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 . E4TF
~ I _ . . I _ ~ ~ % ~ ; a5 ~V '- /~ - I _ C v- ~ 4
I~ ~ ~' ~' I ~ I I ' 9 4 ~ ~S ~ A RI . 'i r _s ~T ` - rY - . ~
`` ' ~" .c rII ~ ` ~ 3~ ; - - ~ ~ ;R 7 .. ~~s E x ~ _ . _
. _ ti ~II ~ tO~~l~ 9 ~ V fV~~EO ~ _= A~-~ ,~ s~ `~
I~ I~ I " I~ . ~ V: .iL. • b 5i 1' SC . K .~4 . I~ i ~0 - -_
_~ , a w . . ~
~L~VETM ~ • 5
! ~ : ~~~(((}}} ~ _ . • : • n' +u ~ ~ ^ ; ` . K _ + _
~ ~ I~ ~ I ~ G~ I, ~ I I I ~}~I4 ! I' ,~~~~ •
~..... .~j'~ ~ I ', m + ~`I ao_ ~_ ~ 3 ", ' ~~ ~ ~ °, ~'~`~ ,~ ~ . ~ ~
:~. ~;~_~ , i Y ~ - ~N1 ~ ~~Y,
- ~ ~ w~„,x I»=~ ~ ~~. _
~:7 c 'E~+-a
~ 1 ~ ' n .~ ~•~ TSI ~~ ~4 +
~ c E ~ ti a
. ~ - ; V~ 'I
~ I ~ w o1
~
~ ~ ~
~ A
'~~
~ a!
y x ; s~
°-°
~ ~ ~
~
N
T ~ 3
I~~ ~
~'Y
a
~
r
~
-
~t7` ( ~: ~N N l .
v
S ' 6 x
,oQ, I r. ,~ p ~
J T ~ y ~~ ~
;: , _
7ENTH ~ t s 5
~ ~
- _, ~
° ~~ ^ '
J ]
`3~ s~ 7~ •
~y
t•y
~5 Y ~c
1 e
r-~
' i~ x
R ~
' ~
~ ~ w
C
~
~ r~ w
;~p
E:~fi
V ~
9
~
r
~
~° ~
`~ u
~
9 oe
x
'
'
°~
~
;
f
Z N ~
~ 6
~
~
~ Y
s
rs ._ B_I_ ~ 'J~S:I
Q ~~ Y y y
_'
-
•r
•
'
- L~~
-
e ` ti'4'
. ~.
- I
(~ z
~
x
~
' 1e
f_
-
\Er ~
'~ .e
ae I u I W fe
S~
ci tl ~
~
a. .€ - - w
~
;
~ : #i
g :r~ - i ~ .~ , ~ .- -
'l ~ : '~ ~ ' ~
~ ~
- .
:.
~
1~
J'=~ ~
d :
i ~ _ ~
J ~ V/
~ s~
Y `I T __
G 5 [ _
_
C
,
;~~ . - ~ 1 ~ 4' '~ ~ I i ~_ N ~
ti i ~ ~
S u u i
_
~ I
'~F 1 -
~ _ _- V ~
~
~
~
__'t ~Z! . '
. ~ '^ ~ I c
~r
, n
4'~
-
"
1VWTH o
~ b ~
_ ._ _ ~ _ ~
~
. ' ~ '`
~~
' ~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~