposed use is one conditionally permitted within the
subject district and complies with all of the applicable
provisions of the "City of Santa Monica Comprehensive Land
Use and Zoning Ordinance", in that all required setbacks,
lot coverage, building height and parking requirements are
met.
2. The proposed use would not impair the integrity and
character of the district in which it is to be established
or located, in that the area is mUlti-family in nature,
and the proposed condominium will provide a reasonable
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transition from older multiple family apartment units to
new condominiums units.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that it is fairly level, all
parking can be provided on site, and adequate open space
is provided.
4. The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
are to remain, in that the existing vacant multiple family
units located on the site will be removed, and a multi-
family residence will be constructed in its place.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located, in that
the proposed use will conform to the mUlti-family uses
which dominate the adjacent R2 zoned neighborhood.
6. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed
use would not be detrimental to public health and safety,
in that the proposed use would not be detrimental to
public health and safety, in that all utilities are
available.
7. Public access to the proposed use will be adequate, in
that street access is proposed and all required parking is
provided on site.
8. The physical location or placement of the use on the site
is compatible with and relates harmoniously to the sur-
rounding neighborhood, in that the area is 2 story multi-
family residential in nature, and the proposed 2 story
building will maintain that type of development.
9. The proposed use is consistent with the goals, objectives,
and policies of the General Plan, in that the R2 Zoning
permits densities similar to what is proposed.
10. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or general welfare,
in that all public utilities are available, and required
building and safety requirements will be enforced in the
construction of the building.
11. The proposed use conforms precisely to the applicable per-
formance standards contained in Subchapter 6, section 9050
and special conditions outlined in Subchapter 7, section
9055 of the City of Santa Monica Comprehensive Land Use
and Zoning Ordinance, in that the project complies with
the R2 development standards and is not subj ect to Sec-
tions 9050 and 9055.
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12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that the area
is zoned for mUlti-family residential construction and the
subject proposal conforms in height and density to the R2
Zoning District.
CONDITIONAL USE PERMIT CONDITIONS
1. Roof decks shall be setback from exterior building walls to
restrict the sight/visibility of adjacent residential units.
2. The front yard trellis shall conform with the SMMC Section
9040.18 and shall not proj ect more than 30" into the front
yard setback,
3. property line walls or fences shall conform with the code
fence height regulations.
4. The front porch and trellis work shown on the south elevation
shall be relocated to the center of the front elevation to
provide a more neighborhood friendly building design.
5. The Architectural Review Board shall pay particular atten-
tions to the front and side building exterior facade to en-
sure that greater articulation is provided. Particular em-
phasis shall be given to the location of the loft level.
6. The ArChitectural Review Board shall pay particular attention
to the scale, massing and design of the structure and modify
the project as necessary to provide a development that ,
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compatible with the character of the surrounding
neighborhood.
Plans
7. This approval is for those revised plans dated 10/24/89,
as amended by the Planning Commission and thereafter
the city Council on appeal, a copy of which shall be main-
tained in the files of the City Planning Division. Pro-
ject development shall be consistent with such plans, ex-
cept as otherwise specified in these conditions of
approval.
8. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the City of Santa Monica.
9. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
10. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
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Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
11. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
12. The Architectural Review Board, in its review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
Fees
13. The city is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual em-
ployer fees related to the city's Transportation Manage-
ment Plan.
14. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unites) on the SUbject lot,
per and subject to the provisions of Section 6670 et seq.
of the Santa Monica Municipal Code.
Demolition
15. Until such time as the demolition is undertaken, and un-
less the structure is currently in use, the existing
structure shall be maintained and secured by boarding up
all openings, erecting a security fence, and removing all
debris, bushes and planting that inhibit the easy surveil-
lance of the property to the satisfaction of the Building
and Safety Officer and the Fire Department. Any landscap-
ing material remaining shall be watered and maintained
until demolition occurs.
16. Unless otherwise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoli-
tion, any street trees shall be protected from damage,
death, or removal per the requirements of Ordinance 1242
(CCS) .
17. Immediately after demolition (and during construction), a
security fence, the height of which shall be the maximum
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permitted by the Zoning ordinance, shall be maintained
around the perimeter of the lot. The lot shall be kept
clear of all trash, weeds, etc.
Construction
18. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
19. Sidewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the project as deter-
mined by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Services. Approval for this work shall be ob-
tained from the Department of General Services prior to
issuance of the building permits.
20. Vehicles hauling dirt or other construction debris from
the site shall cover any open load with a tarpaulin or
other secure covering to minimize dust emissions.
21. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
22. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
Services prior to issuance of a building permit. As ap-
plicable, this plan shall 1) Specify the names, addresses,
telephone numbers and business license numbers of all con-
tractors and subcontractors as well as the developer and
architect; 2) Describe how demolition of any existing
structures is to be accomplished; 3) Indicate where any
cranes are to be located for erection/construction; 4)
Describe how much of the public street, alleyway, or side-
walk is proposed to be used in conjunction with construc-
tion; 5) Set forth the extent and nature of any pile-
driving operations; 6) Describe the length and number of
any tiebacks which must extend under the property of other
persons; 7) Specify the nature and extent of any dewater-
ing and its effect on any adjacent buildings; 8) Describe
anticipated contruction-related truck routes, number of
truck trips, hours of hauling and parking location; 9}
Specify the nature and extent of any helicopter hauling;
10) state whether any construction activity beyond normal-
ly permitted hours is proposed; 11) Describe any proposed
construction noise mitigation measures; 12) Describe con-
struction-period security measures including any fencing,
lighting, and security personnel; 13) Provide a drainage
plan; 14) Provide a construction-period parking plan
which shall minimize use of public streets for parking;
15) List a designated on-site construction manager.
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.' 23. A sign shall be posted on the property in a manner consis-
tent with the public hearing s1gn requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
shall also indicate the hours of permissible construction
work.
24. A copy of these conditions shall be posted in an easily
visible and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherwise protected to ensure durability of the
copy.
Environmental Mitigation
25. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
Miscellaneous CUP Conditions
26. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
27. If any archaeological remains are uncovered during
excavation or construction, work in the affected area
shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at
project1s owner's expense. A determination shall then be
made by the Director of Planning to determine the sig-
nificance of the survey findings and appropriate actions
and requirements, if any, to address such findings.
28. Landscaping plans shall comply with Subchapter 5B
(Landscaping Standards) of the zoning ordinance including
use of water-conserving landscaping materials, landscape
maintenance and other standards contained in the
Subchapter.
29. Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC section 9040.13-9040.15.
Refuse areas shall be of a size adequate to meet on-site
need, including recycling. The Architectural Review Board
in its review shall pay particular attention to the
screening of such areas and equipment.
30. street and/or alley lighting shall be provided on public
rights of way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
31. No gas or electric meters shall be located within the re-
quired front yard setback area. The Architectural Review
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Board in its review shall pay particular attention to the
. location and scr~ening of such meters.
32. Any lofts or mezzanines shall not eX("leed 99 sq1,are feet
unless appropriate required parking is supplied. Such
areas shall also not exceed 33.3% of the room below unless
compliance with the district.s limits on number of stories
can be maintained.
Validity of Permits
33. The conditional use permit shall be of no further force or
effect if the Tentative Map expires prior to approval o~ a
Final Map for said tract.
34. In the event permittee violates or fails to compl.Y with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of oc.::upancy
shall be issued until such violation has been fully
remedied.
35. within ten days of Planning Division transmittal of the
staten,',mt of Official Action, project app~icant shall
sign and return a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and acknowledging that failure to comply
with such conditions shall cons"l:itute grounds for poten-
tial revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights appli-
cant may possess regarding said conditions. The signed
statement shall be returned to the Planning Division.
Failure to comr!.y with this condition shall consti.tute
grounds for potential permit revocation.
VOTE
Ayes: Abdo, Genser, Finkel, Katz
Nays: Jennings
Abstain:
Absent: Reed, Zane
NOTIc.:;
I f this is a f inal d(~ch.ion not subj ect to further appaa l u~lder
the Ci ty of Santa Monic""" Comprehensive Land Use and Zon; ng Or-
dinance, ~he time within which judicial revi€~ of this deciaion
must be sought is governed by Code of civil Procedure section
1094.6, which provision has been adopted by the city pur~uant to
Municipal Code Section 1400. This does not supersede Public
Resources Code Section ~1167, which governs the time within which
judicial review of the City's acts or decisions in connection
with the California Environmental Quality Act must be sought.
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X hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the city council of the
city of Santa Monica.
c6~ April 25, 1990
signa~r-e date
Beth J. Holmes, ASS1stant City Clerk
print name and title
X hereby agree to the above conditions of approval and
acknowledqe that failure to comply with such conditions shall
constitut.e grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
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