SR-7-F
IF
CITY PLANNING DIVISION
Land Use and Transportation Management Department
M E M 0 RAN DUM
DA~2: May 1, 1991
:0: The Honorable Planning Commission
FROM: Planning staff
SUBJECT: Condit1onal Use Permit 91-013
Vesting Tentative Tract Map 50580
Address:
Applicant:
1142 Eighteenth Street
Henry 'larmark
SL'MMAR'l
Action: Application for a Conditional Use Permit and Vesting
Tentative Tract Map for a five unit condominium project. The
proposal meets all applicable development standards.
Recommendation: Approval with conditions
Permit streamlining Expiration Date: September 15, 1991
Subdivision Action Deadline: June 20, 1991
SITE LOCATION AND DESCRIPTION
The subject property is an 8,000 square foot corner parcel bound-
ed by Eighteenth street on the west, Seventeenth Court on the
east, and Wilshire Place North on the south. The property has a
50 foot frontage on Eighteenth street. Surrounding uses consist
of two detached one-story duplex units (R2) to the north, a two-
story commercial building and vacant land (C6) to the south, a
parking lot (R2) to the east, and a three-story multifamily
building (R2) to the west. There are no mature trees, signifi-
cant vegetation or existing structures on the site.
Zoning District: R2
Land Use District: Low Density Multiple Family Residential
Parcel Area: 50 Feet X 160 Feet = 8,000 Square Feet
PROJECT DESCRIPTION
The proposed project involves a Conditional Use Permit and Vest-
ing Tract Tract Map for a five unit condominium complex on one
lot with 13 parking spaces and associated landscaping. All of
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.
the proposed condornln1ums are two stor1es with a loft level for a
total build1ng hei~nt of 30 feet. The units range in size from
1,523 square feet to 1,622 square feet. Four of the units have
three bedrooms and one unit has two bedrooms. Twel ve semi-
subterranean parking spaces and one at grade parking space are
proposed. parking lot access would be provided from the rear
alley, Seventeenth Court, via Wilsh~re Place and Callfornia
Avenue.
!~NICIPAL CO~E AND GENERAL PLAN CONFOR~NCE
~he proposed proJect is consistent with the Municipal Code and in
conformity w1th the General Plan as shown 1n Attachment A.
CEQA STATUS
The project is categorically exempt from the provls1ons of CEQA
pursuant to Class 3(14) of the City of Santa Monica Guidelines
for Implementation of CEQA.
RENT CONTROL STATUS
Four buildings containing eighteen dwelling units have been
r:::!\oved from the rental housing market under the provisions of
tne Ellis Act.
~
The project is subject to a Parks and Recreation Facilities Tax
of $200 per unit and a Condominium Facilities Tax of $1,000 per
.saleable unit for a total tax of $6,000. In addition, the proj-
ect is required to comply with Program 12 of the Housing Element
of the General Plan as implemented by Ordinance No. 1519 (CCS),
which may be satisfied by providing affordable inclusionary hous-
ing on-site or by payment of an in-lieu fee. This fee, prior to
adj~stment in accordance with changes in the CPI, will be
$124,400 based on a gross residential proj ect area of 8,000
square feet.
ANALYSIS
pro;ect Design
The proposed project involves a one lot subdivision for the pur-
pose of constructing five (5) condominium units, 12 semi-
subterranean parking spaces and one quest parking space along the
rear alley (17th Court) for a total of 13 spaces. Four (4) of
the units have three (3) bedrooms and the rear unit has two (2)
bedrooms. The maximum height of the proposed building is two
stories (excluding the loft level) at 30 feet above the average
natural grade.
The project fronts onto lath Street, with a common walkway pro-
posed along the northerly property line for side yard access to
the front entry of the units. The walkway leading to the units
is accessible from the front, 18th Street, and the rear, l7th
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Court. The rear of the units have patios t.hat abut wilshire
Place to the south.
Lofts overlooking the master bedrooms are proposed in each unit.
The loft level is 1ncluded 1n the height limitat10n of the struc-
ture but is not counted as a story because they are intermediate
levels or mezzanines w1thout walls or partitions that do not ex-
ceed 33 1/3% of the floor area of the bedrooms they overlook.
The proposed loft areas consist of 70 square feet and the master
bedrooms have 210 square feet, equating to 33 1/3%. The lofts
provide access to the roof deck system facing Wilshire Place
which could be used as a rooftop patio area.
The original proposal submitted by the applicant included a flat
roof. The applicant redesigned the project for pitched roofs in
response to staff's concern that there be an appropriate transi-
tion in scale between the proj ect and the adj acent residential
development. A more detailed discussion of compatibility follows
below in Neighborhood Compatibility.
Parking and Circulation
Driveway access is proposed from a 12 foot wide driveway from the
rear alley, 17th Court, and is accessible from California Avenue
and wilshire Place. Twelve (12) semi-subterranean parking spaces
are proposed in secured two-car garage modules. Each garage
module has a stairway leading up to the interior first floor
level. A parallel, at grade, guest parJcinq space is proposed
along the Seventeenth Court alley, adjacent to the garage drive-
way. The driveway location, design, and the parking layout has
been reviewed for preliminary approval by the City Parking and
Traffic Engineer.
Neighborhood Compatibility
The surrounding neighborhood is characterized by low density,
multifamily residential development with intermittent single fam-
ily detached development. Structures vary in height from one
story to two stories with densities consistent with the R2, Low
Density Multiple Family Residential District of 29 dwelling units
per net acre. Commercial uses allowed in the C6, Boulevard Com-
mercial District border the southern boundary of the site along
the Wilshire corridor.
Residential properties adjacent to the Wilshire corridor are
uniquely located because they can serve as a transition between
the commercial and residential land uses. wilshire Place North,
which runs parallel to Wilshire Boulevard from Seventeenth Street
to Chelsea Avenue, functionally serves as a limited east-west
roadway providing alternate side and rear access for the commer-
cial establishments for parking or delivery services, and as an
access point to the rear alley system of the residential neigh-
borhood north of Wilshire Boulevard. properties adjacent to Wil-
shire Place North form the residential interface with the commer-
cial uses along Wilshire Boulevard and are exposed to more dis-
turbances from commercial operations and traffic. The proj ect
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proposal 1nvolves multifamily development which would serve ef-
fectively as a tra~sitional use bufferlng less intense res~den-
t~al development from the cornmerc1al development.
The mass and scale of the project has been designed to incorpo-
rate several changes in vertical and horizontal planes for a more
compatible relationsh1p with the existing residential develop-
ment. The vertical height elements of the building are scaled
down so that the loft level is 30 feet (excluding a two foot
parapet), the roof deck wall is 25 feet, and the roof of the
second level is 22 1/2 feet in height. With the exception of the
loft level which has a flat roof, all other roofs are pitched to
reduce the mass of the building. Several breaks in horizontal
plane are utilized along the axis of the building with recessed
room separations and patios. Window openings of varying size and
height provide more horizontal and vertical variation.
The design of the project employs several provisions to form a
compatible interface with the surrounding residential develop-
ment. An unexcavated side yard has been positioned between the
project and the adjacent duplex residences on the north to pro-
vide a four (4) foot landscaped sideyard. The backyard and roof
deck patios are proposed on the opposite side of the building
away from the existing residence for more privacy. Pitched
building roofs have been utilized to reduce the building mass and
provide a more residential appearance that is compatible with the
existing duplexes to the north. Development across Eighteenth
Street is comprised of predominantly similar multifamily dwell-
ings that are spatially separated by 60 feet of right-of-way, 40
feet of setbacks, and street landscapinq. The adjacent building
at the rear across Seventeenth Court serves a similar transition-
al purpose by providing multifamily development adjacent to com-
mercial development. with the exception of the driveway and the
side entry, there are no windows or doors facing the building at
the rear that could potentially infringe upon the privacy of both
residents.
Conclusion
The proposed project complies with all applicable provisions of
the Zoning Ordinance, Subdivision Ordinance and the General Plan.
The project is also compatible with the surrounding neighborhood
and residences.
RECOMMENDATION
It is recommended that the Planning commission approve Condition-
al Use Permit 91-013 and Vesting Tentative Tract Map 50580, sub-
ject to the following findings and conditions.
TENTATIVE TRACT MAP FINDINGS
1. The proposed subdivision, together with its provision for
its design and improvements, is consistent with applicable
general and specific plans as adopted by the City of Santa
Monica, in that the project conforms to the standards for
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residential development established for properties in the
R2, Low Density Multiple Family Residential Distr1ct.
2. The site is physically suitable for the proposed type of
development, 1n that the slte is regularly shaped with
flat terrain to appropriately accommodate the provision of
requlred parking, setbacks and landscaping.
3. The site is physically suitable for the proposed density
of development, in that the project site has 8,000 square
feet of area in the R2 District which can accommodate f1ve
(5) units at 1,300 square feet per unit.
4. The design of the subdivision or the proposed improvements
will not cause substantial environmental damage or sub-
stantially and avoidably injure fish or wildlife or their
habitat, in that the proposed project involves the
development of a vacant parcel in an urban area that once
had buildings on it and has no significant vegetation or
wildlife resources.
5. The design of the subdivision or the type of improvement
will not cause serious public health problems, in that all
utilities and public emergency services provide service to
the site.
6. The design of the subdivision or the type of improvements
will not conflict with easements, acquired by the public
at large, for access through, or use of, property within
the proposed subdivision, in that existing utilities are
adjacent to the project site within improved roadways and
existing easements.
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use is one conditionally permitted within the
subject district and complies with all of the applicable
provisions of the "City of Santa Monica Comprehensive Land
Use and Zoning Ordinance" I in that the proposed proj ect
involves the construction of multifamily housing which is
principally permitted within the R2, Low Density Multiple
Family Residential District.
2. The proposed use would not impair the integrity and
character of the district in which it is to be established
or located, in that the proposed project has been designed
with compatible elements of scale and mass consistent with
the surrounding mUlti-family development.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that the project complies with
the standards established for the R2 District for adequate
site area per unit, parking, open space and landscaping.
4. The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
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are to remain, 1n that present land use is vacant and
designated :~r ~ultifamily development of a similar densi-
ty to the project proposal.
5. The proposed use would be compatible with existing and
permissible land uses w~thin the district and the general
area in which the proposed use is to be located, in that
the project is a transitional land use serving as an 1n-
terface between the C6, Boulevard commercial District and
the existing, less intense residential development allowed
in the R2, Low Density Multiple Family Residential
District.
6. There are adequate provisions for water, sanitation, and
public utilities and services to ensure that the proposed
use would not be detrimental to public health and safety,
in that existing utilities are adjacent to the site within
improved roadways and easements and within the emergency
service area.
7. PUblic access to the proposed use will be adequate, in
that the site is adequately served by an existing network
of streets and transit routes.
8. The physical location or placement of the use on the site
is compatible with and relates harmoniously to the sur-
rounding neighborhood, in that the project is a transition
of more intense residential development adjacent to com-
mercial development that buffers less intense residential
uses with multifamily building elements of compatible
mass, scale and building height.
9. The proposed use is consistent with the goals, objectives,
and policies of the General Plan, in that the proposed
project would implement the plans and policies for build-
out of the R2, Low Density Multiple Family Residential
District.
10. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or general welfare,
in that adequate infrastructure and emergency services are
available, an existing street and transit network serves
the site, and all applicable regulations relative to the
development of the proj ect for open space ( parking, and
development standards have been complied with.
11. The proposed use conforms precisely to the applicable per-
formance standards contained in Subchapter 6, Section 9050
and special conditions outlined in Subchapter 7, section
9055 of the City of Santa Monica Comprehensive Land Use
and zoning Ordinance, in that these sub chapters are not
applicable to new condominium developments.
12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that the area
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is zoned for rnul ti-farnily residential use, and the pro-
posed proj ect '.....ould provide addi tlonal housing t....here a
hous~ng imbalance currently exists throughout the
community.
CONDITIONAL USE PERMIT CONDITIONS
Plans
1. ThlS approval is for those plans dated (4/16/91), a copy
of which shall be maintained in the files of the City Plan-
ning Division. Project development shall be consistent
with such plans, except as otherwise specified in these
conditions of approval.
2. The Plans shall comply with all other provisions of Chap-
ter 1, Article IX of the Municipal Code, (Zoning Or-
dinance) and all other pertinent ordinances and General
Plan policies of the city of Santa Monica.
3. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
4. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subj ect to Planning Commission
Review. Construction shall be in conformance with the
plans submitted or as modified by the Planning Commission,
Architectural Review Board or Director of Planning.
Architectural Review Board
5. Prior to consideration of the project Py the Architectural
Review Board, the applicant shall review disabled access
requirements with the Building and Safety Division and
make any necessary changes in the project design to
achieve compliance with such requirements. The Architec-
tural Review Board, in its review, shall pay particular
attention to the aesthetie, landscaping, and setback im-
pacts of any ramps or other features necessitated by ac-
cessibility requirements.
6. The Architectural Review Board, in its review, shall en-
sure that at least 50% of the required front yard setback
and sot of the unexcavated side yard setback shall be ade-
quately landscaped.
7. Plans for final design, landscaping, screeninq, trash en-
closures, and signage shall be Subject to review and ap-
proval by the Architectural Review Board.
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8. The Architectural Review Board, in its review, shall pay
partic~lar a~tention to the project's pedestrian or~enta-
tion and amen~ties; scale and articulation of design ele-
ments; exterior colors, textures and materials: w1ndow
treatment: glazing; and landscaping.
9. Construct1on per~od s1gnage shall be subject to the
approval of the Architectural Review Board.
10. Landscaping plans shall comply with Subchapter 5B
(Landscaping Standards) of the zoning ordinance including
use of water-conserving landscaping materials, landscape
maintenance and other standards contained in the
Subchapter.
11. Refuse areas, storage areas and mechanical equipment shall
screened in accordance with SMMC Section 9040.13-9040.15.
Refuse areas shall be of a size adequate to meet on-site
need, including recycling. The Architectural Review Board
in its review shall pay particular attention to the
screening of such areas and equipment.
12. No gas or electric meters shall be located within the re-
quired front or street side yard setback areas. The Ar-
chitectural Review Board in its review shall pay particu-
lar attention to the location and screening of such
meters.
Fees
13. The city is contemplating the adoption of a Transportation
Management Plan which is intended to mitigate traffic and
air quality impacts resulting from both new and existing
development. The Plan will likely include an ordinance
establishing mitigation requirements, including one-time
payment of fees on certain types of new development, and
annual fees to be paid by certain types of employers in
the City. This ordinance may require that the owner of
the proposed proj ect pay such new development fees, and
that employers within the project pay such new annual ~m-
ployer fees related to the City's Transportation Manage-
ment Plan.
14. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unites) on the subject lot,
per and subject to the provisions of section 6670 et seq.
of the Santa Monica Municipal Code.
Construction
15. Unless otherwise approved by the Department of General
Services, all sidewalks shall be kept clear and passable
during the grading and construction phase of the project.
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16. Sldewalks, curbs, gutters, paving and driveways which need
replacing or removal as a result of the proJect as deter-
m1ned by the Department of General Services shall be re-
constructed to the satisfaction of the Department of
General Serv1ces. Approval for this work shall be ob-
ta1ned from the Department of General Services prior to
issuance of the building permits.
17. Vehicles hauling dirt or other construction debris from
the s1te shall cover any open load with a tarpaulin or
other secure covering to minimize dust emissions.
18. street trees shall be maintained, relocated or provided as
required in a manner consistent with the city's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
19. A construction period mitigation plan shall be prepared by
the applicant for approval by the Department of General
services prior to issuance of a building permit. The ap-
proved mitigation plan shall be posted on the site for the
duration of the project construction and shall be produced
upon request. As applicable, this plan shall 1) Specify
the names, addresses, telephone numbers and business
license numbers of all contractors and subcontractors as
well as the developer and architect; 2) Describe how de-
molition of any existing structures is to be accomplished;
3) Indicate where any cranes are to be located for erec-
tion/construction; 4) Describe how much of the public
street, alleyway, or sidewalk is proposed to be used in
conjunction with construction; 5) Set forth the extent
and nature of any pile-driving operations ~ 6) Describe
the length and number of any tiebacks which must extend
under the property of other persons; 7) specify the na-
ture and extent of any dewatering and its effect on any
adjacent buildings~ 8) Describe anticipated contruction-
related truck routes, number of truck trips, hours of
hauling and parking location; 9) Specify the nature and
extent of any helicopter hauling~ 10) state whether any
construction activity beyond normally permitted hours is
proposed; 11) Describe any proposed construction noise
mitigation measures; 12) Describe construction-period
security measures including any fencing, lighting, and
security personnel; 13) Provide a drainage plan; 14)
Provide a construction-period parking plan which shall
minimize use of pub I ic streets for parking: 15} List a
designated on-site construction manager.
20. A sign shall be posted on the property in a manner consis-
tent with the public hearing sign requirements which shall
identify the address and phone number of the owner and/or
applicant for the purposes of responding to questions and
complaints during the construction period. Said sign
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shall also 1ndicate the hours of permissible construction
wor1c .
21. A copy of these condi t10ns shall be posted in an easily
v1s1ble and accessible location at all times during con-
struction at the project site. The pages shall be lami-
nated or otherw1se protected to ensure durability of the
copy.
EnV1ronmental Mitigation
22. Ultra-low flow plumbing fixtures are required on all new
development and remodeling where plumbing is to be added.
(Maximum 1.6 gallon toilets and 1.0 gallon urinals and low
flow shower head.)
23. Prior to issuance of a Certificate of Occupancy, project
owner shall present documentation to the General Services
Department certifying that existing Santa Monica occupan-
cies with toilets installed prior to 1978 have been retro-
fitted with ultra low-flow toilets (1.6 gallons per flush
or less) such that development of the new project will
not result in a net increase in wastewater flows. Flow
from existing occupancies which will be removed as part
of the new development may be deducted from flow at-
tributable to the new development if such occupancies have
been occupied within one year prior to issuance of a
Building Permit for the proposed project. Alternatively,
proj ect owner may provide a payment to the General Ser-
vices Department in an amount specified by General Ser-
vices in lieu of the installation requirement, which funds
shall be used by the City for the exclusive purpose of
achieving compliance with this condition by retrofitting
existing occupancies. Flow calculations for new develop-
ment and existing occupancies shall be consistent with
guidel ines developed by the General Services Department.
Projects subject to this condition shall not be eligible
for the IIBaysaver" rebate program.
Miscellaneous CUP Conditions
24. The building address shall be painted on the roof of the
building and shall measure four feet by eight feet (32
square feet).
25. If any archaeological remains are uncovered during
excavation or construction, work in the affected area
shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at
project's owner's expense. A determination shall then be
made by the Director of Planning to determine the sig-
nificance of the survey findings and appropriate actions
and requirements, if any, to address such findings.
26. Street and/or alley lighting shall be provided on public
rights of way adjacent to the project if and as needed per
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the specifications and with the approval of the Department
of General S~~1ces.
27. Any lofts or mezzanines shall not exceed 99 square feet
unless appropr1.ate required parking is supplied. Such
areas shall also not exceed 33.3% of the room below unless
comp11ance with the district.s limits on number of stories
can be ma1nta1ned.
28. No fence or wall within the required front yard setback,
inclusive of any subterranean garage slab and fencing or
railing on top thereof, shall exceed a height of 42" above
actual grade of the property.
29. A security gate shall be provided across the opening to
the subterranean garage. If any guest parking space is
located in the subterranean garage, the security gate
shall be equipped with an electronic or other system which
will open the gate to provide visitors with vehicular ac-
cess to the garage without leaving their vehicles. The
securi ty gate shall receive approval of the Police and
Fire Departments prior to issuance of a building permit.
Validity of Permits
30. In the event permittee violates or fails to comply with
any conditions of approval of this permit, no further per-
mits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully
remedied.
31. Within ten days of Planning Division transmittal of the
statement of Official Action, project applicant shall
sign and return a copy of the Statement of Official Action
prepared by the Planning Division, agreeing to the Condi-
tions of approval and aCknowledging that failure to comply
with such conditions shall constitute grounds for poten-
tial revocation of the permit approval. By signing same,
applicant shall not thereby waive any legal rights appli-
cant may possess regarding said conditions. The signed
statement shall be returned to the Planning Division.
Failure to comply with this condition shall constitute
grounds for potential permit revocation.
32. 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 the ap-
peal. Any appeal must be made in the form required by the
Zoning Administrator. The term of approval of this permit
shall expire two years from the permit's effective date,
unless a building permit has been issued for the project
prior to the expiration date.
33. Within thirty (30) days after final approval of the proj-
ect, a sign shall be posted on site stating the date and
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