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SR-7-A (40)s ~ ~ J~~ ~ ~ ~ LuT~r:sF:Dxw:DS:f:\plan\share~cauncil~strpt\ta92003. JAl~ 2 4 ~94 Council Mtg: January 18, 1994 Santa Monica, California TO: Mayar and City Council ~'ROM : City Staf f SUBJECT: Appeal of Planning Commission approval of Dev~lopment Review Permit 92-OG1, Variance 92-0~1, Variance 92-Q02, and Conditional Usa Perrnit 92-Obl, En~crironmental Impact Report 93-002, and recommendation af approval of Text Amendm~nt 92-001 fo~-Senior Housing, Trans~tional Hausing and Church Parking at 1011 11th Street and 1020 12th Street; Applicant: Upward Bound House; Appellant: Ms. Tonian Hohberg. INTRQDUCTYON This repor~ recommends that the City Counc~l deny the appea~ and upho~d ~.he Planning Commission action Qn an application for a DeveZopment Review Permit (DR 92-001} ta alZow the canstruction of a three-story, 78-unit se~iior housing pro3ect at 10~1 Z1th Street and to allow a two-story, 22-unit transitional housing facility at 102D 12th Stxeet; Variances (VAR 92-OQI and 92-002) to permi~ the construction of the senior housing facility with 600 ].ot coverage in-lieu af the maximum 5D°s coveragz permit~ed by Code and the construction of the transitional housing faci~ity with 55e lot Coverage Yn-lieu af the 50a maximum lo~.coverage permittedlay Code; a Text Amendment (TA 92-401) ta al~ow subterranean park~ng azzd starage uses in the R2 District with a Conditianal Use Permit and to allow excep~~ons for 1p0% affordable hausing pro~ects from the requirement of 50 square feet of p~ivate open sp~ce per unit ~n the R2-NW District; a Conditional Use Permit (CUP 92-001) to a~low 477 subterranean church parking spaces and 990 square feet of church starage area, use by the Methodist Church located across 11th 1 ~Q~ ~ ~ ~~ ~~ ~ exisung structures ~s to be accomplished. 3) Indicate where any cranes are to be located far erectionlconstructian, 4) Descr~be how much of the public street, alleyway, ar sidewalk -- :- is proposed to be used Fn con~uncuon w~th canstruction, 5) Set forth the extent and nature of any p~3e-driving operat~ons, 6) Descrxbe the length and number of any t~ebacks whzch must extend under the property af other persons; 7) Specify the nature and extent of any dewatering and its effect on an~ ad~acent buildings, 8) Describe anticipated constr~ction- related truek routes, number of truek tnps, hours of hauhng and parkin~ location; 9) Specify the nature and extent of any helicopter hauling, 1~) State whether any construction activity beyond normalty germitted hours ~s proposed, lI} Describe any propased canstructran noise mit~gation measures, 12) Descnbe construcuon-period secur~ty measures mcluding any' f~11C1I1a, lightu~g, and secunty personnel; 13} Provi~e a drauiage plan, 14} Prov~de a construction-penod parku~g plan which cha11. mynim~ze use af publ~c streets far parkuig, 1S) L~st a desxgnated an-site co~struct~on manager. The fallowang consnuct~on mitigativn measures shall also be unc~ertaken by the appIicant sub~ect ta the approval af the Director of General Services ~b} Pnor to ti~e cominencement of construction, Upward Bound Hause s~all prav~de residEnts wzth a schedule of anticipated constnictron activit~es for the duration af the pro~ect 17) Dur~ng the CDlltS~ oi canstruct~on, neighboruig residents shall be provided v~r~th constzuction updates once per month These schedules shall pro~ide anL~cipated constivction acti~ities for tt~e upcoming month Tlus will enable neighbors to prepare for specific construct~on act~vrties m orc~er to min~m~ze potenttal ~nconveruences 18) Construction ho~rs shall occur as follaws Mondav through Friday S~0 a.m to 6.00 p m Saturciay 4 00 a m to 5.(}0 p.m Sun~ay and Ma~ar Holidays - No Construction Act~vrty 19) All del~ver~es shall occur during ttze normally schedu~ed hours of cvnstruct~on There w~ll be no n~ght or earl}~ marmng del~very of equ~pmem or materxals to the canstruction site unless otherwise dicta[ed by the Ctty of Santa Momca 20) A supervisar shall be an the site on days af construction to insure that ltours vf aperation are adhered to 21) Ail vehticular and construct~on related equipment access shall be accompl~shed either or~ the V4'ashington Ave, 11th or 12th 5`treet sides of the properly unless absolutely necessan• Spec~fic koa~Eng zones shail be esrablished to accomplish this pnrpose As specif~ed earl~er, delivery of materials and equipment sha1Z occur excfus~vely during the norinaIt~;~ scheduied hours of construct~an Operators of loadmg vehicles shaI( not be perm~tted ta keep their engutes ruruung wh~le waiting to unload materials 10 ~ ~007'7 Two separate parcels are proposed for development The proposed seniar hausing facility would be located at 1011 iitn Street on a 37,500 square faot parcel located on the east side of 11th Street between Washington Avenue and California Avenue having a frontage of 150` on Washington Avenue. The proposed transitional housing facil~ty would be located at 1020 12th Street on a 15, DOD square foot parcel located on the west side of 12th Street between Washington Avenue and California Avenue having a ~rontage of 100' The cumulative pro~ect would result in the demolition af 11 res~dentia~. units currently existing at the 11th Street s~te, the ~ernoval of 80 surface parking spaces currently utilized at the 11th Street site, and the removal of 44 surface parking spaces currently utilized by the Methodis~ Church at the 12~h Street site. The uses at the llth Street site would be replaced by a 3-story, 78-unit (including on~ manager`s unit) resider~t~al structure de~d- restricted for occupancy by low income seniors. The 77 senior units would each have one bedroom and the rr~anager` s unit would have twa bedrooms. The uses at the 12th Street sa.te would be replaced with a 2-story, 22-unit (including one manager`s unit} transitiana~ hous2ng faczliry deed-restr~cted for occupancy by low-ancome, homeless families. All 22 transitional units would contain ona bedroom. 3 ~oth the senior and transitional facili~ies wou~d be accessible from the street and from a subterranean parking structure lin.ked by a driveway below llth Court all~y on the second and third levels. Be1ow the llth Stree~ site, the subterranean garage would be accessible from ~lth Street and ~rom the llth Caurt alley and would consist af 417 parking spaces (including 37 spaces for use lay the senior hausing facility and the remainder for use by the Methodis~. Church) on four levels. Below the 12th Street site, the subterrarx~an. garag~ would be accessible frorn 12th S~~'eet and would consist of 7.14 parking spaces (zncluding 17 spaees for use by the transitional housing facility and the remainder for use by the Methadis~ Church? on three ~evels. Planninq Commission Public Hearinq On Oc~ober 27, 1993, with five affirmative votes and ane abs'tention, the Planning Commission 3pproved the proposed Develapmen~ Review Permit, Variances, artd Conditional Use Per~nit; certified the Environmental ~mpact Report; and recommended Coun~il approval af the proposed Tex~ Amendment. Planning Commission discussion ~acused orz concerns regarding the prapas~d 477 church parking spaces, resulting in a condi~ian which establishes a maximum of 531 parking spaces permitted on site as well as a m~nlmurra nn. szte parking requ~rerraent a~ 54 residential spaces and 224 church spaces. The Planning Cammission also made severa~ other minor amendments to the staff-recammended conditions based on an October 27, 1993 letter fram the applicant's legal representative 4 {Attachment J). The Planning Commission's Statement of Official Action is contained in Attachment F and the Planning Cammission minutes are con~ained in Attachment G. During the P~anning Commission public hearing, numerous members of the public spoke in favor of and in oppasition to ~he pro~ect. Those speaking in favor of the pro~ect no~ed that it wauld address an existing n~~d far low-income housing far seniors and homeless families, and that ~he praject wau~d be campatible with the surrounding neighborhood. Those speak~ng zn oppasition to the pro~ect questioned the need far 477 church pa~king spaces, and expressed concerns regarding pa~ential tratfic, crime and density impacts of the project Appeal An appeal of the Plann~ng Commissian`s action on the DR, Variances, CUP, EIR, and TA was filed by Ms. Tonian Hohberg on November 10, 1993 (A~tachment H). The appellan~ concludes that: The project shauld be rejECted because (1) if this parking structure alon~ had been proposed, it probab~y wauld not have received approval from the Planning Cammission; (2) the EIR was inadecN.ate~y produced ~n that ~t d~d no~ meet the statutory standards of the state of Cal~farnia and code r~quiremen.ts o~ the Ci~y of Santa Moni~~; (3) the p~bl~c hearing made it clear that th~re is little or rio support for this project in the surrounding neighborhaod, (4) the park~ng structure as offered will cause inverse condemnation to the property of appellant; [and] (5} it ~s in.conceivable that ~he Church wi11 be able to secure financxng far the 5 levels of subterranean parking. Staff believes that ~he appellant's c~.aims do not justify any changes to the Planning Commission's action and therefore 5 recommends that the appeal be den~ed. Staff xesponse to the appellant`s five concerns are as follows: l. It is na~ useful to speculate what the Planning Commission or City Council would do if the project d~d not con~ain a housing component. However, thE proposed off-s~te church parking spaces will benefit the surrounding neighborhood by providing church users with off-street parkzng during peak church events. The Pla~ning Commission approved a maximum of 477 park~ng spaces ~or church users, which is not excessive in light of th~ current code requirements for ~he exis~ing church facility, which wou~d be a minimum of 535 spaces if the church's 80p-seat sanctuary, 1,20p square foot chapel, 5,888 square foot social hall and related structures were constructed today. 2. Contrary to the applicant's claim, the EIR was prepared in accordance wi~h all Santa Monica and California Environmental Quality Act {CEQA} requirements. SpeCifically, the applicant claims that the provision of church parking spaces w~ll generate new vehaCle tr~ps which were not analyzed in the EIR. This conc~usion relies on the assump~ion, which staff bElieves is inaccura~e, that new park~ng spaces ~or the church use wZ~l generate n~w veh~cle trips to the church On pages 4.4-1 to 4 4- l7, the EIR contains a detailed analysis of the traffic-generating companents of the project (i.e., the proposed housing), ~n 6 camplzance with CEQA requarements {Attachment R). Further, in the Final EIR response to comments, response ~.2 addresses a comment made regarding the potential impact of the parking structure on area traffic. The response states that "A particular land use, such as the proposed housing is used in estimating the number of vehicle ~rips likely to be generated by the proposed project. A parking lo~ is not a land usz which has the potential to generate traffic, rather, ~he land use associated with ~he parking lat (church) is the traffic generator." 3. Although ~he appellant correc~ly states that many neighborhood xesidents spake against the pro~ect at the Plann~ng Commission public hearing, it is also true that many City residents spoke in favor af the project, including some who zeside in the immediate ~eighborhood. Moreover, staff believes that many af the concerns expressed by neighbors are adequately addressed through variaus mitigat~on measures includ~ng a management plan requ~red for the transitional hausing component, a transpartation manag~ment p~an, and a canstruction mitigation plan 4 The appellant claims ~hat the approval of this application will resu~t in the "inverse condemnat~on" of a property in the vzcinity owned by the appellant. In that the proposal is in conformance with the General Plan, and will not effect the develflpment rights of other proper~y owners or resul~ in any required changes to 7 surrounding uses, the "inverse condemnation" charge app~ars unwarranted. 5. The appellant`s claim that it wi11 be "inconceivable" for the church to financ~ the parkang is not based on any fznding of fact. Furthermore, just as with any other private pro~ect it is not the City's respons~bzlity to analyze the pro~ect to determine a project's financial feasibility. The appellant further states that the proposed 477 church parking spaces are unnec~ssary. To dernonstrate th~s, the appellant has submitted a number of photographs of the existing surface parking lots at the llth and 12th Street sites whic~ were taken at twelve different times between Qctober 29 and November 5, 1993. The appellant's conclusion from this study is that "average usage by the 800 seat church facility shaws only a 3 haur period, once a week, where the 143 [s2c] parking spaces presently alZotted are filled to capac~ty. The rest of the tirne, the facilities are negligibly used.'r The appellan~ has demonstrated a faGt that the applicant readily admits that the church's peak d~mand periods occur once a week on Sundays, and the greatest nesd for parking occurs during ~~peak attendance" periads such as holiday services and music programs. The appl3cant documents this in a parking analysis contained in Attachment J. This analysis demonstrates that the existing church 8 facility, excluding the preschoal, would require at least 535 parking spaces under current code requir~ments. If the church facility were built taday, the applicant would be required to abtain a parking variance because, based on Zoning Ordinance requ~rements, the proposed 477 spaces would not meet demand Therefore, s~aff beliEVes ~hat the proposed number of spaces is not excess~ve. Rent Contral Status The llth Street site contains 11 contro].led rental units which wil~ be demolished as a result of the proposed pra~ect. The applicant rnust either obtain a Removal Permit from the Rent Contr~l Board or remove the units from the rental market pursuant to the E11is Act prior to issuance of a bui.lding pe~mit for the proposed pro~ect. A preliminary clearance form has been obtained from the Rent Contxol Board. ANALYSIS Px'a7 ect Desiqn The sen~or graup hous~ng component would consist af 77 deed- restricted low-income, 1-bedroom units and one 2-bedroom manager's unit over a subterranean garage Each of the senior units would be approximately 510 square feet in size with a small kitchen within a living room area, a bathroom, and an approximately 100 square foot bedroom. Most af the ground 9 floor units wo~ld contain access to a small private patio and many of the second floor unitis cantaYn small planter boxes outside the bedroom windows. The sen~or housing component contains a Iarge am~unt af common area, including a 1,300 square foot community room and 200 square foot common k~tchen facility, an outdoor lounge and a landscaped courtyard on the ground floor, a large roof terrace on the th~rd level surrounding the en~ire building, and laundry roams an each floar. The transitional housing camponent at 1020 12th S~reet would contain 21 d~ed-restricted low-incame units and one x-bedroom manager's unit. The transitional housing units would be approxima~ely 510 square feet and would consist of a cammon kitche~/living/dining room and an approximately 100 square foot bedroom. The graund floor units would each contain access to a private patio and one af the second floor units would contain a balcony overlooking a childr~n's play area. Common areas w~thin the transit~onal housing facility would consist of an approximately 2,000 square foot children's p~ay area, a 1,068 square foo~ muZt~-purpase roarn, and a~aundry room on the ground floar. The facility would also contain a manager's office, a Directar's office, and a counseling room. ia The transitional housing facility wauld be for the use of families consis~ing of at least one paxent and one minor child wha are temporar2ly without shelte~ in the Santa Monica area. According to the applicant's "Guide to Ope~ations" (Attachment P), eligible families must have been homel~ss fewer than 12 months, no m~mber of the farnily can have an active substance abuse prablem, the tamily must have a stable source of income or the potential for a stable incame source, and the adult mernber(s) of the family must be wi~ling ~o be empl.oy~d or to be involved in vocatianal training Residents would be given a six-month leas~, renewable for up to a total pf 24 months, and would be assisted by Upward Bound House staff and valunteers in making a successful transition ~o permanent housing. As noted in condition no. 4 of the Planning Commission Statement of Official Action, the Dlrector of Land Use and Transportation Management (LUTM) is permitted to approv~ minor amendm~nts to the approved project design. This ~s a standard DR and CUP condition. In t~_is case, the applicant has ~ndicated that the total number of units may be slightly reduced. It the project is approved by the City Council, under the conditions of approval the LUTM Direetor may approve a slight reduction in the number of units and/or other minor arnendmen~s ~o pro~ect plans pr~or. 11 Parkinq The entire project would be located over a subterranean garage containing a total of 531 parking spaces. At the llth Street site, the garage wauld contain a total of four levels (one semi- subterranean level and three totally subterranean levels). At the ~2th Street s~te, the garage would con~ain three tatally subterranean levels. The two struc~ures would be linked at the tirst and second toLally subterranean levels (there will be no cannec~ion at the semi-subterranean Ievel of ~he llth Street site nar at the lowest level of ei~her site). Vehicular access to the garage would be from the 11th Court alley, the 11th Street sideyard of th~ senior housing facility, and the fxant yard of the 12th Street transitio~al facility. As amended pursuant to Ordinance 1705 (CCS), Section 9.04.10.08.080(a)4 allows street access to parking in multifamily districts if "the Zoning Admar_istrator and the City Parking and Traffic Engineer determine that a curb cut is appropriate due to traffic, circulation or safety canCerns." In ~h~s case, both the Zoning Ad~inistxator and the Parking and Traffic Engineer believe that the street access is warranted given the ~arge number af off-site church parking spaces which would be provided within the struc~ure and the fact that the two s~ructures wauld be joined beneath the a11ey. This pro~ect is sub~ect to ~he provisians af Ordinance 1635 ~CCS), which was adopted in July of 1992 with the aim of "modifying z~ning 12 and develapment standards ~o faCilitate affordable housing." ~or deed-res~ricted low and maderate income senior hous~ng projects, Ordinance 1635 requires a minimum ot 25 spaces per unit plus ane guest park~ng space per 5 u~its. When the nan-deed-restricted, 2- bedreorn manager's unit {whiCh requires two spaces) is taken into account, a to~al of 37 pa~kzng spaces are required for ~he seniar housing component of the pro~ect. Thzse spaces would be located on ~he semi-subterranean, uppermost level of the garage on the ~lth Street site and would have pedestrian access via an elevator vestibule containing two lifts, and via a stairwell on the western edge of the structure lead~ng to the main en~rance of the facality. The three levels of housing wou~d be accessible fram the elevatoxs. The lightw~ll around the stair~ would extend dawn ~o the lowest level of parking. For ~rans~tional housing, Ordinance 1635 requires Q.5 parkzng space plus one guest space per 5 units, creating a total proj~ct requir~ment of 17 spaces when including the 1-bedroa~ manager's unit. The 17 required parking spaces for the transitional housing facility wauld be located on the uppermost level of the garage at the ~2th Street site and would be accessiblz via an elevator and stairway leading to both residential levels. rn that a total of 124 surface-level, off-site Church parking spaces w~11 be removed as a result ot this proposal, a minimum of 12~ spaces are pravided for this purpose in the new pro~ect. The 13 applicant proposes to exceed this number by 353 spaces, for a total ot 477 church parking spaces W~.th the exception of 28 spaces at the llth S~reet site and 19 spaces a~ ~he 12th Street site, all of the church parking would be located below the uppermost subterranean levels and accessible only through security gates loca~ed on each site. Planning Commission condit~on of approva~. no 46 requires that a minimum of 54 parking spaces be provided for the residential units and a minimurn af 224 spaces (which includes 100 replacement spac~s ta alleviate existing parking deficiencies) be provided for ehurch use. Condition 46 also establishes that the maximurn curnulative number of spaces may not exceed the S31 spaces currently propased. It should be noted that the prapased 477 church parking spaces are not associated with any increase in the size of the church at 1008 llth Street, and therefore wi11 nat generate any new trips. Rather, the parking wilZ serve to alleviate the demand for street parking in the area generated by church events. These parking spaces would be accessed at aiI Ievels by two eleva~ors and four stairwells at the 11th Street site and one elevator and two stairwells at the 12th Street site Envzronrriental Irripac~ Report The pra~ect EIR was initiated in ].992 and a Dratt EIR was noticed and circulated for a th~rty-day public camment period ending Apr~l 19, 1993. Seven public camments were received przor to the 14 deadline. The comments and responses are contained on pages 4-51 of th~ Final EIR. Constructian dust and noise are the only unavoidable adverse impac~s identified in the EIR However, these impacts are tempcra~y in nature and they will be substantially miti.gated by the construction mitigation rneasures contained in Planning Commission conditions no. 20 through 24. Condition 24 contains a number of measures suggested by the appla.can.t which are in addition to the standard measures required by the C~.ty The EIR contains a mitigation m~asure requiring that a Management Plan be submitted to the City for the transitional housing facility prior to zssuance af a Cer~ificate of Occupancy (Planning Commission Canditian no. 42). The Management Plan will state the facility`s method of operation, criteria for tenancy, and other matters pertainirig to the management of the facility. Condition 42 also requires the submission of a Security Plan for bath the senior and transitional housing facili.ty. At the tim~ of submission, the Zoning Administrator will review these plaris ta ensure that they are compatible with the discretionary approval obtained by the applicant. Traffic impacts of the proposal were evaluated in the Final Environmental Irnpact Report (pp. 4.4-1-4.4-17) The following intersectians wer~ studied: is 1. Fourteenth Street and Montana Avenue {signalized). 2. Fourteenth Street and Wilshire Boulevard (s~gnalized) 3 Twelfth Street and Washington Avenue (stop-controlled) 4 Eleventh Street and Mantana Avenue (signalized). 5 Eleventh S~reet and Washington Avenue (stop- controlled?. b. Eleventh Stree~ and Wilsh~re Boulevard (signalized). 7. Lincoln Boulevard and Montana Avenue (signalized). 8. Lincoln Boulevard and Wilshire Boulevard (signalized). U~ilizing data cantained within the Czty's Master Environmental Assessment (MEA), the traffic consultant evaluated existing canditions and cumulative year 2002 conditions, including the traffic generated by the proposed development and other approved projects in the vicinity. All eight intersections w~re found to be operating at an acceptable level of s~rvice iie., Level of Service A, B, C, or D) during the morning and evening peak hours. (Page 4.4-8 of the EIR contains a definition of the various Level of Service categories.) In evaluating the impacts of th~ proposed project, the consultant compared the ex~st~ng ii residential units on the llth S~reet site w~th the parkang that would be generated by the praposed development of both the llth Stree~ and 12th Street sites Trip genera~ion figures from the Insti~ute of Transportation Enganeer's Trsp Generatlon, 5th Edition (1991) were util~zed to calculate 16 parking demand for bot~ the senior and transi~iona~ housing tac~lities. As shown in Table 8, page 4.4-10 of the E7R, the praaect was found to generate a total of ~ additional p m. peak- hour trip. This one additional trip was based on the applicant's original proposal to construct 80 senior units and 24 transitiflnal units, which has since been reduced to 78 and 22 uni~s respectively, so the traffic irnpacts may ac~ually be less than that calculated in the EIR The p.m. trip generated by the praject was nat deemed by the consultant to cause a signi.ficant impact on the MEA year 2002 cumulative Level of Service canditions. The chart on page 4.4-14 of the EIR shows that the year 2002 Level of Service canditions at the eight intersections s~udied will be the same with or without the project As no pro~ect impacts are identified, no traffic mitigation measures are required. In that ~he only ~navo~dabl.e adverse ~mpact identified in the EIR is temporary in na~ure, and in ~hat ~he proposed mi~igation measures contained within it are apprapriate for the project, staff recammends that the Plann~ng Commission certify the Fznal EYR pursuant ta the resolutian contained in Attachment M. Proposed Variances Staff believes that the proposed Variances for lot coverage are warranted given the large amounts of common area included at bo~.h i~ the llth Street and 12th Stree~ si~es, and, consis~ent with the recommendations ~f the Santa Monica Task Force on Homelessness, given the fac~ that the project will bE 100s deed ~estricted for occupancy by low income residents. As propased, the Variances resu~t in a to~al lot c~vErage of 60o at the senior housing facility and 55o at the transitional housing facility. From ~he exterior, both p~ojects will appear to conform with all Code requirements because all Code setback and height requirements will be met_ Proposed Text Amendments Section 9.04 08.05.040(i) of the Zon~ng Ordin~nce currently lists "places of worsh~p~~ as a conditionally permit~ed use within the R2 District. The applicant proposes to add a subsectian (n) to al~ow "subterranean parking, storage rooms, or both, provided they serv~ce a use which itself is permitted by a Canditional Use Permit in the R2 Distr~ct." Staft bel~eves this reques~ is a clarifying change which is cans=stent with the intent of the existing Zoning Ordinance and General Plan, in that parking and storage uses would sti11 require a Conditional Use ?ermit, and these uses are general~y compatible with the neighborhood in the same manner that the primary use is compatible. Staff believes that the Zoning Oxd~nance pexmits these uses with ar wi~hout this Text Amend~en~ Section 9.04.08.56.G60(e) requires 5a square feet of private outdoor apen space per unit for projects af 6 or more units. The 18 Planning Commission recomrnends that the City Council amend this Section as follows (bold ind-cates new text): fe) Usable Private ~pen Space. All units sha11 have the following minimum amounts of usable private space per unit: 100 square feet for pro~ects with 4 or 5 units, and Sa squar~ feet for pro~ects of 5 un~ts or mor~. Przvate open space shall include a deck, yard, patio, or comb~nation thereof wh3ch is adjacent ~o, access~ble From, and at the same approximate elevation as ~he p~imary space A€fordable housing grojects in which One Hundred Percent (lOdg) of the uni~s are deed restricted far very low, ~ow, ~iddle and/or moderate income housing are exempt from the requirements for private open space, provided that Common area open space a~ comparable or greater area is included, and prvvided that non- senior affordable housing projects meet the private open space requirementa for the ground f1oQr units. This proposal is in conforinance with General Pl~n objectives to pravide additlonal oppor~unities for low an.d moderate income hausing within the City, and it is in keeping with the recarnrnendations af the Santa Monica Task Force on Homelessness to provide more lenient standards for affordable housing pro~ects. Praposed Conditianal Use Permit The proposed Conditional Use Permit for the 477 church parking spaces and 900 square feet of church storage area ~s contingen~ on the Council`s granting af Text Amendment 92-001. The starage space would be loca~ed on ~he ground floor of the seniar housing facillty and would b~ a mznor amount o~ space ~n relati.on to ~he total project. The 477 subterranean parking spaces would all~viate an existi~n.g defic~ency of Qn-street parking spaces in the neighborhaod and would not result in an intensification of the existing church use. 19 Security Plan W~th the cooperation of the San~a Manica Police Department, the applicant has developed a proposed Security Plan which includes both operatianal and pexmanent security measures. Although the submitted plans do not show all the gates called out zn the Security Plan. the parking ga~age will be secured with card- accessed gates at all entrances and at the subterranean e~trance to ~he lower l~vels of parking (ie., the entrance ta the portion of the lo~ ut~lized for church purposes). Plann3ng Commission condition 45 requires that all g~tes rnentioned ~.n the seCUrity plan be shown on the plans and approved by the Parking and Traffic Engix~~er. The 1011 iitn Street garage would conta~n a lightwell extending to the lowest level of parkzng, and four cameras would be moun~ed at each level of the subterranean parking structure. Security cameras would alsa be mounted inside the elevatar f~r the transitional housing facil~ty and the prirr~ary elevator utilized for church parking. At the parking garage level, access into the transiti.anal and seniar housing elevators would require the use of a rnagnetic card. During peak security hours, an on-site security person will be provided to monitor the video cameras and otherwise monitor the property. At other hours, a security firm will be erriployed to provzde patro~s and respond ~o calls. The ten~atively proposed Security Plan is contaaned in Attachment N 20 Neiqhborhood Compatibility The propased pro~ect would be located in an area af two to three- story residential buildings and a church with public assernbly and meeting room facilities. Most af the existing structures in the neighborhood were constructed under R3 standa~ds which permitted a height of 40 feet, whereas ~he propased pro~ect conforms with the 30 foat height requirement th~ R2- No~th of Wilsh~re Qverlay District standards However, the llth Street structure would be three, rathex than ~wo staries in height, in conformance with Ordinance 1635 {CCS) standards. Both facilities meet all setback requirements required in the R2-NW District, which are significantly more restr~ctive than the standards contained under the previous R3 zoning The 1at coverage variance is ~argely mitigated by the provisian of adequate outdoor open space an ba~h s~tes, including extensive roof deck and courtyard space on the senior housing facility and an outdoor play area at the transitZOnal houszng facility. The proposed residentia~ uses a~e compatible with the surrounding res~dential and church uses ~rdinance 1635 (CCS) specifically allows senior group housing and transitional hausing "by rzght" wzthin the R2 District because, as ~u~ti-famzZy uses, these uses were deemed appropriate by the Czty Council fox the Low Dens~ty Mul~ip~e Farnlly Reszdential (R2? District 21 The pro~ect EIR ~valuates neighborhood effects on pages 4.7-1 tv 4.7-5 The EIR concludes ~hat the prajec~ will have a less than significant cumulative impact an shadows, net populat~on growth, land use, traffic generation, construction effects, and aesthetics in the imrnediate neighborhood The EIR also notes that the project has ~everal pasitive ~mpacts, ~ncluding the prov~sion of needed hausing opportunities, the replacement of surface parking with aesthetically-pleasing structures and landscaping to the satisfaction of the Architectural Review Board, and the provis~on of additzonal off-street parking for an exis~ing church use whzch generates significant demand for parking in the neighbarhood. PUBLTC NOTIFICATIQN Pursuant ta Municipal Cade Sectian 9.04.20.20.Q8b, the applicant has posted a sign on both the 11th and I2th Street properties stating the following infoxmation: Project case number, brief project description, name and telephon~ number of applicant, site address, date, time and ~QCat~on ot public hea~ing, and the P~anning and Zoning Division phane number. It is the applican~'s responsibility to update the hearing date if it is changed after posting. In addi~ion, pursuan~ to Municipal Code Section 9.04.20.22.~50, natice of the public hearing was mailed ta all owners and residential and cammercia~ tenants of property lacated within a 500 foat radius af the pro~act at ~east ten consecutive calendar days 22 prior to the hearing. A copy of the notice zs contained in Atitachment C. Several neighborhood meetings have been held by the applicant rega~ding the proposed pro~ect, including an initial meeting on Ju1y 28, 199~; a meeting with the Wilshire/Montana Neighborhood Coalition in January af 1992; several rneetings between the applicant and an Upward Bound Working Group af the Wilshire/Montana Neighborhood Coalition during 1992 and 1993; a meeting with the Director of the Naighborhaod Suppart Center on December 30, 1992; two Draft Environmen~al Impact Repart study sessians in April of 1993; and public meetings on the projec~ on October 9 and October 16, 1993. BUDGET/FINANCIAL ~MPACT The recommendation presented in this report daes not have any budget or fiscal impact. RECOMMENDAT~ON It is respectfully recommended that the Counci~ deny the appeal and approve Development Review Perm~t 92-001, Conditional Use Permit 92-~01, Variance 92-Da1 and 92-002 pursuant to the findings and conditions contained zn the P~a.nr~ing Commissior~. S~atem~n~ of Official Action (Attachm~nt F); that the Ci~y Council certify the final Environmential Impact Report pursuant to the resolution conta~ned ~n Attachment M; and that the City Council approve Text 23 Amendrnent 92-001 pursuant to the f~ndings contained in the Planning Comm~ssian Stat~ment of Official Actian. Moreaver, the project is campatible with the surrounding neighborhood in terms of scale and use, and the only unavaidable adverse impacts identified in the EIR are the temporary impacts associated with construction. For each of these reasons, the proposed project merits approval. Prepared by Suzanne Frick, Acting Director, LUTM D Kenyon Webstez, Planning Manager Drummand Buckley, Associate Planner, Planning & Zoning Division Land Use and Transportation Management ~epartment Attachments• A. Chart 111ustrating Pex~mits Requested B. Municipal Code and General Plan Conformance C. Notice of Public Hearing D. Radius and Location Map E. Planning Cammission Staff Report and Supp~~rnental Staff Repart ~Without Attachments? F. Planning Commission Statement of Off~cial Action G. Minutes for Upward Bound Planning Commission Public Hearing of October 27, 1993 H. Appeal Farm and Attachments (Note Photographic Survey Ava~lable for Review at Planning Counter, Room 111, City Hall) I. Correspondence fram Appel.~ant J. Carrespandence from Applicant and Applicant's Legal Representative K. Correspondence from Members of Public L. Correspondence from Staff M. City Cau.ncil Resolution Certifying Final EI1~ N. Upward Bound Security Plan and Supporting Memo from Santa Monica Police Depaitment O. Selected Excerpts from the Santa Monica Task Force on Home].essness Final Repart P. "Senior Vl~~a" and "Farr~~~y P1ace" Gulde ~o Opera~ions Q. Plot P].an, Floor Plan, Elevations R. Enviranmental Impact Report DS/k fc\plan\share~council\stxpt\ta92001a January 11, 1994 24 A~"I'AC.F~E.11TT A r~ oao~s PERMIT TYPE ~ REASON REQUIRED ~ APPROVING BODY Certification of Final Environmental Impact Repart {EZR) Not Categorically Exemp~ and In_t~al Study identif~ed possible significant impacts App'd by Planning Camm~ssian; appealed to Council Development Review Permit {DR~ 92-001 Variance (VAR) 92- DOl and 92-002 Text Amendment (TA) 92-001 Conditianal Use Permit (CT3P) 92-001 Pro~ect over 15,000 sq. ft . Proposed loC coverage at both sites exceeds 50s The pro~ect includes 477 subte~ranean parkirg spa~es and 900 square feet of storaae space for use by an off-site church, which is not specifically permitted in the existing Zoning Ordinance; the TA would allow these uses with a CUP. The praject does not contain 50 square teet af private open space for every unit, as required in the existing Zaning Ordinance; the TA would provide exceptions from this requirement for la0°s affordable pro~ects. Required pux-suan~ ~o TA {if approved} for church parking and storage uses App'd by Planning Commzsszon; appealed to Council App'd by Plann~ng Commission; appealed to Council Planning Commission r~commended Council approval and this recammendation was appealed Approved by Planning Commission; appealed t~ Cauncil 26 ATTACHME~' B ~, ~ oQOZ7 ATTACHMENT B MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Land Use Cateqory Element Municipal Code Pro~ect Permitted Use Mult~family Senior Grflup Housing, Senior Group Residential Transitional Housing Housing, (Pursuant to Ordinance Transitional 1635, CCS} Housing Dwell~nq Units 1011 llth Street Site: 35 units/ No Maximum for Senior 78 units acre Group Housing per (including Ordinance 1635 (CCS) one rnanager's unzt~ I020 I2th Street Site: 35 uni~s/ With transitional 22 ~.-bedraom acre hausing density banus units of beds equal to ~including three times the one manager's maximum number of unit) not to units allowed in the exceed 54 underlying beds zoning district, pursuant to Ordinance 1635 (CCS),a maximum of 54 beds are permitted (~ X 1..~ ~ L f1oo~ x i6a~;/ 1,250] = 54} Heiqht of Buildinq 1~I1 llth Street Site: 40' Flat roof: 23' maxirnum F1at roof: Sloping roof: 30' 23' max. maximum Slflping Roof: 30` max. 1020 12th Street Site: 40' Flat roof: 23' maximum F1at roof: Sloping roof: 3~' 20'9" max. max irnum 27 Number of Staries 1011 llth Street Site: 3 No maximum pursuant to 3 stories Ordi~ance 1635 (CCS} 1020 12th Street Site: 3 No maximum pursuant to 2 stori~s Ordinance 1635 (CCS) Heiqht of Walls, Fence~ N~A 42" maximum within No~ shown; front yard setback,sha~l comply 8' maximum withan side and rear yard setback Setbacks 1011 11th Stree~ Site: Frontyard, belaw 14' in height N/A 20' minimum 21' at closest p~int Frontya~d, below 14' in height, additional setback required N/A 157 square feet 560 sq.ft rninimum addi~ional additional setback setback ( 24 x 5 x 131' _~57) prov~ded Frontyard, 393 square feet 560 sq.ft. abave 14` in minirnum additional addational height, setback setback additional (.30 x 10 x 131' = 393) provided at setback N/A second floor; required over 660 sq.ft. provided at third flaor 28 Sideyard below 14' in height N/A 14' rninimum, alley 14' at sideyard measured c~osest point fram centerline of alley pursuant to Ordinance 1635 (5` ~+ [3 x 150] = 14) 5Q Sideyard above 14' in height, additional set- back required N/A 856 square feet 930 sq.ft minimum add`1 setback additional setback on east szde required (4 x 214' = at second 85G) story; 1058 sq . f t add' 1 setback on west side a~ second story; over 1,000 sq. ft add` 1 setback on bath sides at third stary Rearyard N/A 15` minimum ~5' at closest pvint 1020 12th Street Sa.te: Frontyard, below ~.4' in height N/A 20' minimum 20' at closest point Frontyard, below 14' in height, addi~ional setback required N/A 98 square feet minimum Over 1,000 additianal se~back sq ft. addi~ (.24 x 5 x 82' = 98) tion.al set- back provided 29 Frontyard, N/A 246 square feet Over 1,000 above 14' in minimum additional sq.ft. addi- heigh~, add~tzonal setback tional set- setback required ( 30 x 10 x 82' = 246) setback pravided at second floor Sideyard belaw 14' in height N/A 9' minimum 9' at closes~ (5' + [2x100) = 9~ point 5Q Sideyard above 14' in height, additional set- back required N/A 500 square feet Over 1,a00 minimum add'1 sq.ft. add`1 setback required back on north (4 x 125' = 5Q0) side at second story; 500 sq.ft. add'1 setback on south side at second story Rearyard N/A 15' minirrurn 15' a~ closest poant Pro~ections Into Yards 1011 llth Street Site: N/A Planters: 30" into Plant~rs: 30" s.y. into s.y. 4` ix~to r.y. 3' into r.y. Patios: No maximum Patios• 6' into s.y. into s.y. 30 1020 12th Street Site: N/A Planters. 30" into P~anters: 24" f.y. in~o f.y, Patios: No maxzmum Pa~ios: 3` into s.y. into s.y. Architectural Architectural pro~ections. projections: 3Q" into s.y. 24" into s.y. Buildinq Heiqh~ Pro~ections 1011 llth Street Site: N/A Parapet. 42" maximum Parapet: 18" maximum 1020 12th Street Site: N/A Parapet: ~2" maximum Parapet: 12" maximum Elevator Tower 14' E~evator max. Tower: 4' Lot Coveraqe 1011 11th S~reet Site: N/A 60o per Varianc~ 92-002500 ~020 12th Street Si~e: N/A Parkanq Al1~y Access access is encouraged when alley exists. 55°s per Variance 92-002550 Alley access is Alley and required when street access aZ2ey ex~sts, with exeeptions per Sections 9 04.10.08.08fl 3I Parkinq Space Number 1011 llth Street Site: N/A 37 spaces minimum per 37 spaces Ordinance 1635 ~CCS] @ standard of .25 space per deed-restricted unit, plus one guest space per 5 unYts, plus 2 spaces far 2-bedroom manager's unit 1020 12th Street Site: N/A 17 spaces minimum per 17 spaces Ordanance 1635 {CCS~ Q standard of .5 space per bedroom plus 1 guest space per 5 units, plus 1,5 spaces for 1-bedroom rnanager's unit Church Off-Site Parking N/A Exis~ing 124 off-site 477 spaces surface parking spaces provided util~zed by Methodist in subte~- Church must be ranean replaced wi~h a structure minimum of 124 belaw 10i1 spaces 11th Street site and 1020 20th Street site Compact Parkinq o Required Guest Spaces-- Transit~onal N/A None None Req~.ired Senior Housing Spaces N/A 40o maximum 40a Required Transitional Housing 5paces N/A 40a maximum 40°s Required Church SpaCes (124} N/A 40o maxzmum None 'I'rash Area N/A Trash enclosure Approved by with minimum 5-8' General salid walls and Services gate is required. 32 Mechanical Equip. Mechanical equip- Note on roof Screeninq ment extending more plans than 12" above roof indicate parapet shall be conformance fully screened from a ho~izontal plane. Location of N/A Not perrnitted on side Note on roof Mechanical of building if plans indi- Equipm~nt ad~acent to a resi- cate conform- dential bualding on ance an ad~o~ning lot. Frantyard ~andscapinq 1011 11th Street Site: N/A 50o minamum 860 land- scaped 1020 12th Street Site: N/A 5bs minimum 50% land- scaped Sideyard Landscapinq 1011 llth Street Site: N/A 500 of req. unexca- East side: vated sideyard must be 50s land- landscaped and 54o scaped of required sideyard West side: setback must be 500 land- landscaped Unexcavated sideyard setback: iaoo landscaped 1020 12th Street Site: N/A 500 of req. unexca- South side: vated sideyard must be 58°s landscaped and 50o Narth side: of required sideyard 500 set-back must be Unexcavated landscaped sideyard setback: 82 0 land- scaped j4' setback~ 33 Unexcavated Sideyard 1011 llth Street Site: N/A 1020 12th Street Site: N/A Unexcavated Frontyard 1011 llth Street Sites N/A 1020 12th Street Si te : N/A Inclusiona~y Units/Fee 4' m~nimum unexcavated 4' setback on setback on one side- west sideyard yard pursuant ta Ord. 1635 (CCS) 4' m~nimum unexcavated 4` setback on setback ~n both nor~h sideyards pursuant to s~deyard Ord. 1635 (CCS) Housing Element P~ograrn 12 corn- pliance Nane Required per Ord. 1635 (CCS} Nane required per Ord 1635 (CCS} Must provide 34°s deed-restricted, affordable units or pay in-lieu fee None 20% unexcavated setback WiJ.l comply with requir- ments per Ox'dinance 1615 (CCS) ~n that 100s of units will be deed- restricted for Iow- income residents 34 ~~r~c~~~r~ c ~~ oao~~ NOTICF OF DEVE~.vY141EI~iT PROPOSAI. To: Concerned Persons From: The City of Santa A'Ionica Sub~ect of Hear~ng Appeal of Text Amendment 92-OQI, Condmonai Lfse Permit 92-001, bevelopment Review Permit 92-0(}l, Vanance 92-001, and Variance 92-IX?2, 1UI1 Itth Street and 1020 12th Street, R2-NW, Applacant Ilpward 6ound House Appellant 'I'onian Hohberg A Public Hearing wEll 6e held by the Cuy Council on thc following request Agpea! oF ~lamm~g Cnmmtssion Action on a~ Appl~cation for a Deveiopment Revsew Pernt~t to allow the construcuon of a three-story, 78-umt seoior housmg pro~ect (mclud~ng ane manager's uml) at 1011 llt}t Street w~th 37 suMerranean parking spaces and to allow a two- story, 22-umt transu~onal ltous~ng facdtry (includmg one manager's uttft) at l020 12th Street with 17 subternnean park~ng spaces, Variances to permtt the constructian of the sen~or housmg facil~ty at 1011 llth 5treet w~th 60~ lot coverage ~n-lieu of the maxunum 50~ coverage permitted by code arzd the construct~on of the tra~sitional housmg faciluy at 1020 12th 5treet w~th 55% lot coverage in-lieu af ~he 505b max~mam lot coverage permitted by code a Text Amendment to allow subtenanean park~ng and starage ~ses w~th a Cond3tional Use Permit pro~ided the parkmg and storage usea are ancillary to a primary Use wh~ch is condit~onally permitted io the R2 D~strict, aad to exempt 1i1096 affordable housmg pro~ects from the requ~rement of 50 square feet of pnvate open space per unit in the R2-NW (i.ow Density Mult~ple Fam~ly Residenual-Nonh of wilsh~re O~eriay) D~strict, and a Condit~onal Use Perm~t to aElow 477 subterranean parking spaces and 990 square feet af storage area for use by the ]19e[hod~st Church at !0[18 llth Street The garage beneath the sen~or and transi4anal ho~smg facit~pes would be connecEed ~~a a subterranean driveway 6elow llth Court aqey (Planner D Buckley} TI:1iE: Tl.'ESDAY, Jane~arv 18. , 1994 AT 6:30 P.?~1. LOCATION CDUNCIL CH.~1~4~~ft, ROOM ~13. CITY HALL 1685 MA[I~ STREET, SAN fA MONICA HOW TQ COMMENT The City of 5anta Monica encourages publ~c comrnent on this and other pro~ects You or your representat~4e, or any other persans mav camrnent at the C~ry Counc~l's public heanng, or by wnhng a letter lxtters shauld t~e addressed fo C~ty Councit, City Clerk's ~ftice i685 MaEn Street, Room iQ2 Santa Momca, Californ~a 4(}401 MORE IHFOItMATION Tf desired, further information on any application may be obtained from the Planning and Zoning Dirision at the address above or by calling (310) 458-8341. The meet~ng facil~ty ~s hartdicapped access~bie If you ha~e any spec~al needs such as stgn language Fnterpret~ng, please contact the Office of the D~sabled at {310)458-870I P~rsuant to Catifornia Gorernment Code Sec.~~on 650(}9(h), ~f th~s matter ~s subsequently challenged in Court, the challenge may be l~ni~ted ~o only those ~s~ues ratsed at the Pu61~c Ideanng descnbed in th~s not~ce, ar in w~rit[en correspondence det~vered to the Cuy of Santa Manica at, or pnor to, tf~e Public Hearing Esco es un ariso sobre una audenc~a p~hiica para rev~sar a~plicaciones propon~endo desarrolEn en 5anta ~ionica Esto puedu ser d~ interes a usted 5i deseas mas mfarmacio[~, favor de Ilamar a Elsa Gonzale~ en la D~v~s~on de Planttficacion af numero (310) 458-8341 " 00036 AT~'AC~MEN~' ~ ~, ~ aoo~~ li~ _;~ ~s~ ~ .~n. ~ - . . ,~ . . . . ____ ' J ~~ . . . y .~ j-~ ; ~~~~ ~! ~~IcDC~I i N I ~! = ~ ~ (~LJ I - ti. ~ ~ d .~~"" `' i ' O t "' .: ~ ~ _ ' ..~r"' I V i ~ I ' ~~ . ~ --%-, _ _ ; ,~ ` - s ~ . ~ 5 x ~ ~( ~ L ~ U'•~tiJ ~-~ Q = _' _, Q o a ~uC~~o ~ ~ . y . 54 ~ ~ ~Q - - ~ ~~~~I -~ ~~4-~ ' r I ' ~~ ~~~~ - ' - ~z3, ~ I = ~ ? - ~'e ' i ; ~ ,Siia - ~ - -_ - ~ _~ `°'~~~ ~' ~ ~ j~:~~8- A ~J ~ ~ ~ :~ ~~~~ ~.~1~ ~~~~~L~ ,~~ ~y ~ ~ A~: __ . ~ - - - ~V~ ' ~' ~ in ° _ ~ r--, co ~~ ' ~~ ~ -~ `1~9: -I, ~~~- ~ : ~ ~ _ J _ 5 S . ~ ~ ~ ~ - u ~ = . ~- ~''~~ ~ i ' x- rn r - - ' ~ ~ ` ' en .' ~ :, ! ~ f q .~_.~ ~ 55-98 ~ - ~ I - . ~ I~ - ~ ~ ~ ~ ' h + ~ ~ ~_~ _ ' ~ ~c~a TW ~FTH a - ~ ---- : ~~~ ~ ~ ; _ ~ ' _ . ~--~,---r ' ..~ ' , + :; .o.-~ ; _ _ X _ .~ : . , ,,~. ~ j ~ ~ I ;~.,.~~~ . i ~ ' ~ _ i~~ • I ~ J ~ ~ ; ~ ~n l ' i ~ c~ ~:~ s _ ~~-~ ~ _ y ~ '`~i'~cSf, `J iti~ ~to ~rsl ao ~st ~I. ~I~. ~ - ' _ : _~~_ _ ~ + I . 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' ~ '` ~~ ' ~4~,~~~cr ~ ., L1sts CiB~T~7{ Blk 65 TOwn4f San~ MORIC4 . .- r r. __ __ _ _ ~ --_ _ 102Q 7welfih Si 8r ID11 ~leventh 5t nAD~:JS tY"~r F~R I : ~~ ~~~~J~.1~~'~ ~''~~:~~ ° ~:~'~s~~'~ ~ _~.... r ~ ~ ~~. ~.,,..~• a-~i - - - ~~ ~~ ~ os a-s~-.a~- ,. .~.~ ~ : ~.' ~. _ . ~_ ~. • - 10-6-93 ~~~_ ~ 'r~:.n~V~: .. ~, _- ~k`_ ~. ,~ - ~ ,~ , f4 ~~~ r_: __ QM 93, l58 ~~ - - '; U t1 l~ 3 ~~l AT~'AC~MEIIT~' E ~ OOQ39 P&Z DI~W DB f 1p1an1sharelpclstrptlta92001 Sa~rta Momca, Cahforn~a Planrung Commissron Mtg Dctober 27, 1993 TO The Honorable Planning Cammission FROM Plamm~g Staff SUBJECT Text Amendment 92-flD1, Conditionai Use Permit 92-~01, Developrnent Review Permit 92-001, Variance 92-0O1, and Vanance 92-002 Address 1~11 llth Street and 1020 12th Street Applicant Up~~vard Bound House INTRODUCTIQN Action Applicatian for a Text Amendment to allow subterranean parkmg and storage uses m the R2 (Low Density Multiple Fam~y Residentxal) Dzstnct with a Conditional Use Permit pravided the parlcmg and storage uses are ancxl~ary to a pr~mary use wh~ch is condrtionally permrtted in the R2 D~strict, and to exempt 100% affardab~e housmg pro~ects from the requirement of 50 square feet of private open space per umt in the R2-NW (Low Densiiy Multiple Family Residential-North of W~lshire Overlay) District, a Conditianal Use Permit to allow 477 subterranean park~ng spaces and 990 square feet of storage area for use by the Methodist Church at l0a$ 11th Street, a Development Review Permit to allaw the construction of a three-story, approximately 51,000 square foot, 78-uiut semor houszng pro~ect (includmg one manager's umt) at 1011 11th Street wrth 37 subterranean parking spaces and to allow a two- stary, appraximately 14,000 square foot, 22-umt txansit~onal housmg facil~ty (fncluding one manager's umt) with i7 subterranean parkmg spaces at 1020 12th Street, and Variances to permit the construction of the semor housing facility a~ 1011 1~th Street with 60 `~ lot coverage in-lieu of the maxunum 50 I co~erage permitted by code and the constructian of the transiuonal hausmg facilrty with 55`~ lot co~erage in-lieu of the 50~ maxunum lot coverage permitted by code Recommendation Appro~al based on tY~e findmgs and condrtions cantamec~ herein Permit Streamlimng Expirat~on Date Not applicable to pro~ects requiring a Text Amendment SITE LOCATION AND DESCRIPTIOl~T Two separate parcels are proposed for det~eiopment The proposed semor hausing facility would be located at 1011 llth Street o~ a 37.500 square foot parcel located on the east side of llth Street between. Washington Avenue and Califoxzua Avenue havuig a frontage of 150' on Washington Avenue Surrounding uses consist of a 3-story apartment buzlding, a church parktng iot, and a 3-story condomimum across l lth Court alley to the east, the Method~st Church across llth Street to the west, 3-story multifamrl~f structures acrass Washington Avenue to the north, 1 ~' d~~~~ and a 2-story multifamzly structure to the south Existmg on-site uses include 11 apartment units and surface paricing utFlized by the Methodist Church at 1008 11th Street The proposed transitional housing facility would be located at 1020 20th Street on a 15,Q00 square foot parcel lvcated on the west side of 12th Street between Washmgton Avenue and Califorma A~~enue havmg a frontage of 1(?0' Surro~nding uses consist of a 1-story smgle farniIy dwell~ng, a 2-story rnultifam~ly dwell~ng, and a 3-story mult~-family dwelling across 12th Street to the east, a 2-story mulufam~ly dwellmg and Methodist Church parking lot across 11tY~ Court alley to the west, a 3-story multifamily structure to the north, and a 3-story multifamily dv~elling to the sauth Exist~ng on-site uses mcl~de a surface parking lot ut~lized by the Methodist Church Zoning District R2-NW (I.aw Density Multiple Famxly- North af Walsh~re Qverlay) Land Use District Medium Density Multiple Family Residential Parcel Area i011 l lth Street, after consolidation 150' x 250' (37,500 sq ft ) 1Q20 12th Street 100' x 150' {15,400 sq ft } PROJECT DESCRIPTION This pro~ect wauld result ui the demolrt~vn of 11 residential units currently existing at the llth Street site, the remava~ af 8Q surface parkmg spaces currently ut~lrzed by the Methodist Church at the l lth Street srte, and the removal of 44 surface parkmg spaces currently unlazed by the Methadist Church at the 12th Street srte The uses at the l lth Street srte would be replaced by a 3-story, 78-umt (includ~ng one manager's unit} residential structure deed-restricted for occupancy b5~ low income semors The 77 senlor umts would each have one bedroom and the manager's unit would ha~e two bedrooms The uses at the 12th S~reet site would be replaced wrth a 2-story. 22-unit (mcludmg one manager's unit) transitional housm~ faciliry deed-restncted for occupancy by low-~ncome, homeless families All 22 transrtional uruts would contain one t~edraom Both the senior and transrtional fac~iities would be accessible from the street and from a subterranean parkmg structure Iinked by a driveway below I lth Court alley on the second and thlyd levels Below the llth Street site, the subterran~an garage would be accessible from 11th Street and frorn the llth Court alley and would consist af 417 parking spaces (including 37 spaces for use by the semor housmg facility and the remamder for use by the Methodist Church} on four leeels Below the 12th Street site, the subterranean garage would be accessible from 12th Street and would consist of 114 parkmg spaces (u~cluding 17 spaces for use by the transitional housXng faciliry and the remamder for use b}~ the Methodist Church} on three ievels MUNICIPAL CODE AND GENERAL PLAN CONF4RMANCE With the exception of the Varianees for lot coverage and the Text Amendment proposed, the pro~ect is consistent with the Municipal Code and m conformity wrth the General Plan as shown 2 - Q00~1 in Attachment A CEQASTATUS The pro~ect required an Environmental Impact Report, wluch has been prepared pursuant to CEQA guidelines and for which staff recommends Planiung Commission cert~fication based on the Resolution cantamed in Attachment E RENT CONTROL STATUS The llth Street site contams 11 controlled rental umts which wi11 be demohshed as a result of the proposed pro~ect The applicant must either obtain a Removal Permit from the Rent Control Board or remove the uruts from the rental market pursuant to the Ellis Act pr~or ta issuance of a building permi~ for the proposed pra~ect A prelurunary clearance form has been obtamed from the Rent Cantrol Board. FEES The transirional housing component of the pro~ect is sub~ect to a$200 parks and recreatron fee per ~nit PUBLIC NOTIF~CATI~N Pursua~t to Mumcipal Code Section 9 04 20.20 080, the applicant has posted a sign on the property stating the following mformation: Pro~ect case number, brief pro~ect description, name and telephone number of appl~cant, site address, date. tnne and locatxon of public hearing, and the Plamung and Zoiung Drvision phone number It is the app~icant's respons~bility to update the hearmg date if it is changed after postmg. In addXt~on, pursuant to Munlcipal Code Sect~on 9(}4 20 22 050, notice of the public hearing was mailed to all owners and residentxal and commercial tenants of property located withm a 500 foot radius of the pro~ect at Zeast ten consecutive calendar days prior to the hearing A copy of the natice is contajned in Attachment B Several neighborhood meetings have been held by the apphcarft regarding the proposed pro~ect, including an inrtial meetin~ on 3uly 28, 1991, a meeting with the WilslurelMontana Neighborhoad Coahnon in January of 1992, several meetings between the applicant and an Upward Bound Workmg Group of the Wilshire/Montana Neighborhood Coalinon during 1992 and 1993, a meeting with the D~rector af the NeXghbarhood Support Center on December 30. 1992, two Draft Environmental Impact Repart study sessians in April of 1993, and public meeungs on the pro3ect on October 9 and Octaber 16, I993. 3 00~42 ANALYSIS Back~round iJpward Bound House, Incorporated, is a non-profit, non-denommauonal orgamzation which was formed to deveIop affordable housing on two proper[ies currently owned and util~zed for surface parkmg by the Methodist Church at 1(?OS 11th Street The IOI1 llth Street site is directly across the street from the church and contams 11 residentiai umts and 80 surface parking spaces which would be removed as a result of the pro~ect The 102D 12th Street site is directly east of the l lth Street srte and contams 44 surface parking spaces which would also be removed as a result of the pra~ect The proposed low mcome semor and transrtional housing facilities requ~re a number of aiscretlonary approvals, as shou~n an the fol~owing chart PERMIT TYPE REASON REQUIRED APPROVING BODY Certi~cation of Final Environmental Impact Report (EIR} Development Re~iew Permit (DR) g2-001 Variance {VAR) 92-401 and 92-002 Nat Categorically Exempt and Imtial Study idennfied poss~ble sigmficant xmpacts Pro~ect oti~er 15,000 sq ft Proposed lot caverage at bath sites exceeds 50% Planning Commission, appealable to City Councii Plamm~g Commission, appealab~e to C~ty Counc2l Planning Commission, appealable ta City Counc~l 4 '' ~Q~~~ (Chart Contmued from Pre~+ious Page) PERMIT TYPE Teut Amendment {TA) 92- 001 Conditional Use Permit (CUP) 92-001 REASON REQUTRED The pro~ect ulcludes 477 subterranean parktng spaces and 9(~ square feet af storage space for use by an off-srte church, which is not spec~fically permitted in the existing Zonin~ Ordinance, the TA would allow these uses with a CUP The pro~ect does not contain 50 square feet of private open space far e~ery umt, as required in the existing Zomng Ordmance, the TA would exempt 100 % afforaable pro~ects from th2s requirement. Required pursuant to TA (if approved}for church parking and storage uses APPROVING BODY Cit}~ Council if recamrnended by Planning Commissian, decision by Plamm~g Commission nat to recommend appro~al may be appealed to Crty Council Plamm~g Commission, appealable to City Council and contu~gent on Crty Council approval of TA Pro~ect Desi~n The semor group housing component would cons~st of 77 deed-restrFCted low-income, 1-bedroorn uruts and one 2-bedroorn manager's unit over a subterranean garage The units would be accessed ~ia exterior corridors lmked 1~}~ two elevators to the first level af the subterranean parking garage and to the main Iobby facmg 11th Street A secondary pedestrian entrance wauld be located on the Washington Avenue frantage, which, based an the Zomng Ordmance defmitlon, is technlcally the front yard and has a rninunum setback of 20' The sXdeyard along 11th Street and the al~ey cantams the code minimum 14' sideyard setback, the alIey s~de is measured fram the aliey centerime pursuant to an Ordu~ance 1635 (CCS} allawance for 100~ affordable housxng pro~ects Each of the senior umts ~~oulc~ be approximately 510 square feet in size with a small kitchen ti~~tlun a living room area. a bathroom, and an appraximately 100 square foot bedroom Most S ~ ~0~4~ of the ground floar umts would contain access to a small private patio and many of the second floor umts contaFn small planter boxes outside the bedroom windows The mterior units contain wandows facmg a common court}~ard The seruor housing comgonent contams a large amount of common area, includmg a 1,3fH) square foot community room and 200 square foot comm~n kitchen facllity, an outdoor launge and a landscaped courtyard on the ground floor, a Iarge roof terrace on the third Ievei surrounding the entire bui~d~ng, and laundry raoms on each floor. County Assessor's data mdicates that the 150' x 250' area at 1011 llth Street currently contau~s more than one parcel Because the pro~ect wonld cross over the existmg property lines, staff recommends Condition no 43 to requ~re that these parcels be combined mtfl one lot prior to issuance of a buiIdzng permit The transitional housing component at 1020 12th Street would conta~n 21 deed-restricted low- mcome umts and one 1-bedroom manager's unrt The umts would be accessed via mteriar corr~dors connected to the subterranean garage by an exter~or stairway and an elevator an an outside deck/paho Pedestrian street access would be off af 12th Street The transitional housing unrts would be approxunately 510 square feet m area and wouId cons~st of a common lcitchenlliving/dimng roam and an approximately 100 square foat bedroom The ground floor units would each contain access to a private patio and one of the second floor umts wouId contain a balcony o~erlookmg a children's play area Comrnon areas within the transitional housmg facilrty would consist of an approxunately 2,OD0 square faot cluldren's play area, a 1,Ob8 square foot multipurpose roarn, and a laundry raom on the ground floor The facility would also contain a manager's office. a Duector's office, and a counseling roam The transitional hous~ng facility would be for the use of families cansistuig of at least one parent and one minar child who are temporarily without shelter in the San#a Momca area According to the applicant's "Guide to Operatians" (A~tachment I), elig~ble families must have been hameless fewer than 1Z months, no member of the fam~ly can have an acnve substance abuse problem, the family must have a stable source of income flr the potential for a stable incame source, and the adult member(s} of the family znust be wzlling to be employed or to be involved in vocational trair~ng Residents would be given a six-manth lease, renewable far up to a total of 24 months, and ~lauld be assisted by Upward Bound House staff and volunteers in makzng a successful transition to permanent housing Park~ng The entire pro~ect ~vould be iocated o~er a subterranean garage contaimng a total of 531 parking spaces At the llth Street site, the garage would contam a total of four levels (one semi- subterranean level and three totall~~ subterranean levels} At the 12th Street s1te, the garage b ' Q~Q~~ would contain three toEally subterranean Ievels The ~wo structures would be lutked at the first and second to#ally subterranean levels (there will be no cor~nection at the semi-subterranean le~el of the l lth Street szte nor at the lowest level of e~ther szte) Velucular access to the garage would be from the llth Court alle}T, the 11th Street sideyard of the seruor housing facility, and the front yard of the 1Zth Street transitional facility As amended ~ursuant to Ordmance 1705 (CCS), Secnon 9 04 10 DS 0$0(a)4 allows street access to parking in multifamily districts if "the Zonmg Admuustrator and the City Parking and Traffic Engmeer determ~ne that a curb cut ~s appropnate due to traffic. circulanan or safery concerns " In this case, both the Zomn~ Administrator and the Parking and Traffic Engineer believe that the street access is warranted given the large r~umber of off-site church parking spaces which would be pro~ided within the structure and the fact that the twa structures wauld be ~omed beneath the ailey For deed-restricted low and moderate mcome senior housing pro~ects. Ordinance 1635 (CCS) requ~res a mimm~m of 25 spaces per umt plus one guest parking space per 5 units When the non-deed-restricted, 2-bedroorn manager's urut (which requires two spaces) is taken inta account, a total of 37 parking spaces are required for the sen~or housmg component of the pro~ect These spaces would be located on the semi-subterranean, uppermost level of the garage on the 11th Street site and would ha~e pedestrian access via an elevator vestibule containmg two lifts, and ~ia a stairwell an the western ed~e of the structure leading to the main entrance of the facility The three levels of housing would be accessible from ~he ele~ators The lightwell araund the sta~rs would extend down to the lawest Ie~el of parkuig For transitional housing. Ordinance 1635 (CCS) requires 0 5 parking space plus one guest space per 5 units, creatmg a tatal prv~ect requirement of 17 spaces when includmg the 1-bedroom manager's unit The 17 required parking spaces for the transitianal housing facility would be located on the uppermost le~lel of the garage at the 12th Street site and would be access~ble ~ia an elevator and stairway leading to both residential levels Tn that a total of 124 surface-levet, off-srte church parking spaces will be removed as a result of this proposal, a munmum of 124 spaces are provided for thts purpose m the new pro~ect The applicant proposes to exceed th~s number by 353 spaces, far a totai of 477 church parlcing spaces With the exceptian of 28 spaces at the 11th Street site and 19 spaces at the 12th Street site, all of the church parking would be ~ocated below the upperrnost subterranean levels and accessible only through security gates located on each site One of the canditians of appro~al requires that a muumum of 54 parking spaces be provxded for the residential uiuts and a muvn~um of 224 spaces (wIuch includes 124 replacerrient spaces to alle~iate existing parking deficiencies} be pro~ided for church use It shouid be noted that the propased 477 church parking spaces are not associated wlth any increase in the size of the church at 1(}OS llth Street, and therefore wrll not generate any new trips Rather, the parking will serve to alleviate the demand for street parking in the area generated by church events These parlcing spaces would be accessed at all le~els by two 7 ~~ ooo~s elevatars and four stairwelis at the llth Street site and one elevator and two sta~rwells at the 12th Street s~te En~ ironmental Impact Report The pro~ect ETR was irutiated ~n 1992 and a Draft EIR was noticed and circulated for a thirty- day public comment period ending April 19, I993 Seven public comments were recei~ed prior ta the deadline The cornments and responses are contamed on pages 4-61 of the Final EIR Construction dust and noise are the only unavaidable adverse impacts identifed ~n the EIR Howe~er. these irnpacts are temporary in nature and they will be substantially mrtigated by the construction mitigation measures contamed in Conditions no 20 through 24 Condition 24 contains a number af ineasures suggested by the applicant wh~ch are m addrtion to the standard measures required by the C~ry A shadow study conducted by the E~R consultant concludes that on the shortest day of the year, when the longest shadows are cast, the proposed structure wo~ld cast a shadow vn 12 exisung res~dential units at 10 00 a m and 16 uruts would be affected at 4 00 p zn These effects are not considered sigmficant and no miugation measure is proposed The EIR cantains a mitigauon measure requirmg that a Management Plan be submitted to the City for the transitional housing facility ~nor ta issuance of a Certif~cate of Occupancy (Condition no 42) The Management Plan will state the fac~Iity's method of operation, criteria for tenancy, and other matters pertaining ta the management of the facillty Condition 42 a~so requues the submission of a Security Plan far both the semor and transit~onal hous~ng fac~lity At the tune of subrnlssron, the Zoning Admmistrator wi11 review these pians to ensure that the}~ are compatihle with the discretlonary appro~al obtained by the applicant The EIR also contams a number of mitigation measures for the regulation of aesthetics These are the standard Arclutectural Re~iew Board, landscap~ng and General Sereices requ;rements for ail discretionary resident~al pro~ects Traffic imgacts of the proposai were evaluated in the Final En~,rironmental Impact Repart (pp 4 4-1-4 4-17) The follow~ng intersections were studied 1 Fonrteenth Street and Mantana Avenue (signalized) 2 Fo~rteenth Street and Wilshire Boulevard (signalized) 3 Twelfth Street and Washmgton Avenue (stop-controlled} 4 Ele~enth Street and Montana A~~enue (signalized) 5 Eleventh Street and Washington Avenue (stop-controlled) 6 Ele~~enth Street and Wilshire Boulevard {signalized) 7 Lmcoln BouIe~ ard and Montana A~enue {signalized) S Lincoln Boulevard and Wilshire Boulevard (signalized) 8 • 0~04'7 Utilizing data contained withu~ the City's Master Environmental Assessment {MEA), the traf~c consultant evaluated existmg conditions and cumulau~e year 2(}02 conditions, including the traffic generated by the proposed development and other approved proJects in the vicimty All eight intersections were found to be operatmg at an acceptable le~+el of service {ie , Le~el of Service A, B, C, or D) durmg the marnmg and eveiung peak hours (Page 4 4-8 of the EIR contains a defirution of the ~+anous Level of Service categories ) In evaluatmg the unpacts of the proposed pro~ect, the cansultant cornpared the existing 11 resrdential units on the l lth Street site with the parking that woulc~ be generated by the proposed development of both the llth Street and 12th Street sites Trip generation fig~ures frorn the Institute of Transportatian Engmeer's Trrp Generarion, Sth Edition (1991) were utilXZed to calculate parkin~ demand for both the semor and t~ansitional housing facilities As shawn in Table 8, page 4 4-10 of the EIR, the pro~ect was found to generate a total of 1 additionai p m peak-hour trip This one addrtional trip was based on the applicant's origmal proposal to construct 80 senior unlts and 24 transitianal umts, which has since been reduced to 7$ and 2Z umts respecdvely, so the traffic irnpacts may actually be less than that calcuiated m the EIR The one p m tnp generated b~T the pro~ect was not deemed by the cansultant to cause a sigmficant irripact on the MEA year 2002 cumulatave Level of Service conditions The chart on page 4 4-14 of the EIR shows that the y ear 2002 Level of Service conditions at the eight intersecttons studred wili be the same with or wrthout the pro~ect As no pro~ect impacts are identified, no traffic mitigatian measures required In that the only una~o~dable adverse unpact identified m the EIR is temporary in nature, and in that the proposed mrtigation measures contamed within it are appropr~ate for the pra~ect, staff recommends that the Planntng Cornmission certify the Ftnal EIR pursuant to the resolution contamed in Attachment E Proposed Variances Staff beiieves that the proposed Variances for lpt coverage are warranted given the large amounts of common area mcluded at both the llth Street and 12th Street sites, and, in keepmg with the recommendations of the Santa Monica Task Force on Homelessness, given the fact that the pro~ect will be lOQ% deed restricted for occupancy by low mcome residents As prapased, the Variances result m a total Iot co~erage of 60 ~ at the semor housing fac~lrty and SS l at the transitional housmg facility From the extenor, both pro~ects will appear to conform wrth a~l code requirements because aIl code setback and height requirements will be met. Proposed Text Amendments Section 9 04 08 06 Q40{i) of ihe Zomng Ordinance currendy l~sts "places of worship" as a condrtionally p~rmitted use withm the R2 District The applicant proposes to add a subsection (n} to allow "subterranean parking, starage rooms, or both. prov~ded they service a use which ~tself is permrtted 6y a Conditional Use Permlt ~n the R2 District " Staff believes this request 9 + ~Q0~8 is a clarifyin~ change which is consistent wrth the uitent of the existmg Zonulg ~rdinance and General Plan, ui tliat pariang and storage uses would still requ~re a Condrtionai Use Permit, and these uses are generally compatible with the neighborhoad in the same manner that the primary use is compatrble Staff beiieves that the Zon~ng Qrdmance permits these uses wrth or without this Text Amendment Section 9(}4 08 56 060(e) requires 5~ square feet of grivate outdvor open space per un~t for pro~ects of 6 or more unrts The applicant proposes to amend this Sectinn with the followmg addiuon. Affordable hausing pro~ects in which One Hundred Percent (1(?~%) af the umts are deed restrietec~ for very ~ow, low,mic~d~e, an~/vr moderate mcome housuig are exempt from the requirements far private open space Th~s proposal is in conformance with General Plan obaect~~~es to pro~ic~e additianal opporiumties for low and moderate xncome housing wrthm the City, and it ~s in keeping wzth the recommendations of the Santa Monica Task Force on Homelessness to provide more lenzent standards for affordable housmg pro~ects Proposed Condi~ional Use Permit The proposed Conditional Use Permit for the 477 church parking spaces and 9QQ square feet of church storage area is contingent on the Council's granting of Text Amendment 92-001 _ If the Planning Comm~ssion recommends approval of the Text Amendment to the C~ty Council, as recommended by staff, then staff also recommends that the Plamm~g Commission approve the Conditional Use Permrt to atlow parkmg and storage uses proposed as a part of this pro~ect The storage space would be tocate~ on the ground floor of the semor housmg facility and would be a minor amaunt of space ut relation to the total pro1ect The 477 subterranean parlung sgaces (mcluding 1.24 spaces which must be provided in order to replace the existing surface parkuig on th~ site) would alleviate an existmg deficiency af an-street parking spaces in the neighborhood and would not result m an intensification of the existxng church use Security Plan With the cooperatian of the Santa Momca Police Department, the applicant has deveIoped a proposed Securrty Plan which includes both operational and permanent security measures Although the submrtted plans do nat show all the gates called out in the Security Plan, the parking garage will be secured wath card-accessed gates at all entrances and at the subterranean en~rance to the lo~ver Ievels of parkmg {le , the entrance to the portion of the Iot utaiized far church purposes} Conditian 45 requires tliat all gates mentioned in the security plan be shawn on the plans and approved by the Parkmg and Traffic Engineer The 1011 11th Street garage would contam a lightweli extend~ng to the lowest le<<el of parlang, and four cameras would be mounted at each level ~f the subterranean parking structure 10 ~ ~Q~~~ Secur~ty cameras would also be maunted inside the eIevatar for the transitional housing faciiity and the prunary elevator utilued for church parking At the park~g garage level, access into the transitianal and senior housing elevators would requ~re the use of a magnet~c card During peak securiry hours, an on-site security person will be pro~rded tfl morutor the video cameras and otherwise manrtor the property At other hours, a securrty firm will be employed to provide patrols and respond ta calls The tentatively proposed Security Plan is conta~ned in Attachment F Nei~hborhood Campatiblhty The prapased pro~ect would be loca~ed m an area af twa to three-story residential buildings and a church u~ith public assembly and meeting roam fac212ties Mast of the existing stn2ctures in the neighbarhoad were constructed under R3 standards, whereas the proposed pro~ect conforms wrth the height standards (m feet} contained within the R2- North of WXlshire Overlay Distnct standards However, the llth Street «~ould be three, rather than two stories ui height, in conformance with Ordinance 1~35 {CCS) standards Both facilities meet ali setback requirements required in the RZ-NW District, which are sigmficantly more restrictive than the standards cantamed under the previous R3 zonmg The lot coverage variance is largely miti~ated by the grovisivn of adequa~e autdoor open space on both sites, mcluding extensive roof deck and courtyard space on the semor hausing facility and an outdoor play area at the transitional housmg fac~lity The proposed residential uses are compatibie with the surraundmg res~dential and church uses Senior group hausing was origmally a Performance Standard Perm~t use within the R2 District Ordmance 1635 (CCS}, which was adopted rn 1992 in respanse to the recommendations of the Santa Monica Task Force on Homelessness, specifically allows semor group housuig and transitional housing "by right" withm the R2 District because, as multi-fanvly uses, these uses were deemed appropr~ate by the City Council for the Lovv Denszty Mult~~le Family Residential {R2) Distr~ct The pra~ect EIR e~aluates neighborhood effects on pages 4 7-1 to 4 7-5 The EIR's conclusion is that the pro~ect's cumulatrve unpact on shadows, net populat~on growth, land use, traffic generat~on, construction effects, and aesthetics ~n the immediate neighborhaod is less than signrficant The EIR also notes that the pra~ect has several pos~tive unpacts, includu~g the provision of needed housing opporturuties, the replacement of 5urface parkuig with aesthetically- pleasmg structures and landscapmg to the satisfaction of the Archrtectural Re~iew Board, and the provasion of additional off-street parking for an existing church use wluch generates sigmficant demand for parking m the neighborhood Conclusion In 1991, the City Council appolnted the Santa MonFCa Task Force on Hamelessness to prapose solutions to the difficult homeless problems faced b}= the City At the recoznmendanon of the Task Force, the Cauncil adopted Orduiance 1635 (CCS} m 1992, signalling the community's I1 ~ aoo5o commitment to pro~idmg new affordable hausmg opportunities wrthm Santa Monica's borders. Many of the provisions of thXS ordinance have smce been incorporated into the Zomng Ordmance, further ~ndicating long-term support for affordable housuig The proposed pro~ect incorgorates many of the standards contamed within Ordinance 1635 {CCS) and represents a sigru~cant step m addressmg the needs identified with~n the Task Force on Homelessness's fulal report, A Call to Action Moreover, the pro~ect ~s compatzble with the surraunding neighborhood in terms of scale and use. and the only unavoidable adverse impacts identified m the EIR are the temporary ~npacts associated ~~ith construction For each of these reasons, the proposed pro~ect merlts appraval REC~MMENDATI~N It is recommended that the Planrung Commisston approve Deve~apment Review Permrt 92-001, Canditional Use Permit 92-0Q1, Variance 92-Oal and 92-002 pursuant to the findings and canditions contained below, that the P~annin~ Commissian certify the final Environmental Impact Report pursuant to the resolutlon contained in Attachment E, and that the P1anYUng Commission recammend that the Crty Council approve Text Arnendment 92-fl01 pursuant to the findings contamed below VARIANCE FINDINGS (VAR 92-001 and VAR 9Z-002~ T4 ALLOW 60% LOT COVERAGE AT 1Q11 i 1TH STREET AND 55 ~ LOT COVERAGE AT 1020 12TH STREET 1 There are specaal cucumstances or except~onal characteristics applicable to the property in~ol~~ed, includmg size, shape, topograghy, location, or surroundings, or to the intended use ar develapment of the property that do not apply to other properties m the vicinity under a~ idenucal zorung classi~cation, m that the sub~ect praperties will be developed with deed-restricted ~aw mcome housuig 2 The granting of such variances w~ll not be detrimentai or in~ur~ous to the praperty or unpt'vvements in the general ~icuuty and district m which the property rs located, m tY~at the pro~ect conforms to all setback and height requirements within the R2- NW District and pursuant to Ordmance 1635 (CCS), thereby creatu~g no more shadaws than a pro~ect deveioped ta code The increased parcel coverage will affect the mtenor af both properties, but 1s mit~gated by the provlston of extensive comrnon areas 3 The granting of these variances will not be contrary to or m canflict with the ~eneral purposes and mtent of this Chapter, or to the goa~s, ob~ectives and policies vf the General P1an. 1n that they provide an oppartunrry for the constructron of affordable hausing (in compl~ance with abaectives contained in the Housmg Element of the General Plan} which is also facilitated by other standards in the Zonmg Ordinance which apply only to 100~ affordable housing pro~ects 4 The vanances ~~~auld not impair the integrity and character of the district in which 12 ~Q~~ ~ they are to be lacated, ~n that the exterior buzlding envelope is not increased by the granting of the vanances becanse all requ~red side, front and rearyard setbacks will be observed. 5 The sub~ect srte is physically su~table-for the proposed variance, m that the sub~ect parcels are suztably graded for develQpment 6 There are adequate provisions far water, sanitation, and public utilities and services to ensure that the proposed variance would not be detrimental to public health and safety, m that the svb~~ct properties are located in a developed urban area aclec~~ately served by existing infrastructure. 7 There wi11 be adequate provisians for public access to serve the sub~ect variance proposaIs, in that the sub~ect parcels are each have street and alley access 8 The variances are essent~al or desirable to the pubiic contiTenience ar welfare, are not m conflict with the General Plan, and the grantmg of the variances wzll nat be rnatenally detrirnental ar mJurious to property or improvements in the general vicimty and distrxct in wYuch the property is located, in that the scale of the proposed de~elopment rs hat~o~uous with the surroundmg neighborhood and ihe vanances allow the construction of law-~ncame housing DEVELQPMENT REVIEW FWDINGS 1 The physical location, sxze, massing, and placement of proposed structures on the srte and the locahon of proposed uses withm the pro~ect are comgat~ble ~vrth and relate harmoniously to surround~ng sites and neighborhoods, in that the setbacks and heights comply with R3-NW and Ordmance 1635 (CCS) standards 2 The rights-of-way can accommodate autos and pedestrians, includuig parking and access, in that the two sub~ect parcels each have alley and street access 3 The heaith and safety services {police, fire, etc ) and gublic infrastruct~re {e g utiiities) are sufficient to accommodate the new develogment, in that ~he proposed de~elopment is ~ an urbamzed area with adequate exisung mfrastructure 4 Any an-site provisian of hous~ng or parks and public ogen space, which are part of the requ~red pro~ect m~trgation measures required in Subchapter SG of the City of Santa Momca Comprehensrve Land Use and Zoning ardinance, sausfactariIy meet the goals of the mitigation grogram, in that the product ~s residential in nature and not go~erned by the provistons of Subchapter SG 5 The pro~ect is generally consistent with the Mumcipal Code and General Plan, in that ~t conforms ~~ith the Municipal Code {except as granted through VAR 92-OQ1 13 ~ oae5z and 92-002), Ordmance 1635 (CCS}, and is consistent with abjectives contained within the General Plan b Reasonable rnit~gation meas~res have been mcluded for all adverse unpacts identafied in the En~~ronme~tal Impact Report, m that only one unavoidable ad~erse impact was identified (construction impacts} and that unpact is ~mt~gated by the construction mitigation plan contained herein and is ternporary m nature Section 9 04 OS 06 040(r) of the Zaning 4rdinance currently lists "places of worsh~p" as a canditionally permitted use within the R2 District The applicant proposes to add a subsecnan (n) to allow "subterranean parking, storage rooms, or bath, pro~ided they service a use which itself is permitted by a Conditional Use Permit m the R2 District " Staff believes this request is a clarifying change whFCh is consistent with the mtent of the existmg Zorvng Ordinance and General Plan, uY that parking and storage uses woutd sull require a Canditional Use Pernnt, and these uses are generaliy compatible with the neighborhood in the same manner that the prunary use is campatible Staff believes that the Zomng Ordinance permits these uses with ar without this Text Arnendment Section 9 04 08 56 Qb0(e) requires 50 square feet af pri~+ate outdaor open space per untt for pro~ects of 6 or more unzts The applicant proposes to amend this Secnon with the followmg addi~ion Affordable housmg pro~ects m which One Hundred Percent (ZOQ~) of the umts are deed restricted for very low, low,middle, and/ar moderate income housuig are exempt from the requ~rernents for private apen space This proposal is in conformance wrth General Plan ob~ecti~cs to pro~ide additional opportunities for low and moderate ~ncorne housmg withrn the C~ty. and ~t ~s in keepmg uTith the recommendations of the Santa Momca Task Force on Homelessness to provide more lement standards for affordable housing prajects TEXT AMENDMENT FINDINGS 1 The proposed Text Amendments are cansistent ul principle with the goals, obJectives, policies, land uses and pragrams specified in the adopted General Plan, in that the change to Sect~on 9 04 08 (?6 Q40 of the Zonu~g Ordinance {Conditionally Permitted Uses-R2 District) clarifies a exist~ng allowances and does not permlt any new types of uses in the R2 Drstrrct, and m that th~ change to 5ect~on 9 04 OS_S6 060{e) of the Zoning Qrdmance (Usabie Pnvate Open Space -- North of Wilshire Overlay Drstnct} is consistent wrth ob~ectives contained w~tlun the Hausing Element of the General Plan concermng the prov~sion af affardable housmg In addition, the amend~ment to Sectian 9 04 08 56 060{e} is cansistent with the recommendations of the Santa Momca Task Force an Homelessness to provide more leruent standards for affardable housing pro~ects 14 ~ 00053 2 The public health, safety, and general welfare require the adoption of the proposed Text Ainendment, in that the proposed Text Amendments ser~e to clarify the existing Zonmg Ordmance and provide mcreased oppoituiuties for the construction of affordable hous~ng_ CONDITIONAL USE PERMIT FINDINGS 1 Sub~ect to the City Council approval of Text Amendmeni 92-~01, the proposed use is one conditionally permitted v~=ithin the sub~ect district and complies with aIl of the applicable pro~isions of the "City of Santa Momca Camprehensive Land Use and Zamng 4rdinance", in that Section 9 Q4 08 d6 040{n} of the Zomng Ordmance conditionally pertnits subterranean parking and storage ll5~5 m the R2 Disttxct which service a cond~tianally permitted use, and the pro~ect contains starage and subterranean parkmg uses which will service a ch~rch use, and places of ~larship are condrtionally permrtted withzn the R2 D~s~nct 2 The proposed use wouid not imparr the mtegnt;,- and character of the district in which it is to be established or located. in that it will provide more opportunit~es for off-street park~ng related to an existyng church use whrch generates a sigmficant demand for parkzng 3 The sub~ect parcels are physically surtable for the type of land use being propased, in that they are of basically level grade 4 The proposed use is compatible with any of the land uses presently an the sub~ect parcel if the present land uses are to rema~n, m that the present land uses will not remain 5 The proposed use would be compat~ble with existing anc~ permissible land uses wrthin the dxstrict and the general area in which the proposed use is to be located, in that the propvsed storage use is extreme~y manar relat~ve ta the proposed res~dent~al uses to be constructed on-site, and the subterranean parkmg use is appropriate given that rt will serve an existing place af worship with a high parking demand 6 There are adequate provisions for water, samtation, and public uullties and services to ensure that the proposed use would nat be detrunentaI to public health and safety, in that the sub~ect parcels are lacated in an urban area wh~ch is adequately served Uy exist~ng ~nfrastructure 7 Public access to the proposed use will be adequate, m that the two sub~ect parcels contain adequate alley and street access 8 The physical lacation or placement of the use on the site is compatible with and relates harmomously to the surrounding neighborhood, in that the storage use wauld be located an the ground floor of the sen~ar housing and the parking use would be subterranean 9 The proposed use is consistent with the goals, ob3ectives, and policies of the General Plan, 1S Q~~~~Z u~ that it would provide off-street parking opporturuties. in compliance with Policy 4 7 1, by brmgin~ claser co code the number of aff-street parkmg spaces serving an existing church 10 The proposed use would not be detrimental to the public mterest, health, safety, convenuence. or general welfare, in that it would result ~n addit~onal aff-street parkuig opportunrties for users af the Methodist Church at 1008 Ilth Street, thereby creatmg increased street parkmg oppartumties for the residents of the neighborhood. 11 The proposed use conforms precisely to the applicable performance standards contamed in Subchapter 9 04 12 and special conditions outlmed m Subchapter 9 04. i4 af the Ciry of Santa Moruca Comprehensi~e Land Use and Zonmg Ordmance, m that no Performance Standards Permit is required and no special canditions are calied out in the Zonmg ardmance 12 The proposed use will not result in an a~erconcentration of such uses in the immediate ~iciniry, in that no other off-site parking facilities for places af worship are located in the irnmediate ~tcmity DEVELOPMENT REVIEW AND C~NDITIONAL USE PERMIT CONDITIONS Plans 1 Thts approval is for those plans dated 10-14-93. a copy of which shall be ma~ntained in the files of ~he City Plamm~g Division Prn~ect development shall be consistent with such plans, except as otherwise specified m these conditions of approval 2 The Plans shall comply with all other pro~isions of Chapter 1, Article IX of the Municipal Code_ (Zomng Ordinance} and all other pertinent ordinances and General Plan palicies of the City of Santa Momca 3 F~nal parking Iot Iayout and specifica[ions shalI be subject to the review and approval of the Parking and Traffic Engineer 4 Minor amendments to the plans shall be sub~ec~ to approval by the Director of Planrung A sigmficant change in the approved concept sha11 be sub~ect to Planaung Commission Review Construcuon shall be m conformance wlth the pians submitted ar as modified by the Planning Commission, Architectural Review Board or Director of Planiung Architectural Review Board 5 Prior to consideration of the pro~ect by the Architectural Re~iew Board, the applicant shall review disab~ed access requirements with the Bu~ld~ng and Safety Division and make any necessary changes in the pro~ect deslgn to achieve compliance w~~h such requ~rements The 16 OOQ55 Architectural Review Board, in rts review, shall gay particular attennon to the aesthetic, landscaping, and setback unpacts of any ramps or ather features necessitated by accessibilrry requirements 6 Prior to submittaI of landscape plans for Archrtectural Review Board approval, the applicant shall cantact the Depamnent of General Services regarding urban runoff plans and calculations 7 The existmg mature trees an the s~te shail be presen+ed in the~r present location on site, relocated to a specific locatian on srte or replaced with specunen trees to the satisfaction af the Architect~ral Review Board $ In addition to other landscaping requuements, the Architectural Review Board, in its re- view, shall ensure tt~at at least 50 ~ of the required front yard setback and 50 ~ af the unexca~ated side yard setbacks shal~ be adequately landscaged 9 Plans for fuial design, landscaping, screening, trash ~nclosures, and signage shall be sub~ect ta review and approval by the Architectural Review Baard 10 The Architectural Review Board, m its review, shall pay particular attention to the pro~ect's pedestrian arientatian and amemt~es, scale and articulation of design elements, exterior colors, textures and materials; wmdow treatment, glazing, and landscapmg. I1 Construction penod szgnage shall be subJect to the appro~al of the Archrtectural Review Board 12 Landscaping plans shall comply with Subchapter 5B {Landscapm~ Standards) of the zoning orduiance mclud~ng use of water-conserving landscapmg materials, landscape maintenance and other standards contamed m the Subchapter 13 R~fuse areas, storage areas and mechartical equipment sha11 screened m accordance with SMMC Section 9 04 10 02 130-9~ 04 IO 02 150 Refuse areas shall be of a size adequate to meet on-site need, includu~g recycling. The Architectural Review Board m its review shall pay particular attention to the screening of such areas and equipment Any rooftop mechaiucal equipment shall be mulumzed m height and area, and shall be located m such a way as to muumize noise and visual impacts to surroundrng properties Uniess atherwlse appro~~ed by the Arclutect~ral Review Baard, rooftop mechanical equipment shall be located at least five feet from the edge of the roof Except for solar hot water heaters, no residenrial water heaters shalt be located on the roof_ 14 No gas or electric meters shall be located wrthin the required front or street side yard setback areas The Architectural Review Board in its review shall pay particular attention to the location and screenmg of such meters 17 ~~~~~ Demolition ~S Until such tune as the demolition is undertaken. ana uniess ttie str~cture is current~y in use, the existing structure(s) shall be maintained and secured by boarding up all apenings, erectuig a securrty fence, and remov~ng ail debris, bushes and plantmg that inhibit the easy surveillance of the property to the satisfaction af the Buildmg and Safety Officer and the Fire Depart~ment Any landscap~ng mat~rial remain~ng shall be watered and maintained until demolrtion occurs 16 Unless otherwise appro~ed by the Recreation and Parks Department and the Plannmg Di~isfon, at the tune of demolrtion, any s~reet trees shall be protected from damage, death, or removal per the requirements of Qxdmance 1242 (CCS) 17. Immediately after demolrtian {and durmg construction), a secunty fence, the height of which shal~ be the maximur~ri peranitted by the Zomng Ordinance, shall be maintained around the perimeter of the lot. The lot shall be kept clear of all trash, weeds, etc 1$ Priar to issuance of a demolition permrt. applicant shall prepare far Building D~vision approval a rodent and pest control plan to ensure that demolition and construction activities at the site do not create pest control ~mpacts on the pro~ect neighborhood 19 No demohtion of bwldings ar structures built SO years of age ar oider shall be permFtted until the end af a 6Q-day re~iew period by the Landmarks Commission to determine whether an applicauon for landmark designation shall be f~led if an applicat~on for Iandmark designation is filed, no demolition shall be appro~ed unt~ a final determination as made b}~ the Landmarks Commissian on the appiication Construction 20 Unless otherwise approved by the Department of General Services, all sidewalks shall be kept clear and passable during the gradmg and construction phase of the pra~ect 21 Sldewalks, curbs, gutters, pa~ing and driveways whtch need replacing ar rerno~+al as a result of the pro~ect as determined by the Departznent of General Services shall be reconstnicted to ihe satisfacuon of the Departrnent of General Services Approval for this work shall be obtamed from the Department of General 5ervzces prior ta issuance of the building permits 22 Vehicles hauIing dirt or other construction de6ris from the site sha11 cover any open load with a tarpaulXn or other secure co~enng to mimmue dust emissions T'his will be revi~wed prior to pro~ect canstruction by the Parking and Tra€€ic Dlvision of the Ciry of Santa Momca through the submittal of a traffic gian by the project proponent 23 Street trees shall be mamtamed, relocated or provided as requ~red in a manner consistent 18 ~ aoa5~ wlth the Ciry's Tree Code (Ord 1242 CCS), per the spec~fications af th~e C~ltural and Recreation Servfces Division and the Depa~ t~~~ent of General Services No street tree shall be removed without the approval of the Cult~ral and Recreation Services Div~s~on 24 A construction penod mit~gauon glan shall be grepared by the applicant for appraval by the Departrnent of General Ser~ices prior to issuance of a bu~ldmg permu The approved mrt~gation plan shall be posted on the site for the duration of the project construction and shall be produced ~pon request As apphcable, this plan shall 1) Specif}~ the names, addresses, teleghone numbers and business license numbers of alI contractors and subcontractors as well as the developer and arclutect, 2} Descnbe how demolition af any existmg structures is to be accomplished, 3) ~ndicate where any cranes are to be located fflr erection/construction, 4) Descnbe haw much af the public street, alleyway, or sidewalk is praposed ta be used m con~unction with constructian, 5) Set forth the extent and nature of any gile-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 dewatermg and its effect on any ad~acent buildings, $) Describe anucipated construction- related truck routes, number of truck trzps, hours of hauling and parking location, 9} Specify the nature and extent of any helicopter hauling. 10) State whether any construct~an acttvity beyand normally permrtted hours is proposed, 11) Describe any proposed construction noise mingation measures, 12) Descnbe construction-penod secunry measures including any fencmg, lighting, and security personnel, 13} Pro~ide a dramage plan, 14) Provide a construction-period parkmg plan which shal~ mimmize use of public streets f~r parlcing, 15) List a designated on-site construction manager. The following construcrion zn~tigation measures shall also be undertaken by the applicant sub~ect ta the approaal of the Director af General Services 16) Prior to the commencement of constiuct~on, Upward Bound House shall provide restdents with a schedule of anticipated construction activities far the duration of the pro~ect 17) During the course af construction, neighboring residents shall be provided with construction updates once per manth These schedules s1ia11 pro~ide anticipated construcrion activrties for the upcorning month This will enable neighbors to prepare for specific construct~an acti~ltles m order to mimmrze potentaal inconven~ences 18} Construct~on hours shall occur as follows Monday thru Friday S 00 a m to fi 00 p m Saturday 9 00 a m to 5 00 p m Sunday and Ma~or Holidays - No Construction Acu~ity 19) All deli~enes shall occur durmg the norrnally scheduled hours of construction There will be no night or early rriorning delivery of equipment or materials to the canstruction site unless otherwise dictated by the City of Santa Momca. 19 ~ 0005R 20) A supervisor shall be on the site on days af construction to uisure that hours of operatron are adhered to 21} All vehicular and construction reiated equipment access shali be accomplished erther on the Washington A~e, 11th or I2th Street 5ides of the properry unless absolutely necessary Specific laading zones sha1I be established to accomplish this purpose As specified earlier, delivery of mater~als and equipment shall accur exclusively during the normalty scheduled hours of construction. Operatars of laading vehicles shall not be permitted to keep their engines runnmg while wait~ng to unload rnaterials 22) Construction of the proposed praJect will be required to be in compliance with SCAQMD rule 403 which would reduce fugitive dust amounts by up to 50 percent Dust reducyng measures will ~nclude regular watermg of graded surfaces, restrict~on of all construcnon velucles to travel along established and regutarly watered raadways, and suspendirig operations that create dust durmg windy condit~ons The pro~ect will also cvmpl}~ with SCAQMD Ru~e 402. to reduce potenual nuisance innpacts due to odors from site cleanup and construction actrvrties 23) Construction workers shall be required to adhere to specific noise mitigatian requirements mcluding - No operation of heavy construction equipment or loud noise generating taals (such as ~ack hammers) shall be permitted on Saturdays - Construction vehicle engines shail he turned off when not in use - Delivery of materials and equipment shall be lunrted to norrnally scheduled hours of cons~ruction unless otherwise directed by the City af Santa Mon~ca - Alcahol shall not be permitted on the construction site - Loud radios will not be permrtted on the construction site - All trucks carrying excavated soiis shall be co~ered 2~) The ~ob site will be mauatained in the cleanest possible condition at all tunes A supervisor shall be employe~ to msure conformatton with the following requirements - Sidewalks are to be kept clean - Trash is to be removed regularly and no large amounts of trash will be allowed to accumulate 20 ~ OOQ59 - Site fencmg as to be kept free of graffiti - Surplus or leftover materials will not be allowed to accumulate or spread to adJaming properties and public right of ways - No signs, ather than requ~red by law and one identifym~ the pro~ect, will be permitted -All rnaterials and equipment will Ue placed as requ~red to maintain safety and allow safe access to all parts of the construction site 25} The pro~ee[ site shall be maintainec3 in a safe anc~ secure con~itton Securi~y fenemg shatl be placed around the peruneter if the property and either scheduled patrols and/or on- site securit~~ shall be provided durmg the construction period Adequate security lighting wi11 also be prov~ded and ~~vi11 be shielded as to not sp~Il over to adjacent propertres 26} A representative of the de~eloper sha11 be specifically des~gnated to mterface w~th the local commumty with respect to this prv~ect His or her function shall inelude - Worksng with the general cantractor to ulsure compliance with scheduled construct~on hours - Monitor conformance with the Construction Mit~gation Plan - Be available to answer quest~ons af local residents - Handle any clauns or dfsputes that rnight anse from the pro~ect related activities - Provide neighbors with a monthly construction update from mformation supplied by the general cantractor 25 A sign shall be posted on the properry in a manner consiszent with the public hearing sign requi~ements which sha11 identify the address and phone number of the owner and/or applicant for the purposes of responding ta questions and complamts during the construction period Said sign shall also mdicate the hours af permissible constructzon work 26 A copy of these conditions shal~ lae pasted in an easily visible and access~ble locatian at all tunes during construction at the pro~ect slte The pages shaii be lamulated ar otherwxse protected to ensure durab~ity of the copy Environmental Mitiga#ion 27 Ultra-low flow plumbing fixtures are required on all new develogment and remodelmg ulhere plumbmg is to be added (Max~mu~n 1 6 gallon to~lets and 1. fl ga~lan unr~als and 21 fl~~~ ~ low flow shower h~ad ) 28 Parking areas and structures and ather facilit~es generat~ng wastewater wrth sigmficant oil and grease content are required to pretreat these wastes before c~ischarging to the Ciry sewer or storm dram system Pretreatment will requ~re that a clarifier or oillwater separator be ulstalied and maintained on site In cases where settleable saiids are present {or expected) m greater amounts than flaatable oi1 and grease, a clar~fier umt wi11 be required In cases where the opposite waste character~stics are present, an oil/water separator with automanc oil draw-off will be required instead The General Serutces Department w~ll set specific requirements Bu~ldmg Permit plans sha11 show the required installation Miscellaneous Cond2t~ons 29 The building address shall be painted on the roof of the buildu~g and shall measure fvur feet by eight fe~t (32 square feet) 30 If any archaeological remams are unco~ered durrng excavation or construction, work in the affected area shall be suspended and a recogmzed specialist shall be contacted to canduct a survey of the affected area at proaect's owner's expense A determination shall then be made by the Dxrector of Planrung to determine the sigmficance of the survey findxngs and appropriate actions and requirements, if any, to address such findmgs. 31 Street and~or alley Iighting shall be pro~ided on pubhc rights of way ad~acent to the project if and as needed per the spec~fications and with the approval of the Department of General Services 32 No fence, gate, or wall within the required front yard setback, mcIusi~e of any subterranean garage s~ab and fencmg. gate, or ra~lmg on top thereof, shall exceeci a height af 42" above actual grade of the property 33 Mechamcal equipment shall not be located on the szde af any building wYuch is ad~acent to a residential buildmg on the ad~oirung lot Raaf iocations may be used when the mechamcal equiprnent is installed withm a sound rated parapet enclosure 34 Final approval of any exterior mechanical equipment installanon will require a noise test in compliance wrth SMMC Section 4 12 fl40 Equipment far the test shall be provided by the owner or contractor and the test shall be conducted by the owner or contractor A copy of the noise test results on mechamcal equipment shall be submitted to the Community Noise ~fficer for review to ensure that noise Ievels do not exceed maximum al~owable levels for the applicable naise zone 35 Final ~iu~lding plans submitted for appra~al af a buitding permit shall include on the plans a list of all permanent mechanical eguipment to be placed mdoors which may be heard outdoors 22 ooos~ '~'alidity vf Permits 36 In the event permittee vialates or fails to comply with any conditfons of approual of th2s permft, no further permits, l~censes, approvals or certificates of occupancy shall be issued until such violation has been fully remedied 37 Within ten days of Plann~ng and Zomng Division transmittal of the Statement of Official Action, pro~ect appl~cant shall sign and return a copy of the Statement of Official Action prepared by the Planrun~ Di~ision, agreeing to the Condrt~ons of approval and acknawledgmg that failure ta comply with such candit~ans shall constitute grounds for potential revocation of the permXt approval By sigrung same, appiicant shall nat thereby waive any Iegal rights applicant may possess regarding said conditions The signed Statement shall be returned to the Plamm~g D~vision Failure to comply with this conditron shall constitute grounds for potential permrt revocanan 38 This determination shall not become effective for a period of fourteen days from the date of determination, or. if appealed, until a final determination is made on ~he appeal Any appeal must be made ~n the form requ~red by the Zomng Adm~mstratar The term of approval of this permit shall expire two years from the permit's effectX<<e date, unless a buildmg perinit has been issued far the pro~ect przar ta the expiratian date One six-month extension of the two year period may be permitted if approved by the Director of Plaruung Applicant is on notice that extensions may not be granted if development standards relevant ta the pro~ect have changed since pro~ect appra~al 39 Within tYurty (30) days after fuial approval af the pro~ect, a sign shall be posted on site statfng the date and nature of the appra~al, The sign shall be posted in accordance with the Zamng Admmistrator guidelmes and shall remam in place untzl a building permrt is issued for ~he project The sign shall be removed pramptly when a buildmg permit is xssued for the proyect ar upon expiration af the Condit~onat Use Perrrnt Mamtar~ng of Conditions 44 Pursuant to the requzrements of Public Resources Code Section 21081 G, the City Plannin~ and Zoning Division wi11 cooxdinate a momtormg and reporting program regarduig any required changes to the pro3ect made in con~unction with pro~ect appro~ai and any cond~tions of appraval, including ~hose conditions intended to mXt~gat~ or avoid sigmficant effects on the enviranment The mitigation rnomtoring program cvntained within the Final EIR shall be utilized for this purpose Thzs pragram shall mclude, but is not limited to, ensurmg that the Plamung and Zomng Di~ision itself and other Crty di~isions and departments such as the Buildmg Division, the Generai Ser~ices Department, the Fire Departrnent, the Police Department, the Commumty and Economic Development Department and the Finance Department are aware of pro~ect requirements which must be sat~sfied prior to issuance of a Buildmg Permit, Certificate af Occupancy, ar other permit, and that other responstble agencies are alsa uiformed of conditions relatmg to their 23 (~C~~~~ respansibilities Praaect owner shall demonstrate compliance with canditions of approvai u~ a ~~rritten report submitted to the Plannmg Director and Bu~ldmg Officer prior to issuance af a Building Permit or Certificate of Oeenpancy, and, as applicable, prov2de per2od2c reports regardmg compliance with such conditions Spec~al Conditions 41 Pursuant to Ordinance 1584 (CCS), priar to recefpt of the final permrt necessary to demolish, convert, or otherwise remo~e a controlled rental umt{s} from the housmg market, the owner of the property shall first secure a removal permit under Sect~on 1803(t}. an exempuon determmation, an approval of a vested rights claim from the Rent Control Board. or have ~~ithdrawn the controlled rental unit(s} pursuant to the provisions of ~he E11is Act 42 Priar to issuance of a Certificate of Occupancy, the applicant shall provide a Transitional Housing Management Plan and a Transitional Housing and Senior Housing Security P1an for the review and approval of the Zomng Admimstrator. 43 Prfor to issuance of buildmg permrts, the applicant slxall provide a recorded lot tie agreement creating one separate, 150' x 250' parcel at the 1011 llth Street srte 44 Canditional Use Permit 92-001 for 477 off-site subterranean parking spaces and 900 square feet of church storage space shall be of na further effect if Text Amendment 92-041 rs not adapted by the City Council 45 Priar to issuance of a building permit, che parlcing plan shall be amended to show the location af all security gates identified m the secunty plan, subject to the appro~al of the Gity Parkmg and Traffic Engmeer 46 A rnmimum of 54 parkmg spaces shall be provided for the residential development A mimmum of 224 spaces shall be provided for church use 47 Pr~or to buildmg permit issuance, the applFCant shall demonstrate to the satisfaction of the Crty of Santa Monica Buildmg and 5afety Division, that the subterranean parkmg garage wlll pravide acceptable air quality condrtions within and adaacent to the ~tructure If determFned necessary by the City, additional design/cuculation features may be required to further ~mprave parkmg garage a~r qualrty, includmg restr~cted parlcing areas and/or a parkmg management ptan, and an unproved ventilation system 4$ Adequate external Iighting shall be pravided for security purposes The Iightang shall be stationary, directed away from ad~acent properties and public rlghts-of-way, and of an intensity compatible wrth the neighborhaod Inclusionary Umt Candition 24 ooos~ 49 The developer shall covenant and agree with the City of Santa Momca to the specific terms, conditians and restrictions upon the passession, use and en~oyment af the sub~ect property, wl~uch terms, condrt2ons and restrrctions sha~l be recorded wtth the Los Ange~es County Recorder's Office as a part af the deed of the property to ensure that 78 semor group hausing and 22 transitional housing affordable units are pro~~ided and maXntained over tune and through subsequent sales of the property An inclusionary requirement of one hundred percent (100 ~}, excluding the manager untts, shall apply to the pro~ect of which 78 senior graup housmg units and 22 transitional housing zuuts shall be affordable to households not exceeding sixty percent of the (HUD) Los Angeles County median income, expending not flver 30l of monthly income on hous~ng costs, as spec~fied by the ~Io~sin~ Drvision of the Department of Commun~ty Develapmen~ This agreement shall be executed and recorded pnor to issuance of building permit Such agreement shall specify 1} responsibilities of the developer for making the umt(s) available ~o eligible tenants and 2) responsibilities of the Ciry of Santa Momca to prepare application forms for potential ~enants, establish criterza for qualifications, and momtor compliance with the prov~sions of the agreement Owner shall pro~ide the City Plamm~g and Zonmg Division with a conformed copy of the recorded agreement prior to issuance of a buildu~g permlt Developer may satisfy the abligations created by this Agreement by demonstrating to the D~rector af Planrung compliance with 4rdinance 1615 (CCS), which provides implementat~on standards for this program. Section 9 28 O50 of 4rdinance 1615 (CCS) establishes crrteria which determines under which circumstances an in-lieu fee may be paid ta satisfy part or all of a pro~ect's inclus~onary hausing abli~at~on This pro~ect cannot satisfy the inclusionary hausing obligatian through payment of an in-iieu fee because (1) a Category C removal permrt was nerther appiied for nor issued prior to February 1$, 1992. (z) the developed use on the property as of February 18, 1992, or, if vacant, when last rented, was multifamily housing and at least one umt was rented at a level affardable to moderate income househalds, and (3} the new prfl~ect consists of more than 20 umts The inclusionary housmg requirement for this pra~ect may only be satisfied through the provision of on srte affordable units Prepared by Drummond Buckley, Associate Planner D Kenyon Webster, Plannmg Manager Attachments A Municipal Code and General Plan Confarmance B Nat~ce of Public Hearing C Radius and Location Map D Proposed Text Amendment E Resolution Cemfying Final EIR 25 ~D~~Q F Upward Bound Security Plan and Supportmg Memo from Santa Momca Police Departrnent G Selectec~ Excerpts from the Santa Mamca Task Force on Homelessness Final Report H Correspondence ~ "S~mor Villa" and "Family Place" Guide to Operatians J Plot Plan, Floor Plan, Elevahons K Envrronmental Impact Report DB f 1p1an1sharelpclst~pt1ta92001 October 20, 1993 26 nons5 ~ ~ P&Z DKW DB f 1planlsharelpclstrpt1ta001sup Sarua Mornca, Cahforma PIanning Commiss~on Mtg Octaber 27, 1993 TO T'he Honorable Plannmg Commission FROM Plannxng Staff SUB7ECT Supplernental Staff Report for Text Amendment 92-001, Conditional Use Permit 92-001, Development Review Permit 92-001, Variance 92-001, and Vanance 92- aoz Address IQl i 11th Street and 1020 12th Street Applicant Upward Bound House ANALYSIS Background This supplemental staff report is intended to add twa conditions which are contamed ~n the Final Env~ronmental Impact Report as mit~gation measures EIR Condit~ons In respon~e to Draft EIR comments, the fmal EIR contauis some mitigatian measures which relate to the use of the church parkmg structure and pedestrian circulanon between the church and the parkxng structure Staff recommends that these condluons be added as canditions 49 and SD of the Development Review/Canditional Use Permit condiuons contained wrthin the staff report. as follows• 49 Pr~or to occupancy permit issuance, the applicant shall provxde signage, ta the satisfaction of the Director of Planrung. in. the elevators and at pedestrian exits of the buildzng which shall encourage persons to use the crosswalks at the adjacent stog-sign zntersections SQ After pro~ect construction, the First United Methodist Church shall request that its members park in the subterranean parkmg garage provlded for their use and not an the street Wkien advertismg special events at the church. this request shall be included in the advertisement Prepared by Drummond Bnckley, Assocxate Planner D Kenyon Webster, Planning Manager 1 ~~~6~ t ~ ~- ~_~~i-aw A~'T'AC~TME~VT' ~F nans~