SR-6-F (67)~o ~
PLANNING COMMISSION
STA'~EMELIT QF OFFICIAL ACTION
PROJECT
CASE NUMBER Text Amendment 92-DO1, Condrtional Use Perm~t 92-{}~ 1,
Development Reviev~r Permit 92-001, Variance 92-001 and
Variance 92-002. Environmental Impact Report 93-002
LOCATIQIv 1011 11th Street and i02D 12th Street
APPLICANT Upward Bound House
CASE PLANNER Drummond Buckley, Associate Planner
REQUEST Application for a Text Amendment to allow subterranean parkuig
and starage uses in the R2 (Low Densiry Multzple Family
Residentlal) D~strict w~th a Condrtional Use Permxt provi~ed the
parlung and storage uses are ancillary io a prunary use which ~s
conditzonally pernutted m the R2 Distnct, and to exempt 10(?%
affordable housmg pro~ects from the requfrement of 50 square feet
of pn~ate open space per umt in the R2-NW (Low Density
Multiple Family Res~~ential-North of Wilshire Overlay} District,
a Condttional Use Permit to alIow 477 subterranean parkmg spaces
and 990 square feet of storage area for use by #he Methodlst
Church at 10U8 I~th Street, a Deveiopment Re~iew Permit to
aIlow the construction of a rhree-story•, approxunately S 1, OOQ
square foat. 78-urut semor hous~n~ pro~ect {includin~ one
manager's unit) at 1D11 llth ~tree[ with 37 subterranean parku~g
spaces and to allow a two-story, approximately 14,04U squarE fvot,
22-unit trans~tional housing faciIity {mcluding one manager's utut}
w~th 17 subterranean parking spaces at 102~ 12th Street, and
Vanances to germu the canstruction of the senior housing facility
at 1Q1 ~ l lth Street wiih 5p% lo~ coverage m-lieu af the ma~c~mum
50% ca~era~e permitted by cade and the canstruction of the
transiiional housing facility~ w~th 55 % lot coverage in-l~eu of the
50 ~ maxunurrt lot covera~e permrtced by code
CEQA STATUS En~~ranmental Impact Report 93-OD2 Approved by Resolution
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.~ ~- - PLANNING COMMISSIDN AC'T'ION
10/27/93 Date
X CLTP, DR and VAR approved based on the followmg f~ndings and sub~ect
to the conditions below F~R cert~fied based on findin~s cantained m
atrached resolution Recommendatian of C~t}~ CaunciI approval of TA
based on fmd~n~s belaw
Denied.
Other
EFFECTIVE DATE{S) OF ACTIQN~S} IF NOT APPEALED.
11/11 i93 CUP 92-OOI
11!11~93 DR 92-001
I 1 t 11193 V AR 92-QO1 and 92-002
11 ~ I 1!93 TA 9Z-(}41
1~11I/93 EIR 93-OQ2
EXPIRATION DATE(S} OF ANY PERMITS GRANTED
11/11!95 CUP 92-401
1 I~ I 1! 95 DR 92-(}O 1
11/11/95 VAR 92-001 and 92-G02
N;'A TA 42-OQ1
h'A EIR 93-D02 -
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LENGTH ~F ANY PQSSIBLE EXTENSION OF EXPIRAT~ON DATE{S}
An~~ reguest for an extension of the exp~rat~on date must be_recerved in the Planrung and Zanui=
-_ .- _ Division pnor to expirauon of tlus permit
3 months CUP 92-Q{ll
3 months DR 92-OOI
6 months VAR 92-001 and 92-QQ2
i~IiA TA 92-001
NlA EIR 93-002
VARIANCE FINDINGS ~VAR 42-t101 and VAR 92-(~?2) TO ALLOW 5Q l LOT CDVERAGE
AT 1011 11TH STREET AND 55~ LOT COVERAGE AT 1020 12TH STREET
1 There are special circumstances or exceptional charactenstics appl~cable to the properry
mvolved, inclnding size, shape, topography, ~ocat~on. or surroundmgs, or to the intended
use ax de~elopment of the prapert}s that do not apply to other properties in the vicwiry
under an identical zorung ctassification, in that the subject properties will be developed
with deed-restricted low income housmg
2 The grant~ng of such vanances will nat be detnmental or m~urious ~o the property ar
improvernents m the general vicinFn~ and distnct zn which the property is lacated, ~n that
the pro~ect conforms to all setback and heighc requarements wittun the R2-NW Distnct
and pursuanz ta Qrdinance 1b35 (CCS}, thereb~ creat~ng no more shado~s tt~an a pra~ect
de~feloped to code The tncreased parcel coverage will affect the Fnterior of both
propert~es, but is miiigated by the provision of extens~~e common areas
3 The granting of these vanances will nat be contran~ to or in confl~ct wrth the general
purposes and intent of this Chagter, or to rhe g4als, ob~ectives an~ polieies of the
General Plan, rn that they proride an opparturuty for the construct~on af affordable
housing (cn complianee with ol~~ectaves cantamed in the Hous~g Element of the General
Plan) wh~ch rs also facilitated by other standards u~ the Zomng Orduiance which apply
only [0 1(?0 ~ affordabie hous~n~ pro~ects
~ The ~ar~ances wauld not imparr the ~ntegr~ty and character of the c€~strict in wh~ch they
are to be ]ocated, m that the ext~rior buzlding en~elope ~s not increased by the grant~ng
of the var~anc~s because all requ~red s~de; front and rearyard setbacks will be observed
5 The sub~ect s~te Ys phys~cally su~table far the praposed var~ance, in ttiat the subject
parcels are suitab~~~ ~raded for develapment
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6 There are adequate pro~~sions for water, sanitation, and pubLc utilit~es and servrces to
ensure that the proposed vartance would not be detrimental to public health and safety.
__ Y- ln that the sub~ect properties are ~ocated m a developed urban area adequatel~l served by
existing mfrastructure
7 T'here will he adequate provisions for public access to serve the sub~ect varsance
proposals, in that the sub~ect parcels are eaeh have sireet and allet~ access
$ The variances are essential or desirable to the public canvenience or we~fare. are nat in
conflict v~~rth the General Plan, and the granting af the variances will nvt be materiali}~
detrunental or in~urious to praperty or unprovements in the general vicirury and d2strict
ua which the groperty is located, m that the scale of the proposed devetopment is
harmon~ous wath the surro~ing neighborhood and the variances al~ow the construction
af low-mcome honsuxg
DEVELOPMENT REVIEW FINDINGS
1 The physical ioeat~on, size, rnassmg, and placement of proposed structures on the site
and the locanon of groposed uses withm the proaect are cornpatible w~th and relate
harmoruous~y to surrounding sites and neighborhoods, in that the setbacks and heights
comply with RZ-NW and Ordmance 1635 (CCS) standards
2 The nghts-of-way ean accomrr~odate auros and pedestnans, incl~dmg parking and a~cess,
in that the two sub~ect parcels each have alley and street access
3 The health and safet~~ services {police, fire, etc.) and public infrastr~eture (e g utilrties)
are sufficient to accommodate the new development, in that ihe proposed de~elopment
i5 sn an urbanized area w~th adequate exisung infrastructure.
4 An~~ on-sate provis~on of hous~ng or parks and publ~c open space, which are part of ihe
reyu~red ~ro~eet mit~gation m~asures required m Subch~pter SG of the Ctty of Santa
Monica Comprehensive Land Use and Zorung Ordinanee, satisfactorily meet the gaals
of the mitigation program, in that the product as res~dential ~n nature and not governed
by the prov~sions af Subchapter SG
5 The pra~ect is generally consistent with the Murucipal Code and General Plan, in that rt
conforms with the Municipal Cade (except as granted tttrough VAR 92-001 and 92-(}02},
Ordinance 1635 (CCS), and ~s cons~stent w~th obaect~~es conrained w~thin the GeneraI
PSan
6 Reasanable mit~ga~ion measures have been ~nclude~ for all ad~+erse impacts identified in
the En~fironmental Impact Repart, ~n that onl~ one una~o~dable adverse unpact was
~dent~fied (construct~on unpacts) and that impact is mit~gated by the construct~on
mit~gation plan co~tained herein and ~s temporary in n,ature.
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TEXT AMENDMENT FINDINGS
Y- 1 The Plamm~g Comm~ssion recominends that the C~ri~ Council approve the followin~ Text
Amendments {~old ind~cates new text}
a) Section 9(}4 OS 040 9(Condstionatly Permttted L1ses in t~e R2 District}
(n) Storage rooms, subterranean parking, or bat~, provided they service a use which
itself is ~ermitted b` a Canditional [ise Permit in the R2 District.
b} Sectson 9 04.08 56 060 (Property De~elopment Standards in the NW O~erlay Distrsct)
(e) Usable Pr~vate apen Space AlI ~ts shaIl ha~e the fallowing minimum amuunts of
~sable pnvate space per unut: lOQ square feet for pra~ects with 4 or 5 un~ts, and SD
~yuare feet for grojects of b umts or more Private open space shall ~nclude a deck,
yard, patio, or com~matian thereof whi~h is adJacent to, access~ble from, and at the
same apprax~nate elevation as the prunary space Affordab~e housing prajects in
vvhiclz Qne Hundred Percent {10D%} uf the units are deed restricted far very low,
lo~~, middle andlor moderate income housir~g are exeinpt from the requirements for
pri<<ate agen sQace, Qrovided that commo~ airea oQen space of comparable or ~eater
area is included, and provided t~at non-seniar affordabie hausing projects meet the
pri~ate ~pen space requirements for the gx-ound floor units.
2 T'he prapased Text Amendments are consistent 1n principle wsth the goals, ab~ectives,
pol~c~es, land uses and prograrns spec~fied in the adopted General Plan, m that the change
to 5ectian 9 04 0$ 06.040 of the Zonuig Ordmance (Conditionally Fermrtted Uses-R2
District) clar~~es a ex~strn~ allowances and does not perm~t any new tyges of uses in the R2
Distnct, and in that the change to Section 9_04.0$.56.ObQ(e) of the Zotung Ordtnance
{Usable Private Open Space -- Norrh of W~lshire O~erlay D~strict) is cons~stent wrth
ob~ect~~~es contained within the Housmg Element of the GeneraI Pian cancernin~ the
prov~sion of affor~abl~ h~u5ing In addmon, the amendment ta Section 9.04.0$ S5 06Q{e)
is consistent w~th the recommendations of the Santa Manica Task Force on Homelessness
to prov~de more ienient standards for affardable hous~n~ pro~ects
3 The pubIic health, safery, and general welfare requ~re the ad~ption of the prvposed Text
Amendment, in that the Qroposed Text Amendments serve to clarify the existtttg Zoning
Ordinance and provide increased appartunities for the construcuon of affordable housmg
C~NDITiO:VAL EJSE FERMIT FI~vDINGS
Subaect to the C~ty Counc~l appraval of Text Amendment 92-OQ1. tne proposed use is one
cond~t~onally perm~tted w~thm the subJect distr~ct and complies with alI of the applicable
pro~~isions of the "C~ty of Santa Mon~ca Comprehensive Land Use and Zorung Or~inance",
~n that 5ectian 9 04 08 06 040(n) of the Zoning Ordinance condittonally permtts
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subterranean parkm~ and storage uses m the R2 DYStrict whrch serv~ce a conditionall}'
permitted use, and the pro~ect conta~ns starage and subternanean parkin~ uses wh~ch will
-- y- serv~ce a church use, and places of worslup are conditiorially permitted w~thm the R2
District
2 The proposed use would nat unpa~r the integrity and character of the @istnct m wh~ch it is
to be established ar located, m that it will pro~~de more opportuYUties for off-street parking
. reiated to an existmg church use which generates a sigruficant demand for parkin~
3 The sub~ecc parcels are physxcall~~ suitable for the type of land use being praposed, in that
the~: are of basically level grade
4. The proposed use is cornpat~ble with any of the land uses presently an the sub,~ect ~arcel if
the present land uses are to remain, in th~t the present land uses will not remaui
~ The propased use would be campatible wrtti existing and permissible ~and uses withm the
district and the general area in wtuch the proposed use is to be located, in that the proposed
storage use xs extremely minor relative to the progosed rescdential uses to be constructed
on-srte, and the subterranean parkmg use is approprlate g~~en that it will serve an exist~ng
place of worship wit~-i a high parking demand
5 There are adequate provisions for water, san~tatzan, and pubhc ut~lities and serv~ces to
ensure that the proposed use wouId not be demmental ta pubIic health and safety, in that
the subjeet parcels are loeated m an urban area which is adequately served by existing
~nfrastructure
7 Pub~~c access [o the proposed use wiIl be adequate, in that the two sub~ect parcels contam
adequate alZey and street access,
8 The phys~cal lacation or p~acement of the use an the site is campattble with and relates
harmon~ousl~~ to the surrounding nefghborhood, in that the storage use would be located on
the ground floor of the semor housing and the parkrng ~se would be subterranean
9 The proposed use xs consistent w~th the goals, oh~ecti~es, and polic~es of the General Plan,
in that rt would pro~ide off-street park~ng opporiumiies, m campliance with Policy 4.7.1,
by bnnging claser ta cocle the number of off-street parking spaces servmg an existing
church
10 The proposed vse would not be detrunental to the public interest, healfih, safety,
cor~~enience, ar general we~fare. ir~ that n wo~ld result ~n additionai off-street parkmg
oppartunrties far users of the Methodist Church at i008 llt3~ Street, thereby creatmg
increased street parkmg opporntn~ties for the residents of the neighbarhood
1 I T~ie proposed use conforms precisely to the applicable performance standatds contamed m
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Subchapter 9 04 12 and special conditions outfined Fn Subchapter 9(}4 14 of the Cst~~ of
5anta Manica Comprehensi~e Lar~d Use and Zonin~_Ordma~ce, in that no Performa~ce
•_ :- Standards Permit is reyuued and no special cond~tions are catled out m the Zorun~
Ordinance
1? The proposed use w~ll not result in an overconcentrat~on of such uses in th~ immediate
vicizuty , Zn that nv ather aff-srte parkuig fac~l~tres far places af worshtp are lacated in the
. unmediate vicmity
DEVELOPMENT REVIEW AND CONDITI4NAL USE PERMIT CONDI'TI~NS
Plans
1 This approval is for those plans dat~d I~-14-93, a copy of which shall be maintained in the
files of the Caty Planrung Div~s~on Pra~ect development shal~ be consistent with such
plans, except as otherwise spec~fied m these conditions of appraval
2 The Plans shall comply w~th aIl other provisions of Chapter 1, Article IX vf the Mumcipal
Code. (Zorung Ordinance) and all other gert;nent ordmances and Genera~ Plan policies of
the City of Santa Monica
3 Final parking lat ~ayout and spec~fications shall be sub~ect to the re~iew and appra~al vf the
Parktng and Traffic Engmeer
4 Minar amendments to the plans sha~l lae sub~ect to approval by the D~rector of Planrung
A s~gnificant change in the approved concept shall be sub~ect to Planiung Commiss~on
Review Construction shaIl ~e xn conformance w~th the plans submitted or as modified by
the Piamm~g Commiss~an, Archuectural Review Baard ar Director of Planiung
Arch~tectural Rev~ew Board
5 Pnor to consideration of the proJect by the Archuectural Review Board. the appiicant shall
revaew d~sahled access sequire;r-encs wich t~e Building and Safe[y Div~sion and tnake any
necessary changes in the gro~ect design to achieve compliance with snch reyu~rements The
Archrtectural Review Boasd, uS its re~iew, shall pay particular attention to the aesthetic,
lan~scaping, and setback tmpacts of any ramps or other features necessrtated by accessibil~ty
reguiremenis
5 Prior to submittal of landscape plans for Arch~tecttiral Rev~ew Board approval, the applicant
shall contact tIie Department of General ~ervices regarding urban r~noff p~ans and
calculauons
7 The existing mature trees on the site shalt be preserved in their present location on s~te,
relocated to a specifG lacat~on on s~te or replaced with specunen trees to the satisfact~an of
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rhe Arclutectura2 Re~iew Baard
.~- -- 8 In addiuon to other landscaping requarements, the Arch~tectural Re~iew Soard, in its re-
view, shall ensure that at least 50`~ of the required front yard setback and SO% of the
nnexcavated side yard setbacks shall be adequately ~andscaped
9 Plans for final des~gn. landscap~ng, screemng, trash enclosures, and signage shall be sub~ect
to revtew and approval by the Arcl~tectura~ Re~iew Board
10 The Architectural Revicew Board, in rts re~+iew, shall pay particuiar attention to the pra~ect's
pedestnan or~entation and ameruties, scale and aruculat~on af des~gn elements; exter~or
colors, textures and matena.is, wmdow treatment, glazing; and landscaping
11 Construct~on penod signage shali be sub~ect to the approva~ of the Architectural Review
Board
12 Landscapmg plans shall comgly w~th Subchapter SB (Landscapmg Standards) of the zonu~g
ardinance includ~n~ use of water-conserving 3andscap~ng materiais, iandscape maintenance
and other standards contain~d in the Subchapter
13 Refuse areas, storage areas and mechan.~cal equipment shall screenEd in accordance with
SMMC Sect~an 9.04 la 02 130-90 04.10.02.150. Refuse areas shall be af a size adequate
to meet on-site need, mciudmg recycling The Arch~tectural Review Board in its review
shall pay particular attention to the screening of suc~ areas and equipment Any raoftap
mechaiucal equ~pment shaIl be minunized sn hei~ht and area, and shall be iocated m such
a way as to minimize noise and visual unpacts ta surrounding praperties Unless otherw~se
approved by t~-e Archuectural Review Board, rooftop mechanical equipment shaIl be located
at least five feet from the edge of the roof Except far salar hot water heaters, no
resident~al water heaters shall be located on the raof
14 Na gas or electric Fneters shall be located wtthm the required front ar ~street sic~e yard
setback areas The Architectural Review Board in its review shal~ pay particular attention
to the locat~on and screerung of such meters
Demvl~Uan
i5 Until such time as the demol~tian ts undertaken, and unless the structure ~s currenily muse,
the existzng stnictvre(s) shall be maintained and secured by boardmg up all apemngs,
erectzng a securytt~ fence, and removmg al1 ~ebr~s, busY~es and plantmg that mhibit the easy
sur~~eillance of the property to the satisfact~on of the Buildzng and Safety Officer and the
Fire DepartmenE Any landscag~ng mater~al remaining shall be watered and Fnatntained [~ntil
demo~ytion occurs
16 Uniess otherw~se approved by the Recreanon and Parks De~artment and the P~at~ning
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Ds~iston. at ttie tune af demolit~an, am~ street trees shall be protected from damage, death.
ar remo~al per the requirements of Ordinance 1242 (CCS)
17 Imzned~ately after demolftion (and duru~g construct~on), a secunty fence, the he~ght of which
shall t~e the maxunum permuted bv the Zo~ung Ordinance, shali be maznta~ned around the
peruneter of the Iot The ~ot shall be kept clear of all trash, weeds, etc
1$ Pr~or to issuance nf a demol~tion permiE, applzcant shal~ prepare for Building Di~ision
approval a rodent and pest contro~ plan to ensure ct~at demol~tian and constructron acti~it~es
at the site do not create pest control unpacts on the pro~ect netghbarhood
19 No demol~tion of burldmgs ar structures bui~t 50 years of age ar a~der shall be permrtted
unt~~ the end of a b0-c~ay review period by tl3e Landmarks Cornmission to determine whether
an application far landmark c~es~gnatian shali be f led if an application for landmark
designat~on is filed, no demvlitinn shall be approved until a fmal determination ~s made by
the Lan~marks Commissian on the applzcat~on
Constr~cnon
20 t~~ess otherwise approved by the Department of General Services, all s~dewalks shall be
kep[ clear and passable duru~g the grading and construct~on phase of the pro~ect
21 Sidewalks, curbs, gutters, paving and dnveways wh~ch need replacing or removal as ~
result of the pralect as determmed by the Depdi u~,ent of General 5ervices shall be
recanstructed to the satisfaction of the Department of Genera~ Services Approval for th~s
work shall be obtained from the Department of General Servtces pr~ar to issuance of the
bui~dsna perm~ts
?2 Vehicles haui~ng dirt or other construct~an debris from the site shall cover any open laad
with a tarpaufin or other secure co~enng to mimmize dust emissrons Thrs will be reviewed
~r~or to ~ro~ect construction b}~ the Parkmg and Traffic Drvisian of tt~e City of Santa
Mon~ca through the submittal of a traffic plan by the pro~ect proponent
?3 Street trees shail be ma~ntained, relocated or pravtdec~ as requzred 1n a manner cans~stent
wxth the Czty's Tree Code {Ord 1242 CCS}, per the specificatYOns of the Cnltural and
Recreat~on Sernces Drv~sion and the Depamnent of General Serv~ces No street tree shall
be remaved w~thout the approval of the Culturat at~d Recreat~on Serv~ces D~vision.
2~ A car~strucz~on per~o~i mitigat~on plan shalt be prepared by the appl~cartt for appro~al by the
Department of General Serv~ces prior to fssuance of ~ buiIding permit The approved
m~tigation plan shall be posted on the site for the duration of the pro~ect constnzction and
shall be produced upon request As applicable, this plan shall ~) Sgec~fy the names,
addresses, telephone numbers and b~s~ness Iicense numbers of all contraetors and
subcontractors as wel~ as the de~eloper and architect, 2} Describe how demolition of an}~
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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
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22) Construcnan of the proposed pro~ect will be required to be m compliance wFth
~~- - SCAQMD rule 4D3 wluch would reduce fugttrve dust amvunts by up to 5~ percent Dust
reducing measure5 wilI mclude regular watenng of ~raded surfaces, restnction of all
canstruction ~ehicles to travel along estahl~shed and regularly watered raadways, and
suspending operauons that ereate dust duruig wmdy condihons The pro~ect will a~so
complS• with SCAQMD Rule 402, to reduce patent~al nuisance unpacts due to odars from
site cleanup and construcuon actyvities
23) Cvns[ruction warkers shalI be required to adhere to specific no~se m~tigatian
requirements ~ncluding
- No operat~on of heavy eonstr~ction equipment ar loud noise generatmg toois {such
as ~ack hammers} shall be permitted fln Saturdays.
- Construction veh~c~e engmes sha~i be turned off when nat xn use
- Dei~very of mater~als and equipment shalI be luruted to normally scheduled hours
of constr~ction unless otherwise duected by the City of Santa Momca
- Alcahal shali not be permitted an the constructian site
- Loud ra~ios w~ll not be pernutted on the constniction site
- All tn.icks carrying excavated soils sha11 be covered
24) The ~ob s~te will be maintained m the cleanest possible condrtion at al~ tunes. A
supervisor shail be employed to insure conformation with the folIowing requ~rements
- Si~ewalks are to be kept clean
- Trash ~s ta be removed regularly and no large amounts of trash will be alIowed to
accumulate
- 5~te fencmg is to be kept free of graffiti
- Surplus or leftaver mater~als will not be a~lowed to accumulate or spread to
ad}oining properties and public rtght of ways
- No s~gns, other than req~ired by !aw and at~e ident~fying the pro~ect, will be
germ~tted
-All materials and equ~pment will be placed as required to mau~tain safety and aliaw
safe access to all parts af the construction s~te
1~
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25) The pro~ect site sha11 ~e ma~ntamed m a safe and secure condrtion Security fencmQ
shall be placed around the geruneter if the property and erther scheduled patrols and/or on-
_F -_ s~te secunry shall be provided dunng the constructian penod Adequate security lightu~g
will alsa be provided and will be shzelded as [o not spill over to ad~acent properties
26} A representat~ve of the develaper shall be specifically designated to ~nterface w~th the
local communxty with respect to ttus pro~ect His or her funct~on shall ~nclude
- Workmg w~th the general contractor to msure eompliance with scheduled
construction hours
- Monator conformance wrth the Construction Mit~gat~on Plan_
-~e avai~able to answer quest~ons of local residents.
- Handle any clauns ar disputes that might anse from the project re~ated acnvities
- Provide neighbars wrth a manthly construct~an update from uiformation supplied
by the general contractor
25 A s~gn shalI be pvsted an the properry ui a manner cons~stent with the publ~c hear~ng sign
requiremenrs which shall ldentif} the address and pY~one number of the owner and/or
agpIicant for the purposes of responding to questions and complairtts duruig the constructio~
penad Said sign shaII also mdicate the hours of permfssible construction work.
2fi A copy af these cond~nons shall be posted in an easily ~isible and accessible location at all
nmes during constructzon at the pra}e~t slte The pa~es shal~ be lamu~ated ar atherw~se
protected to ensure durabil~ty of the copy
Enviror~mental Mit2gauon
2 i Ultra-lov~ flow plumbmg fixtures are required an all new development and rerziodeling
w}~ere plumbing ~s to be added (Maximum 1 6 gaIlon toi~ets and 1.0 gallon uruials and
lov~~ flow shower head )
28 Par~Cing areas and structures and ather facilities ~enerating wastewater with sigruficant oil
and grease content are required to pretreat Chese was.tes before d~scharging to the City sewer
ar storm drain system Pretreatment w~lI requ~re that a clanf~er or oil/water separator be
rnstalled and ma~ntained on site in cases where settleable solids are present {or expected)
in greater amounts than floatable flil and ~rease, a clar~er uzut wxlt b~ required ~n cases
where the oppos~te waste characterist~cs are present, an oil/wacer separator with automat;c
oil draw-off w~U be requ~red instead The General Serv~ces Department w~li set specific
requ~rements Build~ng Permit plans shall shou~ the requtred mstallat~on
12
r d~~ r1~
Miscelianeous Condiuor~s
__-- 24 The bui~dtng address shall be paznted on the roof of the buildu~g and shall meas~re four feet
by eight feet (32 square feet}
3~ If any archaeologfca] remains are uncovered durmg excavatipn or canstruction, work in the
affected area shall be suspended and a recogruzed specialist shall be contacted to canduct
a survey of the affected area at prQ}ect's owner's expense A det,ermu~auon shall then be
made b}~ the D~rector of Plannyng ta determine the sigruficance of the surve}~ findmgs and
appropr~ate actjons and requirements, ~f any, ta address such findings
31 Street and/vr aIley lightuig shall be prov~ded on pubhc nghts of way adJacent ta the pro~ect
if and as needed per the sp~ifications and with the approvai of the Deg~u=u~,ent af General
Sernces
32 No fence, gate, or wall withsn the required front yard setback, inclusive of any subterranean
garage slab and fencmg, gate, ar rail~ng on top thereof, s13aI1 exceed a height af 42" above
acmal grade of the property
33 Mecha~ical e~u~prnent shall not be ~ocated on the side of any building
wh~ch ~s ad~acent to a residential building on the ad}o~n~ lot Roof locations may be used
when rhe mechanieaI equipment is uistalled w~t~un a sound rated garapet enclosure
34 F~nal approval af any extec~or rnechanical equ~pment u~stallat~on wiIl requ~re a noise test
m compl~ance with SMMC Section 4 12 040 Equrpment for the test shal] be provided by
the owner or cantractor and the ies~ shali be conducted by the owner ar contractor A copy
af the naFSe test results on rnechan~cal equ~pment shall be snbmitted to the Commumty
Noise Officer for revtew to ensure that no~se levels do not exceed maxunum allowable
levels far the appl~cable no~se zone
35 F1na1 build~ng plans submitted for approval of a bui~d~ng perm~t shall include on the plans
a j~st of all permanent mecharucal equipment to be placed ~ndoors which may be heard
autdoors
Valid~t~~ of Permits
36 In the event pernn~tcee ~~o~ates or fa~(s to campiy with any condztions of approval ~f th~s
perrr~it, na further perrnits, lycenses, appravals or cert~ficates of accupancy shall be issued
unu~ such vsolatsan t~as been fu~lv remetiied
3; W~thin ten days of Plannmg and Zoning Divis~on transm~ttal of the Statement of Offic~al
Act~on, pro~ect appl~cant shaIi sign and return a capy of the Statement of Offic~ai Acuon
prepared b~~ the Plannmg Divtsion, agreeing to the Conditians of approval and
aclcnowledgmg tt~at fa~lure to camp~y w~th sueh cand~tions shall constitute grounds for
I3
A aacs o
potenttal revocauon of the permit appro~~al By s~grung same, appIicant shall not thereb<<
waive any legai ng~ts applicant _may possess regardu~g said candrtions The 5igI2~d
.~- -- Statement shail be returned to the Planrung Drvision Failu~e ta comply with th~s conditlan
shall const~tute grounds for potent~al permit revocatian
38 This deternnination shall not become effecti~e for a per~od of fourteen days from the date
of ~eternnu~ation. or, if appealed, unti~ a final determzn~t~an ys made on ttse app~al Any
_ appeal must be made in the form requirecf by the Zoning Admirustrator The rerm of
approval of tlus permit shall expire two years from the germit's effecuve date, unless a
buildmg permrt has been issued for the pro~ect pnor to the exp~rauon date One s~-month
extension af the two year ~ertod may be germitted ~f appro~ed by the Duector of Planrung
App~~canz is on nattce that extensians may not be granted if development standards relevant
to the pro~ect have changed since pro~ect agproval.
39 W~thm thim (30) days after final approval of the praject, a sign shall be pvsted on site
statmg the date and nat~re of tIie approval The sign shal~ be posted in accordance with the
Zoning Admirustrator guidelmes and shall remain in place unt~t a buildFng pem~t xs issued
for the pro~ect The si~n shall he removed pramptly when a building permit is issued for
the pro~ect or upon exptrat~on of the Condat~onal Use Perm~t
Monitor~g of Cand~tions
40 Pursuant to the requirements of Public Resources Code Seetion 21~$1.6, the City Planxung
and Zonun~ D~vysson w~l coor~tnat~ a mojutoring a~d reporting pragram regarding any
required changes to the ~roaect made m con~unctian with pro~ect appro~al and any
condrt~on~ of approval, ~ncluding tha5e cond~tlons intended to mit~gate or avoid slgnificant
effects on the environment. The m~ugat~on morutonng program contained wrthin the Final
EIR shall be ut~lized for th~s purpose This pragram shall ~nclude, but ~s not lunitec~ ta,
ensuring that the Plancung and Zarung D~vision itself and other City divisions and
depanments such as the Build~ng Drvision, the General Services Department, the Fire
Department, t~e Palice Departinent, the Community and Economic Development
Department and the Frnance Department are a~are of pro~ect requirements which must be
satisf~ed pnor to issuance of a Bu~Iding Permit, Certtficate of Occupancy, or other permit,
and that other respons~bl~ a~enc~es are also mformed af condstions relat~ng to their
responsibi~it~es Pro~ect owner shalI demonstrate compliance w~th condrtions of approvaZ
tn a wntten repart submrtted to t1Ze Planning D~rector and Bui~d~ng Officer pnar to issuance
of a Build~ng Pern~it or Cert~ficate of Occupancy, and, as apptacable, provide per~odfc
reports regard~ng camptiance with such condrt~ons
Spec~al Cond~ttons
41 Pursuan[ ~o Ordinance 15$9 (CCS}, pr~or ta receipt af the final permit necessary to
demoiish, convert, ar otherw~se remove a controlled rental unit(s} from the houstng market,
the owner of the property shali first secure a rema~al perm~t under Secnon 1$03(t), an
14
- ao~~~
exemption determinatian, an approval of a ~ested nghts claun from the Rent Control Baard.
or ha~e withdrawn the contro~led r.ental unit(s) pursuant to the provisions of the Etlis Act
~i2 Prtor to issuance of a Certifcate of Qccupanc}: for the transii~onal housing facility, the
appfzcant shalI provide a managernent plan for that fac~lity~ and a security plan as well
Prior ta issuance of a Cenificate af Occn~ancy for the semor housing facility, the applicant
shall prowyde a security p~an for that faciliry All r~c~u~red mana~emen~ and securstv plans
must be subm~tted for reviev~• and apgroval to the City Manager The Ciri~ Manager shall
pro~fide the applicant w~th a written response to the plans or any proposed amendments to
the plans within 30 days after thezr receipt The C~ty Manager s~all not unreasanabi~~
withaut approval of these pIans or amendments thereto The City Manager may not object
to any aspects of the plans requu~ed by HUD or any other institutional lender praviding
fnancmg to the project. If the City Manager fails to pravide wntten respanse to the
applicant wzthin 3a days after submiss~on of a plan or amendment for re~+iew, then the pian
or amendment shall automatically be deemed approved as suhmitted
43 Prior ta ~ssuance of buildu~g permits for the seruor housing pro~ect, the applicant shal]
record a lat t~e a~reement creatmg ane separate, 150' x 250' parcel at the 1011 llth Street
slte or other sun~lar instrument, such as recorded subdiv~sion map, having the same effect
4~ The Planrung Comm~ssion approved des~gn of the semor and tran5itional housing pro~ects
(DR 92-001) is contingenc on the City Council agproval of TA 92-QOi to allow certatn
exemptsans to the R3-I~VU private ope~ space If the Crty C~uneil does aot approwe TA 92-
001 to allow the exempt~ans recommended by the Plamm~g Comrn~ssion, the project sha[1
be redesigned ta conform w~th the R3-NW standards contained in 5ection 9.04 08 56.060(e}
of rhe Zoning Ordinance
4S Pnor to tssuance of a buitding perm~t, the garking ~lan shall be arnended co show the
location af all secur~ty gates ~dentafied in the securrty plan, sub~ect to the appraval of the
Cit~~ Parkin~ and Traffic Engineer
46 A m~rumum of 54 garkmg spaces s~all be provided for the resac3ent~al de~elopment A
m~nimum of 224 spaces shall be provided for church use A maxirnum of 531 spaces slaall
be provided
47 Pr~or to b~ilding permit tssuance, the applacant shall demonstrate to the satisfac[ion of the
C~t~~ of Santa Mon~ca Building and Safety: Divisian, that the subterranean parkrng garage
will pro~~de acceptable air qual~t}~ condii~ons w~thm and adjacent to the structure If
deserm~~ted necessar<< b~~ the City, addrtiona4 designfcirculation fea~ires inay be ret~uired to
funher improve park~ng garage a~r quali~, inc~ud~ng restr~cted parking areas and/or a
parking management plan, and an improved ventilatian system
48 Adec~uate external light~ng shall be pro~ided for secur~ty purposes The lfghtfng shall l~e
statianary, directed av~~ay from ad~acen~ propertfes and pttblic nghts-of-way. and of an
15
°~ 00082
intensit~~ eompatible wath the neighborhaod
•- _- 49 Any seruor cttizens currently residin~ on the sub~ect properties shal~ be given first right of
refusal for occupancy of the low income semor ~ortion of the proJect. This condit~on shall
not be effecti~e if it contrad~cts any state or federal laws or if rt confl~cts with co~tractual
obligations between the appl~cant and any of the applicant's fundmg sources {i e, the
Depar[rnent of Housing and Urban Development, the State of Califarn~a. the C~t;~ af Santa
Montca, etc )
5Q Prior to issuance of a burldmg permat, the pro~ect shall be redesigned to mclude an aciequate
number of secure bicycle racks and/or bicycle lockers Segarat,e ~icycle racks andlor
lockers shall be provided for the seruor housmg, transit~oz~al housing, and church parkuig
components of the project.
51 To mitigate circulation impacts, prior to issuance af a b~ild~ng pern3rt, pro~ect owner sha2i
submit a Transportation Demand Manageznent plan to the D~~ision of Parking and Traffic
Engineermg for its approval Tlvs plan shali mclude. 1} Naane, address and telephone
number of ~designated person(s) responsible for coordmat~ng transpartation demand
management rrteasures at the development 2) Demand management measures to be
employed at the site to reduce circuIation impacts whzch would otherwise occur. Such
measures may mclude, ~ut are not fun~ted to ~rograms address~ng• A Fducatian and
Marketing to alert emplayees and v~sitors to the sue to demand reduct~on pragrams and
mcenuves, B Parkuig Managernent such as park~g charges for singIe-accupant ve~ucles,
reduced rates far car and vanpools, C Ridesharing prQgrams such as a rideshaze match~g
program, tncentives, and car and ~anpool subs~d~es, D Transit programs such as prv~-sion
af bus schedules ta emp~oyees and visitors, suhscd~ed bus takens and pass~s to employees
and ~:is~tors. E B~cycling prograrns such as pravisian of secure bicycle storage facilrties,
provision of shawers and lackers, F. Alternative Work Sch~dules for huilding employee~
[o avo~d peaic AM and PM traf~c hours and reduce overali tnps, G Trip Length Reduction
by programs to ~ncrease proport~an of emplayees resid~ng within three miles of the pro~ect
site. G Shared parking analysis of the var~ous parkmg uses by the Methodist Church and
the res~dential uses The goal of the Transportation Demand Management Plan shall be to
reduce vehicle tr~ps which would otherwise accur, and to reduce the total demand for
parking at the s~te The Plan shall include a provision for a crassing guard to c~irect users
of the Method~st Church to the llth Street crosswalks duruig ma~ar events (~ncludmg
Sunday services) Tl~e Plan may be provided in phases {ie. , the ~lan for the seruor and
church parking components of the pro~ect mar be prov~ded before the building permit is
~ssued for that phase of the pro~ect, and the plan for the transtt~ona~ housmg component may
pe prov~~ed before the bw~dmg permYt for the building permit is ~ssueci for that portaon of
the pro~ec[) ~
~nclusianar~~ tin~t Condrt~on
52 An inclus~onary requfrement of 1d0 ~G, excluding one manager's urut m ea~h facilrty, shali
~6
~= QD~83
agpl~~ ta the sen~or group housin~ and transrtsonal honsing facilitzes All non-manager unrts
sha~l be affordable to househo~ds -~at exceeding fiQ%_of the (HUD) Los Angeles Counn~
-- median mcome, spendma not orer 3~~~ of rnonthly incame on housing costs, as specified
by the Hausing Divzsion of the Department of Resource Managem~nt The Developer shall
cflvenant and agree with the Cin~ of Santa Monica to the specific terms, cond~tions and
restr~ctions upan the possessivn, use and en~oyment of these units. wtuch terms, condiuons
and restnetions shal~ be reeorded with tize Los Ang~les County Recorder's Office as part
. of the deed of ihe properry to ensUre that compliance with this requirement shaIl accur and
continue over tune and tk~rough subsequent transfers of the property
Th~s agreement shalZ be executed and recorded prior to issuance of ba~lding permtt Such
agreement shall specify 1) responsib~lities of the developer for Fnakuig the unit(s) a~ailable
to eligible tenants and 2) responsib~iities of the City of Santa Monica to pr+epare appl~cauon
forms for potential tenants, establash entena fvr c~ualifications, an~ mon;tor campliance with
the pro~~sians of the agreement
Owner shall provide the Ciry Plannuig and Zoiung Di~ision with a confarmed copy of the
recarded agreement pr~ar to ~ssuance af a building permit
Developer may satisfy the obligat~ons created by this Agreement by demanstraung to the
Director of Plamung comptiance with Orduiance 1615 {CCS), which provides
zmplementataon standards fer th~s program Sect~Qn 9 28 Q50 of Orduiance 1615 (CCS}
establ~shes crirena which determines under wh~ch circumstances azz ~n-lieu fee may bc paid
to satisfv part or all of a pra~ect's melusionary housing ohligation Th~s pro~ect cannot
sa«sf}- the mc~us~anary housing o~ligat~on through payment of an m-lieu fee because (1) a
Category C remo~al permzt was neitt~er applied for nar ~ssuea prtor ta February 1$, 1492,
(2 j rhe developed use on the prQperty as of February I8, 1492, or, if vacant, when last
rented, was multifamily hous~ng and at least one urut was rented at a level affardable to
moderate income households, and (3} the new pro~ect cor~sists of more than 20 units. The
inclusionary~ housmg ree~uirement for this pro~ect may only be satasfed through the pro~ision
of an si[e affordable umts
V OTE
Aves Bre~sch, Mechur, Parlee, Weremiuk. Zinner
:~avs
Abstain P<<ne
Abse~t O'Connor
NOTICE
If th~s is a final decisian noi s~bject to further appeal under the Csty o~ Santa Momca
17
~ ~~OS~
Comprehensrve Land Use and ZoFUn~ ~rdinance, the tune withFn which audicial review af thi5
decis~on must be sought is go~emea_ b~~ Code af Civil Procedure Sect~on 1094 6, whzch
__- prov~s~on has been adopted by the ~iry pursuant to Munlclpa~ Cade Sect~on 14(}D
I herebti certifv ~hat this Statement of Official Action ~ccuratelv reflects the final
determination of the Piauning Commission of the Cit~ of Santa Monica.
~~ f ' ~ ; A ~
" ~~ti ~ ~~ /i%~%.3
signature V ~ ~ date
Ralph Mech~r, Chairperson
Please Pruit Name and Tit~e
I hereb~ agree to the above conditions of appro~~ai and acknowledge that failure to comply
with such conditions sha~l constitu#e grounds far potential revocation of the permit
approval.
AF
~_ ~
.-
4'~+ ~'~~~. I~KILe.r~
Prrnt Name and T~tle
~~ ~~~
~~.~~~~~r-
f iplanlsharelpclstoaslcup4lsta
~B
~ aac~~
A T~A ~~IVIE~T~ G
~ ~ooss
MINVTFS F~or~ ocT 2~~ 1~u3 M~ Er~N~ OF ~i~N~IdG CoMM rSS~+~n~ :
. - ~ _ . - ,~
B. Text Amendment 92-IX}1, Cond~tional Use Perm~t 92-001, De~elvpment Review
Permit 92-041, Variance 92-001, and Variance 92-002, 101 I I lth Street and f Q20
12th Street, R2-NW, Appl~cant: Upward Bound House, Application for a
Deve~apment Re~iew Permit to allow the constructyon af a three-stary, 78-w~ut
senior hous~ng gro~ect {1ncIuding one mana~er's urut} at 1411 llth Street with 55
subterranean parkin~ sgaces and to allow a two-story, 22-urut t~ansitional housing
facility (inclndin~ one manager's urut} at 1020 12th Street with 17 subterranean
garkir~~ spaces, Variances ta permit the construction af the seniar housing facility
at 1411 11th Stre~t with 60% lot coverage in-lieu of the maxunum Sa% covera~e
permrtted by code and the canstruction of the transitianal housing facility at 102U
12th Street with SS % lot caverage in-lieu af the 50 `~ maxunum Iot covera~e
uses with a Condztiflnal Use Permit prav3ded the parkzng and storage uses are
ancitlary to a primary use whrch is canditionally permitted in the R2 District, and
to exempt 100% affordable housing proiects from the requ~rement of 50 sc~uare feet
of pri~ate open space per urut ~n the R2-NW {I,aw Density Multiple Family
Resrdential-North of ~• Overlay} District; and a Condit~onal Use Permrt to
allow 459 subterranean parking spaces and 99(l square feet af storage area for use
by the Methodist Church at 1(X}$ l lth Street 'The ~arage beneath the sen~ar and
transitional hous~ng fac~lities wauld be connected ~ra a subterranean dnvewa_y
beIow l lth Court alley {Planner D Buckley}
[
~ Commissioner Pyne stated he has a conflict af interest on this project and left the
meeting.
The applicani's a[torney, Chr~s Hardmg, was present to discuss the project The
Commiss~an granted tum se~er~, u~stead of the custornary five, minutes to speak.
Also present was the project architect, Don Empakris
Due ta the number of requests to speak submitted, the Coanrnission rr~ade a motion
{Par~ee/Bretsch) to lunit public speakers to two rninutes each, unless they have
additianal mtnutes assigned ta them
The following members of Ehe public spake
Dena Stitt, "Lincoln", Santa Mo~uca 90403
Toni Hahberg, i 5 Gale Place, Santa Mor~ica 90402
Erzka Willh~te, 1015 3rd Street fill, Santa Moruca 90403
also spoke for.
Buddy Bolognone, 1027F i lth Street, Santa Moruca 90403
Rase Morbitt, lOQ7A Sth Street, Santa Monica 9{1403
Ronald H. Bonaparte, 1191 ~ San Vicente Boulevard, Los Angeles 90049
aIso spoke for.
Annie Johnson, $48 Luscoln Bouievard, Santa Momca 90403
Mrs Normal Wklliams, 855 l~th Street, Santa Mon~ca 90403
~oan Ling, Director, Commuruty Corporat~on af Sanca Monica
~`' 00~ ~ f
6
Kun Defenderfer, 1012 7th Street ~18, Santa Monica 90403
also spoke far•
Minerva Acton, 9a~rB 2a~ str~t, 5anta Monica 90443
Moshe Balfour, 1033 12th Street, Santa Monuca 904Q3
Valer~e Freshwater, 3I34 Colby Avenue, Las Angeles 90066
Gail Delia, 1038 12th Street, Santa Momca 90403
also spoke for:
Jon Sharp, 937 1/2 9th Street, Santa Moruca 90403
Pamela Brice, l I28 llth Street #102, Santa Monica 90403
B~11 Teachworth, 1037 IOth Street, Santa Momca 90403
Ems Yeneriz, 1037 12th Street, Santa Momca 90403
Eugen~a Baras, 1D33 12th Street, Santa Mon~ca 90443
Mr Byer, 832 19th Street, Santa Moruca 90403
Krasny, 930 Washington, San~a Monica 9(}403
Scort Goldman, 1Q37 12th Street #2, Santa Mon;ca 904~3
Vi~ian Rothstein, 245 Hill Street, Santa Momca 90405
R~chard Deiia, 1038 12th Street, Santa Mor~ca 90443
Toby L~eberman, 2516 28th Street, Sanca Monica 90405
Dave Paley, 1233 1/2 l lth Street, Santa Manica 9{}401
Daiuel Baker, 1037 12th Street, Santa Monica 90403
Solomon Weingarten, 921 lOth Street #203, 5anta Monica 90403
Sam Rubonstem, lli9 23rd Street ~t2, Santa Moruca 90403
Margi Franzel, 950 2nd Street, Santa Moruca 90403
Melissa Sweeney, 1535 Centinela, Santa Momca 90404
Cindy McQuade, 934 12tt~ Street, Santa Moruca 904Q3
also spo~e far
Jun Dodd, ^~4 llth Street, Santa Monica 90402
Susan Freeman, 912 12th Street ~6, Santa Monica 90403
Robert Freeman, 912 12th Street #6, Santa Motuca 90403
I.ou Moench, i018 Montana Avenue, Santa Momca 90403
Larry Peterman, 1033 23rd Street, Santa Monica 9(}403
Rachel Feldste~, 15th Street, Santa Momca 90403
Chris Jackson, "NONE", 5anta Moiuca 90403
Ira San+ian, 1{l43 Ilth Street, Santa Mon~ca 90403
K.J Laessig, 11733 Montana Avenue #215, Los Angeles 90044
Jun Wiles 1046 1.8th Street, Santa Moruca 90403
David Partovi, 1219 Cal~fornia Avenue, Santa Monica 90403
George Mallery, 2011 Westridge Road, Los Angeles 9(}a49
The following members of the public submitted requests ta speak, but were not
present when theu names were called
Mary Rogers [no address g~ven~
Tana Calibet, 1033 12th Street, Santa Monica 90403
M~chi Aoyagi, 1441 lOth Street, Santa Momca 90403
Mat Millen, 1Cth Court, Santa Macuca 94403
Janet L,agsdon, 1307C Ocean Park Boulevard, Santa Man~ca 90405
Nancy Desser, 3 i 1 Montana Avenue, Santa Monica 90403
.~ ~~ 000$8
Jahn Lange, 1108 Washuigton Avenue, Santa Monica 90403
Marcia Carter, S 15F 3rd Street, Santa Monica 90403
Steve Manavi, 951 lOth Street, Santa Momca 9(}403
Mr Harding spoke ~n rebuttal to the public comment
Commissioner Breisch expressed support for the overall pro~ect anc~ concern
regarding the amount of parkmg being praposed. He suggested adjusting the srze
of the parking structure Mr. Harding stated that changes to the amount of park~ng
may cause problems far the project.
Chair Mechur asked abaut financ~ng far the pro3ect being split between grants and
private fund raising. Mr Harding stated ~at Chair Mechur's understanding of the
fiinding sources was correct
Chaxr Mechur asked zf chan~es m the parlcing would harm the overall praject Mr
Harding stateci he d~d not knvw,
Chair Mechur asked if a Traffic Management Ptan was being considered for the
pro~ect Mr Hard~ng stated this has nat been discussed
Cornmissianer Weremiuk asked the arctutect abaut access from the parkui~
structure to the church Mr. Empakns stated that there will be elevators for the
pedestrians in the parking stntcture and there are crosswalks at Ca~ifornia Avenue
and l lth Street and at Washington and l lth Sueet
Cornmissioner Weremiuk exgressed concern about the potentlal for ~aywalkuig.
Mr Empakns stated that the crasswalk issue has not been fuily addressed Chair
N~echur suggested requiring crassing guards
Chau Mec~ur c~osed the pubiic hearing He asked the Camm~ssion if they wonld
be ready to vote this evenuig ar ~ust ask questions of staff.
Commissivner Parlee stated he did not ha~e many conc~rns and felt ready to de~ate
t~e issues this evening. Other Commissioners concurred
Commiss~~ner Zinner stated that he lives in the area of the pro3ect and commended
the Church for their efforts made wt~ the ne~ghbors regard~ng the gro~ect He also
cammented that he has been apprzsed af the pro~ect's progress through lus pnor
position on tt~e Housu~g Camrnission He suggested the Commissian consider
giving the pro~ect a minunum and a ma~cunum number of parlung spaces, uistead
of the requested maximum number of park.uig spaces
Cornrn~ssioner Parlee expressed agreement w~th Commissioner Zinner regardmg
giving the applxcant flexibil~ty for the required number of parking spaces He
recommended a shared parkir~g analysis be dvne Additzonally, he expressed
concern regarding the excess number of parking spaces and how they might be
~ ~- aooa9
uc~l~zed. Mr. Buckl~y st,ated that there is an Envirofunental Impact Report (EIR)
recommended mit~gation measure that restricts the parking use, but t~at this
measure was nat inciuded as a condtt~an because it wauld restrict the poss~brlity for
shared parking at the site
Commissioner Weremiu~C commented on the parking and felt that the maximum
number of parking spaces requesred by the applicant should be retamed She
expressed her support of the pro~ect in general and the housing aspects in
particular.
Comrnissioner Weremiuk made a mation to appro~e the pro~ect with the following
conditions. that crossmg guards be made avaiIable for the praject, that City
Manager review the management pZan(s) for the pro~ect, that changes be made to
the Open Space Text Amendment ta exempc the seruor residentia~ from the gr~vate
open space requuements, that the parking structure have a minimum of 2i}Q park~ng
spaces and a m~unum number per the applicant's request, that the ground flaor
fam~ly residential un~ts be rec~uired co have pr~vate agen space; and thar senior
tenants in the current apartment b~~ldu~g ~e gi~en first right of refi~sal for the new
seruor housing umts (if the Federal and the State funding agencies allow).
Commissioner Par~ee seconded the mo[ion
Chair Mechur asked staff about the requ~red number of spaces for the project Mr.
F Buckley stated that the housing portion of the project requires 54 parking spaces
~ and there are ~24 existing spaces for the church. He further stated that staff has
determmed that there is a 100 space parking deficiency
Chair Mechur expressed ~ome concerns about traffic Mr. Bucktey stated that a
traffic mitigation p~an is required under Condition #47.
Commtssioner Breiseh exQressed his op~on that less parking spaces wouid be fine
with h~n He also commented on the overall project and th~ efforts made by the
Church to be a good neighbor. He stated that tlus is the best pro~ect the
neighborhoad could get and stated his whole-hearted suppon.
Comm~ssioner Zinz~er requested that a bicycIe rack be mcluded m the gro~ect.
Corrunxssioner Weremiu~ accepted tlus as a friendly amendment
Commissioner Zmner commented on the mu~imum number of parkmg spaces and
f~lt that 300 spaces would be a rriore rational number Comrnissioner Weremiuk
accep[ed this as an amendment to her motion Commissioner Parlee concurred.
Chau Mechur accepted the changes to the required parlcuig spaces and
recommended the Church in~estigate ways to encourage ride-sharing Ms Frick
stated that with the higher min~mum number of park~ng spaces proposed ui the
amendment, there is less mcentzve to nde-share.
~' 00090
9
Cammissianer Parlee suggestea a comprom2se n~unber of 278 minunum parking
spaces, so the pro~ect would not be ~eopardized.
Chau Mech~r asked far a cond~txons that a Traffic Management Plan be subm~tted
ta staff priar to issuance of the bu~lding pertnits
Mr Harding explained that some of the parlang may be funded and requested time
to rethuik the changes to the park~ng requirements
Referr~ng to a letter from the Law Offices of Lawrence and Hardu-g dated October
27, 1993, Chair Mechur asked if the changes ta rhe following conditions would 6e
acceptable to staff (1) Spectal Condition #42, and (2) Special Condrtion #43
Staff agreed to these changes and propased langnage
'The proposed changes to Special Conditions #42 and #43 are as foliows.
~+42 - Prior to iss~ance of a Certifieate of Occupancy for the
transit~onal housmg facility, the applicant shall prov~de a management
plan for that facility and a sec-~nty plan as well Prior to issuance of
a Certificate of Occupancy for the sen~or housing facxiity, the applicant
shall pravide a security plan for tl~at faciIity. a~l required management
and securiry plans must be subm~tted far re~iew and approvai to the
City Manager. The City Manager s~all provrde the appl~cant with a
~ written resppnse to the plans or any proposed amendments to the plans
within 30 days after the~r receigt. The Ciry Manager shall not
unreasonably withhold approval of these plans ar amendm~nts thereto
The Ciry Manager may not ob~}ect to any aspects of the plans required
by HUD or any other institutional lender pro~id~ng financmg to tt~e
project If tkie C~ty Manager fa~ls to provide a written respanse wrth~n
30 days after submission of a plan or amendment for re~iew, then the
plan or amendment shall automatically be deemed apprv~ed as
subm~tted
#43 - Prior to ~ssuance of a b~ilding permit far the senior housu~g
pra~ect, the applicant shall record a tot tie agree~ent creating one
separate, 150' x 250' parcel at the i011 11th Street site or other
sim~lar uistrument, such as a recorded subdrvision map, having the
same effect.
For Spec~al Condltion #44, staff stated that the proposed parku~g use is permitted
in the zone without a Text Amendment Chair Mechur recommended ~he deletion
of Special Condition #44 This led to a discussion about the propased Text
Amendment. Ms Fnck stated that the Text Amendment must be acted upon, even
if it is a derual by the Commiss~on
Chair Mechur asked staff if t~ie changes suggested in the Lawrence and Hard~ng
letter for Special Conditions #46 and #49 wouid be acceptable Staff indicated
10 ~ ~~~5~
these changes would not be a problem
Commissioner Zinner made a moc~on to certify the EIR
Deputy City Attorney Ber~aud recommended an amendment to the EIR on page 3,
sectlon 4, the Iast paragraph, the ~+erb "are" is missing from the mrtigatian
measure
Commissioner Parlee seconded the motion, which was approved by unanunous
voice vote.
Chair Mechur asked for comments on the proposed De~elopment Re~iew.
Cornmissioner Weremiuk asked that senror currentiy lrving in aparnnents on site
of the proposed developmenc be granted first nght of refusal for future uruts.
The amended motion for appraval of the pro~ect was approved by the folIowing
vote.
AYES Breisch, Mech~r, Parlee, Pyne, Weremmk, Zmner;
ABSENT• O'Connor, Pyne.
Chair Mechur asked about the two Text Amendments Ms Frick recommended
the Ca~nission endorse staff's intergretatian, and recommended that khe
Commission act upon the Text Amendrnent in case the interpretation does not
stand
Commissioner Parlee made a motion to recommend to the City Council the
approval of Text Amendment 92-Ot}1 for the parkjng. CoFnmissioner Breisch
seconded the motion, which was approved by unanimous vaice vote
Mr Webster stated that staff will re~iew the language for the Text Amendment
regardu~g lat coverage and private open space
Commissioner Weremiuk made a motion for staff ta formulate the language of ttie
Text Amendment far pri~ate open space requ~remencs for the senior project, and
to include all abo~e ground low income Qrojects
Commissioner Parlee secanded the motxon, which was approved by voice vote
Upon the advice of staff, Commissioner Parlee rr~ade a motian to link the Text
Amendment with the CUP as regards the approval of the Text Amendment for
private open space
Comznissionez Breisch seconded the motion, which was approved by voice vote
C Appeal of Zoning Administrator Demat of Variance 93-013, 1253 7th Street, C3C,
Applicant/Appellant: William Dale Brantle_y, Appeal of Zomng Administrator
Denial of Variance 93-013 to permit a chan~e of use of an _ 6, 307 square
~- 000 ~; 2
11
A~'~'ACHMEN~' H
~ o~~c3
City a€
S anta Monica
Cammururyand Econom~c DeYelopment Depar~ment
Pianni~ and Zotal~ Divlsio~
(2T3) 458-8341 -
"" y ~ A~P~AL FORM
FEE: S10Q.00
~~F~~ November ~.0, 1993
ReCenred by ~~ -' ~~ - ~ . ' ~ ~
~~ ~ ~ - , . ~
-1z'1Rp
~~m~ Ms. Tonian Hahberg
Address l~ Gale ~laee, Santa :~'Ioni.ca, CA 90402
Cor~tact Persan Ranald H. Bona~aarte, Escr, phor~e (310) 471-3481
11911 5an Vicente B~vd., ~ui~e .i~.7r Los Angeles, (.1~. yUU4y
please descxtibe t~e psv~e~t and dea5~an b!~e appea~ed p~rkir~a Str~c~.ure for the Upward Baund Hous ina
'~xo~ect; 1011-11th St., 102Q-12th Street, San~a Nlonica, CA
Pro~ect Conc~.itional Use Fermzt 92--001 Develapment Review Per~t U2-~701,
Case Number ar.~~Var~ance 92-d01 and Variance 92-062
Address 1011-11th St. , 1Q20-12th Street, Santa Manica, C'A
Appiicant Ui~~ard Baund
Ong,nal hear~ng da[e Octol~r 27, 1993
Or~g~nal achor~ ~Pprov~ .a:SrTir_a 4~0:~ ~s set aL ~ in yttacr~-nent 1.
Please state the spec#k reaso~(s} tor ~e a~pe~l 'Phe speci~~c reasons for the appeal are set Qut
1I7 i':~taC~[Y2I1` ~ •
~1 ~GIOfi~{ S~C6 ~5 A66d9~. U56 `us:w Of bflR
5~~~ \_ ~ Nov~nber 10, 1993
RONALD H. BO~PARTE, ESQ.
~,ttornel~ for A~~ellant Tonian Hol~era
_ { oo~G ~
ATTACHMEIQT 1
P&Z DKV~' DB f!planishareigc~strptita92001 Sar~a Man~ca, Cal~orrna
Plar~rung CommiSSian Mtg 4etober 27, 1993 -
TQ The Honorable Plann~ng Commiss~on
FROM Plamm~g Staff
SUBJECT Text Amendment 92-4f?1. Condit~onal Use Permkt 92-~01, Development Re~iew
Permit 92-QO1, Vanance 92-401, and Vanance 92-QD2
Address 1011 11 th Street and 1020 12th Street
Applicant lipward Bound House
Y~r~oDVCrIO~T
,4cttan Application for a Text Amendment to allov~~ subterranean parku~g and storage uses m
the R2 (I.ov~ Densrt~~ Mu~tzp~e Famil~~ Residential} Distnct ~~ich a Cond~t~ona! Use Permit
pro<<ided the parkmg and storage uses are ancillan~ to a prunary use which Fs canc~itionally
permitted m the R2 Distr~ct, and to exem~t 10(}% affordable hous~ng pro~ects from the
requ~rement of 50 square feet of pnvate open space per umt m the R2-NW (Low Density
Multiple Family Residentia~-North of Wtlslure Overlay} Distnct, a Cond~tlonal iJse Peraut to
allow 477 subterranean parking spaces and 990 square feet af storage area for use by the
Methodtst Church at 1008 11th Street, a Deti~elopment Re<<iew Penrut to ailow the canstruction
of a three-story, approximatelti~ 51,000 square fo~t, 7$-unit semos housm~ pro~ect (tncludmg one
mana~er 5 u~ut) at 1411 llth Street w~ith 37 subterranean parku~g spaces and to allaw a twa
stor~~, approxunatel~~ 14.400 syuare faot. 22-urut transit~onal housing fac~~ty (mc~udmg one
manager s un~t) w~~th 17 subterranean parku~g spaces at 1020 12th Sueet, and Vanances to
perFn~t the construcuon af the seruor houszng ~acili[~~ at ~011 11[h Street wath 60% lot coverage
in-I~eu of the maxunum 50 ~ coverage permitted b~~ code and the canstruction of the transitionai
housing iacilin> with 55 ~ lot coverage m-~~eu of tl~e 50~ maxunum lot co~erage permztted by
code
Recomm~ndation Apgrovai based an che finduzgs and eondzt~ons contained here~n
Perm~t Streamluun~ Expirat~on Date• l~Tot appiicable to proJects requir~ng a Text Arnendment
SITE LOCATION AND DESCRIPT`iON
Two separate parcels are proposed for development The proposed senior housmg faeiltry wouId
be located at I011 1 i th 5treet on a 37.500 square foat parcel located ~n the east side of 1~th
Street between V-Tash~ngton Avenue and California Avenue ha~~ng a frontage af 154' on
V4'ashington Avenue Surroundmg uses cansist of a 3-stan a~artrnent buildmg, a church patking
lot, and a 3-story condom~uum across l Ith Caurt alley to the east, the Method~st Church across
11th Street to the west, 3-storv multifamily structures across Wash~ngton Avenue to the north,
I
A'F'~ACHMENT 1 ~ O ~ ~ ~ ~
ATTACHMENT 2
THE PROJECT DEC~SION TO BE APP~ALED
Use Permits: Pro~ect Conditional Use Permit 92-001, Development Review
Perm~t 92-0~1, and Var~ance 92-001 and Variance 92-442.
Address• 10'11 11th Street and 1020 '~2th Street, Santa Monrca, CA
Applicant: Upward Bound Housing Pro~ect
The decis+on to be appealed ~s that part of the Staff Recvmmendation, Variance
F~ndmgs, and Conclusions of the dec~sion of the Piannmg Commission of the Crty
of Santa Monica, which approved a hous~ng pro~ect as above-re#erenced (the
"Pro~ect"? whrch ~ncludes a m~n,mum of 278 and a max~mum o~ 539 park~ng
spaces for the Pro~eet to be develo~ed in #wo underground garage sites.
Both the f{nd~ngs and dec~s~on of the Piann~ng Gomm~sston, and the En~~ronm~ntal
Impact Report ("EIR") state that a min~mum o# 278 park~r~g spaces and a maximum
af 539 parkf~g spaces are necessary for the Pro~ect to accommodate the cars of
the proposed 78 un~t sentior ~ous~ng proyect and 22 un~t transrt~onal ~ousir~g
pro~ect, as w~ll as the present uses of the 800 seat Method~st Church auditor~um,
as summ~r,zed on Page 5 of tY~e letter to the Crty Plann~ng Staff from Lawrence &
Harding, attorney5 ~or the Pro~ect IAppendix, Exh~b~t ~]. Both of these reports
emphasize that no uses are contemplatec~ for future use o# the property other than
~~s present use by the Church and additional ~ase by the two proposed housing
pro~ects ft is the position of the Appel~ant that the m~nimum number of
subterranean spaces should be 202, and the maximum, 278, for the following
reasans:
1
ATTACHMENT 2 S- O O~~ G
1. Average usage by the 800 seat church facility shows only a 3 hour per~od,
._ __ once a week, where t~e 143 park~ng spaces presently allotted are filled ta
capacity The rest ot the time, the fac,l~t~es are negl~g~bly used [See
Appendix, Exhi~rt 2, pictures taken of the Churc#~ parkrng lot over a tt~ree
day per~od.]
2. The maximum usage as set forth on page 5 of the Parking Analysis er~closed
~n the Octaber 27, 1993 letter of ~awrence & Hard~ng, attorneys for the
Pro~ect's proponents, would ~e 282 spaces for the Ghurch, 6 days a year for
special ceremonies, when shuttle buses can be used from pubfcc parking
facil~t~es recently canstructed ~y the city 3 blocks away. Since these publ~c
park~ng fac~~:tses were des~gfied to meet the nesds o~ the Third Stre~t
Promenade, Sunday mornmg churchgoers w~ll not conflict w,th retarl and
re~staurant patrons.
3. The dec~saon o# the ~lannmg Corr~m~ss~on was to allow a m~n~mum of 278
and a max~murr~ af 539 parking spaces for the Project. T~e applicant's
attorney stated that, unless tt~ey had perm~ssion to build all of 539 parfcing
spaces, the Proiect would ~e "fatally damaged" and thus may not get
started. Th~s statement abv~ously shows a contemplated usage of the
facil~ty ~ar ar~d beyond the presEnt usage summarized on page 5 of ~he letter
of Lawrence & Hard~ng [see Append~x, Exh~b~t 3] The poss~~ihty of such
future additianal usage was stated on pp 4.3-4 and 4.3-5 ot t~e EIR. It
stated as fallows
As an additional 337 spaces are being providad, impacts
to parkEng are not antrcrpat~d, however, the abundance
of parking may in~~te non-pro~ect related ar church-
related park~ng uses. Th~s ~mpact w~ll t~e reduced to a
less tl~an s~gnrf~cant le~el after implemen#ation o#
2
~ 00097
recommended rr~rt~gat~on.
4. At the Plann~ng Comm~ss~on heanng, representat~ves af the Church stated
that the 337 spaces werenot going to be used by the C~urch during the
week and would be }eased to residents in the area or other Churches It is
part of the record that no ar~alysES of traffic impacts w~re made of such
leas~ng.
5. The EiR at August, 1993, does nat meet the requ~rements of t~e CalEforn~a
En~ironmentaf Quahty Act and the Crty o# Santa Mon~ca Code for the
fo~lawrng reasons:
A. After contemplatmg that the 337 spaces might const~tute an
abundance of parking tF~at cauld in~ite non-pro~ect related ar ct~urc~-
related park~ng uses, the EIR stated that "this impact will be reduced
to a less than s~gn~f~cant leveE after ~mplementat~on of recommended
mitigation " The recommended m~t~gation was never stated, or at best
~s deferr~d ta a s~bsequent submrttal called a parking management
pian.
B. The EIR does r~ot adequately address #he en~ironmental impacts of the
337 add,tEOna1 park~ng spaces that the Church is proposing to l~uild
underneath tf~e affordable housing pro~ect. Such impacts anclude
addrtianal traffic, noESe an[~ air poElution. The EIFi clearly states on
~ages 4.3-4 and 4.3-5 that none flf these impacts were analyzed. A
traffic im~act analysis must be requ~red, atherwise, the EIR rs
~nadequate as a matter of law
6. The usage o# any parkrng spaees beyond the max~mum as requ~red by the
Cocie of the City of Santa Monica fior the Pro~ect, i.e., 278, would irreparably
3
'~ Qd~~B
damage the resident~al use of the ne~ghborhood by permitting a traffic
}_ pattern tr~pled o~er present usage This tr~pled traffic pattern would c~amage
property values ta the po~nt that Enverse condemnat~on wo~ld resuft for the
pet~tioner`s property at 1027 11 th Street, Santa Monica, Cal,fornia.
7. To meet Code rEquirements, the appl~cants should ha~e performed a shared
use parkmg study to analyze ways of potent~ally reducmg the n~mber of
parking spaces required by the new pro~ect as well as meeting the ChUrch's
current parking needs.
CONC~USION
S. The Pro~eet shauVa be re~ected because:
[1 ] !f this par~Cing structure atone had been proposecf, ~t probably would
not have recei~ed appro~al from the Planning Commissian;
[2] The EIR was ~nadequately produced ~n that it d~d not meet statutary
star~dards of the state of California and code tequirements of the City
of Santa Mon~ca;
[3] The public hearing matfe ~t clear that th~re ~s I~ttle or no support for
this proaect in the surrounding neighborhood,
[4] The parking structure as offered will cause in~erse condemnatian to
the property of Appellant; and
4
OOC99
[5] It ~s ~nconce~vable that t~e Church w~ll be able to sec~re frnancir~g for
._ Y_ the 5 levels of subterranean parkmg.
DATEQ Navember ~~, 1993.
5
Respectfui~y submrtted,
BONAPARTE~& JOANNES
f
By • ' / ~
Ror~atd a. ~onaparte~
Attorney for Appellant
Tonian Hohberg
~ DO100
APPENDIX
EXHIBIT
2
3
DESGRIPT~QN
Letter from Lawrence & Harding
Photos of Site
Uses Summary
6
~ 00~01
~- oo~oz
EXHIBIT 1
coNFrRMA~~~~ne
CONFIRMS CO~Y P~EVlU ~~yr ~
L.Aw'RENGE & HARDI~rGON rRANS~~iI~~ ~la l~~f~~pfER
} tAO~E55~CMA~ COOPORPTIOn
OTTORNEYS A~ LAW' - ~25.^. 5-](Th STpEE~
C~~arSTOp~EF w~ HRpC~~G
'~ ' ' ~ S~~FE 3CC
F~[F./~qD A LA1M1"REMCE
SANTA MC`i~CO CRLIGORN~P 90<OI-~6C~
KENNE7H L KVTCHE~"r
~7 p '] T~LE°HONE (3i0~ 3fl3-~OC7
KEVIN v KCZa~ Octaber ~ 1 ~7~.1
/ FA~SIMI~E 1310~ 458-~955
KT~~ST~N F1:JBBAR~
VIA ME88ENGER
Drummond Buckley
Assoeiate Planner
City of Sartta Monica
1685 Main Street, Room 212
Santa Monica, CA 90401
Re: Parking Analysis/Upward Bound Project
Our File Na. 902D.1
Dear Drummond :
Enclased please find a Parking Analysis which was
completed earlier today. This Parking Analysis has been prepared
by Valerie Freshwater, the Executive Directar of Ugward Bound
House, ~nc., working in conjunction with aur office. The purpose
of the Parking Analysis is to demonstrate the need for the
additional church parking spaces d~signed in the subterranean
garages below the transitional housing and senior housing
facilities at 1~1~ Eleventh Street and 1020 Twelfth Street.
The Parkzng Analysis consists of five sections. The
first section is an analysis of the parking code requirements for
the existing c3~urch facilities at the First United Methodist Church
of Santa Monica ("Church"). This parking code analysis calculates
the number of parking spaces which would be requirec3 under today's
Zaning Ordinance for the individual buildings and uses located at
the Church. Currently, 124 spaces are pravided on the surface
parking lats at 1011 Eleventh Street and 1020 Twelfth Street.
Under the ~oning ordinance, 559 parking spaces would be required
for the existing church facilities, plus 54 spaces for the
affardable housing facilities. Thus, a total of 623 parking spaces
wauld be required under today's Zoning Code for these uses.
~f course, the existing church facilities are nat
required to comp~y with the parking requirements cantained in
taday's Zoning Ordinance. The Church is only legally obligated to
provide ~24 rep~acement parking spaces. Howe~~r, the Upward Bound
pro~ect propases ta enhance the grandparented parking by an
add~tianal 353 spaces, for a total of 477 church parking spaces
(including the 124 replacement parking spaces}. This means that
the off-street parking defic3ency af the Church will be dzm~nished
significantly.
~~IB~T ~
~ oaio3
LA~' RENGE & HARDI'~G
A PqC~(55~O~+~L C6pPOO,~.Y~ON
ATTOQNEYS AT LAW
~~ + Drummond Buckley
October 27, 1993
Page 2
It is impartant to remember that nane of these additional
parking spaces is 7.egally required. Hawever, the Church believes
that responsible planni,nq policies and practices provide ample
support for their proposal to increase the available supply of off-
street parking at this ~oeation.
Section II of the Parking Analysis prav~des a campar~son
of the 2oning Code parking standards and the proposed parking
spaces. "
Section III of the Parkxng Ana~ysis descrabes the variety
of events which occur on this site throughout the year, in addition
ta the sunday marning worship services.
Section IV of the Parking Analysis cantains a su~+m~.ry of
Church atter,dance figures aver the course of the year, You wi~l
note that peak attendance at the Church occurs approximately three
times per year, when 1,160 people attend the Church's ho~iday music
programs. That peak at~endance creates a prQ~ected parking demand
of 662 cars, based on 1.75 persons per car. (The parking demand
rata.o of 1.75 persons per car was pro~ided tv the Church by Kennon
Callahan, Ph,D., a nationally-recogn~zed planning consultant for
religxous institutions.} Thus, the Church estimates that it
experiences an actual peak parking demand of 662 cars, which ~s
comparab~e to the 621 spaces caiculated unc3er the Zaning Code
requirements for the Church's facilit~es.
Finally, Sect~on V of the Park~ng Analysis su~-marizes the
number ~~ parking spaces contained on each level of the
subter~anean parking garages designed for this project.
s oo~o~
L a~'RE~ GE & HARDjNG
~ oF7~E55•Ch~~ CCRO"JRATiO~.
A'TCRNEYS A- Li.w
"" ~ - Drummond Suckley
Octobe~ 27, 1993
Page 3
Based on the fozegaing, we believe there is amp~e support
for the number af parking spaces propased in this project.
V~ry truly yours,
~ ~ ~
Kenneth L. Kutcher
of LAWRENCE & HARDING N
a Prof~ssiana~ Corparation
Enclosuzes
cc: Santa Monica Plann~.ng Commission (w/encl.}
Suzanne Frick (w/enc1.J
D. Kenyon Webster (wfencl.)
Valerie Freshwater (w/encl.}
Lou Moench (w/encl.)
Tam McCarty (w/~ncl.)
~w 3LLTR,l27.9024
~ ~~~~5
.. - ~ UP~'~ARD BOLJ~~D HOUSE
PA.R.IL.Il`TG A.NALYSIS .'
1026,'93
I. CHURCH BUII,DII`TGS AI`'D PARKIl~'G CODE REQLTiRENIENTS
Sanct~ar~~
Sunday and Spec~al Even~s
Ma.~.mum Seaung Capacin~ 1,1 b0
in the sanctuary per fire code
Ma~.n.~um Seaung Capaciry in pews (inc~uc~rig chou seats) 850
Maxunum Ci~air/Mus~c~.an Capacin+ (vv~th stage add~uans} 250
Sar~ctuarv Squar-e Footage 8, I S$
Sanctuary Parla.ng Rec~u~rement Per Code (1 space per ~ fixed seats) 213
Chanel
Sunday and Spec~al Events -
Chapel Square Footage 1,200
Chapel parlang per code (1 space per SO f~) 15
$ocial Hall
Social Hall Sq~are Footage 5,888
Sacial Hall park~ng per code {1 space per $~ f[, j 74
Educatian Buitdin~
Sundav Qnlv _
Educat~o~ B~~lding Square Foatage 18,160
Education Bu~Iding pari:~ng per code (1 spaee per SO ft ) 227
h
~ OO~Ofi
Upv~,•ard Bound House
Parlan~ Analysts - -
-- - - Pa~e Two
10%2b/93
nurser~~ Schoo[
Manday 'I'hraugh Fnday
Staff IViembers
I~'[~imut~ Students ~+er da}
Parking req~u-ements per code
{1 space far each staff inember and 1 space for each 5 ctuldren}
C~ur~h ~f~~~
Monday Through Fnday
Square Footage
Parlang Per Code (1 space per 3QQ ft.)
UBH Of~Gg
Manda~~ T~augh Friday
Square Foatage
Parlang Per Code (1 space per 3Q0 ft.)
II PI~RKL'~G CODE SUNQvIAR~'
Tota~ C~urch Parlar~g needed ger code
Tota] Affordable Housing Facilit~~ Parking nuded per code
Total
Total Park~ng Proposed I
17
84
3~t
1,784
6
1,00 I
3
569
54
62~
53I
~
~
~ 0410~
Upvvard Bound Ho~se
Parl~n~ Ana]ysis - -
-- - - Pa~e Three
10,'26/33 _.
III CHURCH USES
Se~nda~~ Mornin~ vL'orshin
The Fust Uruted Methc~dist Church has the following Sunday Morn~z~g Acri~znes
Worship Services
Children's Classes
Adult Classes
Socsal Hours
Additiona! ~1ses
9.U0 a m. and 11:0(3 a m
9.aD a.m and 11:~0 a.m.
1~ 0~ a.~
I 0 QO a_~n to 1~.:00 a m.
1200noonto 1.04pm.
Community Bible Study at Trirun Bapnst {Average attendance of 3(f(}) True~ty Baprist's
lot can accam~-r,odate 7a
Wednesday Mornuag Christ~nas B?x??T Work Party (Average atte~zdance of l0a)
Special Worship As~ Wednesday, Mau~-dy Tt~ursday, C~ristmas Eve.
Music Goncerts (Average attendance 11ba) -
Oceanau~es Barbershop Singers {Average attendance 25)
4ceanaires ~ce Gteam Social (Average attendance 3Q0)
12-Step Groups {Average attendance 10)
Renred Teachers Luncheons (Average attendance 1CX3)
~~'ISE Alzheimer's Support Group (A~erage attendance 10)
Med~care Advocacy ProJect
Bo~~ Scouts {Six moops currendv meet at the Churc~i)
New Begzrimngs Gnef Group (Average attendance 15)
3ob Search Teains (Average attendance 15}
Thzift Sale (Average attendance 2~0}
Ctinsrmas Ba.zaar (Average attendance 20dj
Flu SY~oz Ciuucs (Average Attendance 204j
~ ool~$
Upward Bound House
Parl.7ng Analysis - _
-- - - Page Four
10/26/'93 :
Additional Uses (cqn~~)
Weddin~s (25 per yea~r. Average attendance i 50 - 200. Peak attendance 500 at Ieast tw~,ce
per year}
Funerals (1Q0 per year. Average attendance 75-100 Peak attendance G00 at least six nrnes
~r y~az)
Ad~ent Warkshop (Average attendance 250)
Lenten Dinne~ ('I'hree rime a year Average attendance at each duiner 250)
Quilt Show (Average attendance 300) ~
Westside Youth Ra3iy (Average azcenda~-ir,e 70)
Voting (Twioe per year)
Westside Shelter and Hunger Coali~on Coriference {Average attendance 2(}0)
SAMOHI Dehan Socieri~
Amencan Associauon af University Wamen (Average atcendance 10(l.}
C~lver Patms yMCp (Average attendance 100)
Carthorp School {Average attendance 125}
Assoexa~on of Square Dancers of Southern Californ~a (Average attendance 100)
Santa A'Ioruca S~ster Cit;~ Assacianon (Average attendance 1p0)
CaI~fornia Scholars}up Federanon {Average attendance 250}
Lea~e of V4'omen Voters
Rel~g~ous Art Festival O~pening (Averaae atce~da~nce 150 j
Greater LA Pansh Nurse Associanan
Emenru5 Co~lege
Summer Ad~entures
Durable Power of Attorne~~ ~'~orkshop
In ad~~tion there are approx~matelr ~-6 meenngs gaina on at the C~turch or~ most n3~h:s
(~~era~e atte~dance per night i04j
~ OQZ09
Up~~ard Bound House
Pariang Ar~alysls - ~
_f ~ _ Page F~ve
1 ~126193
N. USES SUMMARY
9:00 am Average Service Attendance
9:00 am Average Parking I~'eeds (based on I.75 per car)
10:00 am A~erage Socia.l Hour and Adult Sunday School Attendance
(40~'0 of 9.00 a.m. Sernce}
10:40 am A~erage Parlang Nee~s (based on 175 per car}'~
11:00 am Average Service Attendance
~ 1:Od am Avera~e Parldng Needs (based on 1.?5 per car?*
TotaI Peak Attendance
Total Peak Parltis~g Needs (based on 1.75 per ~ar)
High Attendance
High Attendazice Parking Needs (taased an 1.75 per car}
Medium H'igh Attendance
Medium I-~gh Attendance Par~ng Needs (based on 1.75 per car)
4b4
265
i85
1~5
309
17b
11 fia
662
ssa
485 .•"
650
371
* Note that highest average parking need at Sun~ay worslup is 2$2 spaces as people stay
over for the 1Q:()0 Sacial Hour and Adu~t Sunday Schoal Classes and other people are
arrivu~g ~or the 11:04 a.m. sernce,
Peak Atter~ciance ~Tu~nber af Days per Year
(Music Progr~.ms)
High to Meci~um High Attendance Number of Days per year
(Mather's Day, Easter, Chnstmas)
Average Attendance (4()0-500) Number of Days Per Year
(Church Sernce, Wedduzgs)
Lo~~ Average Attendance (20D-400} ~'umber of Days per Year
Char~ch Service and Spec~a? Events)
Low Attendance (~nder 2Q0} I~Tumber of Days per Year
(Special Events)
~' PLANNED PARKING
Ser~or Level One
Sen~or Level Twa
Semor Le~el `~ee
Senior Level Three and a Half
Tota 1
Transxnonal Le~el One
Transinonal Level Two
Trans~t~onal Level Three
Total
104
113
lza
$~
ax~
39
39
36
11~
23
43
293
Note 54 spaces w~l~ be req~ired for the Affordable Housina Faci3i~~es abave the gariang
3
. 3
~oi~o
EXHIBiT 2
~~ ooi~~
PARKlNG TALLY
DATE ~AY 4F WEEK T1M~ # CARS
71 th Street Lot # CARS
'12th Stree# Lot
1~/29193 Fr~day 1 1 25 sm 33 2
10/30/93 Saturday 2:00 pm 1 ~ 4
10/31/93 S~nday 9.15 am 130 62
10131193 Sunday 1 1• 1 Q am 108 4J
10/31/93 Sunday 5 30 pm 85 8
10/31/93 Sunday 8.00 pm 72 6
1 1/01/93 Monday 5 10 pm 19 1
1 3/071~3 Monday 7 14 pm 14 1
i 1/04/93 Thursday 10.30 am 43 1
1 1/04/93 Thursday 3 40 prn 27 'E
~ 7104193 Thursday 5 15 pm 14 1
1 1/05/93 Fr~day 2:p0 pm 20 2
~ ooi~~
ATT~AC~IIVIENT f
~ 0~113