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SR-8C (5) ~ •~ r a ~ ~ ~~ ~ PCD:SF:DKW:AS:f:\plan\share\council\strpt\li~et Council Mtg: April 11, 1995 Santa Monica, California APR f 1 ~995 T0: Mayor and City Council FROM• City Staff SUBJECT• Ordinance for Introductior and First Reading Arnending Article IX o~ the Santa Monica Municipal ~ode Relating to t~~e Term Length of Planning ~erm its and Recommendation to Adopt Guidelines to Addr~ss Expiration of Building Permits. INTRODUCTION This report recommends that the C~ty Council introduce for first reading an ord~nance Lo modify the Zoning Ordznance Sect~or~s that address the term length for the following planning Taermits: Perforrnance SCandards 2ermit, Variance; Use Permit; Conditional Use Permit; Developrnent Review Permit, Reduced Par;~ing Permit; Administrative Approval; Yard Madification Permit; and Ad~ustments. The purpase o~ the amendrnent -s ta standard~.ze the in.i~ial term as well as possible extensions of all planning permi~s and provide specific guideli~es regarding the expiration of ~"1gE1ts a~sociated with the perm3t In addition, this ordirance provid~s for ~onger per~it terms for affordable housing projects as well as projects ~.ocated in the Coastal Zone. In order to ad3ress the iss~,ze of pro~ects that have rece~.ved buiJ.ding permits and have kept the perrnit val~d by completing a small amcunt of work every six months, tris report recommends *he dev~lopment of guidelines to address the expiration of build3ng per~nits ~nder the Lnifcrm Bui' ding Code {UBC) ~ ~ _ ~ ~E- ~ ~.b.~~R~ - 1 - APR 1 1 1995 BACKGROUND Proposed Amendment The ~ropased ordinance annendment would s~andard~ze the initial term of all planning permits, allowira for a one year tirne Feriod unless o~herwise specified in the approval. Currently, some permits have an automatic six montn term and some permits havz a one year term Administrative extensions would a1.so be standardized to allow for up to one sax rnonth extension. Currently, a three mon~h ~xtens~on rnay be requested for some permits, while other permits rnay receive a sax month extension. ~he amendment a~so propos~s a new sectlon regarding the exercising of rigY~ts associa~ed with the planning perrnit. Unless otherwise speci~~.ed as a condition of approval, a planning permit expires if a building permit is nat lssued prior to the permit expiration date. The permit would also lapse if the building permi~. zxpires or if the rights granted under the permit are not utilized withi~ ane year of either Certificate of Occupancy or th~ flnal isspection for the new con.struction. For pro~ects that do not require building permits to begin u~e exercise of rights wauid mearE the actual commencement of the use gran~ed by the permi~. Residential ~ro~ects Planning staff has found, ~n working with both Housing Division s~aff as well as with pro~ect app:~~cants, that affordable housing projects require significantly rnore time, after obtaining - 2 - planning approvals, to receive a building permi~. This is due tc financing comp~exities ard the need to obtain tunding from multiple sources. To address this issue, staff recommends that affordable housing pro~ecLS that receive City, 5tate, or Federal funding be aranted a three year initial term on planning perrnits. Further, ir~ order to facilitate residential d~v~loprnent in gen2ral in the City, staff recommends tha~ projects with residential uses be subject ta a one year, rather than six mon~h, administrative extension. Planninq Cammiss3on Recommenaat~on The Planning Commission ~eviewed the progosed amendment a~ its March 15, 1995 meetang. In recommending approval of the amendment the Cornmission requested ~hat s~aff evaluate broadening the provzs~an tha~ provides affordable housing projects with a tr~ree year parrnit term by allow~ng thzs to apply ~o projects which deed restrict rncre units than the City's current 3Qo inclusionary requirement. Staff recommends that this provisian apply to pro~ects in which 50% af the units are restricted to low or moderate income households The Commission also requested staft to explore allowing the three year perrnit terrn apply 40 pro~ects which rPceive low inco~e housing tax credit financing. However, although loT~ income housing tax c-edits are a Federal funding source admin~stered by the S~ate, land use ~ntitlements must be in place priar ~o applying for such f~nancing It would be unknowr at the tirne of pro~ect approval if such financ~ng would b~ used and, therziore, the three year tzrm provision could - 3 - not be applied if the fiax credit financing was to be the only sourc~ af gavernmen~ subsiay. Based upon comments received at the public hearing, the Commission alsa directed staff to address the following assues allowi~g for an addztiona~ six month perm~t term for Coastal Zone proj~cts, clarifying the la~guage regarding permit extensians, and reviewing the exercise of rights provision with regard to lapsed versus revoked permits. According to Coastal Commission staff, public hearings on coastal applications are scheduled with~n 49 days aiter an a~pl~catior_ is deemed cornplete. Application processing af~er this poin~ is sub~ect ta State Permit Streamlining law~ which require approval or disapprova~ of th~ project within 180 days after the deemed complete date. To address this, an addi~ional s~x month permit term is recommended for Caastal Zone pro~ects The language regarding admznistrative exLensions has been clarified to state that one six month extenslon may be granted rather than an extension not to exceed s~x months. Staff believes a single, six month extension is appropriate and should be used consistently for all permit types; the ~anguage "'not to exceed" coald limit extensions to less tnan six months. At the publ~c hearing, co~cern was expresszd regardi~g su~section (a} (2) which provides for an automatic expiration of a plann~ng - 4 - permit if the x~ghus granted arz no~ exercised withi~ one year of either Certificate of Occu~ancy or the last re~~uired final inspection for new construc~ion, whichever accurs first Currently, planning approvals can be kept a1~ve through maintaining a valid building permit After Certificate of Occupancy issuance the use must comrnence, but there is no guidance regarding by what point this should occur. The intent of this arnendment ~s to clearly indicate a reasonable amount of time by which the use should commence. It was sugg~sted that this auto~atic expiratian be eliminated and the issue addr~ssed through revocation procedures Tre Cornrnission could then decide in which instances revocation of the pe~rnit rights was appropriate. The Commission did not have a recommendation on this proposal but directed staff to rev~ew the imp3~catzons of such a modification. Staff recommends retair_ing the automat~c expiration provision; handling expiratian of rights through the revocation process would be cumbersome to administer, requiring the C~ty to track ~he expiration of every permit and schedule revocation hzarir~~s. For example, a project could cease constructian for f~ve years and, unless the City took affirmative action to schedule a revocation ~earing, the pro~ect could resume construction without any further review zven though the pro~ect had clearly been abandoned for a substantial period of t~Me. Housinq Cammission Co~rner.ts mhe Hausing ~ommission rev~ewed the proposed amendment at its - 5 - January, 1995 meeting. The Commission supported the three year permit term provided to affordable housing pro~ects as well as the one year possible extension available to al? pro~ects with residential uses ~owever, the Commission also recomrnended that these amendm2nts apply retroact~vely to affordable housing projects that have rzczived planning approvals but do not have t~eir rights vested through a buildirg permit. Three affordable housing project with planning approvals would ~tilize the proposed longer pezmit ~erms: Lpward Bound Hause, a 22 u~it transitional ~ousi~g project for homeless families primarily funded through the HUD 5up~ortive Housing Program; Upward Bound Senior pro~ect, a 70 unit housing pra~ect far very 1ow income seniar households primarily funded by the HUD Section 2~2 program; and Lincolr Cour~, a 40 unit housing pro~ect for very low income senior households, alsa ~unded by the HUD Sectaon 202 program The 40 ~nit senior Lincoln Court praject received an Administrative Approval (AA) from Planning ~n Decernber, 1993, and has received a six month extension that will expire on June 7, 1995 If second read~ng af ~he proposed ordinance is no~ approved by April 25, 1995, the L?ncoln Court pro~ect planning approval wi11 expire and the pro~ect will loose both $3 million in committed Federal funding and the allowable floor area needed to make the pro~ect feas~ble. Upon approval af the proposed ordinance, the Lincoln Court planning approval would - 6 - retroactively extend to a 3 year term, expiring ~n December, 1996 Given the financing complexities faced by affardable hous~ng pro~ects, Planning staf~ bel~eves this approach is appropriate and has incorporated this into the applicab~lity section af the ordinance. Expiration of Buildlnq Permits The discussion of nermit terms initially arase dua to Councii concern regarding buz?ding permits whzch were issued years ago and have been kept valid by carnpleting a smali amount of work every six months but have not resulted in completion of a structur~. In ane notable case, a~uildang permit ~s more than four years old and no wark has been d~ne an the structure except excavation and mir_~~al foundatian work every six months. This is of concern to the City as it is aesthet~cally unappealing to leave an unexcavated hale or par~ially constructed building for ~xtended periods of time without completing construction. These s~tes typicalZy becorne public nuisances because of the inactivity and, *herefore, must be r~med~ed by the Nuisance Abatement Baard. Further, land use standards ~ay have changed since the origlnal pro~ect approval. In conjunction with the City Attarney's office, staf~ has identified tnree poss~b~~ appxaachzs ta this issu~. The f~rst option wauld b~ fcr the buildang officza~ ~o adapt a set of guide-~n~s tha~ interpret the Jn~form Building ~ode (UBC) term "suspension or a~andonmen~" af wcr~ tc reauire more - 7 - construction work on an ongoing basis than the currer.~ interpretation. The UBC au~horizes the building official to render interpretations of the UBC and to "adopt and enforce rules and supplemental regulat~ons in order ~o clarify" application of the UBC. The Building and Safety Division currently in~erprE~s this provision ~o require only that some pzrrnanent part or ~he building is put ~nto placz every six months, regard?ess of the amount of time that has passed since permit issuance. Such work can be as minimal as pouring a single foundation footing One approach to a new intprpretation could be ~o ~eauire a certain perc~ntage oL work to be perforrned every six months. One crit~cism to th~s approach ~ay be that such a guideline daes not further the "intent and purpose" of the UBC, s~nce the UBC's primary purpose is to protect health and safety. The Ci~y's prlm~r~ interest would b~ ~o ensure that the constructior~ site remazns act~ve, that at does no~ resu~t zn a public nuzsance and constructian is completed in a~imely manner, al? of which are zssues ouLside the UBC regu~ations. Neverthe~ess, the UBC does prov~de for a 180 day cu~ off ~or abandoned permits, therefore this approach is arguably cans~stent w~th `he UBC purpcse to claryfy the term abandonment. However, in situations where a developer can argue that significant f~nancial investment has been made, permit termination could cause substant~al hardship Therefore, it may be most realistic va adopt UBC guidelines which will anly affect b~ailding perrnits in egregious s~tua~ions, such as where the permit is very old and the amoun~ of work completed - 8 - minimal. A second opt~on would be to adopt language d~fferent than the UBC regarding permit expiratian. The City could provide that, rather than suspension or aba~donment of work for 180 days causing a perm~t ta expire, th~ b~ilding permit woula exp~re if certain portions of the ~uilding are not complet~d within set deadlines, ar i~ "substantial work" or "diligent progress toward compl~tion" has not been shown This approach would give the Ci~y more lat~tude in defining its own standard rather than being Iimited to interpreting the UBC language However, the City rnay only adopt standards di=~erent ~han the UBC based upon fizdings that the changes are "reasonably r_ecessary because af local climatic, geolagical or Lopagraphical conditions." S~aff has been unable ta identify ~ocaZ condit~ons that wouZd support such findings. A third approach would be to can~~tion any d=scretionary ~and use approval on completion of construction within a specified tirne per3o~ I~ is w~th~n the City's au~hoxz~y to provide for expirat~on of discretio~ary pzrmits as a rnatter of local policy. A disadvantage is that this could result in situations where a bu~lding permit ~s still valid under the UB~ standards or the City's interpretativz guldelines, yet the land use app~ovals have zxp~red. Ne~ther the UBC nor the Zon~rg Ordinance authorize the City to r~voke a building permit if land use approvals expire Such an approach may not survive ~egal challenge, particularly if substantial wo~k has been co~pleted under the building permit and - 9 - the developer has acquired "vested rights." ihis approach rnay make sense, however, for discretionary perm~ts which do not relate directly to construCtian, bu~ relate ~o us~. For example, in a new construction praject, a restaurant that reauires a CUP would have oae year, plus a six manth ext~nsion to pull a building permit. However, as part of the CUP approval, the Planning Camm~ssion could condit~on the pra~ect to require issuance of the Certlficate of Occupancy within a specified ~zme periad, such as ~wo years, depending on ~re complexity of the pro~ect. If the CUP expzred, ~he overall pro~ect could proceed under t~e bui~ding permit, and the d~veloper cou'd app~y for a new CUP. This has advantages, since ~he City might w~sh ta ~mpose new or different conditions on such permits if circurnstances had changed since the original approval. Staff only recomm~nds this app~aach for use r~lated permits and, therefore, has addressed this in the exercise of rights section fo~ Canditiona~ Use Permits and Use Perrnits The Planning Commission ~or Zoning Administrator in the case of Use Permits} would have the discretion to specify a time pe~iod by which constructian must be completed, or the pzrmit expires To address the more global problem, staff bel~eves that the most effec~lve op4ian ~s ta adop~ buildxng offic~al guidelznes to clarify the UBC ~erm "suspendea or abandoned" and to better dzfine the nat~re of work necessary to ke~p a buil~ing permit - 10 - valid. Such a guiaeline wi~l be developed in the next six monthG. BUDGET/FINANCIAL II~?PACT The recornmendation presented in this report da~s not have any budget or fiscal impact. R~C~MMENDATION It is respectfull~r recornmended that the Council introduce the attach~d ordinance for ~irst reading. Prepared by. Suzanne Frick, Directcr D. Kenyon Webster, Planning Manager Amanda Sc~achter, Senior Planner, Planning & Zon~ng Division Pla~ni~g and Carnmunity Developrnent Department Attachments: A. Proposed Ordinance B. Correspondence C. Public Nptice - 11 - A T~'A CI~M~~1TT' A CA:f:~atty\muni\laws~mhs~permlif City Council Meeting 4-11-95 Santa Monica, Californ~a ORDINANCE NUMBER (CCS) (city council Series) AN ORDINANCE OF THE CITY C~UNCIL OF THE CITY OF SANTA MdNICA AMENDING VARIOUS SECTIONS OF THE ZflNING ORDINANCE REGARDING PERMIT LENGTH, C~MMENCEMENT OF USE, AND EXPIRATTOIJ WHEREAS~ the Planning Cammission adopted a Resolution of Intentzon to amend the zoning ordinance to pravide for uniform terms regazding permit length, commenceznent of use, and permit extensions; and WHEREAS, the Planning Comm~.ssian held a public hearing on the proposed amendment and made recommendations ta the City Council following ~he hearing; and WHEREAS, the City Council held a public hearing on the proposed amendment; and WHEREAS, the City Council fznds and deciares that the proposed amendmen~ is consistent in principle with the gaals, ob~ectives, palicies, land uses, and programs specified in the adapted General Plan, in that consistent with Land Use Element ~b~ective 1.1, it insures fair tr~atment of property owners and 1 ~~ 012 residents in the City by standardiz~ng the term length and possible extensi~n for all planning permits and clarifying the requirements for exercising the rights associated with a planning permit, and consistent with Housing Element Goals A-1 and A-2, the text amendment prom~tes the construction of new housing for all income groups by pro~iding longer permit terms for affordable hausing prajects in arder ta facilitate the development of such uses in the C~ty and by providing longer administrative extensions for all residential pro~ects in the City; and WHEREAS, the public health, safety, and genera~ welfare requ~re the adoption of the proposed amendment, in that the amendment standardizes the rules regarding permit lengths for all planning permits, provides longer permit terms for affordable housing pro~ects and longer extensions For all residential projects in order to provide incentives to encourage the construction of affordable hausing and general~y increase housing opportunities in the City; and ~n that the proposed amendment furthers the protectian, maint~nance, and enhancement of the caastal ar~a and ~ts natural and man-made resources by acco~modating the add~tional review period needed fQr projects located in the Coastal Zone. NOW, TAEREFQRE, THE CxTY COUNCIL OF THE ~ITY DF SANTA MONICA DOES ORDAIN AS FOLLOWS: 2 ~~ 013 SECTION 1. Section 9.04.20.08.040 of the Santa Monica Municipal Code is amended to rEad as f~llows: 5ectian 9.04.2a.0$.040 ~~~.:.~ ~~~W~ :~ ~~ ~~a. ~'~nt Of ~BT~'JLt.. `~:~: ~ '~.~'..~ ... :.y,.~.."a. i" ,}...~:^ ~'~.~.~.•...~,.~..-._..~.. iya ~i~' w.l v~au~.aaav..- C~-..~..]-.v.~.. T].. i~ ..L.~l l L... ..F~....~. .~~~ ..L.ia ...7 ~rr.uia~.aawi...... i.~~a..~.~. w+aau~i w..~- v..i.-..-...y..... .-.i.ii .......... ....~a~i~..i.sr~.a ; tt-. ~ ~ n n ,+-, -, l ~,.a-. .3.. ~... ~7..,-. .Z..L.. ~i..~. 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Section 9.04.2a.10.050 of the Santa Monica Municipal Cade is amended to read as follaws: Section 9. 04 . 20. 10 . 060 w~W.:.~ :~C~~ .~ ~~ :..~... 'I'err.t oi ~$~~~i~ mti.... ~..~ i..~.-. ~.. ,..~.-.a t-. ~~':~ ...~~. ~......... ::~.~~ a~'"..: . ~..._ Z ~7J14rs y~ :,...~.~ .,Y ., ~ ~ ., r, t , ,-, 1 . .,~, .- ...a : ~ t. , ~ ti. ~ +. ,a ~.~~~......~,,... .~..~r .,...~.. ...n...~...~...._.... ..~....~., ..~... t.L~~..~. .-. ~ .. ~.. i . .. ~.. ...a ,., a : ~ ; .-. ~ ,.. ~ : ,.. ~ i...-. 4.~........~~.~a.~.,.. ,.~.~ ,.. .,....,..~..~.... ...~ ya........~...y ,...~ ,,._~ ~.~.....~. ..~ , } i.. ... .. u .... .......... .. c .,.ti.. ...} .. v. ~ . ... ti. .. a ~ ~ .. a ili 4114 {AIJtiiV-11VV- VL VMVli 4N4rf.iNli~y34b1 4111~~+ E/~+ii~uf vaa~. ~}~.ui r~.~_. ~:ic date tY:~ ..v_;~ ~...~..~..... ~~~,.~~: ;,~. 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[ :* rl: ~ 1. ~. ~ . ~ p^~i~.., c_ _r.c± ~itr_r_ ..~~ •,e~r, c~- _i ~v~~te,~ ~^ ~ :~ ~.:.:=C3J '.C:f ~. °_:.^"`~°P^. _".'1~--= r ~': :~ - :^ "' ' '~. r - "l ~: ~.•~^7~1~' .: '.:-'... t':;i~'~EI'. .~ fl~ [:(i'*I' I.. ~.. ~ i r . :. ~ •- ~i: .. ~ • ~; . ~: I ~:: r •^.•c• ~ •: c•~i c: - _ . . - ~c ~:,• I~i•t: +r.t I ~•-~ , ~~ . * . wl ~~•f ~'- .~~ Lhe- .i~~~t . .~ t ;~-.~ , ~•±.11-i't~ . t. ,~~ ~-c~• l•.t, r: Ir.~ c~; •c,J,,-;:.r~ lii.- . ~ • ~. ~ ~I . .. + ~ ~ "~• 5~ ~P . •. . ii14~ i~~ ~ ~'~i y:.t ~L i ' [ . 5 ~ ~~r a ~ s ~~o }~~ ~ .~ .E~_~~. ~_ ~.~ ~-« : ~: ~ ... ? :.~, . ~ _ . :, ~- ..~;_ ~ , ~: ~ a~~, ~ ix, :] _ ~, .,[i ~i:. l 3 -a~: ~: f 1' '~e =. I ~.:I:+;' #:I ' r~•f, ~rl~ ~ ~. - Y ~2:= i~: .; i . ,+:.•~1'r~ ~. , •: ~ I _,.IE . -. . • a •~ ~ i 'iiOL511O~}C'~ : • , ~ ~ ~ ' , ~., '~~ ~ ~ , . f' I i:'e, ~. I i I ~s . _, r:ii~ ,E .1 ~ ~ i.~ ~ ~i I I •~i ~ . : . 1 . _'R~'^. ~r . , i }l . , ~ •~ ~ 1 .~1~ ~ ~ -. i : ~ ~ I ~:::: . ' ~ • )_ '.~' ~ ~ w_. I,i E' .•" ~~.7 i '1 • 'I :~ I:M('~ a ti)Lj . ~ . ~: :fl. ' . ~ ~' ~~i .:4 3 .•L::F t '~ ~ ~:t~' ~~i i~~i.; il!f~ ~:I .~,~ 1:~ :1 .~. I.' aa ~ 1 'lr'l1 . JL ~ .''il'I 1~ . i _ Jv7."'1:~~ ~ 7 . .F' , ;1~. r , ~ ' ~~ :: ~~T:a:~7 {T..:.~c7~ A~ZDj~..~ `~_ ' . . . I ~, ! I ~.{. j I ~ - ._ . .Il .~~ ~ i ~ • . a i i~, _.~ ~~ ~~.. ~ . : . .. ~._~~ .~ ~• ~ ~ . ,~ . ~-„ t:. 3'i I:~.a.ll ;`3 :. J; 4' ':['4i ~ ~ a ir.a~~:•;l: ~ 1)a?i~ I" - 1(7 ' a~ 7~ ' al, . ,,~~ , ,~ ..•, . ;~:r. ~ :~> >~:~ •~, ~x~ ~.~-~} _•~~ . ~ ~ ~ ~ , ._, . .... 17 ~ ~. ' ~ f: ! ' ] .~ ~~ ' :1•, . ~ a _ . . r, ~ ~ _ ~ ~ ~ 1~.~~ . '1 I ~ ` • ~% F~ :.~1~ J? ~ _ ' :r )-1 .~-_. . ~~~~ ~ ~[ , ~ • - . '~~ ~r ...~~., Y.~ .. .. .,.; : ~ ~ ~~~~i ~ ,, .. :~ : ; :• ~r . . ~ ~ .: ~ ~ ~, ~ • _ . . . ~i. _ :-~ n~,~ . -f ~,.•[. . .~~ - ~.:~~~.:. .•~e.]..• .~ . ~ i • . .. .. • . ... . F E., a . . . i .a~•~c ~ s-~qGt~ ;o as~aaax3 ~ ) ' ~~ -r . : ' e 1 I ~I a.9.~ ~ ra ~ ~ ~ i ~ 1:. ~ ~ :., ~ ~ •) t.,~~ , i . ~ .+.a, : . . ~ ' ~ , ,. . k , . _ a' '' - • F-. ~: +.^ . a• ` .~ , :_ .:~ i ~.~ . Y . .. ~•;x- .c+i. .. _i~~ ~ ~.~~~~ ~r- .•a.~:.•~ ~ - '. ~ . i ~, i •:~ ~ e• • . . ~.~ ~ a~ .', + : '-_ ~~~-~: _~ _ i.i: _~..a•. . ~i• }i;,:•~,. E • TF.;-{.r~ '' ~ , I = :I .Id.:, :~.LL:I~:~~.~ rl .•7..:'.l : ' ,.IL•.:~;' '111 . ' .) ~; ;. . . i I1 ~ ` : ti ~' ~'ti ~~"r '1' ;;"f• . X :;:I1~..1 !•}~~• + ~ :Il ..1 ' I • '~il';" .7~ '1~~ ~. ~7~ :'~"1: : ~ S. I . r~~ i~: ~' ~`~"t ~ I ' 1 ., 'f'. '"~~ .:~C'firl 7~ ~i':''s^ 3:rle f~+-~ f} il~:i:~~~i C:~ ~'ll' i'r' ... t~ 11 ~ ~' .•r+~ SECTION 3. Section 9.04.20.i1.064 of the Santa Monica Municipal Code is amended ta read as follQws: Section 9. 04 . 20. 11. OGQ ^~~.:.~r~~~~ :~ ~_` :~,,... Ter~ of k~ernit. mt-... L i..~~ ~....,~~..a i... +.i..~ rs.... n..~,,.~~ ~.i....~ i i..... ~..~.. ~y.... y~.u....~.... ,..r .... .,.~.. }... a~li4 ~....~~ ,..,~ cy~cc~~.~ ..~~z• ;.::~~. ..~~rc~~~~ wi~~~,. thc r~~iod ...}~~...i,..u...a ...-. ....a:~~..,.. ...i ,...,,..~;... ~u,... :~ l.h •...~..r yuuiii..~aa~...y~ {,.~~.a u ~y}1M14.4va• y vJi fA1R~+~a~7 4114 t+`..-~.a ~1 4 ~/i ~ ~~~ -~Lr~+~rn~ ~~- e~~ e~~-~~1 ~ ~H~a ~~ ~~ ~..1aa,. ua~rra~...aay~„~ v~ r~~ayll 4.-~~uu~lr~11441 ~+~auu.- t/4iiv~„t~ y i~... 1/441i .fi -,.-....,.. ~ ti. .. .a -...~ .. ~ L, ., ~ ~ L.....,,..,,., .. .~ .. .F .F .-..., ~.. t t m1. ~ .. ~ : ~~....... ......._ v..~..~ ._..~ T,~~...~... ..~...-v............. ~.-~~..-......~..._. ~..~...~ ..~.....- ~~u.~} ...~.1 i,... ~~~..~a..a i.,s ~hC n..,.y.~5 aa,_; ;~..r.,~.~..~..,.. ~.^.~ ..a ~.. ~a ,~} ~.. ..a „~~.... y: ..... ........~.. ~..~ .. ~.: ~ ~~.... ..~... ....... ,~n......~... ....~n ................ .A~. :; ; ~~~~ ,,....~ ~... ~..,. , ; ....~~ T7.~.. T......~.., ~~ ~... : 3 in ..~~...,.,._,. ~:.~u~..,.. ~.I ....._. u~.~.~~.,.,...... .,..,~ ~...~...~,..., ~~,~,~~-. n~,.._ ;}~. ,....,-- ~~~ ll/-~4. y^ • ~}... _~~ •+~/11 J 1liLV M~~+a• ~f .L 411 l~ti.~~ vvalwi 4i ~.L4 ivia rLV1 e.~v 4w] f.a~aw 4Llt./ii ~..- ; F } s. .. .,.s., .~.. ,..~., a i. i.. ., ....~ ., a ; ~ i.. a ~~ ....... ~~y..~.., y~....,....r... ._......~.«,. .~~.... ...... ~~.~.~..~,.......~ ..~.,...~,. ,,,yu.... F.~~~....~.,. ~...-. .~r n..~..y~i: ~~.~ Of •..~1{~ a~[va• ;V iA/11vfYlil7 i~~+~au av~.- VL ~w y41 1 iv~..l~rv ^~...:Yu..~~ . ~~e . . , , .. ~ ; *_ ti~ ~~X~7 I ~ F . ~ - r c- r ~ ;:- ~ [:I 1~'tr+ ~t.. ~ ,~ r.y.~r~•~ ,`t: ~ ~+'l ll 1'~'!~ :1• ' ti7~1 ! :Yrl~ ~ I' .t9 . . . ~ 'r , . ~ . . ' ~ . ~ ~ ~: ' .~~`~ , • ,.~ I i- • ~, ~: i~[~ ~ ~ . ~ii ~ ~1 E~• '1~•: ' ~ , • ' a . ~ i•~I .' ~ a:' ~ '1~ I ~:' ~ • .a 1'a, 1•* ~ , • . •~ . 7 ~ ~ . e i:. . , -~ ~. • , . . ._ :~ , I ..., r ~ ~ i : e-- . ~! ~ s•. . • ~ ' ~ .~' ~ r' . ~ '.r .~'. 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'! ~ - a.~l' la: ~' j: ~.'~:'1 ... . ~ f . ~ ••r:~i*, ..• I'~ , r:~~~ :~ .- i . •~~~:•i-t ~ -• ~ . , . ti• • . '~ ~ : . , i . ': _ -i~ ~. . i~ . ~ .,:-. -•i. ' - • .~ I•~~. .- • . ~_ i: r~.. . ~~ .:,• +.:~~t 1._~~ n I I I~ . ..~,~.~•. a ~ c,~ r ~., . ... .. r.~. .~r;. .. .•~~r ri< <~: ~ t ~_ I•~ i -~, ;~•.~r i i r • ~ ~ 1 I ~ .:~,: t i t.. ~~ ..xe• . i: ~• n :•±:. . .~ +.:~ :~•~ - c . .;•: ' t,r'ul I t ~ . ' .. :•:;i ~ ~. .ri'~ . • ~ l' ~i ~T., .,I ~" . -'1 ~ C•' .ti ` f . . _ ' f ~ . .. . : :~ ; I ~ I - :I :~• r~ jv :~ 1~:~ 1 .:~: , ~ ~ ' '. =+' ~ ~ _ ' T ' ~. . . r } •y. : f 1 : ~ ~ ~ ~» a' . J J 1 ~ . ' . : . . ~ ?{ = r E ~ ~ , ~. , , • 1. I n . r•~~: I :n .. I~:~~ • -- - ..,• e i • ,- . ?r ~ I I. ]l~' .a ..'~=-I •~~~ :r 1o-. . ~[. ~.';:.C'I '.;~r, -• •~~• ::~e i . I.~., , • . ] . . . . .. i . .: I . ` r•.'t ~ F , - . ; _. + ~ ~ ' =ie • . .., .. .: ~-~ .:•. i. ::~: . ~. ~• ,~. ~-,,~, , ,, .~ ~1~~, :}Le ~ . '~-... ~:_M:a:l' ~rl~ ~ ~ :'_ .. :1_:5s~::~ ~re °[a~"_=~: .: :... ~ ~ ~` V 1 ~ . ti: ...r- ~ i.f.e ~ ~I 1•.~•:rni: i. .~..~:~ :~• :t ~'~r l' ~ i,:~*,. ~;, ' . .:~: ~!1• ~ j .)i ~ ~~C~ ~t'f ~ . ~ ~ r~ .~ti" a: ~ 4~~' :~.~1_~~~ : f . ~ r~~ ;~+ 1 *'~~:J a P:•' .. • r . . r ~ : I ~: i ~ I . :~:+f : . _ I 1 ' "1~+ 1 ~" n . .~ _, ~ ~ ... " R 1' . ;:i• Extensiot~. ' . c ii,l1~ . Y~~1'f ~ ' !^ ~ ~-1'. ~!!f"~'~:. .}1• ~..~r- ~.rf~°F~r..•ir-~A•- ~~~.. i•~._ n... - ~..:~: .~r t. :X: --•li ~.f 47~ -.1 :~l^P lr. ~ l .':.'l.'l.j r~~. .~~. .F~ .:~1" 7':li . ..: ~ti.. • - ,: ~ • _ ~J~-_~r ~ :~~i~~ . i x . ~iii-I: •~x-c-., .~c,:, c~: t.l. +- - ~ • r~l : ~ ~ . ~~ I ~ ~ ~~ i ~ ~ . : r~-~ ;. -, i ~ . i~.- ~. t: . , -c.~ .~c.r.~= al ~;=r~ . ~ ~i=~ -~= =x=e:~~_cr. tr r_i= ~= - ~= t[C~ ~ c - ~ ~ ~ . SECTIQN 4. Section 9.04.20.12.060 of the Santa Monica Municipal Cade is a~aended to read as follows: Sectlon 9.04.20.12.060 ~=~.:.~._~»::t .:~ ::.~~. 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I:xr~rc i t;c c~t' i i c~l~i.:; :.rr~~ 1 I •• . - [ . i .I • .: ~ L•il": :1= ~ • t[•i ..~~' ."~: 1:'f' ~ C"ti -'~ _nYr~~.r, ~,:~.^=_ ~~xc ~rY == as ;~~~~e3 --- ...:^~:~nc~_:,n ;ti~~r a;.: rcti ~_ c~ ~~w ~c:r_ =Y-.~ ~~~=:. ll ¢'~~+ ti~:l:+i+_, ~1~1 '• ~ :r.1r:~1' 1. •+ir]::t~•c: °: .•:~'1,1.:~.. .:~1 ~ . :. ` ..~:I . . ~~. .. . rr 1c•i i.•'1, 1_ ~+.~::i~; . i L' ~ 1 ~ . ~: ~ ~~~ .. ~~l ~ ~ l •.'ii l ~r Llrl ~'} a~~~~' :..fti .:~ I~ ~ ~~ ~ S . 1.:~ :L•~" ' IE l'. '1 ~ " ::1.J 1 ~ • ~ . ~ . I C e ~' }~ •'~` li~ ' .Jw ':: . ~ tFat. u~=e:;~ ~tre: w~~e sw~.:: iie~ as : cor~~it~cr, ~: ~ I . ,c~~•- .:~n-. . , -'lc ~'..~~ - .I .'~~ r• .' .li : ~ l ~•x_ • i€: io ~~f 021 • .r. - ...~ ~~a,,:~~ ; .• . ~ ~ ~.,.: ~..: ~: . ~ . ~. , ~ ~ . +. • •i _~~. _ - ,• ~ .._. -. ; .,-~ , • ~ ..: • ; i ~ . ~ .. ~ .. .•,. ~ ~r_ . , r . •~ . ,; _ .~ , - . • : .i•E~_ ~ r ., ~ : ~ .•~ •~ . t i •t .~~ 1~~ ~e '. . . . . : ; . : I:•• r ~~,r t. ;r .. '. . i~ .i~. - •~ . .~i;:, : .~~~ i ~:Fw~~. ~'~~ . . ~~ ~• ~ vt I~X.: !. ~ 1 ~ 1. i 1 ~~~E a~~.f' 1..1 ~ ~~ti ~ 1. " . •tir.' . . . . f LC ~~~ .ir .. ~ .~ ~ ~ ri.. ~ ~147. ~ ~:... ~ . .i~ 1 ~_ i. ~ ~: -.I :~f~.:Z~~~ ~r.~.~ j a.r ~.. i~~' . Li a..~:±r5 f1~ 5~ ..~~~• ~ ~~ ~ ' ~5. .a . ~ ~ ~ ~ ~ ~ ~f ' S~~ 1 ~ ~ ~: I '~• . 11+ + ~ . ~ ~711 ., l I e ~i~ r .. ~i:.: r.. t ~... ; :,~ ~xtension. . : : f • ti E . : :r•- i lc• , i.ti ~~xl ^ i ~~ ~ ~ ~ .~~ - . , + r• • r,~ . ..• ~ ~::~ ; . • :~ ..+ r <<..~ ~, ;: ~•, ~. ~ ,-. _. . ~, : . t ~:7 ` '" . i ..~ ~ f ~ :'1 11 ~ ~ . : .'.. .. 'f,~ ~[~ . r.J'.t.! ~* ~1 . ii:l.~ll. t ~ 1~ .f ~~ C~~^'li .. ti'll' . i~{ ' iJllt~' r~}{~f.":: .~bf. "~a T~ i ~ ''i il ~:~ . '1: a' i ~: I~ 1.71 J ~ ~ ~ E' i" ~ ~ :1f : I ~ :1~' fJl • +['a;' ~.' i .'aE . 1 . ~~ yi : . :1 l;.'-~ ., ~l • ' ~ ~:..' rk i 1 .[ 7 ti? . . ' . I ' 1 , a. i + ~ . • i ~ . ~[ ;~ ' • . :. . ~ I'[ Ar, I ~'r::~: • 1 . . :,~ :' ~.] l '~: '. ..,~• I ~• tic. . . '~:.,:~ TC:r ::i~ I ..* l .r=- e• ~ i.~ r~ : 1 •.~• • i .•~c••~ ~ ~ .. •c . , ~ . ~ .1 .a : I ~ ~.:t r.:~~ • i.l }:r i_~r -~: ~.1~:• ~ ~ F .-a. . r x~~ir.~t i~ i-. .•.i ~• E-x:r•:~.i:,~: : c•a . . - r: I I . •: ~ . ~~. . ~~ ; • *1~•~ ., ~ :nr~:~i .si~-] 1 ~~t ~rti~ ...~r _ ; f . I . . il( h' ~~ ~I~aJ . i ~ ~ . 1'.~1 ~ . ~ ti~. '~ ~ rl'... 1 .If: .. .~ . ~ ~•. •! •s: 5~: :r• r ~ -~ ~: r '. t• . .~=:;1 . ..r .~ . •,~: . • . c+. I'.~ . ~+ .'^II ~ ~! ' I ' ~ I . ~ [ : 1 ~'.~ T~ [ ':7{f C'-~It . ~~ ~f:.. .~ :.'1: . ~ "]~f c': .. t:[:i1 ~..-r I ~ ., "1 t:~. =^I'" .~!''a•: 1Ca~':1:ii'~1~ .~ir,f.'1.~..: ~'3d p~;l 1: .~~ , +~:.C~ .i•_ `t:~: ~ r~~, ~ 't :' ";:.C1 . . .~::1' ]1~ ~i ~- 02~ • i 11~: ~. ~ w~i~7 illy 'C'C: .'~ ...1'.'tl :t:ae F. ~ ~Ir'..~ ~ :1"~ .. e . -]• ~ : ~ J` _' • :F:~ . I . 1! c: . •~ . ~r -'.-1~•F ' _.1 ~:''r•I * . . _ • ' , . c~n:~ . . I . i. . , ..1 r • ~.~ •i 1'~~~ ~ ~1~• :~*-~: jr : L ., -.~ :P~ i h•,.,; ~1~•~ ~ h • ~ r.~j _ r ..+ ~ , .,t:t ,r..,~•. 1~ :[~•~ ..,r. ~• i~e:_'.-~:, ..~_-,i.., .,. .'~dll~'1~•1 ~ r.- ~ :~ .~. SECTION 5. Section 9.04.20.14.050 of the Santa Monica Munic~pal Code is amended to read as follows: Section 9. 04.24. 14. 050 ~~~.:.: :~~~~ :~ :a :...__ Term of Pe~ffii~. Tr~. ~ ~:,:1t~ ~~,.. ~~~3 ~~ ~~:~ ~~.~.~ :r.::.... ~~: . ~4.. ~~~~,.~~ ~hu~~ ~~ ~ffcc~~.~ ~~17 ..:~c~. ~_..~. ~~~u ..~t~:~~. ~::c a S~ sa~i ~ "u L'~t.u.~".~~~;~-'.i u.~ .. vvai3].t~ ,.y .» ,,.~~ `~,. ~ ~ t.~.~ ~~. ~..~ ..~. .. y.~ :.. ~:y ~. t.: ~...~ `L. .. .. ~ .-. .. i ..L, .. ~.- -• w ~ . .. L, .. 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' i * ~ - ~ . c-r>> • 1 . _ 1 - i ~ r i •rh' • , t.•1` • •~ ~ - ~ r•-- ~-}rti.4'^ if.[: ri itr' I` ~ ~ f+ RJ •r 1:)~. : ~~l~i. ."It• . ~~• ~~~L :'~ 1~" I:~• . , r a i . . . . ~ . ~- . . : •,~ . ~ .•+: . .. . ~ •• ~• . .. • : • I ~ * i . ~ • "'~ ~ l . `l:- lr'' . . t 1•. i . ~a~ i' •1 . . .T ~ I: • ~.. Ir•,1'E ~ "1~~1 '.L.:. 'If~l .' c' .•~'l.,•, ~1+P:'I +~I-1.'~ ..~ ~ • . ", • : ' I [ ti .•i . - I ' '1c~ ti t~r T a I • .'l•, r ~.+ ~^ f.~l~ [I~T1', I:L,• T~i• ' [-• ~' C.~~ ' ..I ;]. .~~1: .'.:7:~,~.1~. ~~)w[ .~", ~~~~ .:L~ ~~ I ~ 1~.1~ 'ilV~~i :JILti ~i..l:. I~1~~ ~1~1 t:~ . . , . ~ .. . _ ~ . , -~ ."~ t I• s: •r. . '1r~t: ti.:1 ~•_ i • .; ^ i, f. - . 12 ~~r 023 ~ZO ~~ ~~ .,, . _.,..~ .~ ~: , ~ , : ~ r .c. , ~ . IJ:+~ -. ., . :J l ::l ~ I1'1'E. . ~ l + ~ 1 _ :ti . : ~: '! ~ -l e . . . • ~ + • .4" ' i ~ ~-7,ti . ~.: I ~ -r :: .~'ll : li~' s~ . !+ ~' ~ j I ~ : J" ~ ~~ o.".~:E^S'=T .~~.:Zti:~TrC,~ .1. i i ' ' ~~.`~; _ .. J .-'. ~~ " 1 •-l~ ~ Yf~ i I+~ 4 J~ ~ ~a~~ ~. a i~ Y ~~ . ~ a*~R~A~~ i~~.~ •~.* i~ ~~ ~. ~ ~ M• ~• •i• :~. 1 • +I _i':,~~ , :i 3 %a'ti7_.'1 :1 1~:: ~ J: ~J ~ I a e,1 ; ~ ' ~, ~: : . ~_ : ~ t~J{V ~ ~ . ~ "' ,- ~ ~ I ' r+ ] I ` . . si.l L'lu ~ I • ' - ' ~ ~s: '". ): ~'l~ Lllv'.1:{ ~ ]:. :1 '~'~ ~ ~ I'' '~ ~``~' • j..a r 'rl: ~:f UO' ~ G~Llrs:~ . . ~ r•t„ ~ ~ .,,~ : . ~i• [ Y.[ ~~ : ~,. •, • ~. . ~' a' ~~d ~ .i..tiaiM. u ~ ~•.iti1 . f~Cti_al~ + ' j. i: ii rp ::~' I ~,: +• • ~I. i_ Sly, . ~ . i .J~Jti' •'I .':i.i i ~~: ,~~.;a.,x:, . :ri• ,•~u + 11~=~• _. .•~l :,i ~ :,. ~•. . t . •l: I •~ ' ' ~'~' I . 1'_a.~' ti:~1: ti i I : ~' ~ [ . . !.. .:~ . ~ l +~ l. . I ~ ` ,:1: ', -. ~ •.~ ~.:F' . • . _ :.:a,r~ :~.,I r 1~~ _.1 i rl,.~.~ ti :i' ., ~ ' ~ . .:~1. ~.~ J i: ~.. ~a L~ a ~*"..C Ili~i ~~ I ~ ° ..~'I ~.'! '1~ ~I':) .J I i •]'~..['_l: ' ~I .I l~l.. e'r' . ' ~' i i- ` .. _.~i . ~ ~ i • P F:¢~ _~r,;~ .;'.~~ ~... I . : l. ; ~~.,~I , . . •,_ 4 ~~: , ~ ~ i ~ _ _ .[ ~ , t•' ~••= i r: ~~x • 6~q5 r~ ~a a~r~.[ax3 ; ~ ~ 5 ~ • r4 .,. E~: ai ~~~. ;s: ~~~ F• ..• ~ ~;•.~i~, .~y~ wr.~a; a,_iE~~,~[ ~•f I : ';~t~~:r ;~y~:;r~c,~~ .~~~•y i[E ry~.,~~'•~c~l ~ { • ~ : r ~ a~~ e -~r~ ~~ .4 ~ ~.y~ ~ Y :~al: - ~ S{ ~ f~L .l ' . ' . ] ~ .,a i+ . '_1~:. .~ J i_ j. a. i3~:~ ~ ~~`~~= =~'r Yaii'.~~~ a... ~ V: a~' ti,.~~ ~ _ I . ~ 1'1 .~1' . -'~. :~. ~~..~) ~: .I ! L ~ ~ :l • ti+ l .I . , :'.. ', , • j { : . , .~ a ~ , ~ , • ~ i., . . .i ~, ,; f: ~ ~ ~~ .i • ~ ~. .~.~ 4 . :~ .• ~ . a • _ ... , : [ .; ~~ . 3- i t ,'; :~.':I_~' '~:- ..~ 3 l!' '~,. ~ .{~-. 1~ .. .1 •'~ I ~_ i I~:Cti. 1.1 I. r•,r '. -].;~i [:.l: .yC' .1.'~ . . . i . _. _ . _.-:)~.3~1 3J. ' _ I . 1 L,~~ • ;:~. Rxtension. I i r r~ i~ ;~ •..i,. ; I~•:, .,•; ~xt •n:•'.. ~ ~.. . • , ~ ~-, . .~~ . . ~ i . ~i : .- . •~ . ~ ~t'. •' ~i r r ! : •~r; E•. c,~ : c . : }.~_! :- .1•r. ., -• e ~ c~~ i1T. - .' ~. •i, i , I' .~ . .e:. . "1' ~I~ .'C' ll I • i: . : .l' . 'I: • I,~ ' ~I'C~ "'7{'f 1' ~1:)~' ._ : ~ . " . . . J ' :~'~ '~~tT~ . "1~ .~ . I' .. . [' I. I , =~' ~ P .~1C . • c1 I~ .`t ~' ' . ~.~1 - . ,.~ ~ , . ., r+ ,~ . [ ~ ~ : •~1 .~},-. '1 ..'1 :I t ~ . -. ' C°Y-1 J< <"1C ~i.~'C1G_ ="::'1 ~__..: 13:. ~e:'~ 1} . -t'-°- c]AF] _C3Ilt I'~_. '~ - I . . • ' . 1. I ~21'~ ~ ; . .. I - ..~~ ts~ 1~'j' i l.T l . • 1 .'}.' 1 :1' ~ . '1 ' ~.I~ '7 1 '+?.~: . ! . . . ~ c: ~ t [ .. ~ :. ...t 1~ 11- I ;:r ~:r -s~ .~~c- s-e • . . i+ , ~. ; . , ~ '' x:. i r ~ ~ . •~. ~1~ e kl.r~~ ; .c.~'~ r «~; ,.~• . . i ~ :•a~ ~ f l.a'r~ , f~ _ '1 ~. ' ~.r :1 Ira' .. ti~ :i~ . . r t fltti . . [. I ~ t r . . =~^:: ~=.•c_c: -~:~~ :c ~~.. Fcr-= ~. ~rv .=1r,:~~,.r_^ . . • _~.r ~ _~; •a: yr~: .r ~ k. ~~•~: : . ~ .~.i~ ;- . .., .~ :~ .i . „•~- ~ • ! ~ , . .~~. Je ~: • ~ s ~•e . ir~~ t . •,xr~,~~t :~: r:~.:Ci ..~ie "''_'']~E~.`. 1F 4.v:7~ LS;ErC "+:~Y,^, tiL:r='er~~ S]C':`'1~~:1~,^,t S~.d::;~csx1S . I.! •~C~ . ~•, ,~ wf•E'' _l 1 tf•' F.r . c'+:t- i. •:.1~~.. .~_1:' 11 •i I 1 L ~.el ~ . ~ ' ~ .. . ' ~t . ~ :l , , ~ '~ ~ ~r; rr. ~:,- :~ ~• ., ;.. :~•,~.: , ~,: ~..~1~~• ~l'1 i ~ ~.'7t ~.~ . .'L' .': 1: . ~"1 r.. ~ ~r• ...i L~: .C~ . ~ ' • ~ ~ ~ ~ 4 .if'[~ . C 1' ' . . ..I ~ ' I. . J I~~] ':~•"' .~~ c. ~t .'r . ,-~+ ~;'1 1 ~i:.~'l:lc'. tf; ~.r. i ~ r ril l ~ rlti.ti ,~; i,r•, .~„e. :. .;3_~.: ' ~ + r„ ~ ,~, ~ , . e ~ j : ~ ~ 7:.i~ ~~r. ry. r 1 ~ r..• ~~ J 1 . SECTI~N 5. Section 9.04.20.26.050 Qf ~he Santa Monica Municipal Code is amertded to ~ead as fo~~ows: 14 ~- ~~5 Section 9. 04 . 2~. 26. 050 ~~ ».:.~ :,~~~:.~ ~~ :~~... Z'erm of P~~~it. ~ . .! - r,. ,~ ~ .,., _ - r .. ~^.,.~ _r~, .; 1, a. ~ i r, L. ,~ . L .-. L. .. 7 l L..-. .. F F .. ... ~ ~ . .. l . r..l.. ...~. ... 7 ~ i l.. ~ ~ L. ... ...a .~.~~..~~ ,,.... ..._~~......~.~.. ....~1 ,........ ...~~~...~.....~..~ :.~....~.. ....._. i..: ~~..... c~t_~~ ~~hCa ....~ ,.. ....r :a~`' :.. : ~ 7~.:.:.L~.:.~ ~~.... ~~a,.~.'.a .,.i~ ~ ... ; ~ ~ ~.. ., , i..... ~,.. ,-. ,. .. F .-.i.. .-. } .. i.. ~ ~ .-.u, .-. a p. :~ ~~~..7 t.: ~.'~..~ .... ..~ r ~., ....... u,........~........_ ..~ .,....v~a .-.~ ~u...++....a.~..~ } : .., a F,...-.,~,., } u. .-. a ~ } .-. } t.. .. ; ~ i,.... ,.. ,.._ .. .-. 4111L4 j/41 ivµ ~ via4 ~ 4~+~ I~~- vi~~ a.aa~... uu a.`... ~..ia~..~ l.aa..a aaai ~ i/~...vva~a~.i..+ CCF.~...a.. ~ ...- • ml.. ~ ~ i. ~ ...._- , iaui} u. .. L... .~~.-.~..7.-..~ L... L1.~. n'.,.. ~ ... iin.-vn.i iaai n.-i i ~.- ~..aj wi~.+ ~f14~ri1~44V1 +/r a.ia`... uvaalaa~ n a,.. ~ .~ ,.. ~ ~ .-, x .. .. a o ,.. ,., a .-. ~ ~ ,-. .. a a~,,...,~..~..,..~.......~ ~...~ y.^....~ ....~..~._ ~...~ u r.: ~~,...~ ,..,.. .... ..~.......,. ~ ...., .~ ti. `. .... .. ., ~ ~,. ~ ..... + ,,. ~ ~ ~ i... }t.. .. -. , ~ .. -. ~.. ~ ~l.£ ...... .:r.~ ....,.... :.1:; ~ .,,f ....~.. .~~.t.~~...u..... ~ [ i . '~ ~ ~li 1 I c. •t . . ' 1i' •.~{; , .. ~ - , ; ~. h _:~ 1r ' ~-i: , ~ `, ~,..~ . } ~~r . . -~l -. +r ~~~ . -.'l r C. 4 ~ E' :t.d: I 1 `.':•r..j ~ ; +~ . . "I: i1'7 ~~ - ~1' ... ~ ?' :~' [ ' I . '~'l1 'C: ~'C) ~:Ia_ ,_5~~~ t.ll .':]~~•+ i ~ ~1: . .• 1' ~ . ~ I . C.•. r7;' 7~~t I 1'•~ ':1'' Ict' . . [~ : °.: ~ . •1 a 'C'; ! - , '~C , . i tl c+ i: e'r~.~~ c . =~ :~ ~ :-t r~: . ~~~'~1 - r c- ~- ~r ' ~. i. . ; ~ i .,~ :,; . •~ r . •.~~ ~. - :~-. .:• I I , y: :1 . ri :~. •, , ,. - ~ . •~i~•~, ~ :~:::•r-r ~: c~n* •, I . .~r - ~~e-~ ~I I r . ~ • ~. ai • ~•i I . :~ . ~ : ~. ~ . ~.~~ ~^r ~ 11. .~F.F r ti ~ I . ~: •hc+~r~ , : e :~r = .~~ ~ . . ... . ~ ~~• c~-,:. I ;~ ;ti•s ~. r •~ .. • . :. ~•, .~ :~ ' . ~::i _' i t'~ , ~5t.,~., , . . - :~-+~ i I i... : ~ ` , ..~ • ~ ~~.^. ~ 'I ' ~ . ~ ~~~ •~~ . . . . ,~~e~ . _: r: ~:•r ~~, r,y : ~ .:• ~•- i r c- -< <r ~ ~~ .:rrt•:r :r~ . ~ I..,i..Er::l.:., i.. lF' ~~~ •~ . ~ . - .~ ia'~r'~,1 r ..-I :i..r.•. . . "P1 ' ' ~'' i "•J • ~ .I*' I • ~~:~ ~. ~]~' ~ 1^: ~ I 'i! 4'.~'I:~I. ~ -J:'1C , . :~.~":, _~ I ti.. . • ":1 :: ~ LGf ' 1 : r .!"t 1'•~ : ~ i~~+. r - ~ ' P1~~ I<!'~•;1.: ~" , .~1'K i•`c: '~- T'.•~.- .'1 ~ ~'x' F•~~ I . le ~- i'3:1. -, r.l- ~:r=e• ! r:_ C ~~:-. : }"ri~l ~". ~4 ~~1. I rti`'Ilr' 4!. ' ' ~ [i: 11 ~i:~ C-l~ .~ ~ .~ 15 ~"'' ~~~ .'.s .-11 ..•1~~, 1 r' ,^~r. J..i '~li' E:.~s11:E• . P~ C.I E•~ r.~.. r ti~•~ *.:-..~ I. ~ ~:xercise cf Riqhi.s. ~ ~~-; •: i -~• c.. r i ;~~~ . • f -: I .~~ ~~~ . .. , . ~. .r• ~ ~ -e'r.- • . •1 ~ ~'- _;-•~:~ : i ii ~ : .. e . •~: il I F i ~. ~ ~' i. -'IC~ :~': . . ~ r. !' .'.Pi`1 ~ . .. .:1 .ill.' , '~ h ~ 1 ,t :' .: : ' I :1r ~ , li---. ...".' . :1. I I 1 .~: ~,e "..~~'e . I •:' ~ _ 71 , '~+r ' . I •. ~:1 .: i" L a . Il . :1 ,'I~ • ~~,1: w "l .•:.:1•' a' . ... [• 1 . ~1 ': ~ . :t ~.il~ ~ J 'li ! . i , :,,, ~ ~:.: ~ .•i r;~ ~ . nt: , .-~: . r ~ r~.! • ~xc . . ~ . •a;•r ~i !1: -r~ ': J..~ •+u ', ~ N i -a ' ~ _ • r , .,-r. .c~c i. :~ ,~.r ~ ~r , - •~ .r ~ ' ~ r~ ~ . ~ rtir~ ~•.[• .,~ ~ :~ i I~tifJ - . ~1 :a~~ [~ ~ ,:' •?~ 4 ~ :J ] ~. t .I I ~ ' _ . 1 i ^ ~ il' ~c• :7... " i ~ .1 ~ ~ ~ ~ ''" . •. ' I'a ~ . L k: 1 ' s a,.~ : ' a I ~ :, ~ ~ i . , . 1 ... I t c'+7C;, I ~ •~ ; . f ~ ! •1~ • •~~•. :~ .al 1 't!~'•1 ill a~~: Tll"ti li , .CL'. ~ : • ~ ~'1.- . e ' ' ~== ~' :1r.- c+xa•1'.: 1 ..~~-: ~~ i l I I :1 ~ Cti~~ .-, I.: I'.~~ i t-:; f•. ~ i r 1 i.• ;r t-.. :s c•u~ . "i e .. . c.~ . r~] . . .. ~I~•c+ .:I ~. .' •r F ~ . . _.' . I ~. .'L.Fi I.C; : - 1' ~ . . . r+ . 1 . ,~ . ' ~, l~a . lIl-:R•'ti ~ ~ . • , ~ '['Cai ::. C• ~~. - ~ ! •~ 1 : (' ~ I 1' ' I 1' .S~< <', t~: ' •I ''1~' 1'E •ti ' . '1 ~' - i^'~ •+l. 16 ~", Q~r ~ . ; ~:xteasion. ~ :.. e .•. ; ~ i :r.:~- ~ . . _ :~ r, c~x ~ ~n . i c .-4~~ • .t ~ -.. 1 ~ t, r•„~~ ~~: %..i I~ ~ ` .•tf • ~1~ h. ' .I"~ ~r'. ' 1 . ~}~:13'~tl;., : Cf ~!1G ~C'_^- _. . .e •• s ~, I ~~ ..I 1l' I'~' l 1t. ` I I. ~[al I''1S•1.. . . ..'~ r sJl II ~ C_1' ' . }C I .il~ ~}{1-~- r~r,'( " . .~~ ` ! • ~ ~~ .t - ii •~c:~.:[c: sr~, ~~~~ : . ~ i~t . c ~ ~l _~. ~ E r . 'r~ . ~'~. ~ . :t . I •~. ~1 ~ ' ~ . •+ y 1 '.: , . . ~ ~~r. . . f . x°~ .. ~ i c,r. ~, ;.'~e • ..' GI ":f-• ltc: i'~~.:c-~.J ~rr. •la I- •~ :I± . SECTION 7. Section 9.04.20.28.030 af the Santa Mon~ca Municipal Code is amended to read as follows: Sectzon 9.04.20.28.43~ ~~~-,~n_~~~~~ ~~ ;~~a. Term of ":~~ ~~..a I~~rmi t . . • - _ ~.~. ~i ~......~ Y~ ~: ~ ~::~: ~.~ ~ a : ~; ~ ~. ~~.~.~ ~.. . u ,~ ..` ..ii 7.... .-.ii....~i ~.y ~~ " ~ J/4 ~ u j ~ Y 4 V 41 Y 4.. V J L L... ~.....av~i. . . .i:.i:i., ....._. 17~-'~~ ~~ ::: ~:'~: ~:~: ~i..., w... ~i ....._~...a ,ati ut ~ r ~ " i.,.r ~: . . .a. v 4 i.... . ja. a.aaa.......a :: ~~ :~ Hlr .a.j aua ~iaai~.., ~..i 4 4vi • '1111tii ~..ll~l4 .l.1~ 1 ~ auwa a.ry 4~ y~ . ~r iy` r , lµ+µ ~ ~er "'f ` u~ ~ 4vti ~I'Y ;r. ~u ~~v .._.~::y ..,~,~~.a ~... ..~ ,r; 7.^.~. ~....,......: ~. .~ vi ~a r.~ ~ ~ ~ . ... .~ ~..... .. v V ^M ~ ,.- 4i, .-. -, . ,,... ; ~ ~~._, ,.. ~~~+~+~-+ auvaa v anl/val YRi 1 41i L ~„~ j ~~~~~ ~ ~._ Ly~ y t::~ ' ~~ant . ~ I ~ ~:c.~~•-*~ ,-r ~~. :~ r,: ; +~r~~. . ' ~•x:.~ rE i _ t~: - . : ••ti- . =~ r~ n 9 . : ~- •~~-` ~xi • • i:.~ . ,~ i ~.li ~; .r .~n :e ~ ; - ~• ~ ~..:.,-,. , .. -..~~ .' ~• . I '~:'~ , e-~~1Ti~ • .,:.rl- . r -, , i , , •- t .< < •i ~ .ti'.i'.. . ~Ci+`~ • . • ~ l ~ ~ . ~ ~ ~ 1 .~ i~ tr 'I ~ .JI ~~ ~ _. J ~ 1• 1 . • ~ ~ i L• r i•. - i L..- ,. ~ i 1 l i ~_ *- : ~+' lt + ~ ~ r I li ~ I.c: . ~ a~~ .i .~r -ai • ~1• :~ ~ ~ ~ •~f' :~~1 a.~~ ftiii. ~ ~~..: '.a ~ : ' ~ ~ c~• :"~~! ~ : .. :~~ . - ~t~_r.ie t ,: e r ..-... ~~ I' .:1::'E~~7€'. I~:.; CF: , . r'Sa .I1. ; : ]~1'~C' ' ~.f ':-~I ~ ' + ~ E}.~ .. •' __ . [• ~-Ir~~:t , =C.;:TI~E ~ • ~'C' 1 .^t l T ' f . :+ .~ r. . . 1 ~ ~''f ' . ;^: .':' ~ ~ ~ 17 ~ ~ C ~ i -._..:-~,.. , , . ~: ~' .~: ~ ; . _ •~• . ' : ~ :,* .. . . c ri . r: : . ,~ • . :i i . . ~i r' :. ~ -~r -. i t :;~;~- . i . ml-. .~ yu,,. r. `.. -. y. x Y~i v r u i .~.~i: i ~ i .~... .a ra .r t d 414 - iLLillir.r i u i y~... ~~O` • ^ v M J tn 1~ ~ 4 a ~r11 /~ i ~~- y~n w r~ `w f] vv~.Y~~uia._.r. ..~ .-. ~i v r iv~via~ v ..a ..-a J.~^ vi a~,..~` - t+ ,~ rr i... ~... y~ ...7 -. ..~ l -.iiw . . 1 1V11. u1i ~a~~yyyu ~,.. ~.ei v v iw~iVl~`..a v~ va..aa~...i ~a M~a14L11~~~ ~ ~, . ~ Exerei~e ~~bf Riqhts. I }-~ r.•i• . . . t i-:I•t~ . • ' I . -~: ' i : Sc . I.~ I a•.. I;'li. [•~ . 7 C} L ~ i .. ~[~ ~~: .Y~E-•.~ ~+ •• . ~ i..' . L ' ~ _ ~ ..:~' f . a L ~~ ~:1 . . _ ~~ . I ~ r~ !~ . . :I 1.:~~t'. f.i ti ~ L' . ..~ . . . ~~ i~~•~, S'.i~', " , ' . ':. ~ i . r.~~ ' ~1 . 1 ~ •~ .~r+ :5: ~ ~ . ~[. 1 1: ~f r:~~..F '] ~1 c.~ri~.ir •ri~.~ ~~,.rh ti}'E•r~~~ . .~ ~i~~~ ..~.r~:~~ ~ ~.•, c i:, .. -;.i~an~ ,~ ~- . .. ~ ~ ~ . .. , ~ . . - :, : - .... :~ ~ ~ ~, ~E. ~: k-~: . ~ .~t ::~ - :~;~.r• l.i ~~ ' f I ~ f.kil4 ~ 1 l: t ~~] ~ I~ ~' ~ ~iF?' ~ a' ?~ . :7~ a.'~ _~~'.~ , 1L~M1 .: E ~ i ~I ~L, f`.~ :,.:ri~~. :~• .-~.'~+ E.F.i~ ~: . . 1 ••x:~.r~ .i. I•~~ .,,i I:.~:. ~ . ~i ~•kF,~-e • . . ~ . ~ .~~ r i; la c_i i.:t~•~ L.:~~.•~r -• ~ ~+. 1 11 . ~' * tiT .'i~ ,' . ~7:'f. ' . i . f • r . C'?{ [ ,-~: . ..f' 1 ri L.'l l ia :~I1C' ~ [ 4: i~~l~n~~, t:~~ ea, ~:cs~ ~:, :...,.~r ~f t::~ f~llc~~nw: ~ , . , ~.~.:r :,I 1 t:i * t . ~ .•2 .:C . '~c• .,i~ .•~r;; ; O: 1 ,^,._ - ~ ~ ~ 1 • a. ~ E T ~..• .:lr ~.'v . ' L:1. I ~ E . ~ 1 ^ _~ ~ 1' ~ ~ •? , [ _ ~ '1.. !' .,•. ~ .:. _•s~ ' '~ :i~~n .' . . ~'. :' ~ J ~ '.. :`. . Fxtensian. I t th ~.~~:, ~_~ jrtit t r.- ::i cx:r.:~•:, c;i~ = ~ .:r :z• .~ ~~ f `rti• -'r: rr,€~ ~: _ :ti.~;ti 3F_.r .~ ~i i :: :~-i x'-'~~~~ -,; ''~' '~- .'~r- •'~ : :~= F:~-i •:~ , - . ~:..• ... ~-~ , :. . r : t: ~ - ~...~' :..~: '~s, G~.-'_n~~~, ~: ; ~~• . , .~i~+ . .~ ~ x .i~~ -t r k-~ r: , yr •.~~ ~:. ~ '~' ' . E .~. ~ . •.. . ~ .'..:'....., .7• ~ : ;~:ct _t 18 ~~ ~ 0~9 I ~ : t ~.~:' . r e . ~ :.e ~••. . ! .. .' ~ . •sl'R' ; C' ::' c'7{: ~'I': ~ .}'1 (,. i.,~ 1~i'~~~: . 1 ;~ f ... n~. . i ~~ ~~. ~! F.11~' ~7~i~~ ~. SECTION 8. Section 9.04.2~.32.060 of the Santa Monica Municipal Code is amended to read as follows: Section 9.04.20.32.060 VViMiMrMV4iM~wii~ o~ ....... Term af ~Er~lll~• mn.,.. L 1.,~.. u~~.~.a t.... ~~... tr..,..a ~a...a yc; :.:i~.... ~.~~. ~y~....~ y~, ..._... ..,,~ ....~ ~..~... ...,... ~~ .. r, .~ ,..... : ~ .-. L. .-. ~ l L.... ... F F .....,.~ ~ ,.. ~ , ...L. .~,~ .. a ~ ~ L.. ~ ~ l-. .. ~ ~.~..,~.. ........~.~ ..,,.. ..~~........~.... ....~i ,....... ._n._~..~..,_..,. .~~....~.. ....,.. .-,.a ..L-.1-i ..-.~.~a ...a: ~: ..F ...a-~ ~~..,., v...~..a L./~Liv~.a ~..~~..~u.~uw.~iivia~..-~.,a u~..~ vL114.4141Vi1 VL ~iuis~..iaa~ ~..ila.. lYll..l 1VA~1la ~ ~'^ z ^1~ S T.~. i ~ ~L. ~. -~l..r ..f- .vln ..~.~iii....i~i..., i ~.i.:.i... ...M~ .iia a.aa~. uwi.~~-ia~.~- vi vu~.ai .-. ~ -. L. l ~ ..1-. .-. .~ ~ ~ ...] F ....-..... } 7-. .-. . 7 -. ~ .. ~ L. .. L.V<.fAlJ11u11L~.1 <.1lllY L.It.l1V~A~ v1t~.. I~.ui i~.v~~~ 4114 4A1i44 41L~+ ~ } 1..~ ..~r.....~ ~ mi,. , ~, i ; ~ ti.... .}...,.,a...a L./~+l Y«i ~... w/~..~vvi~~~..~~.a ~..-i i e.-v ~.-i ~~..- • aaaiv u-ia~~v 1111~i L a~~u~ ai~... ~...~a a.a..aa~.a~...~w i... ~ ~ u. .. n ...... ; ,. T a ... ; ,. .-. ~ ,,. -. ~ .-.,,. F ,-. _.. .. a F... ~,. .-, a ,...I ....... .~vaa~~ay a-...~a..~„~.......~ u....~ ~...~ 7.~:..... ...........~ ~....~ c.. t.~~ ~....... ~.~ ~.. ...~ t r.~-ln.. ~ L~~.... .~l L..~ LL... 11V4~ l.V <.RV4V1A V auvlla.aav ~arvaa ~~i~~-4va1 L~r~\+4~~~+ +/~ L.ia~. ;~.p.~~: : :4. l•ti ; r.~ Y : ! ~~' '. . ' . i" ,' ~ _,~ ~ ~ E hi`. '"r' . ~ ~h~ ~_~=~-_ ;ra~t~ : a~- ~ .. - f r ~ ;• :~ .3 ~.-•~ r, t ~ • r • ~t ~ ;-~,1.. ~~ ~ :•, rt~ f.~ .. ' 1• i'..tr .c~: ~~ I ~:~~!r _.. ~ r ~ . . . :~ . '~ ~J: ~" '~' 1 i _~ 4~~~~~.i . : . ~I ~L e~~~~ .1~~ }4::~ ti 'i7 i~v :Ir .l':] :aSr '~ i'~ ~t r L" j '~ ~•~r~ ;L:.iC°~"~ V~ . .~4: . ...-1C* -.^l-~ ' ,. ~rr'j'.[.~ ~ltf~' wli'Fl" ,'.+'1~_ 1'~ :~'~ :T 'I . ..~- ~ . • r • a-.... ~1 . ..•i•~, ~ -~-.:cc~~ ~-r-~,, , . r, -:~~, . ~ . ~ : . L ` ~ ~ ~ : i l. ~ ~ . . • . ~ - . ~~ ~ . ~ ~ ~ i i r ~ ~~ L: i ~ ~ ~ ~ ~ ~ . ~ ~i . ~1 •• ~ ' l ~ ~ 1 . ' r . ~ ~ • L'l: ~. . ~ f r a~ r!. (A.' L-. C'~: ~'!~~ ~ '1'a' r' ~' '1 w ~ a . i', v: ~f~f 1. ' ~ r i .1 ~~~' :t•~3:i"" "~"~i ~' :i E : ' :~ r! s ~ ~ :!~ rlr1~ ~ ' ~ ~ ()e .3~' '' [7.~('1' ] ~''. . CI':C+ .' . ..-i" .~ . . '1 ' 'r~ :~ f :1.'r .: I 1 1 1 I' •' :,e r 1 :.cr ~': ': Ik:. ~ . 1;' • 19 ~~~ . , LI . .: I •~ %• 1::1P~1. .`~'L4.` ~T' :~1~1::.^.i`~~ c:s~"1'1l:'. .y: r..ll ~j~F E: l ~ .]:. .: r..~.:l.w ~ ~ ~~.~1 ~..f r~.`..~~~ '~=+ ~ ~ . .~r~ ~ ~: ~ ~.:1!' . ~r.~ "~s , i i i ..~~ ~ .•~ I-e r . . •i.- . ~ E ~.,. i i ~ 1 Z ~~ r i •a~• . ~~ r ~- + .~ , ~ I : . t t,~ ~.. . I `. . +r '1 ' . ! •- ti .,1T . :~ ~ I . •~ : '.~ _ ~~3 •~..`~:~. ' .~. '1' . ' ~ ~ y!• IC. ' ~'7 C~ R i ' _ `2"t I'~1. La~JI .. ~,~ . • :ii s. •~:.~: . ;-: Exerci~e of Right~. I'xrr c• ~:.~a•,c~~ r i~ht~ ::a ~ [ r:l~ .t~. 1~ . ... L•~~a'~'~.f'.'t „ ~r••~ ~1.~~° ~~'~Jiit.:.ri :J~~ r:~C ~ • . ° ~ . .:~ • ,.: l F . F • •- . : . ~! ., ., ~: ~~ ~• :!~ j ir. - .,r_ ~ _ . . ti'~ir : 7 ~ ' ~'~ :e a' ~ ~ i .~l ~~ i . ; 1 . ~~ . til..:l I ~t I I e I"I" t I. :~~ 1:E ~ i. .~~~~)~~c[~ • w.::: ~F~.r• ', c- iE~. •...:~_ ..-,~r., ... .i~ii_e w . ~ . ti 1 I , .~.: ~ c• . . . •~~- <.c. ~: l i tul •2 ~~xc . ~ _: c c,' r ~ ~,~t , ii 9~, ri~c ~~r :~'_aui. _t: :~.~r l~erm~t, ~.S:e~:.:l~~:, :t~xhc~.~~r, -'l t ~ IJ.^ i ~ . :.^fli• '~ I ~i' ..~•t~ . ~ r~~~ :. i1 M~71~[~ ~ 1. _V~' `i^ i7~.~ 1 - •i ~~ ~ : . . ~ . . ~ Ir. . 1^[~ ~' [ : I i ~ ~•. - I l.il~ •-. ~ .'ii 1 l ~ [ } 7: ~ f'f~ ~ . r , f'~5 : . I•~1~~~ rr+~ ,t ~+~; ~:~~=; .~r . f. ;~-„ : ~~1:'~- ;~ .:~~~ :l .~:~ .~~r' ' :~~ d~r.~ • .t: ~ . . • ir , . .. e . • . - ~ .. :t ..g~ ~ i, :.~ ,i w • : r, • •~re ; ~ tr ~ I I r.~ i'•~: riti~ ~. ;. ~ +•.t : ~ _.. .~~~: r I ~..r• . :a. .c~~ ]' , . .'~1. i~: « ]' e- ti ~~' - i i: lr ' ... - ' ..F:.1: ~'~ ~ i,` l : . - . •r l . ~ ~~ • .•: ..•~-~ 1 .~,. ; ; + ~~ ! I r~:.~, 3. t la: t ~ r ,~_1:r'C i I~ ~ I: .E e•.•: 1.~•. ..,t `;•.• ~ e.ti ...C~ ~r• J~. I~.P'1. ~ k; Extension. I • . - r ..:.~ I i•:,:ri: : . ,-~.~ ~~r ~x:~ii_.~W, r-.~.i:~- ; ~ -^ -I~~- ..: ~i -r: ~' ]- ,r~ -r ~ra~- ~ii w~.` T~e~ ~r ~c,~ t. 20 ~' ' ~ ~ 1 e }~~ :° . ~: ~. ~!l~ t : I l~~lr. ' e' .'~'.'1'1-~~ :,:inlrl~ ~Y" ~-_ + ~~ 1, . ~' ~ I~ .. T - ~t I [' ~ ; ~rr-~r' i;:l[: . ~ K "v~:t~ .~7C`C'^ I.,': , . t.i.' '~' : C3~ • P' ' 1 1~ L; "_:ti; i I :T I'-~I1 . 1 1" L~ .. .. tf':" j!1'~: ,f•,.~ ~.~~'r ~ .1:J~ . - ['. ~ . . 'l~ . ..`~~ . - [ I' +• f'r: r ~Si L' : i ~ ' ~' ~1 S; ~:' E 1'~r~i a.~~ ~ ~^r~ lr J ~.'a~ I'~~t ~: ` ~~r ~' :~t. SECTION 9. Section 9.04.20.34.08a of the Santa Monica Municipal Code is amended to read as follows: Section 9. 04.20. 34 . 080 ~~~..~. ~: ~; :~ =a ...._. Term af Pc:rmit. I. ~ ':M~ ~r.~~~ '~ r~:~ ~~ ' ~~::~::~ ~::u~~ : ~ ~7~ 7~ ,..1 .~ j :. ,. r ~ ,. .-. } : . .., i , . .u. ...,,. .. a -0 } t-, ~ ,., a L. ... .. a ..-i i._-v..-i . ~- vaail r.aa..-.. ..r.vi viv~.u ~I14LiJ.AR ..aa~. r. i ivv „}-.v..i ,..i.,~.a „a;}; ..o ,..~; ~~..... ..a~„~},,,.,,..} ~.~L.~...~~...,..,....~ ..~ .~ ............~..~..,. ....~ y~ :..,.~: y ...... ~...,.~....~....,........ .,~ ~ ~ u. ,. ., u..-. .. ,.. .. ... .. r .-. u. .-. ~ .. i., i ~ .-. i-. .-, a ~ ~ .. a ~.,. .._,...._ .,....~~.,....._ ..~ .~........ 4..~..~....,~~.a...~.,. ~~,..,... ~.: ~ ~.... ~ ....~ s : ..~ c ,.....,,~. ~ L. .. a ~ ~ .. ~ L. .. ~ ~ L. ... . ~ 1..... ~...~.,,...~. .. .. ~ F .. ...~ S mi. : Llv}µ 4114 ~44144 1+1}µ4 411~+ t/44~k~+ L/~+~+vaa~a..rr ~...ii~a~~i~a.• 1111~.+ ~~ l. ~} L..~. as~wr..~]w.] ln.~ }1.~.-. 7r.v~i Tr7...~.~ ..i.~.~i~.~ ..iau~. ~~...i.. .~.:1 ~..... ....~.........~._...~ ...y~ a.aa.. uvaaiiiy ca+w...i..~...............~ ,;.,.,... ...~.. ~~~ ~.. .... ~~........ ...~~ .u.,.. .:~.~.. ~~~ __~' ~C far a '-~ °~ ~~ ^~ ~~::~ ' ~ ~~ : .. ~ z._. ~~ ~ , , _, y ~ _ ..~ ~ ~: .1:~~...~ ,..I :p.p.~~........ . .~' :,:i , .. ~ :1' ~ ~^. . 9 ~x~ ~ ~- • ~ . ~~~.t . a: ~ I • . . 1 ' 1 .~i ~ ~5d`' . . ~'-~ r1i r.~ ~' ~ 1! . '• i .- . ~ . " 17 . ^ [ ~ i. ~ 1 ~ 1' ~ il ~ ~ e• i ~l . .- * :: =~ L]' - :1 ' ~ ~ .:~Il''1 . . .. I' I .. I..fl 'I ' . . ~ ~1• : L~~:I. . ' . ~'. C'~ ~;: _'lt li :. - , . - 1 ~ . ~t:•~^r~t . • ~' . ~ • : • ko- r i •e . . i~ ,~ e~:,~. ~k . : ~ 'ie: ; . ~~ .:[ f' • •~~ [~It'i~~: +r.- '1 :.:ll~ ~'~1~'~ a:~ I ~ ...:t':J 'I ~..'1! .. . . ''•sr ~• , ~~' ^~::~~~e •~ ••r ~ ~ ', . r ..r r:~~ . +.• _ . ~, i : c ea. .'L r 1 L I lf'~i' . ~ . "[' ~4 ~~~: 1 ~" . ~ ~ E ^'[ ~' 1 ~ I i ~ ~~' ~3 1 . . . ~ k. ~ ' ... I'1' li -: '1. . ~~'~ :C ~ ~' "}. : '~: . .I :[~::i~ I ..l:all'. .1 1~~ +~~'['1 ', , .'I ~'~~ .:IiC: 3r C~[ ' 1-Y•, .tY~•:~t.: ~ . L'e 21 ~~ 03~ ~ I .'~' . ~~ ~• t~ .~ ~:~ ~ ..:]C~r' St[• I : ~'~~~ilt+ f1':U: :'~ .. ~ ~:., . f1 '1~• i~'• r+'1••E' [~ 1 ~. I P~ ' ~:['" I":.l R:i ~ a:l. ..`::[? ~ 1 ti ~rl~' ~:~1 I 1•~ :. : I1 .. • q- r r ~. ~ ~ 1 I . fi'a t~ .r'I ~ I . : .i~l •sl~ '1]'.~ E 1 ~ ~:= . - '1 ~ - : S:.l .: r :~` :,^, ~ . 1' ~ ~'1[ i f . t , -'1[ ~ .~ `•1~..~' P r' j . 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L.~i' [ ~5~~' ,' I :.n S)~ ~ ~ i~i~t .~ :+`~..~:. ~f.E ~ ~~:'. :~:~L . l.~r~ti/ lii: :, '~r'nr• 'rr ? ~ 1' .~~' ~ ..'1_~ ~j i}l'1L•i A I~:r. ~:'G~:__ 1~1 ['_~ 3 Ct.t...i _.. _G."~ :J= C."_'Ci~ ~4 ~ ~.~'i~e'rV .[Z1 r 1.L_~ .~Ju~' :_-t ~~31] °xFlr•~ ~~. ~~ ~•., :~~ I~i . i ca ti.~ +^ ~ i ~ ~x; ~~~. ; ur •: , . r a• ~- i •:li•` : .i~.~~~: «:~ ~~• c:«r l t ^ r',c3 ~.,•:r:ti: •:t_ . . r nc. ~ •xr ~ ~ i ~•^ i w _ -1. i =•~ r -• .t~. ~ I l .~~ . ~-:~ t f:e e.• : ~ ~::r ~ a) b., . J `" i. t il ~ ' ~ ~ ~'. t 1. ~ : . .. : 'l' E {" ~ -] l C~ ~ :: . . ~ ~ :r: . ~: Gi : - 4 1. . I'~ : ; :: ' -; ~• ~- - . E ;- i• ~~ .;. . 1t. ;~'I•'r i _ *_ t' ~ I ~ r:4;, -•,., - . ~ . , ~ r i i .i•. ; i .,~ ~ r i r- ..*- :y• r•~,~ • i - r .i. •- •~: . ;t.; Extensioa. .. -e ::~E•1 ~ .:~n` ~ : ~.: :r ~~x=en: ~~~~ r ~.1~.. ' R I .. ' 'IC' . . :~. s_ r• ~" f . i ' ' ._~ 11 :v' ' I ~ F~f I..+` t~ 22 ~~r 033 ~5; ~ri-=: ~i ~r ••r• •~c-. • -~ .•~: ':.~r: •~; ;,•. :i~i~tr•:*r•* • :; •~.. ^.1 e _ ~.' 1'~1' • :~.+'•: Jf •' . . }f I .:r1T'. ~'7{}E':1:. _f)~1 .,_ - l ~ E~i 1 ~.. ~ ~.« e. ~ ~..:'t~":~~~4 • . ~ ~ . ~!~ ~ i~1: ~f.'L ~ ~ ~:I' ~ ~i :~ ^ : :~. .~~I~- .~ I . .~ . . .I~~+ .r :1 •~x~ •_.,.. ~s.~i . rl•~~ `rr r.: _ t ~:.e ~, ..'~ r I~' . SECTION 10. Applicability, Th~ pro~isions af thi.s ordinance shall apply to any Perfarmance Standards Permit, Variance, Use Permit, Conditional Use Permit, Development Review Permit, Reduced Parking Permit, Administrative Approval, Yard Modification Permit ar Adjustment ("hereinafter referred to as "Land Use Permit") zssued after the effective date of this ~rdinance. However, the appl~cant far any pro~ect for affordable housing that has rece~ved City, State or Federal funding or in which 50~ of the units are deed-restricted to be affordable to 1aw or moderate income households, which has an unexpired Land Use Permit but which has not yet received a building permit, may elect to have the provisions o~ this Ordinance apply to the Land Use Permit. SECTION il. Any provision o~ the Santa Monica Municipa~ Code or appendices theretq, incons~stent with the provisions of this ~rdinance, to th~ ~xtent of such inconsistencies and no further, are hereby repealed or madified to that extent necessary to effect the provisions af this Ordinance. z3 ~=r 034 SECTION ~2. If any section, subsection, sentencs, clause, or phrase of this Ordinance is far any reason held ta be invalid or unconstitutional by a decision of any caurt of any campetent jurisdict~on, such decision shall not affect the validity of the remaining portions of this Ord~nanc~. The City Council hereby declares that it would have passed this Ordinance, and each and every section, subsection, sentence, clause, ar phrase not declared invalid or uncanstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or uncanstitutianal. SECTION 13. The Mayor shall sign and the City Cle~k sha11 attest to the passage of ~his Ordinance. The City Clerk shall cause the same to be published once in the official newspaper with~n 15 days af~er its adoption. This Ordinance shall be effective 30 days from its adoption. APPROVED AS TO FORM: Y y~- ~~~L.Lf~ MARSHA J~~ES MOUTRIE ` City Attb'rney 24 ~, o~~ ~ 1 l lZ L~l Yl~~ ~ : I,AWI~ENGE & HARDING - A rROFCSSIONALCORPOAATION CKRISTOPHER M NAAOING RICHARD A LAINRENCE KENNETM L KUtCMER KEVIM V KOZA4 ISRISTlN HUB~ARO ATTORNEYS AT LAW March 15, ~995 1260 SIXTN 37REET 5Ut7E 3a0 SwN7A MONICA, CALfiORNIA 00401-~60Z TELEPHONE ~3~0) 393-1D07 FAGSIMILE 1310/ 468-1659 VIA HAND DELIVERY Santa Monica Planning Cox~nission 1685 Main Street, Room 212 Santa Monica, CA 9040I Re: Praposed Text Amendment 95-{}O1 Hearing Date: March 15, 1995 Agenda ~tiem No. 7A Dear Commissioners: This letter is submitted in response to the Staff Report in the above-referenced matter and the praposed Zoning Ordinanae changes set forth in Attachment "A" thereta. We ara in general agreement with the overall direction taken in the Staff Report and urqe the Planning Comm~.ssion to endorse this approach. This letter is submitted ta address certain policy and technical issues with respect to Attachment "A" that are general].y applicable to each of the pe~its addressed thezein. Below is a summary of our recommendations. 1. Caasta3 Zone Pro~ects: We generally agree with the permit terms set farth in the Staff Report. Hawever, we believe it w~uld tae appropriate to provide an additional six months, as a matter o~ right, in a~l instances where the City permYt anay not be exercised without the permit holder also obtaining a Coastal Development Permit from the California Coastal Comn-ission. In our experience, this process norsaally takes app~oximately si.x mnnths, including the time required to prepare the necessary applicatian materials and then process the app~icatian with the Caastal Cammission. This recommendation may be i.mplemented by providing that for all projects requiring a Coastal Development Permit, the initial permit term shall be 18 months. 2. Affordable Housinq Pro~ects: We support the three year permit term for affordable housing projects. We are concerned, however, with the definition of a~tordable housing prajects as those projects that have "raceived City, State or Federal fundS.ng. .." What if such a project has not yet received such funding during the one year .. , o3s LAWRENGE & HARDING A PAOFESSSOHAI CORPQR0.Y~ON ATTORNEYS AT LAW Santa Monica Planning Commission March 15, 1995 Page 2 folla~ing issuance of a permit? Does the permit then expire. or do we ~caait ta see if City, State or Federai funding is ultimately received? Additionally, what does it mean ta "receive" City~ State or Federal funding? What level of governmental commitment is required, short of actual funding, to satisfy this requirement? Moreaver, why should affordable housing projects that do not receive City, State or Federal funding lae denied the same three year permit term as publiciy-funded projects? Such an approach only discourages affordable housing pravidexs from proceeding without public funds, which is contrary to sound public policy. Additionally, this appraach appears to~xnderestimate the difficulty of developing affordable housing projects without public funding. We suggest tha~ a mare objective definition of "affardab].e housing project" wouZd be appropriate, focusing on ~he percentage of units which must b~ affordab~e and ~heir level o~ affordahility. Such a standard would be much easier to administer than to fvcus on whether a project has received (or will receive} City, State or Federal funding. 3. Exerc~se of Riqhts: We have several concerns with the approaeh taken ta the issue of "exercise of rights in the Sta~f Report." Specifically: a. We agree with the standard provision that for permits granted in conjunction with appraval of new constrttction, issuance of a building permit constitutes the "exercise of rights" under the appl.i.cable permit. This i.s an easy-to-administer standard which has worked effectively in Santa Mon~.ca since enactment of the Zoning Orda.nane~ ~n 1988, b. The propased "exerCise of rights" provision ~ does not address what constitutes the exercise of rights in the event the permit is not issued in conjunction with approval of new constructi.on. This issue should be addressed. c. The proposed "exercise of rights" provisions seems to confuse when a permit is "exercised" and when a permit either "Zapses" or may be "r~voked." This confusian is apparent in subsection (aj(2) in all af the various "exercise of rights" provisions. To clariEy this issue, the Planning Commissiart should request Staff to address this issue separately, either in the ~~ 037 LAWRENGE & HARDING A PROFESSIONAi COApORA710N ATTQRN~YS AT LAW Santa Manica Planning Commission March 15, 1995 Page 3 existing revocatian subsections or in new subsections entitled "Lapse af Per~nit . " 4. LapsedfRevocation of Permits: With respect ta when a permit lapses (or quali.fies for revacation), the Planning Cammission should cansider the following substantive concerns: a. A permit holder may have a constitutional vestive right to proceed with deve~opment natwithstanding the lapse or expiration of a bui~.ding permit. Pardee Constr. Co. v. Califarnia Caastal Comm'n, 95 Cal. App. 3d 471, 157 Cal. Rptr. 154 (1979}. b. We see no reason to provide ~or the auto~atic lapse of CUPs and ather perniits wa~th respect t~ nrojects whieh have obtained buildzng peratits and have been campletad pursuant to those permits but where the authorized use (e.g., a r~staurant) doas nat comxnence aperation within on2 year of a certificate of occupancy. As an alternative, we suggest modifying the standard ~evocatian provision to provide the Planning Commissian with discretion to revake a permit in such circumstances. We beli.eve an autamatic lapse af a permit in this situatian is overly harsh, espacially because it is iikely to occur in diftieuZt ecanomic times and cause extreme hardship. The Commission has discretivn to revake a CUP where the use authorized by it has ceased or been ~uspended for six or more months. A simi~ar appraach to a"front end" delay strikes us as a more fair appraach than the "automatic ].apse" approach taker~ in the Staf~ Report. 5. Permit Extensions: With respect to permit ext~nsians, we suggest that the Zaning Administrator's authority ta gran~ one extension not to exceed six months should be modified in either af the fallowing two respects: (a~ The Zoning Administrator should have autharity to grant one extension fo~ six months (not up to six manths); or (b) The Zoning Adminzstrator shou].d hav~ authority to grant one or more extensions for a com}ained period of not to exceed six months. Rationale: The way this standard "extension" pravision is currently worded, the Zoning Administrator may grant an extension of ~ess than six xnonths and then be precluded ~rom granting an additional extension for the balance of the six month period even ~~ 038 LAWI~ENGE & HARDING A PR6FESSIONlA~ CORPORAT~OH ATTORNEY5 AY LAW Santa Manica Planning Commission March 15, 1995 Page 4 if presented writh circumstances which cZearly warrant such an additional. extension. We hope thes~ comments are helpfu~ to the Commission in reviewing this matter. Sincerely, ~ ~ •~ '~'~~ ~-~ V Christopher M. Harding o~ LAWRENCE & HARDING a Pxofessional Corporation cmh;tr~5mltrc14.7aDD cc: Suzanne Frick, Director of Planning and Co~rtmunity Deve].opment D. Kenyon Webster, Planning Manager Amanda Schachter, Senior Pl~anne~ y ~~4 A~'~'AC.~11~~~ ~1TT C OFFICIAL \OTICE OF PUBLIC HEARL\G To: Cancerned Persans From: The Citr of Santa Nlanica Subject of Hearing: Text Amendment 95-001 to Amend Article IX of the Santa Moruca Mun~cipal Code Relat~n~ to the Len~th of Permit Terms A Public Hearing w~~ll be held b}T the City Council on the followmg request Th~ proposed te~t amendment modifies Zonmg Ordmance Sections 9 44 20 08 040, 9 04 20 10 060, 9 04 20 11 060, 9 04 20 12 060. 9 04 2Q 14 Q50, 9 04 20 Z6 050; 9 04 20 28 034, 9 04 2D 32 D60, and 9 04 20 34 0$0 related to the terxn of planrung permits {Planner Amanda Schachter) TI11~: TL-ESDAY, ~PRIL 11, 1995 AT 6:30 P.11i. LOCATIOi~T COUNCIL CHAMBER. ROOiVI 213, CITY HALL 1685 MAIN STREET. SANTA MONICA H~W TO COMMENT The Crt}~ of Santa Mon~ca encourages public comment an this and other pro~ects Yau or your representatrve, or an~- otl~er persons may comment at the City Council'S public heanng. or b}~ writing a letter Letters should be addressed to MORE INFORMATION City Council, Crty Clerk's Office 1685 Ma~n Street, Room 102 Santa Monica. Califorma 90401 If desired, further information on anF application ma~~ be obtained from the Planning and Zoning Di~ ision at the address abo~e or b~- ca~ling (310) 4~8-8341. The meeting facility is handi~apped accessi~le If ~~ou have anv special needs such as sign langua~e interpretmg, please contact the Office of the Disabled at (310)458-8701 Pursuant to Califorma Goverzunent Cade Section 650d9(b), if this matter ~s subsequentl~= challenged in Court. the ~hallenge ma}~ ~e lumted to onl~r thase issues ra~sed at the Public -1- r• 04[1 Hearing described m this notice, or in written carrespondence deli~ered ta the City of Santa Momca at. or prior to, the Public Hearing Esto ~s un av~so sobre una audencia publica para revisar applicac~ones propomendo desarrollo en Santa Monxca Esto puedo ser de interes a usted Si deseas mas mformacion, fa~~or de llamar a Lmnea Hernandez en la Di~Tision de Plant~ficacion al numero (310) 458- 8341 f !planlsharelcouncillnaticesllifenot APPROVED AS TO FORM D KE:VYOI~T WEBSTER Plann~ng Manager - 2 - n~1