SR-7-B (20)
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LUTM:PB:DKW:DB/cup006cc.pcword.plan
Council Mtg: May 26, 1992
Santa Monica, catWo:2nfiJ992
TO: Mayor and City Council
FROM: City staff
SUBJECT: Appeal of CUP 92-006, VAR 92-010, and OC 92-005
regarding the establishment of a 45-child preschool in
the R3 (Medium Density Multiple Residential) District
at 1444 10th street
Applicant: cindy Wasson
Appellant: David Brown
INTRODUCTION
This report recommends that the city council uphold the appeal
and amend the Planning Commission action, which approved a
Conditional Use Permit to allow the establishment of a 45-child
preschool in the R3 District, a Variance to allow 4 (including
one tandem) on-site parking spaces in-lieu of the 14 parking
spaces required by code, and an Occupancy Permit to allow the
re-occupancy for commercial purposes of a 5-unit apartment
building removed from the rental market via the Ellis Act.
BACKGROUND
Planning Commission Action
On April 8, 1992, a Planning Commission public hearing was held
regarding Conditional Use Permit 92-006, Variance 92-010 and
Occupancy Permit 92-005. At that time, staff recommended that
the Planning commission approve these permits to allow a proposed
40-child/5-staff member preschool, with conditions requiring that
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7--8
MAY 2 6 1992
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f
the
It
applicant
maintain
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existing
on-site
parking
spaces
(including one tandem space) and a total of 3 off-site parking
spaces leased for a minimum of 5 years at a location within 1000
feet of the project site.
The Planning Commission approved a
preschool with a maximum of 45 children, with 4 on-site parking
spaces (including one tandem space) in-lieu of the 14 spaces
required by code, a time limit parking zone for three parking
spaces in front of the project site, and no off-site parking
requirement.
The Planning Commission allowed two existing parking spaces on
the subject property to be converted to playground use, and in
eliminating the off-site parking requirement proposed by staff,
the Commission found that the need for child care services in the
city superseded the need to meet zoning ordinance parking
requirements of one space for each 5 children plus one space per
staff member.
commissioners also indicated that they felt the
Zoning Ordinance parking requirement was
excessive.
The
Commission imposed several conditions to mitigate the impacts of
the preschool on parking in the neighborhood, including:
- Pick-up and drop-Off from the alley with a condition
allowing the City Parking and Traffic Engineer to require
Tenth Street loading if problems are observed from the
alley arrangement.
- Establishment of a three-vehicle, I5-minute time limit
parking zone at the Tenth street frontage of the subject
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parcel to supplement the pick-up and drop-off activities
occurring in the alley.
A requirement that the applicant come before the
Planning Commission with a report on parking demand
generated by the subject business within one year of the
issuance of a business license for the subject property.
other conditions and findings made by the Planning Commission are
contained in the Commission's statement of Official Action
(Attachment B).
Appeal
David Brown, a resident of the apartment building located
directly to the north of the proposed preschool, appealed the
Planning Commission's action on April 22, 1992. Mr. Brown
contends that the proposed preschool will bring the residents of
his apartment building and "the seventy-five residents of 10th
and 9th streets" the double burden of reduced parking and
increased noise while providing no benefits (Attachment C).
Staff acknowledges that the project will increase noise in the
immediate vicinity of the site. However, because the subject
property is bordered on one side by a 4-story medical office
building, the increased noise is likely to only affect one
residential structure, 1438 10th street, which is the adjacent
2-story apartment building where the appellant resides. To some
extent, the noise created in the main play area on the southern
side of the parcel will be buffered by the 1-story preschool
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buildings located on the northern portion of the site. In
addition, the Commission imposed a condition limiting the hours
of allowable play to 9:00 a.m. - 6:00 p.m. in the outdoor play
areas which are directly adjacent to the neighboring apartment
building.
staff agrees with the appellant that, as conditioned by the
Planning commission, the use has the potential to negatively
impact the availability of parking in the vicinity. staff
originally proposed to maintain all on-site parking spaces and 3
off-site spaces, for a total of 9 parking spaces in-lieu of the
13 on-site spaces required by the Zoning Ordinance for the
original proposal. However, the Commission voted 6-0 to approve
the project without these conditions, while requiring the
creation of a short-term street parking area in front of the
property, a special condition regarding alley pick-up and
drop-off of children, and a one-year review of parking demand.
The amendments suggested by staff as part of this appeal,
including the replacement of a three-car, 15-minute parking zone
with a three-car, 15-minute loading zone, will not significantly
alter the mitigating effect of the Commission's original action.
After filing the appeal, the appellant raised concerns regarding
the approved proj ect' s compliance with Santa Monica Municipal
Code (SMMC) requirements for the use of alleys, the establishment
of 15-minute time limit parking zones, and the provision of
loading spaces for preschools with 21-60 children. First, the
appellant believes that the Planning Commission's provision to
allow alley pick-up and drop-off of children is in violation of
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SMMC section 3371, "Standing or Parking in Alleys," which states
that "no person shall stop, stand or park a vehicle in any alley
in such a manner so that the passage there-through of any fire
truck, public sanitation truck or other vehicle lawfully using
such alley is or would be obstructed or hindered." Staff
believes that the condition imposed by the Planning Commission,
which does not allow vehicles to park in the alley and which
provides for the City Parking and Traffic Engineer to require
Tenth Street pick-up and drop-off if the alley arrangement proves
problematic, conforms to the requirements of SMMC section 3371.
Secondly, the appellant contends that the proposal is in
violation of SMMC Section 3364, "Green parking Zones," which
allows IS-minute parking zones only for "Federal, state, County,
County and City facilities and public and parochial schools."
The appellant contends that the proposed preschool does not
constitute a public or parochial school. Staff recommends that
the Planning Commission's condition be modified to require three
yellow loading zone spaces as provided under SMMC Section 3365,
which may be conditioned to be effective Monday through Friday
between the hours of 7:30 a.m. and 6:30 p.m. and which may be
used to load and unload for a period not to exceed 15 minutes.
The issue of whether SMMC section 3364 can be read to include
private day care centers thus need not be resolved at this time.
The establishment of a three-car yellow loading zone also may
address the appellant's third code compliance concern, regarding
SMMC section 9045.3 (f), which requires that a preschool with
21-60 children contain a minimum of two loading spaces, of which
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one may be provided on the street frontage. Although the
Planning commission's action did not specifically provide for a
variance on this issue, the council may amend the Commission's
variance findings and conditions to provide for a variance to
require two on-street loading spaces in-lieu of the one
off-street and one on-street loading space required by code.
Alternatively, the Council may require the applicant to file an
additional application for a variance of loading spaces, or may
require an on-site loading space to conform to code requirements.
staff recommends that the Council modify the Commission's
findings and conditions for Variance 92-010.
Prior to the Commission action, the appellant also submitted a
petition and letter opposing the proposal, which are contained in
Attachment D along with correspondence from people who oppose or
favor the proposal.
Conclusion
Although the Commission's action did not precisely match staff's
original recommendations, the project, as conditioned, is not
expected to substantially impact the immediate area. Further,
staff is in agreement with the Commission regarding the need for
child care in Santa Monica and the appropriateness of a preschool
at the proposed location. Therefore, staff recommends that the
Council uphold the appeal and amend the Commission's action per
the findings and conditions contained herein.
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Public Notification
Pursuant to Municipal Code section 9130.8, within 30 days after
the subject application was deemed complete, the applicant posted
a sign on the property stating the following information:
Project case number,
brief project description,
name and
telephone number of applicant, site address, date, time and
location of public hearing, and the Planning and Zoning Division
phone number. It is the applicant's responsibility to update the
hearing date if it is changed after posting.
In addition, pursuant to Municipal Code Section 9131.5, Notice of
the Planning Commission and City Council public hearing was
mailed to all owners and residential and commercial tenants of
property located within a 500 foot radius of the project at least
ten consecutive calendar days prior to the hearing.
A copy of
the notice is contained in Attachment A.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the City Council uphold the
appeal and amend the Planning Commission'S action, as follows:
CONDITIONAL USE BERMIT 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
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Use and Zoning ordinance", in that section 9013.4(c) per-
mits child day care centers in the R3 District with the
issuance of a conditional Use Permit.
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 child day care centers are condition-
ally permitted in the R3 District, and the subject parcel
is immediately adjacent to a parcel in the BCD District,
where child day care centers are permitted by right.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that it is of sufficiently
level grade to accommodate the proposed use.
4. The proposed use is compatible with any of the land uses
presently on the subject parcel if the present land uses
are to remain, in that the existing land uses are not to
remain.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located, in that
it is located in a transitional area between the parcel in
the R3 District, containing a 2-story apartment building,
and a parcel in the BCD District containing a 4-story
medical office building.
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 the subject parcel is located in an urban infill
area with adequate access to all necessary infrastructure.
7. Public access to the proposed use will be adequate, in
that the parcel contains 50' of frontage on an existing
alley and public street.
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 proposed use would uti-
lize existing buildings on the site which are compatible
with the surrounding neighborhood.
9. The proposed use is consistent with the goals, objectives,
and pOlicies of the General Plan, ir. that the proposed use
is neighborhood serving and is a conditionally permitted
use in the R3 District.
10. The proposed use would not be detrimental to the public
interest, ~ealth, safety, convenience, or general welfare,
in that it is a conditionally permitted use in the R3
District.
11. The proposed use conforms precisely to the applicable per-
formance standards contained in subchapter 6, section 9050
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and special conditions outlined in Subchapter 7, Section
9055 of the city of Santa Monica Comprehensive Land Use
and Zoning Ordinance, in that it is conditioned to conform
to section 9055.3, except as modified by a variance for
parking.
12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that there is
only one other child care facility in the immediate
vicinity.
VARIANCE FINDINGS
1. The subject property is a 7,500 sq.ft. parcel located on
the west side of loth Street between Santa Monica
Boulevard and Broadway having a frontage of 50 feet. Sur-
rounding uses consist of a 2-story apartment building (R3)
to the north, a 4-story medical office building (BCD) to
the south, two single family dwellings (BCD) across 10th
Street to the east and parking for a 1-2 story apartment
building across a 20' alley to the west. Existing on-site
uses include five one and two story rental units regis-
tered with the Rent Control Administration which have been
removed from the rental market via the Ellis Act. There
are one mature tree and several immature trees and mature
shrubs on the site.
2. The applicant originally proposed to establish a child day
care center with a total of 40 children and 5 staff mem-
bers, with 3 on-site (plus one tandem for a total of 4)
parking spaces in-lieu of the code minimum 13 parking
spaces for a project of this size.
3. The City Council approves the applicant's request wi th
cond1tions that require a yellow loading zone for three
vehicles be established at the curb in front of the sub-
ject property, and other mitigating conditions. In addi-
tion, the City Council allows up to 45 children to attend
the facility at any given time, rather than the maximum of
forty originally proposed by the applicant.
4. There are special circumstances or exceptional charac-
teristics applicable to the property involved, including
size, shape, topography, location, or surroundings, or to
the intended use or development of the property that do
not apply to other properties in the vicinity under an
identical zoning classification, in that re-use of the
existing apartments for a proposed preschool as a transi-
tional use is a special circumstance.
5. The granting of this variance will not be detrimental or
injurious to the property or improvements in the general
vicinity, in that the proposed use conditionally permitted
in the R3 District, and, as conditioned, will not create a
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severe impact on the demand for street parking or loading
in the area.
6. A strict application of the zoning code would result in
practical difficulties or unnecessary hardship to the ap-
plicant, and would result in unreasonable deprivation of
the use or enjoyment of the property, in that a preschool
is a conditionally permitted use in the R3 District and,
as conditioned, the proposal would mitigate the impacts of
the parking and loading variance at the site.
7. The granting of this variance will not be contrary to or
in conflict with the general purposes and intent of the
Zoning Code, or to the goals, objectives and policies of
the General Plan, in that such uses generally do not
generate high parking demand, and addressing child care
and educational needs of the community is a high priority
of the City.
8. The granting of this variance will not impair the integri-
ty and character of the district in which it is located,
in that child day care centers are a conditionally permit-
ted use in the R3 District and, as conditioned, the pro-
posal will not have an adverse impact on street parking or
loading in the area. In addition, the variance will allow
the establishment of a use which is considered a high
priority of the city.
9. The subject site is physically suitable for this variance,
in that it is a developed lot of SUfficiently level grade
for the proposed use.
10. There are adequate provisions for public access, water,
sanitation, and public utilities and services, in that tne
subject parcel is a developed lot in an urbanized area
with complete access to the necessary infrastructure as-
sociated with the proposed use.
CUP CONDITIONS
1. This approval is for those plans dated 2-2-92, 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.
within ten days of Planning Division transmittal
Statement ~f Official Action, project applicant
sign and return a copy of the statement of Official
prepared by the Planning Division, agreeing to the
tions of approval and acknowledging that failure to
of the
shall
Action
Condi-
comply
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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.
4. This determination shall not become effective until a
final determination is made on the appeal. Any appeal
must be made in the form required by the Zoning Ad-
ministrator. The term of approval of this permit shall
expire one year from the permit's effective date, unless a
building permit or business license has been issued for
the project prior to the expiration date. One three-month
extension of the one year period may be permitted if ap-
proved by the Director of Planning. Applicant is on
notice that extensions may not be granted if development
standards relevant to the project have changed since proj-
ect approval.
5. within thirty (30) days after final approval of the proj-
ect, a sign shall be posted on site stating the date and
nature of the approval. The sign shall be posted in ac-
cordance with the zoning Administrator guidelines and
shall remain in place until a building permit is issued
for the project. The sign shall be removed promptly when
a building permit or business license is issued for the
project or upon expiration of the Conditional Use Permit.
Special Conditions for Child Day Care Centers in Residential
Districts
6. The proposed project shall conform to all property
development standards of the zoning district in which it
is located unless otherwise provided in this Section, or
provided through a variance.
7. Stationary play equipment shall not be located in required
side yards.
8. For purposes of noise abatement, a six foot high solid
fence shall be constructed on the interior side property
lines separating two residential parcels. In the front
yard, a fence or wall shall not exceed 42 inches in height
on interior parcels, unless it is previously existing.
Materials, textures, colors,and design of the fence or
wall shall be compatible with on-site development and ad-
jacent properties. All fences or walls shall provide for
safety with controlled points of entry.
9. On-si te parking for child day care centers shall conform
to the provisions of Subchapter SE, except as provided
through a variance.
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10. The city Parking and Traffic Engineer shall approve a pas-
senger loading plan.
11. Passenger loading areas shall be illuminated. The light-
ing shall be directed away from adjacent properties and of
an intensity compatible with the residential neighborhood.
12. For the purposes of noise abatement in residential dis-
tricts, outdoor activities may only be conducted between
the hours of 7:00 a.m. to 8:00 p.m.
13. The proposed project shall be state licensed and shall be
operated according to all applicable state and local
regulations.
Special Condition
14. The proposed preschool shall not contain more than 45
children at any given time.
15. The two play areas which abut the adjacent apartment
building (the paved area at the rear of the site and the
wooden deck at the side of the property) shall not be uti-
lized for child play before 9:00 a.m. nor after 6:00 p.m.
VARIANCE CONDITIONS
1. This determination shal~ become effective 14 days from the
date a determination is made by the Planning commission.
2. The applicant shall comply with all other provisions of
Chapter 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. The approval of this permit shall expire one year from the
perm1t's effective date, unless, in the case of new
development, a building permit has been obtained, or in
the case of a change of use, a business license has been
issued and the use is in operation prior to the permit
expiration date. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months. Applicant is on notice that
extensions may not be granted if development standards
relevant to the project have changed since project
approval.
4. Within ten days of transmittal of the statement of Offi-
cial Action, project applicant shall sign a copy of the
Statement of Official Action prepared by the Planning Di-
vision, agreeing to the Conditions of approval and
acknowledging that failure to comply with such conditions
shall constitute grounds for potential revocation of the
permit approval and return said Statement to the Planning
Division. Failure to comply with this condition shall
constitute grounds for potential permit revocation.
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5. A total of 4 on-site parking spaces shall be maintained,
including one in a tandem arrangement. The two rear out-
door parking spaces may be converted to outdoor play area.
The two existing
visi tors of the
Employee parking
parking spaces in
parcel.
7. A yellow loading zone, with a capacity of three vehicles,
shall be established by the City Parking and Traffic En-
gineer at the 10th street frontage of the subject parcel.
A city sign, paid for by the applicant, shall state that
the loading zone has a 15 minute time limit and is effec-
tive Monday through Friday between the hours of 7:30 a.m.
and 6:30 p.m. The loading zone is intended to be for oc-
casional drop-off and pick-up of children unless otherwise
required by City Parking and Traffic Engineer to become
the primary loading area.
garage spaces shall be accessible to
subject parcel during business hours.
shall be limited to the two existing
a tandem arrangement at the front of the
6.
8. The primary pick-up and drop-off (" loading") of children
shall take place at the alley, provided that all vehicles
enter from Broadway exclusively; that pick-up and drop-off
activity will take place in an orderly manner; that queu-
ing in the alley shall not extend to the sidewalk on
Broadway; and that, if complaints are received from neigh-
boring residential complexes, then the city Parking and
Traffic Engineer may require that all pick-up and drop-off
be conducted from the 10th street frontage.
9. Either one or two "international traffic signs for chil-
dren" shall be posted in the alley near the subject par-
cel's pick-up/drop-aff area, at the expense of the appli-
cant and per the approval of the City Parking and Traffic
Engineer.
10. The applicant shall "flyer" all occupants of 10th street
between Broadway and Santa Monica Boulevard once annually
regarding preschool acti vi ties, beginning one year from
the date of issuance of a business license for the subject
use.
11. within one year after the issuance of a business license,
the applicant shall return to the Planning commission with
a report on parking demand for the project.
12. One year after the issuance of a business license, plan-
ning staff shall mail a notice stating that a report on
parking demand is available for review. This notice shall
be mailed_to all occupants living on 10th street between
Broadway and Santa Monica Boulevard, at the expense of the
applicant.
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ATTACHMENTS:
A. PUblic Notice
B. Planning commission statement of Official Action
C. Appeal Form
D. Correspondence
E. Radius Map
F. Photographs of site
G. Plot Plan
DB:db
PC/CUp006CC
OS/21/92
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@
OFPJ:CJ:A1o IrD'l'J:Cll OF PUBLIC IlBAJUBQ
Subject af Bearing.
CUP 92-006, OC 92-005. VAR 92-010
1444 lOth Strest. R3
Applicant: Cindy Wae.on
hjRD da a.udencla.
Peraia.. para una e.cusla prasscclar ds
40 ninoa
A PUblic Hearing vill ~ held by the Planning Commission on
the foll_ing request:
Cancli.ticnal U.e Perait, OCCUp.ncy Per.ait, and Variance to
permit the conversion of an u:ieting apertaent building,
whicb has been re-oved from the rental market via the Ellis
Act, to a 4 D-chlldren , 5-ata:f .ember preacbool us. in the
R3 (lI8di_ DetuJity Kultip1e Fully Reaidential) Di.tr1c1:
with 3 parking apaeea in-lieu of the code .inUlUlll B park1nq
apacea required by coda. Saction 9113.3 of the Zon:a.nq
ordinanc:a p.ralta variance. tar cod. perltinq require....nt. if
c..rta1n findln!Je can be _d..
'fDll!l: RDIlBIIIlA1:, J.prll 1. 1.9t2 a.'f 7.00 1'..,
l.OCI.'fIOB. COVJICIL CII1oIOlBR, ROOK 213, CITY BaLL, 1.685 DIll
S'fIUlft, 8aftJL IIQItICA, CALJ:l'OllIIn
The City of Santa Honica encouragee public comments.
Inter.ated persona .Y C01l\lIIUIt at the bearift9, or by writing
a lett.r.
Latter. ahould bol addr.._d to:
Planning Diviaion, Ro..- 111
1615 Kain street
Santa Koniea, California 90401
Attn: D. Buckley
Info%1lation an any application ny be obtained fr..- the
Planning Division at the address above Dr by calling (213)
451-1341.
~
The aeeting facility ia bandicapped aece~~le~ If you have
any .pscial needa auch a. a1qn lanquaqe interpretinq, pleaae
contact the Office of the Diaabled at (SI-1701.
Pursuant to California Government Code Section 65009(b), if
this matter ia subsequently challenged in Court, the
enallenge may be limited to only thos. iesu.. raised at th.
Public H.aring deecriPed in this notice, Dr in written
carre.ponaenee delivered to the City of Santa Monica at, Dr
prior to, the Public Hearing.
Bato ea una naticia de una audencia publica para revi.ar
applicacione. prcpaniendo deearrollo en Santa Manica. Si
de.eas lIS. inforaaeion, favor de ll...r . El.. Gonzalez en
la Divieion de Plantificacion al nuaero (2131 (58-8341.
0'\(111 t
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pLANNING COMMISSION
STATENENT OF OFFICIAL ACTION
PROJECT
NUMBER: CUP 92-006, VAR 92-010, OC 92-005
LOCATION: 1444 lOth Street
APPLICANT: Cindy Wasson
CASE PLANNER: DrumII10nd Buckley, Assistant Planner
REQUEST: To convert an existing vacant 5-unit apartment
complex to a preschool for up to 45 children
PLANNING COMMISSION ACTION
4(8(92
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
other.
EFFECTIVE DATE'S) OF ACTION'S) IF NOT APPEALED:
4(22(92
4(22(92
4(8(92
CUP 92-006
VAR 92-010
OC 92-005
EXPIRATION DATE(S) OF ANY PERMITS GRANTED:
4(22(93
4(22/93
CUP 92-006
VAR 92-010
none
OC 92-005
00002
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LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE(S):
Any request for an extension of the expiration date must be
received in the Planning and Zoning Division prior to expiration
of this permit.
three months
CUP 92-006
six months
VAR 92-010
none
OC 92-005
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", in that Section 9013.4(c) per-
mi ts child day care centers in the R3 District with the
issuance of a Conditional Use Permit.
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 child day care centers are condition-
ally permitted in the R3 District, and the subject parcel
is immediately adjacent to a parcel in the BCD District,
where child day care centers are permitted by right.
3. The subject parcel is physically suitable for the type of
land use being proposed, in that it is of sufficiently
level grade to accommodate the proposed use.
4. The proposed use is compatible with any of the land uses
presently on the SUbject parcel if the present land uses
are to remain, in that the existing land uses are not to
remain.
5. The proposed use would be compatible with existing and
permissible land uses within the district and the general
area in which the proposed use is to be located, in that
it is located in a transitional area between the parcel in
the R3 District, containing a 2-story apartment building,
and a parcel in the BCD District containing a 4-story
medical office building.
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 the subject parcel is located in an urban infill
area with adequate access to all necessary infrastructure.
7. PUblic access to the proposed use will be adequate, in
that the parcel contains 50 I of frontage on an existing
alley and public street.
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00 (I 03
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 proposed use would uti-
lize existing buildings on the site which are compatible
with the surrounding neighborhood.
9. The proposed use is consistent with the goals, objectives,
and policies of the General Plan, in that the proposed use
is neighborhood serving and is a conditionally permitted
use in the R3 District.
10. The proposed use would not be detrimental to the public
interest, health, safety, convenience, or general welfare,
in that it is a conditionally permitted use in the R3
District.
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 it is conditioned to conform
to section 9055.3, except as modified by a variance for
parking.
12. The proposed use will not result in an overconcentration
of such uses in the immediate vicinity, in that there is
only one other child care facility in the immediate
vicinity.
VARIANCE FINDINGS
1. The subject property is a 7,500 sq.ft. parcel located on
the west side of loth Street between Santa Monica
Boulevard and Broadway having a frontage of 50 feet. Sur-
rounding uses consist of a 2-story apartment building (R3)
to the ,north, a 4-story medical office building (BCD) to
the south, two single family dwellings (BCD) across lOth
street to the east and parking for a 1-2 story apartment
building across a 20' alley to the west. Existing on-site
uses include five one and two story rental units regis-
tered with the Rent Control Administration which have been
removed from the rental market via the Ellis Act. There
are one mature tree and several immature trees and mature
shrubs on the site.
2. The applicant proposes to establish a child day care cen-
ter with a total of 40 children and 5 staff members, with
3 on-site (plus one tandem for a total of 4) parking
spaces in-lieu of the code minimum 13 parking spaces for a
project of this size.
3. The Planning Commission approves the applicant I s request
with conditions that require a "time limit parking zone"
for three vehicles be established at the curb in front of
the subject property, and other mitigating conditions. In
- 3 -
01)004
addition, the Commission allows up to 45 children to at-
tend the facility at any given time, rather than the maxi-
mum of forty originally proposed by the applicant.
4. There are special circumstances or exceptional charac-
teristics applicable to the property involved, including
size, shape, topography, location, or surroundings, or to
the intended use or development of the property that do
not apply to other properties in the vicinity under an
identical zoning classification, in that re-use of the
existing apartments for a proposed preschool as a transi-
tional use is a special circumstance.
5. The granting of this variance will not be detrimental or
injurious to the property or improvements in the general
vicinity, in that the proposed use conditionally permitted
in the R3 District, and, as conditioned, will not create a
severe impact on the demand for street parking in the
area.
6. A strict application of the zoning Code would result in
practical difficulties or unnecessary hardship to the ap-
plicant, and would result in unreasonable deprivation of
the use or enjoyment of the property, in that a preschool
is a conditionally permitted use in the R3 District and,
as conditioned, the proposal would mitigate the impacts of
the parking variance at the site.
7. The granting of this variance will not be contrary to or
in conflict with the general purposes and intent of the
Zoning Code, or to the goals, Objectives and policies of
the General Plan, in that such uses generally do not
generate high parking demand, and addressing child care
and educational needs of the community is a high priority
of the city.
8. The granting of this variance will not impair the integri-
ty and character of the district in which it is located,
in that child day care centers are a conditionally permit-
ted use in the R3 District and, as conditioned, the pro-
posal will not have an adverse impact on street parking in
the area. In addition, the variance will allow the es-
tablishment of a use which is considered a high priority
of the city.
9. The subject site is physically suitable for this variance,
in that it is a developed lot of sufficiently level grade
for the proposed use.
10. There are adequate provisions for public access, water,
sanitation, and public utilities and services, in that the
sUbject parcel is a developed lot in an urbanized area
with complete access to the necessary infrastructure as-
sociated with the proposed use.
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00005
CUP CONDITIONS
1. This approval is for those plans dated 2-2-92, 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. 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.
4. 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 one year from the permit's effective date,
unless a building permit or business license has been is-
sued for the project prior to the expiration date. One
three-month extension of the one year period may be per-
mitted if approved by the Director of Planning. Applicant
is on notice that extensions may not be granted if
development standards relevant to the project have changed
since project approval.
5. Within thirty (30) days after final approval of the proj-
ect, a sign shall be posted on site stating the date and
nature of the approval. The sign shall be posted in ac-
cordance with the zoning Administrator guidelines and
shall remain in place until a building permit is issued
for the project. The sign shall be removed promptly when
a building permit or business license is issued for the
project or upon expiration of the Conditional Use Permit.
special Conditions for Child Day Care Centers in Residential
Districts
6. The proposed project shall conform to all property
development standards of the zoning district in which it
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00 iHl6
is located unless otherwise provided in this Section, or
provided through a variance.
7. stationary play equipment shall not be located in required
side yards.
8. For purposes of noise abatement, a six foot high solid
fence shall be constructed on the interior side property
lines separating two residential parcels. In the front
yard, a fence or wall shall not exceed 42 inches in height
on interior parcels, unless it is previously existing.
MaterialS, textures, colors, and design of the fence or
wall shall be compatible with on-site development and ad-
jacent properties. All fences or walls shall provide for
safety with controlled points of entry.
9. On-site parking for child day care centers shall conform
to the provisions of Subchapter 5E, except as provided
through a variance.
10. The city Parking and Traffic Engineer shall approve a pas-
senger loading plan.
11. Passenger loading areas shall be illuminated. The light-
ing shall be directed away from adjacent properties and of
an intensity compatible with the residential neighborhood.
12. For the purposes of noise abatement in residential dis-
tricts, outdoor activities may only be conducted between
the hours of 7:00 a.m. to 8:00 p.m.
13. The proposed project shall be State licensed and shall be
operated according to all applicable State and local
regulations.
Speclal Condition
14. The proposed preschool shall not contain more than 45
children at any given time.
15. The two play areas which abut the adj acent apartment
building (the paved area at the rear of the site and the
wooden deck at the side of the property) shall not be uti-
lized for child play before 9:00 a.m. nor after 6:00 p.m.
VARIANCE CONDITIONS
1. This determination shall become effective 14 days from the
date a determination is made by the Planning Commission.
2. The applicant shall comply with all other provisions of
Chapter 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.
- 6 -
(JOHn?
3. The approval of this permit shall expire one year from the
permit's effective date, unless, in the case of new
development, a building permit has been obtained, or in
the case of a change of use, a business license has been
issued and the use is in operation prior to the permit
expiration date. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months. Applicant is on notice that
extensions may not be granted if development standards
relevant to the project have changed since project
approval.
4.. within ten days of transmittal of the statement of Offi-
cial Action, project applicant shall sign a copy of the
statement of Official Action prepared by the Planning Di-
vision, agreeing to the Conditions of approval and
acknowledging that failure to comply with such conditions
shall constitute grounds for potential revocation of the
permit approval and return said statement to the Planning
Division. Failure to comply with this condition shall
constitute grounds for potential permit revocation.
5. A total of 4 on-site parking spaces shall be maintained,
including one in a tandem arrangement. The two rear out-
door parking spaces may be converted to outdoor play area.
6. The two existing garage spaces shall be accessible to
visitors of the SUbject parcel during business hours. Em-
ployee parkirn shall be limited to the two existing park-
ing spaces ii. a tandem arrangement at the front of the
parcel.
7. A time limit parking zone, with a capacity of three vehi-
cles, shall be established by the City Parking and Traffic
Engineer at the loth street frontage of the subject par-
cel. A City sign, paid for by the applicant, shall state
a maximum parking time of fifteen (15) minutes Monday
through Friday between the hours of 7: 30 a. m. and 6: 30
p.m. The time limit parking zone is intended to be for
occasional drop-off and piCk-up of children, and for short
visits to the preschool facility, unless otherwise ap-
proved by City Parking and Traffic Engineer.
S. The primary pick-up and drop-off ("loading") of children
shall take place at the alley, provided that all vehicles
enter from Broadway eXClusively; that pick-up and drop-off
activity will take place in an orderly manner; that queu-
ing in the alley shall not extend beyond the sidewalk on
Broadway, and that, if complaints are received from neigh-
boring residential complexes, then the city Parking and
Traffic Engineer may require that all pick-up and drop-off
be conducted from the loth street frontage.
OOOI1S
- 7 -
9. Either one or two "international traffic signs for chil-
dren" shall be posted in the alley near the subject par-
cel's pick-upjdrop-off area, at the expense of the appli-
cant and per the approval of the City parking and Traffic
Engineer.
10. The applicant shall "flyer" all occupants of lOth Street
between Broadway and Santa Monica Boulevard once annually
regarding preschool activities, beginning one year from
the date of issuance of a business license for the subject
use.
11. Within one year after the issuance of a business license,
the applicant shall return to the Planning Commission with
a report on parking demand for the project.
12. One year after the issuance of a business license, plan-
ning staff shall mail a notice stating that a report on
parking demand is available for review. This notice shall
be mailed to all occupants living on lOth Street between
Broadway and Santa Monica Boulevard, at the expense of the
applicant.
VOTE
Ayes: Gilpin, Mechur, Nelson, Polhemus, Pyne, Rosenstein
Nays:
Abstain:
Absent: Morales
NOTICE
If this is a final decision not subject to further appeal ~nder
the city of Santa Monica Comprehensive Land Use and Zoning Or-
dinance, the time within which judicial review of this decision
must be sought is governed by Code of civil Procedure Section
1094.6, which provision has been adopted by the City pursuant to
Municipal Code Section 1400.
I hereby certify that this statement of Official Action accurate-
ly reflects the final determination of the Planning Commission of
the city of Santa Monica.
signature
date
Ralph Mechur, Chairperson
Please Print Name and Title
- 8 -
o (hi 0 9
I hereby aqree to the above conditions of approval and
acknowledge that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit
approva.l.
Applicant's Signature
Print Name and Title
PCjtcup6sta
DKW:bz
OlliltO
- 9 -
!
O!)' of
Santa Monica
Cammurvty and EconomIC DevIIopment DepIrtmefll
Planning IIlCI ZonIng DlvillOll
(213) 458-8341
APPEAL FORM
@
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FEE: $100.00
ea. Fied _ 4-1 Pl9 2-
ReceMId by - C.1" '
~ No.- ,_~.;+<r~ /r:::-I""7"'r~1
Name l)/.l V / ~ /if 1[.(;"J
Address /4-'3 8" ~r;, Sl 'S/11 'lOkO t
Contad Person PhanI 31 (J ~ 71-6 0 f:-O s
~;sedescnbelheplOJ8Ct..anddlaSlOlllllbeappealed - ~4d/M?cI daW':o J t./A<7 o/Q/l ~.r~
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cA;/dM/l" . I
Case Number '1;;1,r,-(PCC1t: I Cf :;J,VAlZ.(l/ () / q door, - "OS
Address / "" ~ of- I ()J'T( 5'6 '$;/Yl
ApplIcant C//vA y" """""tsso.rJ
Ongmal heamg da. AP~//_~
Ongml acoon /J~ O~d'JIAI.. .ePr.lf"iO
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S91Im ~ ,~ 011I tX Ire i/;tf,(. 9~
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FESPQNSE FRO~ Tr~ hCEIGHBORS O?
:Dt~ Arr 9:E S: S~ rc ~U~ ESTAB::SH~[:
OF h ??~-S:HOQL A: :444 lOTH S~ Sf.
I
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Dear Ladles and Genclemen of the Planning Commission,
: a~ the manager of the apar"ment block locat~d at 1438 10th St, 8M I an
wr:ting in response to the proposed locatIng of a "Pre-School" at 1444 lOth
S: SK
. nave consulted w:th all tbe tenants liv1ng in ttlS complex and though we
understand that there 15 a need for Day Care in the co~unity we feel that
tne proposed slte 1S unsultable Indeed we dc not understand how anybody
could conslder th1S s:te anytn:ng but unsuItable
To approve thls project would mean grantlng a "Change of Use" It would be
settlPg a precedent Owners would be glven a way to avo1d the constraInts
0: Kent Control, they could quote thls example and rem~ve houslng scoc~
i,o~ the market Itl: w~uld 1naeed glve the~ a gre~t deal m~re m~ney but at
the expense of low income tenants The very people that Rent Control
Furp~~~~ to f~otec~
Ar.ct~e~. anc w~ feel meJa~. p~oble~ Wlt~ this El~e ~~ tbe pa~t:n[ aspect
The 2cde ~e~~1res t~at ~~e~e be tblrteen space; F~ov~d~c :~~ ~t:s ~~opose=
~r='ec~ Th~ BF?llcant :s ask:~f to be a~lowed tc have o~ly three ThlS
seem= ~c u= ~o lsnore ~ne p~otiem~ that eXl~~ here a~ ~ne mome~t ~o~a~ec
Lex: ~~ ~~e pro?osec s2~o21 lS a ve~y 1arse Medlca: Bu:i~l~g ~a~~~n~ ~L
c~l~ are= lE a~reaQY :nadequace to cope wlth people vlslclng that comDle~
Sc muct so, that ~ny of the tenants and V1s1tors to OUe apartment bUlldlng
are farcec to park elsewhere
It has Dee~ suggested that the parents dropplng of ch1ldren wll~ slmply
ster lD ~ne back alley, qUlckly drop eff chlldren, and arIve away. That 15
n~-: he,," It works Parents do not slmply "drop off" and drive e:f :hey
?~~t. ~nc= 5ea~ be~ts. ge~ the ch:ldret a~~t ~ake the~ l~. and ~hen have e
ta:~ tc the sta:: ~~er. plck:n[ uF ~hey spend even more tIme :ne celid has
-:c cC:lec, one:r belonglngs, SAO\oo the:r parents what they tave created, anc
~~~~~cu=e ~ne:~ ~ewes: !~lend ;ne pare~t also has tc spenc ~lme talkln[ to
~~e ~eac~er abo~~ how ~ne:~ c~:lc was today an~ ~c set~le ~p accoun~s etc
p~~ : ~~GW a~: ~~lE for a fac~ Dece~se ! ofter. accoEpa~y a frIend to
co~:e2~ he, c~:lc fro~ e p,e-schoa~, and I have abse,ved the above "?lck:ng
:'1:''' -:.aKe~ .E:: fOD~ t:er.. mlnLn:e5
:: lS p~~pos~c tb~t ~~e~e b& i~~7Y cnllQ~en atLena:n~ tne seDOO: .~a:
~ea~~ ~ne~e Wl:l De =O~7Y ca~= a~~:vlnE ann aepa~~:~L a~~und 9a~ a~~ 4~~
Ca~p~~l~nf nas beeL sugges~e~ a~ Q ,:at~E ~t~ga::or ~c :he 5eVe~€
con~eS~lon tnat WIll be unavolceble :~ lE s~re~chln~ the boun~s o.
8~e~1~:1:ty ~0 as:ume ~hat ~a~en~~ end ct:ldTe~ whc ~re unaoualnted wlll
s~ar-: ca,-poollng fe, such ~nort nelghbcu,hooc c1scances E~en when they do
become frlends the closest .hat you will get te car-poolIng 15 wheL a
:oa,ent WIll take aT_ "excra" cb.:ld home for playtlme And. human nan:re
belnE wha~ :~ :5, pa;E~~5 a~e ha~Qlv llke:y to take the ~:De anc spend ~ne
t:.=nE'''I~ ~L.. na:-l: 1L t~'1E C'2.~:}2.~':: :): -:!lr; )!~cl:'c.;:.l 3___1~l:r~~ A:i.,e~ a:':;'. -:Ae.~~ll:
~I :J:-~:..... c,,:- c 1:: nr;"telt
:~E ~~C~ a:lev ~s a~l~ 'us~ w:d~ e~ou~1 tc allow ~w~ ca~~ ~c pass To
€:~ne~ 2~a~ == ~nE p~~?~sea SCh02:. and ~G~DS~ fr~~ i~t are ex:ts an~
~~~~~~=e2 t: anar.mE~~ t~::~~~~E a~d the eh:~ :~Q~ ~nE Meclcal E~:~tlnv
00\113
ca;pa;k Vlth cars parked at the back it wlll -oe imposslble to use these
e~:rances ane eX1ts There w~ll be a snarl up and a back-up onto Broacway
~c~ to me~tlaL tne safe~v aspec~ of chlldreL ~u~~~nf Dut l~~C wha~ anoea~~
a us~fe area- ie an alley
we n~~ Dust address the ma:or ane cont1nulng affect that :he proposec
scnOCl wlll nave on us, ~ts 2mmeCla~e nelghbours Gu; apa~~meDt b~o~k 1~
located slap ~~ agalnst the proposed school. !ne Wlnaows of the lower
a?ar:me~~E are dlrectly iL Ilne wlth those 0: the schoc~. There are alSC
p:--oposec. lI;:lay-areasll w='lch ,.,:11 d:.rectly affect the ~es::.aeD.ts. aE they a~E
:mmecla:e:V ac~acent to thelT winaows :he nOlse ~eve!s e~neratea ~v f~~~y
r.a~~~al:y bOlsterous ch~l~~en w~ll be constan~ and 1n~olerable. : sU8ges~
~= VOL ~~~t the:~ 1: no~ a pa~e~t alive who wocld re~~n sane if ne~
chllc~e~ were plaYlng In the same arena as her for seve~ contlnu~us hou~s
BUT ~r.a~ l~ wha~ thl5 proposal would lr.il:ct OL ~n~ reSloents a: t~l=
a~artlIlen": blOC!:
:n€ ~~CD~Ee~ :~~ ~~:s SChO=l nas sug~ested th3~ ~nE n~mDe~ 0: c~:l=~e~
~lav:~t O~~21Q~ Wl~~ b~ l:~~~eQ anc tne only socnaE ~na: WE W~L~C he~~
W~L~C DE. a~= : qu~~et l'a~E ~n05€ of [~[51eE an~ Qel:[t~" : woul~ Eug!eE-
~~~~ ~~€~ [~C~P~ a: ct:lc~e~ arE F~aYlnE ~og€tne~ tne~ VOL QQ ~c: ge~
~~Efle~ 2: a€~lgtt' ~~ lS o~:J necessarv tG pas~ a~v ?layg~ounc ~=
~~ae~~~a~~ ~na~ ChllQrer lea~L ~~rDuft pla~ an~ :L~e~aC~~8~ t~~Qugi F:a:-
T~l~ ~~~~~~~ly :eads to exub€~ance anQ
:~ essen::a: :~~ tne:r healthy grDwth
~~~eYaC~l~~, even :f it were possible
11:s seens c8~~rary to the s~atec alES
~he VQCallSed exp~e510L of tha~
:c suggest llrel~:ng that
sugges~5 1nh1blc~ng that growtt
0: thlS pre-schaD:
I-:
ThE F~s?ose~ abv~ous~y rea~:ses that the nc~se leve~ w~l~ be unacceD~able
ane ~5 -:,y~~g cO camouflage the fact by saYln[ that the ch~lare~ w:~l play
l~~lQe :n the hea~ oi summe;1 Wltc the w:nUaws clasen?
:: lS alsc necessa~v tc PQ:n~ ou~ LO yo~ that S:Y 0: U~ WQ~t fr~~ home hnd
:~s~ as c~ucla:. ~wo neople WO~L a~ nIght and s~eep oy day ~~ ~~ no~ as ::
:~:~ wer~ a touse whe~e eve~VDn€ wa~ ~: wc~k 0, 9a~ an~ n~: oack ~~t:} th~
- -
eve~:~~ VE a:l aepena. tc ~ grea~er a~ le$ser exten:. OL a~ e$$en~la:
aeE~e~ c: ~~let ~c C8nauC~ our bU5:ness O~ ~c sleep :noeec. onE C: ou~
r.~~De~ hae a med:ta~lO~ b1~~r ~h~~ mee~E ~ere eve~~ c~y :uc e~~a~lls~men:
::J: a 3::.nOO_ ne>:: tc UE w:Jl.".lc. severE:"~ r:.arAG.1car' UE- ::-1 CL::- a~:.::-::- 'tC pU:"'SUE'
=~~ p~cfe~SlC~~ ~nc iCOS
~eln~ :O~ l~CCro~ ren~a: ~L::E ~=ne 0: tne~ a~e
~:~-can~:t:cneQ :~os:nE the w:ncows WOL_~ nG~ n~:~ :: wa~:c no: E~Ot ~3e
58unc e~c wculd crea~e ovens
:I-: has been stated that tne proposec scnoo: ,,:~l "er..nance :he
ne1ghbourhood". '~e really are a": a 105: to see now" 'I1::.:1O 15 a r(!s:dent1al
a;ea. :ne reS1aents of WL1Ch a~reaGY nave tD C~L.enc w:th a s:x StO~y arab
b~owr. meclcal bUlle~nf that was :mposed UP04 chem. an~ wnose car~ cloe our
~:ree~2 Tne fu:the~ l~poE:tlan cf a~ es~at:lshmen~ ~ha~ :r nQ ~av l~prove~
t~t re:~r~~~rnooc, anc S~VE~e:\ :r.trudes or C~~ cra::y l::eE see~= ~c us a~
:r.J u~::c~
Toe D~~~osec schoel lS na~ l~ anywav ccmpatable w:~n. n8r co~s 1~ ~e~a~e
~~~=~~:o~s:v ~c the sU~~8unclng nelghboL~~O~Ct a~ pu~pc~tec ~: ~ne
-:'~~:ro~se :-
Ofld11
~he nelghbQu~hQod, ane severely lntrudes on ~ur daily lifes seems to us an
l!l,."!ustlce
The proposed school 15 not 1n anywav compatable wIth, nor does :t relate
~a;~~~:ou51y to th~ s~~~au~Q:ng nelghbourhoDd~ as pUTpa~~ec by the
F~o?cser
~e s~ould ~lke to respectfully remind the CO~'sslon tnat
school 1S a -Par Profit" venture by a private InGIVIUUal
wtG, acCOrdln[ to the Assessor's 0:f1ce, does not own the
cc~~ra~y ~o he~ c~alms )
the proposed
<An lnd1V1QUal
bUlld:ng.
:ne Crt, of Santa Konlca has Or~lnances and By-laws tc prevent ey.plol~at:on
an~ ~o prctect the people and tne:r way of l:fe 7c start aious c pat~ ef
:~no~:n[ and varYlnS O~dInances that have been estab!lsned by people lIke
vc~ :or the protectIon of people lIke us, 15 a dangerous ro~te :n3eec "~
~-;:'I~ l!3.K'E ex-::::ept 1 on~ here the~ you ~us: make except 1 c'r'e :~e!"e !:- D..:'d!::eE no
c.:::e:-ence be 1 t- far c!:: idrer.. .,,~ o:ber II wo:-thv cause:1I I a~ sure tnat
~v~~\ deV€:C~E~ whc wlsh~~ ~8 c:r~umvent the law2 co~:c ma~e ou~ a wo~t~j
:es~ w~7 he snou~c be exe~F~e~
=~ :s nJ c~nt~a~lctlcn ~= sav tna: o~v:au51y occasIonally tn€re wll~ D~
f:::-:e'!:'-tlons But only w1e: :..~ l~ EC':Jd fo:- the va=-c lDaJo:-:-:y 0: t.ne peop!...e.
a~c even t~eL :t lS t~e duty 0: de~ocracy to ccnS10er ~ne ~nDr~ty
Tn:s 15 no~ tne occaSIon to granc a Varlance Th1s pro]ecc lS nOL far toe
jetcerment of the communl~Y as a whole, but ratner for a small pr:v:leged
~~ou~ The es~abllshment D: t~~s school may be conve~lent for a few, bu~ It
wlll oe oevastatlng fo~ us. IcS 1mroed1ate ne1ghbours wnereas parents w:ll
De able ~Q ilnQ al~ernatlves we. beIng low ln~ome reslden~s of a rent
cc~trclled bu:lQ:ng, de ~Dt have that l~xurv, we have nc alternat1ves.
:~e~e :s one olde~ ct:lc lL ~t:s bu~~c:n[ Th~ ~est c: us have mac€ the
Qec:s:c~ no~ tc nave cnllor€L :0 now _mpose ~orLY en us lS unacceptable
we ~e:y ar. cur elec~e~ ~e~~ese~~a~lves ~a p~o~ecL cs ana LhlE :s wna~ we
ez?ect c: ya~ In thlS ma~te~ we are not N!K3Ys It Just seem= tc UE
~=~~ln~abl€ glveL ocr c~:ec~~8nE and t~e O~c:nance~ :n force ~na~ VOD
w=~lc a::ow ~hlE p~opasa: ~~ pTcc:ec
~~ ~~e ~e~ar~s c: 143E :O~L s: ~~ve Y~L ~~ ~e;e:: ~~:2 F~c?~=a:
,{2: ,7 d: ql ,/
j'C6rf;;~ J:;&{'t1~vJl_
frEt:
~~f
~L-
(J 0 III 5
Dear Lad1es and Gentlemen of the Planning Co""",ission,
we have now obtained the Planning Report from the Planning Staff regardIng
the proposed development at 1444 10th S! We also took note of the
subnusslons made by the proposer of thlS scheme
FIrst to the Report we were shocked, dlstressed and outraged by the
comolete lack of consideratIon and concern for the welfare of the local
cit~zens' the very people that it 1s your primary duty to consider The
whole report was devoted to how to lesson the Impact on the neighbours The
wnole premlse of the report was that we are going to accomadate thlS scheme
regardless of the Vlews of the Immediate locals. We have never read such a
cold dlspassionate assessment on a scheme that will Impact or. our lifes
Regardlng the "MUNICIPAL CODE AND GENERAL PLAN CONFOR~ANCE. p2.
As Seated l~ the repore the proposed use IS InconS1Seent wich the Code and
General pla~ because lt cannot even supply half tne requ1red parKlng
EpaceE. :n m1t~gatloL the staff quotes a Va~lance tha~ was granted to a Day
Ca~e :acl~lty a: 1220 5~h ST SX ~e suo~t ~na~ y~u canna~ compa;2 the two
~a5es Tne 5th S~ estaDl1sh~n~ lS in a bU51~es5 i:St~lC~ I~ 1E 5~~~OU~Qec
by ShOpS aLe offIces. S~ cannot intrude lntc :he ~~:es a: reSlaents. The
s~;ee~ ~~ ~ne f~on~ af the bc~ld~ng has meterec parklng an both Sloes af
~~e s,ree~. DppoSlce 15 a very la"ge car-pa~k To the rear of the buildlng
~here ~= another very large parklng area to allow safe drop-off and pick-up
0: chlldren we lncluae photos of that establlshment to fac1litate your
betcer understandIng of our subIDlssion It IS, :n our humble oplnlon.
:deally suited to the needs of the children and does not lnterfere wlth the
aa:ly l:fes of any res:dents Unlike thlS proposal
Regardlng "Nelghbourhood Compatibill"Y. p5.
We assumed that the planne" Investigat:ng this proposal would have
reC~mK~nQed reJect:on solely because of th~s sectlon. He acknowledges tba~
th1S p,oposal ",:11 ":ncrease nOlse levels audible to resldents In the
adjacent apar-:;ment bUlld~ng" It "'111 nDt only a:fec-:; us, but also, because
of the topography of the bUlld~ngs, the soune w:ll ~ravel back across tue
alley to tne reslden~s beh:nd He sugges~s tha~ we would be bu:feree fro~
tne sounc by the b~l:d:ngs on tne p~opei~Y T~a~ seems ~o us ~c cIsplay Q
t~~a: ~a~k c! kn~~:eQge c: aCOUS~:CE anc ~ne way sauna ~~avels.
The proposal calls for play areas on the South Slae of the proper~y
cogether with those on the No"th ou" slde He seems to have chosen to
19nore thlS fact He also does not take :nto account tha~ half the
apartmencs of our building are above the roofs of the bu:ldlngs on the
SIte; thlS totally Invaldates the clai~ abouc a buffe, e:fect The planner
no~es that there IS a large medlcal bUIldlng to the South side of the
prope,ty It IS baSIC acoustICS that sound 1S bounced off SOllC oOJec,s and
re:le~te~ oaCK T~e Soutt Sloe of the prDpe;~y :s bOTaere~ by an ~ t~ 10
!OQ~ selIC wa:l, be~~nc wtlch lS tne shee~ =acE af ~he med~cal b~llclns ~~
aoes net take a genlus te real1se tha~ sounc WIll be reflected back towarus
us .~ethe, 1t be 15 or 40 chllireL the nOlse wlll be contInuous ane
In.ruslve
001116
];egan:~ng t.ne ~Conc:lJs:on" p5.
ThE :-eport recQll!llIer.c.s "tha:: a "loac.Ing zone~ be c:-ea,ed lr iron: 0: thE
~~c~osec scbo~l Th~t seemE to us to illus~ra~e a laCE of foresl~h~ Bv
- . ~
crea~:nE a double load~n~ ~one, as sug~estec. you e:fec::vely re~~ve twc
~ore parkIng space; fro~ tne street And how can twc ~oaclng zones cope
w:t~ :or~y cars a~rlv:ng anc Qepa;~lnb? Tne reS1Qe~t~ s: tLl~ area a~E
st:ll ve:-y angry concernln~ tne pro~ses made when t~e medIcal bui~ding was
errected we were assured that VISItors to the bUIldIng would park In the
ca=-Da~k But park:.n[ tberE costs money Sc ~l"1.5: ':c!""s pa~k in the su~rDunc..2n~
streets Consequettlv ~ne reslden~5 of thlS s~ree~ cannot park he~~ QUrIng
7he day or at lunC~71me Now you are proposlDg tQ remove ,W2 more s?aces'
~e:e:""~~ng to ~ne "Ccnc.:-::..onal Use Pe:-J!1!.t Flndlngs'l pc
1:- .:.~ no-:ec. -:na: -o:"e-scno:J:!..!; are IIconc..i~lonally pe:-mi:tedll wlthlr: a R3
::-:Jro? we s.nould 1..1ke tD ezpnaslzE 'ICOnc.l~lona~ly pe;rI:lt:ecll as aga:.ns--:
~.Fs::.--=:"t.1:ec. Dy ::-lrb.~"
I~ :E sta~e~ that ~hE pa~ce} s~ :a~~ :5 hadJacent"
:~t 3:~ Q:S~~lC~ wnere =~:~c C3V care cen~e~s are ~e~~~~~eG T~:c langua[e
-='...______- :'~c.n~e:::: :~_ !=a~E.. :- -:8 a .It:-a.IlS:t::.c:-:-.;.~2." c:.:-€~ ~a:.:;.~~ ar:t gen:::"en:s:--..,
"':n-= :?a::C'"E:~ c: ~.::.nc. ~~7 D-= ac.laCenl: :'C -:.:J.e !:>.....j) c.:E:r:..:::":. -out :OnerE:. :E :l:
s~c: c~~e~~:.--y a~ 'lt~an~:~:~~a:11
Tne ~e~~ tc bE used l~ uOU~S:JE ~ne EC~
::.:s:~:-::-:1I
A::a~ ~~~~ ~:~c c: e~OEIor a~2 SOOL :~E wn~~e tlO~L ~::: Decome
IlaCla':e:lt" all':'' 1I\:!""ans~:':.ona~"
1~ :b~ same seC:lon, pa~a 9t tne planne; conclude: :hat the proposed use :~
1':te:.':."b.8ournOQc 5e:-'t7lng~' ~€ "tol.ally dl5p~te tnlE: ctJnclllslon, 'We wlll
elaoorate w~ell we dlS~USS the submlsslons bv tnE proposer
Reg-a~c.lnE t..Lle uVa~la.nc€: F:!.nd::ng~U p17
lL oa~e 5 the concluslo!Y.. :lS that thIS pr--oposa:!.. WIll no"t "create a severe
::!!:pac-:. en the c.e:manC- for- street 'Park~ng In tne area" As s"ta"tec.. 'there 15
~:~eecv a seve~e 5h~~:aE€ a: s~ree~ pa~k:~b :c~ ~hE ~es:de~ts :he =rea~:nf,
c: ,we load:n~ zones, to~e,her w:tt tne occaS10~S tnat parents park Whlls.
",'"ls:-::nE :.he
:::~c:'e:"'a-cle
D~oposet s~~:c: ~::~ mak~
T~e Qecla~a-::c~ ~na~ tne\
:he: -c:-ese:l-:,
w:1_- Il~a:--~ ::1
:m~os~:tl~ s:tua~2CC
t:he :M..ad.::. -=a: Bu: 1.1: n5~'
C~~:~~El'~ w:th~~~ f~~~~a~:oLI
we
w:~neSE eve~'. da~
r:=._~ e-
W::: hos:-e
e ~:::-s n:~ ~ ~7
a::~e:;ec
0".
tile
c.ls:-ep-a:-c.
for-
t~e
:--eS:;'Cle:l~E of ~~:E ~!""ec.. :r. 'C.i.a::::le:: s-:a1.e~ "":.J.z,'::: u=~!"":!.c- a~::~~':-c-:::"::!I_ ,-:,.- "tn~
. --
~=~:~E caa~ w~~l~ :.--esu:~ l~ ~rac~lca~ c~::_c~~~~e= O~ unnece~sa~~ ~e~cst:F
~= ~n€ appllcan:. anc ~oclc ~esult ~n u~reasc~ab~e aepr:vatlo~ of tne use
c:- en~ avmer.'t c: ~!1: 1J:-:r:)e:--:,,;1I IIowhere c..oeE he ::;onslder :;.~~ p:-aC-':l ce.~
cl:f::.cultles or u~nece$sa~\ ha~dsil? NDwne~e coe: he mentlon ~he
~'r..reasonable aeprJ. \'e":lCJIJ of 1:.n.e use or e~~ o:rmer.."t 0: the property where we
:: ve
~~~~~~:~~ ~c ~~e ;~=~~~2~l5 cff~~e :~e P~~?8~=~ ~2e~ n~: OW! ~hE F~~~e~ty
Sc ::: SDE aces no~ D\>.'1:.. -::aE ;:-cp~:-t: ~:;~ ca:~ S.:lE: t,~ GEF:-:' vec. c: :. -::= U5E' a.~:.
-::::: ~,7:n.e::"t' TOE propose:- 1:: ~ct a Tes:c.er~-: ::~ Sar.::a M.c~:ca Ye: :.ae s~a::
~eJ:::-- :~ emphaEl=:ns :le:-- !l.::oe~= and '"J.e=:r,,=,~ ~';"-er- ou:-~ 'i,j~yl ";
00017
we should lIke to now address th~ submlSSlons that the proposer has
lncluaeG wlth her applIcatIon and the s~atements that she has made
10 beglL with we are puzzled by the ~eneral assertions that there lS a
shortage of Day-Care CDmrn~n:tIeE lL thIS area There are listed :n tDe
telephone book 93 day-care centers ln Santa Monica. In thls lmmedlate area
tne,e are 24 we telephonea everyone of the 24 and only one school stated
that they were unable to accept chIldren at the moment, and even that one
would be able to by the summer
Tne proposer has collected varIOUS lette,s of support, but theSe must nD~
De taken at face value, but should be examined very carefully For exatt?le,
thE le~Ler f~o~ the Santa ~on:ca Ch~ld Care Task Force CLette;l> se~~ out
:~s concerr for a:rordable ch:ld care lL Santa r~nica TheIr letter goes on
~c state tnat 1t allows parents tc work. pay taxes and support the econOE1C
~a:e 0: th~ cO~~\:nl~Y It also states tnat they reduce the costs of otner
SO~:al serVlces 1n Santa ~Onlca
~: ~~E 5: :a~:lles ~ha~ have er.~a~led 10 live It FaC::1C Pa::saQes. l~ l:v~
:~ ~O~ AL~ele~, 9 l:ve lL VeLl~e _ ~n Beverly H~:15 an~ 1 :~ Er=L~w~DC
!~~ :as~ Fc~ce is co~~ec~ wne~ :~ 5~ates that t~e es~at:1Enment of ~~lS
5~~~a: w::: a~lo~ parents tc wc~k and support the commu~lty But:~ w:l~
:'.::: :-12 ~t::- ;:Q::un~!1.l:Y .An:.. aE F=--e".!.o~51y stat-ed.. l~ w:l: seve:-ly ha~!! :!le
~es:cen~E Ae~e anc ln~e~fe~e wltb tne:~ aOlllty to wart etc
:nen ~bere lS the letter fro~ the F1CC Nelghborhood Assoc:ation (3). They
s-:e.te t=.~t there support 1; Ilcc!:.'tlngect upon l:mmed:at.e nelghbor SUppO!,,"-:1I
G:ver. our total OppOSitiOL to thIS ~roject that invalidates ,hat letter
:~~L:nE to the pe~:tIOn fro~ tne ~ecIcal BUlldlng VOICing support for t~e
~~=~ec~ Ve s~o~lc l:KE ~c pa:n~ ou~ tnat ~ne proposer's husbanc 15 a
pecla:rlcla~ a" the Hedlcal EUlldlng HiS co~league5 are hardly llke to
a~=~a:~ :,C~ s:g~:ng ~15 w:fe's pet::Ion Anvw~y. the proposed SChODl wl:l
~=: :=?eo€ O~ tne:r l::es ~G any g~€at ex~ent
F:::ow:nE ~~a: c~~urne~t a~t va~lOUS le:ters rega~~:nE tne estaollshment c:
~~-~ ~~e-s=noc: T~ese le:~e~; come ma:nly f~o~ aoc~orE and emp:oyees
r:~~:~ ~nE !e~:ca: E~::~l~g They a~l say ho~ ~onve~lent :: would be !or
-.:J'2I: -;::= _eav~ -:~e:.::- .:::t:..:.:"c.r-e:: ur;e::::-: c..cc~1l C'nt ;:'e~sDr:.. 11v8== :.1: Ga!""c..e:li:.1
ta~~_, ~~c~: ~2mnU~:~V :~e~E a~~ eve~ lEt~e~~ f~8~ DU5~:L Hoffman ane
1e~~:~ ~~F?e~, sa~lnE ~na~ ~~e:t WQ~~C SEne thEl~ =L:lcTen I~ is ODv:'OUE
:.:..a~ tJ:.:S 15 narc.ly gOlnE; tc be a l:tle ~o:::a~ "COlDIIlU!'..:tv schoolll
~e ::~a ~nE w~ole attemp~ ~c use 'names' and 'F~o~nen~t professlonal
pea~le as a tool to Ins:nuaoe thIS prcJect through, extremely dIstasteful
we ~~USL tha~ ~he Cw~~iSS:OL wll: no~ bE l~:luencec by th:s
Y8~ ~::: ~c::ce ~~a: we ha~€ :n~~udec a P€tlt:O~ co~~a:n:nt names of ~hOSE
~7]-:::::~:;,.r-: tie F:-::~ ~-;:: \.i!"'.::...::e -:ll::::se :::reser:ted. :"T~ 5~:??:;=-~, a~: ~he rl3.IIEE:
a~€2= ~e~~ae~~~ c: :0~~ s: a~~ ~~8SE c: ~w~ 9~L f: ana~~~e~: b~C=~5 wh:~~
~~~~ ~~e ~~cpDsed s~noc~ :n: ~a~e~ re~reser.t ove~ 9~t 0: the reSlaents,
S8m~ ap~r~~~~~s W€!""e un==c~?led. some ~enan~E awav ~Liy thr~€ peoplE.
~_~~~ug~ sy~athet:c, ~=-:e~~et n~~ ~~ 5:gn Of ~ncse El~nlng~ 15% were
e:~e~:y O~ r~~:r~c. ant eX~~Eme~v dls~ress~c at tne laea O! a pre-schao_
00\1 t 8
~~c ari 1tS at~endant problems In the whole petition area there are only 2
~~:lQre~ of school age
we W1S~ to draw the CO~~sslon's attention to the fact t~at ~/s Jean
~elEo~l~ name, ~oge~her w:t~ tnat c: the o~ner ~ena~~5 lTI her D~~lc:ns.
SD?earS o~ tne petit:on agalDst thIS project The proposer ma~es ~uch c:
tne fact ~nat Y.is Kelsou support& ner prOjEct (letter no 2Ci Y./s 5elson
was not made aware 0: the tul~ impact on the nelghborhood :f tAls project
were per:ltted to go forwarc Now she 1S in full possesS1cr. of the :acts
s~e IS. along WIth the reEt c: us, against tt!S p~c~ec~
~e also 1nc1ude photographs 0: the site and our apartment bUl1clnE ana the
a::e~ at the back There 1S alsc a let~er from one of the residents o~ lOtl
~7 W~~ haE :l~S~ hand knowleage af l!Vlng next dao~ to a pre-sc~o~:
~e. aE tenants and resldents 0: San~a KonicaJ are confluen: that a~te~ !O~
~ave ~~ucled our 5uom15S10n= then you wll~ agree w~tl us :nat tC~E p~cJe~~
~~ ~nsu:tablE f~~ the 5ilggestee loca~lon anc wlll re:e~~ ~~
"- r~p~~: whe: DenL:~
~ ."
l."ane ~€:'-.::e!::'~ y
sa~c. "Gur fl~~~
-c::,":~~:..:y
, e. .......... :.n::::!!:-'2
"'':'2 :;e::la.~ IT. ~llE' t::-l::.::E anc. :n:~::-ta:- 0: Sa1:~a ~~r;;.:ce.1I 7ha"t lS I:~
~ ~~'cs respec,',':y. ", res,oe," "38 lOt, 51 ",.
,#I'll;:'; C ..,,C 13/((JIJJJ 1f /I
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~ELL-r;oo7/ #..3
&fL ~~
cv~<faooD #3
OfJiJlg
!'larch 29, 1992
To vhom ~t may concern.
My name ~s Richard Speckman, I live at 1433 10th st.
Apt # e. My v~Ie and I vould l~ke to voice our
op~n1on on the pend~ng development OI a preschool
across the street from our apartment. We are strongly
aga~nst th1s proposal. Last year we moved from our
apa"tment 1n Westchester. There was a church next
door tnat operated a preschool dur1ng the week.
we are not aga~nst preschools, however when they are
so close to res1dent~al property. a conI11ct arises
between the no~se from the ch1ldren and the constant
start1ng and stopp1ng of cars. Th1S 15 what was
happen1ng at our apartment 1n Westchester.Work1ng
n1ght5 1t'S 1mposs1ble to sleep dur1ng the day w1th
th1s constant n01se. 10th st. used to be a qU1et
reS1dent1al ne1ghborhood. the med1cal bU1ld1ng that
was bU1lt at the corner of 10th and Broadway has
d1srupted us enough already w1th the park1ng
problems dur1ng the day and the extra n01se. And now
a preschool? Enough 1S enough! Please don't make our
ne1ghborhood any more nO~S1er and overparked than 1t
already 1S.
Thank you for react1ng th1S.
Speckman
01)\120
M()P7/~4.4- /tJ!-i. '56 - "5/fotJ/rJC fJl...~Y .41(10'9 ANi)
IvIAJI!)OI.J ~ OF /)~lidT/11C'/lJT /JOI-'.AJ/NC /fA! {)
tvl/'1 )j Ot./9. Op. .A-?O ~ c,() ,..cJ~.c-SC' I.fe;O L
"<fOCI/< 14.44 10,* 5t - ~f/tJ/.JIN (l hlly /t!?.l()Q !5OJQ:;7H
t..Jrl\J.(jt!JJ,f~ 0/::- /)P/JI?7/J}c~7" ,(]VIL.(JlrJC /.}IV/;) EN7RAfo.X1~
/JjIl,j ,() S: XI "7 S Fe Ii!.... So I? ;(() u AJ ,() IfIU:? /30/ t..-O/N q S
00\)21
,f?/foTO:;f?AfJ-l S!iOiJl.rJC /4.. 44//.It. 3g- 10& 51-. /'SOTE
/..J1f'JJ)()J.J~ /nD;J4 P;RoIb~..o ;JAF2~,-
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001122
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5HOt.JI!0C NO /}.v/l(J../l~ ~rJC 11.rJ.u ONE c.9-/.<
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f(.t"r<..t:"c7 SOtJ,AJ,{) rD4~R..us X.e-S/l:rEx:7S
(Jlhl?3
TO THE CDKY.ISSI0~RS
lLltRCE 31st 1992
We. tbe underslgned, belng nelgbbcurs an~nants to tbe proposed pre-
s~hool at 1444 10~t S1 S~ fully suppar: the obJeC~lons beIng raIsed bv the
te~a~cs of 143E lOct S: SY- regardID5 the :ra=!~c, parKIng. noise and
nUIsance that WDU}C result froE the allow:ng of ~hlS es:ablish~nt. Along
wIoh :~em we urge you ~o reject thIS proposal
SIGNATURE
PRlNTED NA!Q:
ADDRESS
~_~_!~#1~Q!t{':;,:9.~.__::_~_____
;~ / . - ~~.fP/1;ff-Z:j./J~-eb-~7~'-
(;;!,AIfO-r/ /fC2A' /() 771 !!Jr $' m. # I
~~w=:~_~~~;~~~~;~~~~~~~~~;;;;~_=
_ _~~~__~~~~t~{~~~:t____~~_=i:E_~_______
E ~ JP, ~ /{I.,2t) l~U ~ -#c
---~~---------~---------------~~---}f~~~---------
-~-~__________________h~:tJ:f.j~mfIL'::_J~JJJ!:!'!~_~_?~ 70io j-
c ~ yJ't-'''? ><0/
~d__~_______________.;rE2t~__tL~~~<2.~__L!!.~~-=Le_=!:_;f: 3
~ ~ ~. DO'A..~ ~I<;'("L"'--\~ Y"\~~- \~~\ ~.r
~~-----~---------(f~\~~---~---------------------------------------------
;~---!{1L-12~-------!C--E-€I1L~------!~-~L/k'2-:tF ~
-- ~IB - Jr l-/
~;---r;-u-------~-~~-:--;~:~~ti-;;;-ytJ.';o&T;lTlf LEAfI ~
~;----'d7_----~---~--$~rvr~YIi~<ll~---'ld. - J 253
Hfl.pc;/s HLLDt.Cq"'NBfZ.SScN ('!qs 9):t.. sJ. ~ S.r;I7?rl'"_ qfj'b>l
:;~~~~~~------------::-----~;:-----~------~~-;;--
---~__-__-L_~~~_--____~_________:l~_____L~
OOO?4
TO THE COD:ISSIONEP.s
If.ARCE 31st 1992
we. the unde~S:rne~. oe~nf neJghbo~~5 anc ~ena~~~ to the p~oposed pr~-
school a: 1444 ~0t1 ST Sf. fully suppo~t the obJectIons being raised oy tbe
tenants of 143~ 10t~ ST Sf. "egarding the tra=f:c. parkIng. nOIse ane
nu:sance that would resulc fro~ the alloWln[ of tt:s establIshment Along
WIth them we urge you cO reJecc thIS p"oposa:
~IG:NA:UR!:
PR!NTEr' NA!G:
ADDRES2
. J 1{3J-la~ 5T'j5t
__ _____ ___~_~____!;.~'=_':-i____Ij~'jA-_If~_;SAd.Tt!i:__tL(y) JJ c.A--
: _ __ <<____~L~~-1:-----------~l~~ ;'!J~
:: / ~..2--7 / tJ~ -
:j)~~___!2a.t3B?r~__~,b"__C9- 90A;
__~~_~L2;:___~4-_~(~.e__~~_____~_?'- . CZ -
:-~ir:~--{~~t--L~-ci~<<:---
:~b~__b~_~~__~~~_~Q~Q~_~_______ r-:~--
- 6 I '-oj ~~-Ib~~ ;3
~. ~,W~-1uA-fLnU"'fL...t-f Vvt "S.~.'t~e-l-
-------------- ------------------------------~------------)--------------
& ~ --.... A.-...~ 5 ~J ~::
-----------------~-=-~-J------~------------------~-----------------------~
~----~-~---~----------------~-------------_::_----_:--
,-c. 'J I 0:.~rQ..loJJ Sc7llc,fItN
---21~-~~--Lt-L:z-IL.J,J7i-!T~-------------
~~-~~~){~--~~~~~~-------~~------~~------~~-----------
~:---~---~---~f~;;---~~it-7-------~-~-~ ~_~ 10; j3
: -, Ido ,o~ ')t ----1J---tr
---~~~~---~-~~-~~-~-------------------------~--~-----
:~ r-7_ ~~1.-r- ( l '-fee /oH/'- s-of. #-~
---~I--~f-=-----1--~-~-~~------2"'^'t---~~-0 f!C\O/
Ol)i1?5
:: :EE CJ~!S~IDKEE~
P"J..R(;f. 31st 1992
w~ th~ unaer5:~nec ce"n[ nel[~bou~S anc tenan~5 to the proposed pre-
s:~ocl ~~ ~44~ 10t~ ET S~ fu:ly SUPPQ~t the a~je~tlons be~ng ralsed by tne
~e~a~~~ :: 143: ~~t~ ~~ Sl re~artlng the ~~a:::~ pa~t:ngl nc:se Gnd
n~:se~=E ~ha~ woulc resu~: frQ~ the alloWl~5 c: :~:~ establls~men~ Alc~g
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:0 THE CD~ISSI01iEP.s
:KARen 31st 1992
Ve. the undersl~ned. beln~ nel~hbours and tenants to the proposed pre-
ssnool at 1444 10th 81 SM-iully support the ObjectIons belng- raIsed by the
~enan~s at 143c 10t~ s: S~ regardl~g the traffic, parklng. nClse anc
~u~sance that would resu!t fro~ ~he allowing of tlis estab~:shment Along
~l:t the~ We urge YOw to r€Ject t~lS prop~sal
SIGl1ATUFE
PRINTED NAME
AD:lRES:S
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TO THE COMY-ISSIDNERS
!URCH 31st 1992
we, the qnde~5lgnec. being nelghbours and tenants to the p~oposed p,e-
sc~oo~ at 1444 10th 81 SY. ful~y su?port the Ob)ectlons beIng ralsec by the
~e[;a~~s c: 1'3~ 10th 3T S~ ~ega~Cln[ the trafflC~ par~~ng. n=lse a~c
n~lsa~CE that wou~c result froE the allowing of thls es.abllshment. Along
~:tr. theK we urge you to rejEct thIS proposal
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March 31. 1992
Planning Commision
Attn: Drummond Buckley
On 3-19-92 Mrs. Wasson wrote a letter to you discussing a pDoposed
pre-school on the 1400 block of 10th street. I agreed to let her use
~ name ( Je~n Nelson) and our conversation as long as all the issues
we dlscussed remained the same. One of my main concerns was the parking
on 10th street which at this time is used mainly by patients of the medical
building. On the weekend when the medical building is closed the street is
practlcally empty. Since she had planned on having 45 chi1dren that wol,ld
have ment around 45 ca~s twice daily ( 90 cars) dropping off and piching up
children. double parking and running across the street. I was assured that
thlS would not hawen as the children would be taken care of at the rear of
the place. I now hear that this arrangement is not acceptable and that there
is a proposal to make 2 parking spaces into a loadlng zone. So what is going
to happen to all the cars waiting to drop off or pick up children. I am
presently against this pre-school if any parking spaces are lost or if this
will cause any new cars using thlS street. I was also told by Mrs. Wasson
that pre-schoolers are quiet, is this true?
Sincerely.
?--{Ze
Jean Nelson
1428 - 10th St # 3
Santa Monica. Ca. 90401
310-394-7539
PS; Please excuse my typing - I am oot a typist.
001110
Apnl 6, 1992
C~ty of Santa Monica
Planning Div1s1on
1685 MaIn Street, Rm. III
Santa Monica, CA 90401
Attn: D. Buckley
CITY 0>= C': i ~. t,lf':k -
CIT~ pLAN~ . -. ";=f~(c
'92 APR..7 AS :03
Dear Members:
I attended the Council meetIng AprIl 1 because of my interest
1n the appl~cat1on to perm~t the converSIon of the property at
l444 lOth Street to a preschool for 40 children w1th a staff a
fIve persons. I have several comments concern~ng this
appl1cat~on.
I. Th1S 1S a single family residence to wh~ch was added a
small room with separate entrance several years ago. It 1S not
an apartment build1ng as descrIbed 1n the Council's agenda
ava~lable at the Council meet1ng and the site provides little
1f any off-street park1ng. The proposal to provide three
parking spaces for five full-time staff IS completely
unacceptable.
2. There IS next door to the subJect property a medical
bU1ldlng and next to that a commerc1al pr~ntlng fIrm (corner of
Broadway). On the corner across from the medical bU1lding and
prlntlng f~rm is another commerlcal firm. At the other end of
lOth Street, at Santa Mon1ca Blvd., are two paint stores, one
on each corner of the 1400 block.
3. There 1S a l~quor store w~thIn one-half block of the
address whIch IS a magnet for undeSIrable types all day, every
day, who lounge in the alleyways and, 1ndeed, on lOth Street
Itself and can be observed dr1nK1ng, urlnat1ng, arguing and
swearIng at all hours.
The maJority of residents In the 1400 block of 10th
Street are tenants dependent on street parKIng. They are young
and chIldless, or elderly retIred persons. ChIldcare serv~ces
belong ~n young neighborhoods where the families reside and
WIll take an Interest in the qualIty of life In the
neIghborhood.
The avaIlable street parkIng IS presently taken up In large
part by the employees and customers of the commerlcal
establ1shments already on the street. AdditIonal spaces are
taken up by cars awaitIng serv1c1ng in area auto repa~r
facll~ties and these cars are often In place overnight, further
restrictIng avaIlability of parKIng spaces to residents.
00\\31
I have found It necessary for some time, when inviting guests
to my home In the evenIng, to provIde pick up and delIvery
serVIce because there IS no avaIlable parkIng for them. For
resIdents who are home durIng the day, daytime guests are out
of the question. I have come home In the mIddle of the day and
found my carport space occupIed and the drIveway often blocked
by persons unknown.
As regards Item 3 above, the eXIstIng condItIons wIll certaInly
necessItate that parents, rather than simply drop their
chIldren off, wIll have to double park and see the children
safely Into the school facilitIes. ThIS, added to the double
parkIng at the adJacent medical bUIlding, for dropping off and
pIcking up patients, will add considerable hazard to through
traffIC WhICh IS qUIte heavy In both dIrectIons during commuter
hours as well as to residents trying to eXIt their driveways
and gaIn access to Santa MonIca Blvd. or Broadway.
Our problems are exacerbated by the following:
The recent opening of a social serVIces office on Broadway
between 9th and lOth Streets with insuffICIent parkIng
facihtles.
The use of lOth Street to reach the parkIng lot of the
City College annex on Santa Monica Blvd. between
10th and llth Streets.
Under-utIlIzatIon of the parkIng garage In the medical
bUIlding. Many of the people observed parking on the
street durIng early mornIng hours appear to be employees
of the medIcal buildIng unWIlling to park In the garage.
It would seem that for some years the CouncIl's maIn focus has
been to generate new money at the expense of the older, stable
populatIon. We lack space for growth Into a supercIty.
Protect and nurture what we have and put the services In the
neIghborhoods of prImary need.
SIncerely,
dra:u~~ .4~1
MAUREEN C. WOOD
1427 lOth St., #2
Santa MonIca, CA 90401
Of) II i 2
3120 - 4th St.
Santa Monica, CA 90405
April 6, 1992
City of Santa Monica, City Hall
city council Chambers, Room 213
1685 Main st.
Santa Monica, CA 90405
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Subject: Hearinq 92VAR-Oll
To Whom It May Concern:
..:.,
As the Resident Manager of the property
proposed new build~ng site, I feel I must
tenants' and my behalf.
directly adiijcen~:to the
register colt\~ail1!t~ on my
- ~~:
1. Most importantly, parking in the alley is already crowded and
has prohibited fire trucks from reaching the property in
question on two previous occasions. The one-story dwelling
now in existence burned several years ago from faulty wiring.
Fire trucks could not get to the site because cars were parked
next to our dumpster and in the alley. (Incidentally, instead
of replacing the faulty wiring, the owner did a "cosmetic
facelift" to the building before Mr. Fuller took possession.
Would that not mean the structure could be unsafe?) On
another occasion the ambulance and fire trucks could not get
to the same site for this same reason.
2. It would greatly hinder our privacy - especially mine, since
my apartment is directly in line with the proposed site. I
have loved my view for 23 years. The tenants in my building
rent their apartments because of the beautiful ocean view and
the space existing between us and the present existing
structures in the neighborhood. Most of these tenants have
been ln this building for over five years, and some as long as
twenty three years. It seems tragic to cram buildings up in
front of our windows, when there is a surplus of space at the
front (and downhill) of the property to be transformed. The
tenants at the 3l21-3rd street address always keep their
blinds closed, apparently not concerned with a view. We keep
our windows and blinds open most of the time to enjoy the view
we have.
3. Slnce the address of the proposed changes to be made is on 3rd
street, and there is ample room for such without blocking any
vlew, why can't they improve and make said additions there?
The rear of the lot is already crowded, unless something is
torn down and replaced.
4. Garbage trucks can barely make it up the alley because of the
traffic and parking. (The person who now claims 3rd street as
hlS address uses our garbage services for 4th Street. Is this
legal?)
00 (I q ~
Page 2
It does not seem feasible for good neighbors to crowd each other
and, in so doing, cause friction and the loss of consideration. Is
not the goal of every Christian human being to live in peace and
harmony with their fellow human beings? Hopefully, this is so.
I do not believe our objections to be out of line or excessive in
any way whatsoever. We would greatly appreciate your cons2deration
2n this matter.
We sincerely thank you for your attention.
Respectfully,
Floreine E. McGeehan
Resident Manager
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I am presenting myself before the C1ty of Santa MOO1ca, in hopes of betng
granted a Condit1onal Use Perm.1t at 1444 10th Street, Santa Maruca ,90401,wh1ch
would allow me to establ1~h a Pre-School for children.
I am a nat1ve of Los Angeles. I graduated from University High School
101969 and received my BA from UCLA in 1973. I subsequently attended the
Graduate School of Educatlon at Mt. St. Mary's College in 1974, and went on to
earn two Califorrua Standard Teaching Credentials in Early Childhood
Educauon and Elementary Educauon. I have continued with my post-graduate
stud1es at UCLA and I attend professional conferences on a regular basis.
I have been mamed to Jeffrey Wasson for eleven years and we have two
children, ages 10 and 7 Jeffrey has been praCt1cwg Pediatncs for flfteen years at
1450 10th Street, Santa Manica HiS off1ce lS 1mmed1ately adajacent to the
property that I have purchased for the proposed Pre-School.
Since 1988, I have been the Co-D1rector of the Toddler Program at The
Flrst School in Santa Mamca. I have facilitated the 'Mommy, Daddy, and Me'
classes w1th a strong emphas1s in Parent Educat1an.
I feel tlus lacat10n is perfectly sU1ted for a pre-school The bwldmgs do not
need to be altered in any way. The in!cide space is newly remodeled, sunny and
cheedul The eX1st1ng kitchen and samtation facilities meet the CalifoOl1a
Commuruty Care L1cenS1ng code reqU11"ements. The yard is spaC10us and safe for
chlldren to play. The W1de alley at the rear of the property can be safely and
effiC1ently used for drop-off and pic1c-up of children.
My goals are to promote independence 1n children wh1le encouraging them
to develop sk1lls in lOterpersonal relations My 1dea of a school for young
ch1ldren 1S a place where the c.hildren are safe, respected, and encouraged to
explore thetr envrronment and express themselves A place where they will gain
conf1dence, joy and courage.
It 1S generally acknowledged that there 1S a shortage of qualtty pre-schools
1D Santa MOI11ca. I hope that tlus locatlon will attract famlues of d1verse ethwc
backgrounds so as to prOVide a multi-cultural experience for the ch1ldren I feel
confident that my professlOnal traintng and work expenence will enable me to
establ1sh and operate a wonderful school for the children of Santa Maruca.
==
Thank You.
~~ -F _4
, ~0~A'~PL--
Cindy Wasson
{JUi!16
To The Plannmg CommIsSIoners
RE Proposed Preschool 1444 Tenth Street
March 22, 1 992
Dear CommIsSIoners,
Enclosed ( pages 1-6), are letters of support from the community,
The Santa MOnica ChIld Care Task Force, ConnectIOns for ChIldren, The
PlCO NeIghborhood AssocIatIOn, The Red Cross, and from the Head and
ASSIstant Head of WIldwood Elementary School
Also enclosed (pages 7,8)), are sIgnatures from tenants of 1450
Tenth Street MedIcal BUIldmg , located to the south, who support my
proposed preschool
I have mcluded (pages 9-15), personal letters from physI clans and
employees of 1450 Tenth Street MedIcal BUIldmg who are mterested 1n
sendmg their chIldren to my school
AddltlOnally (pages 16-22), I have Included a sampling of letters
from famllles who have decelded to send their chIldren to my school
Lastly (pages 23-26) ,I have submItted a lIst of approxImately fIfty
fam JIleS In the communlty who have enro lled theIr ChIldren In my
Dreschool, pendlng your approval
These communlty groups and famllles Jom me ln askmg for your vote
Of support I am hopeful that you WIll grant me the CondltlOnal Use Permlt
that I am applymg for
=
Thank You
C~Jj
Cindy Wasson
A~'L-
</
I have also lncluded (p27), a copy of a letter that IdlstrJbuted to my
ImmedIate northerly neIghbors and (p28), an account of a telephone
conversatlOn WIth another neIghbor two bUlldmgs away
o n il'r?
March 23, 1992
.-------
/
~
To Whom It May Concern.
ThIS letter ot support is written on behalf of Cmdy Wasson and her proposed chIld
care center at 14'!'! 10th Street.
As you may be aware, Ms Wasson has applied to the CIty of Santa Monica for a
permit to operate a much-needed child care center. The need for a qualIty chIld
care center wIthin the specific area IS particularly striking; there are only 2 other
programs in the area, both are Montessori centers. The area IS easily accessible,
zoned for R-3 uses, yet has maIntaIned a "residentIal neighborhood" flavor. The
CIty'S 1989 codes mandate addItional requIrements for parking spaces (1 space for
every 5 children and 1 space for every staff member). Ms Wasson has worked
dihgently to comply with all necessary requirements, and has even worked WIth
eXIstmg neIghborhood agencies to access the appropnate number of parkmg spaces
Workmg WIth the Red Cross located at 1450 11th Street, Ms Wasson has arranged
to provIde for the addltlOnal parlong spaces necessary. Floor and plot plans indicate
that an excess of parlong spaces are available on the Red Cross lot
Ms Wasson's extensive teachmg expenence and facilitatIOn of preschool and parent
groups IS not only ImpressIVe, but IS Imperative m the operation of a quality early
chIldhood educatIon program Her extensive background provides her WIth a clear
understandmg of the full spectrum of human development Parents and chIldren in
our commumty need her servIces The promotion of qualIty early childhood
educatIOn accessible to all families is the key foundation of the CIty of Santa
MODIca's chIld care policy adopted In 1991 It is in our children's best Interest that
Ms Wasson be granted the conditIOnal use permit for her chIld care center.
.~~
terry Ogawa :
ExecutIve DIrect~____//
OO"'~8
CHILD CARE INFORMATION SERVICE
61~ Color-ado Averue . Sarta rV"iCJnI:::a . CA 90401
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1833 21st St=eet
Santa Monica, California 90404
Planning commission
City of Santa Monica
1685 Main st=eet
Santa Monica, CA 90401
Dea= Co~~~ss~on Members,
The membe=s of the Santa Mon1ca Child Care Task Force (SMCCTF)
u~ge yo~~ s~pport for the child care center as proposed by Ms.
C:..:r.dy Wassor..
The SMCCTF is concerned about the ~~et need for quality,
afforca~le child care in Santa Monica.
A ~~al~~y early childhood education is a preventative program,
pre?ar~ng ch1ldren to be successful in school, wh1le reduc1ng
cos~s of other soc1al serv1ces. Early Ch11dhood education also
allows pa=ents to work, pay taxes and support the economic base
of the CO~~~~1ty.
Thanks, we hope we can count on the Plar~1ng Commission to be a
vo:..ce fo= ch~ld=en in Santa Monica.
Since=ely,
~ ~tfj~ tVt1l.t1W.lLJ IU<JL
Mona L1sa Willia~s
Cha1r
~~. C:..ndy Wasson
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~~--------
Association
3/20/92
Ms. Cindy Wasson
3455 Mandeville eyn Rd
LA CA 90049
RE: 1444 10th Street, pre-school application
Ms. Wasson:
The PNA Board discussed your proposal at 1t's March meeting.
Wh1le the Board 1S support1ve of additional day-care and
pre-school opportunities in the commun1ty, we make our support
cont1ngent upon 1mmedIate neighbor support.
We understand the property has been posted, some neighbors
have been phoned and flyered, and a meet1ng has been held.
The CUP and Parking Variance 1ndicate the City sees use and
parkIng as the issues. As stated above the board looks to
encourage_ the use. Also, it seems you are willing to rent
near by spaces to fullf1ll you park1ng requirement. This
seems to be a good Solut1on.
To be honest the PNA Board and staff have not receIved any
calls. We are unaware of any oppos1tion or object1on. From
our V1ew there seems no reason not to proceed with your plans.
Please feel free to use this letter at your Plann1ng Commiss1on
hear1ng April 1. Good luck.
jYJ;/ffJ
Mathew Millen
Cha1rperson
nt)(140
612 Colorado Avenue #106, Santa Monica, CA 90401 (213) 450-5578
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+ A'(T1Arican Red Cross
Ray Corvan
ExecutIve D""ctor
Sanu MonIca Chapa:r
14 ~o Eleventh Street
Mall PO Box 1008
Santa MonICa, Callforma 90406
(213) 394,3773
Karch 18, 1992
Planning Commission
Re: Applicant Cindy Wasson - proposed pre-school
1444 Tenth Street. Santa Monica
Dear Commissioners:
I agree to lease to owner, Cindy Wasson, eight (8) parking
spaces for a period of five years. These are in excess of what
is required by the City. Option for renewal will be considered
after that time.
Please feel free to contact me with any further concerns or
questions-
Sincerely,
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RE: Ms. Cindy Wasson
To Whom It May Concern:
As Head of Wildwood School, I have known Cindy Wasson for two years
and have found her to be a person with clear views and extremely sound
Judgement. She IS a hIghly respected member of Wildwood's Community.
know that Ms. Wasson IS very committed to the prOVISion of high quality
education for young children.
In my position, I am acutely aware of the need for early years provIsion In
the city. There is a very real shortage of nursery schools places available
for children at thiS most Important phase of their development.
Sincerely,
M",~ ~
Head of School
HMH:smm
001llt2
3111 OlympiC Boulevard' Santa Monica, California 90404-5002' Tel. 310 828-4431 . Fax 310 828-6377
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March 18. 1992
City of Santa MOntca
Planning Commission
City Hall
1685 Main Street
Santa Monica, CA 90405
Dear Commissioners:
I have been asked by Cindy Wasson, who IS applYing for a permit to operate
a pre-school at 1444 10th Street, Santa Momca, to address the Issue of
availability of pre-school care In our area.
Wildwood School attracts a large number of student applicants for
Kindergarten placement who attend pre-schools in the Wst Los Angeles and
Santa Monica areas and I am familiar with these schools. Over the past few
years these schools have had to respond to the heavy demands of a baby
boom and many have long waltrng lists for entrance.
"
I believe strongly that quahty early childhood programs such as the program
Mrs Wasson Will be Implementing on 10th Street are a vital part of our
educational community and should be available to everyone. There IS a
pressing need for more of them and I encourage you to approve Mrs.
Wasson's apphcation.
Srncerely yours,
'1~4r
Marcia Kopp
Assistant Head of School
o l) 11-1 1
MK:smm
3111 Olympic Boulevard. Santa MOnica. California 90404-5002' Tel 310828-4431 . Fax 310 828-6377
To The Planning CommlsslOners
cia Planning & ZOning D1V1Slon
1685 Mal n Street
Santa MonIca CalIf
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Regardmg the Proposed Preschool at 1444 Tenth Street
Appllcant Cmdy Wasson
March 18, 1992
Dear CommlsslOners,
We, the undersIgned tenants of Tenth Street Medlcal BUlldmg
located at 1450 Tenth Street, are dIrectly south of the proposed preschool
at 1444 Tenth Street
We are aware of the need for more quaIl ty chlldren centers In Santa
Monica and are In support of the preschool that Cindy Wasson lS hoping to
establIsh
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To The Plannmg Commlssloners
c/O PlannIng & Zonmg Dlvls10n
1685 Main Street
Santa MonIca Callf
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Regarding the Proposed Preschool at 1444 Tenth Street
ApplIcant Clndy Wasson
March 18, 1992
Dear Commlssloners,
We, the underslgned tenants of Tenth Street Medlcal BUlldlng
located at 1450 Tenth Street, are dlrectly south of the proposed preschool
at 1444 Tenth Street
We are aware of the need for more quaIl ty chlldren centers In Santa
MonlCa and are In support of the preschool that Cmdy Wasson 15 hoplng to
estab l1Sh
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14!50 10TH STREET SUIT~ 200
SANTA MONICA CAI..'FORNIA 9040T
2T","'4.700!l
STEPHEN CROSS M D INC
SUSAN STANGL M D INC
JANICE MIYAKAWA M 0
PHILIPPA KENNEALY M D
March 23, 1992
Santa Mon~ca Plamung Cuulllssion
c/o Planmng and Zoning DivJ.Sion
1685 Ma~n Street
Santa Monica, Cal~fornla 90407
Re Proposed Preschool - 1111 Tenth Street
92 cue 006
92 VAR 010
92 OC 005
Dear Comm1ss~oners
I am T,1,T~t~ng th~s letter to the Camussion on behalf of the proposed preschool
at 1111 Tenth Street. My ofhce is ~n the Tenth Street Medical Build~ng, located
at 1450 - 10th Street, wluch ~s dnectly next door to the proposed preschool.
I am looklng forward to the prospect of send~ng our youngest daughter Madelyn to
thls school. It would be Canfortlng and conven~ent to have my daughter so close
to me T,1,nlle she lS at her school. ThlS would allow wonderful opportunltles to
spend more tllIle W1th my chlld and to partwl.pate l.n her preschool experl.ence.
I have knoT,1,n Cl.ndy Wasson for many years now. My children are patlents of Tenth
Street Pe<hatrlcs, Mnch is in the same buildl.ng as nune. In cases of l.llness,
doctor appointments, or anergencles, our doctors would be readily and qU1.ckly
accessl.ble.
I am conf1dent that having a preschool at 1111 Tenth Street, W1th Cindy Wasson as
the DlIector, would greatly benefl.t my family.
Slncerely,
d/:: ~ r
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St en C. Ross, M. D.
SR cd
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~PO" S~RPOPRTE OFFICE
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ELlSABBTH GOLDMAN, PRD
1450 10TH STREET
SANTA MONICA, CA.. 90402
Much 23. 1992
VIA PAX-(213)394-8754
Dr. Jeffrey Wasson
14S0 10th Street
Suite 304
Saota Monica, CA., 90402
RE: NUTsery School Proposal
Dear Jeff:
This lener will confirm the several discussions we've had regarding the opening of a
nursery school next to OUT building.
As you know I have heen a tenant in the building sioce the opening. I ha\'c an aetlv;;:
practice as a clinical psychologist and many of my patients are frequent visitors tu the
building.
=
~ believe that the operation of a nursery school next to the building is a positive step for
several reasons:
1. The house next to the build'ing was unsightly. The remodeling bas been very
positive already.
2 Our building is relatively isolated on 10th street. Increased activity on the
street will also make it .safer.
3 Several tenants in the buildIng (mcludmg myself) have nursery school aged
children Bnd can enroll their children in the school. This makes \be location of the school
very convenient.
For these reasons, J am in favor of tbe addition of 8 school in the neighborhood. Please
don't hesitate to caU if I can he of more assistance.
Respectful1y.
~~mt~
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, Ingrid A Rodi, M.D .lr.'
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March 17, 1992
TO: Planning commission
RE: Proposed Pre-School at
1444 lOth Street
Santa Monica, Ca 90401
Dear Planning commission:
This proposed pre-school is an answer to our prayers. We have a
four year old boy who is ready for pre-school and we live in the
city of Gardena. I work in Santa Monica at the 10th street Medical
Building right next to the proposed school and my husband works in
Long Beach. It would be so convenient to leave my son at this
school and go to work knowing I am close by in case of any
emergency.
There are also other employees in this office that would be very
interested in placing their children in this pre-school and once
everyone hears about the school there will be many more prayers
answered.
Sincerely,
-k,jif{.LL-- Ku{{0~
Linda Kidani
1723 147th Street 14
Gardena, Ca 90401
Work: (310) 394-2161
00050
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1688 ~aln Street
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~!ay Concern:
am an employee of the
Tenth Street ~!edlcal BUlld1ng and a'll
lnterested 1n sendlng m~- chlld to the Tenth Street Preschool.
~a\~ng ill_ chlld ~n school next door to my place of employment would
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Los Angeles, CA 90066
March 17,1992
Plann~ng Comm~SSlon
Plann1ng and Zon1ng D1vis1on
City Hall
Santa Monica, Californla
Dear Commlss1oners:
I am w~itlng to express my support and enthuslasrn for the new
preschool Mrs. Clndy Wasson 1S plannlng at 10th and Broadway
1n Santa ~on1ca. There 1S much demand for th1S type of pro-
gram as eV1denced by the pos1t1ve response Mrs. Wasson has
rece1ved from parents who plan to enroll the1r ch1ldren.
Whlle prov1d1ng a flne educatlonal center for children, she
wll1 also provlde employment for several aides.
I recelved my B.A. In Art ln May 1991 from San D1ego State
Un1vers~ty. I returned to Los Angeles only to flnd that Jobs
are scarce In my fleld of Interlor Deslgn. I have always
enJoyed work1ng wlth chlldren, and continued to do so all
through college. I declded that I would 1nvestlgate preschool
work and found a pos1t1on work1ng w1th Mrs. Wasson. We formed
a very reward1ng worklng relat1onshlp, and, as a result, I am
at present tak1ng classes at Santa Monlca College to obta1n
a Chlld development certlf1cate to enable me to teach full-
~lIT-e at Mrs. Wasson's new school.
I feel very fortunate to be assoclated wlth an accornpl1shed
profess1onal and to be part1clpatlng 1n establ1shrnent of a
school that wl11 benef1t the chlldren of the comrnun1ty.
Slncerely,
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Sandra Allen
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LISA AND DUSTIN HOFFMAN
To whom it may concern:
We're thrilled to learn that Cindy Wasson 1S trY1ng
to open a pre-school program 1n our area.
Our youngest daughter is a pre-schooler, and we are
looking forward to the opening of a new program
where we know our daughter will be well taken care
of and very, very happy.
We've known C1ndy Wasson personally and
professionally for many years, and we know that
the program will be a success and serve the
needs of the commun1~Y. If you have any quest1ons,
please let us know.
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HOLLRND SUTTON
1131 Maple St., Santa Monica CA 90405
(310) 396-2820
March 10, 1992
Dear Planning Commission:
I am writing to you in support of the proposed Preschool located at
1444 10th Street m Santa Monica. As a six year resident of Santa
Monica and a mother of two small children, I can attest to the
enonnous need in our community for a quality preschool.
The site for the schobl is ideally situated, and it would be a positive
step to see the property developed for the benefit of our next
generation. It's also reassuring to know that the school would be in
such close proximity to medical facilities.
I know Cindy Wasson to be an experienced and respected educator,
and I look fOlWard to sendmg my children to her school.
Smcerely,
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Holland Sutton
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TEITLER FILM
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202 MAIN STREET SUITE 16 VENICE CA 90291 3103968200
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Karen Stabmer & Larry Dietz
840 Pme St
Santa Monica CA 90405
Debbie & Paul Abascai
35 Thornton Avenue
Vemce, CA 90291
Katie & Chuck Arnold1
721 Hampton Dnve
Vemce, CA 90291
Patty & Greg Behr
218 Mabery
Santa Maruca, CA 90402
ChastI & BIlly AI Bengston
811 Hampton Dnve
Vemce, CA 90291
Deruse & Todd Bonder
9724 Cattaraugus Avenue
Los Angeles, CA 90034
Amy Irvtng & Bruno Baretto
2034 La Mesa Dnve
Santa Moruca, CA 90402
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Holland Sutton & MIchael Lehmann -
1131 Maple Street
Santa Maruca, CA 90405
Paula & Colman Andrews
735 Marine Street
Santa Monica, CA 90405
StephaJl1e Balik
130 Vista PI
Vemce, CA 90291
C. Bellamy
2716 Th1rd Street
#3
Santa Monica, CA 90405
Ruth Carr & Bill Ryan
1448 Comstock Avenue
Los Angeles, CA 90024
Suzanne & DaVid Booth
208 Adelaide Dr.
Santa Monica, CA 90402
usa & R1cardo Capretta
17143 Pal1sades Circle
Pacif1c Palisades, CA 90272
Off~H)O
Mary & Robert Dean
2649 Bedford St
Los Angeles. CA 90034
KaJa Fehr
1317 12th St.
Santa Monica, CA 90401
Gayle & AlanFuruta
1616 Ashland Avenue
Santa Maruca, CA 90405
Patti & Lew Halpert
580 Lucero Avenue
PaclllC Pal.1sades. CA 90272
Lisa & Mark Hemmeter
13181 Rivers Road
Los Angeles. CA 90049
Kathenne & DennlS Hopper
330 Indiana Avenue
Vemce. CA 90291
Parry & Michael Jacobs
1329 Georgina Ave
Santa Momca, CA 90402
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Julie Kirkham & Elhott Lewltt
24 Dudley Avenue
Venice. CA 90291
Flor & JeffreyFerro
1101 4th Street
Santa Moruca, CA 90403
JOdi & Johnny Goldberg
1700 South Beverly Glen
Los Angeles. CA 90024
Erica Mann. & Harold Ral11!s
14198 Ahsal Lane
Santa Monica, CA 90402
LIsa & Dustin Hoffman
313 N Bamngton Avenue
Los Angeles, CA 90049
Cindy & Alan Horn
401 St. Cloud
Los Angeles. CA 90077
Helene And Neil Jaffe
1149 South Carmehna Avenue
Los Angeles. CA 90049
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MarC1a & John Kan.der
1010 Selby Ave
Los Angeles, CA 90024
Debra & John Lloyd
349 Las Casas Avenue
Paclllc Pal1sades, 90272
Tarm & Patrick McClure
2270 23rd St
Santa Maruca, CA 90405
Cathy & Gregory McTee
1812 Manne Street
Santa Maruca, CA 90405
Robill & Kenneth Morgan
781 North Bundy Dnve
Los Angeles, CA 90049
Shen & Steven Parris
1734 Pallsades Dnve
Pac1flc Pahsades, CA 90272
TIa & Jess RaVlch
402 11th St
Santa Monica. CA 90402
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Laura & Louis Karasik
9520 Cresta Dnve
Los Angeles. CA 90035
Cindy Pickett & Lyman Ward
1112 Hartzell
PacifIc Palisades. CA 90272
Karen & DaVld McHugh
2530 Mandeville Canyon Road
Los Angeles. CA 90049
Karen Pickard & Michael Four
2136 Walnut Avenue
Vernce, CA 90291
usa Olshansky
230 16th Street
Santa Maruca. CA 91402
Cinda Rosenberg & Randy Randy Sunshille
1033 12th Street
Santa Monica. CA 90403
Jacqueline & Martin Reubin
971 Enchanted Way
PaCifIC Palisades. CA 90272
QOtlR2
JeJ'l n1fer & Cr8.1g Ricketts
828 5th Street
Santa Monica, CA 90405
Diane & Leonard Schwartz
1527 Veteran Avenue
Los Angeles, CA 90024
Mmam W osk & Stephen Gunther
440 S Roxbury Dr
Beverly fulls, CA 90212
Claudia & Mike Uretz
2117 Manne St
Santa Maruca, CA 90405
Jacquehne & Marun Wales
971 Enchanted War
Pactflc Palisades, CA 90272
Tracy & Phl.l Wetntraub
733 21st Place
Santa Moruca, CA 90402
Lonrue & Jess W1ttenberg
15420 Bestor Blvd
Pac1flc Pahsades, CA 90272
~'Y\I u,e:5. C=l-CcLLC"l;;
Trma & John Schwada
2625 Mandeville Canyon Road
Los Angeles, CA 90049
Reanon & Bruce Stanley
25 Dudley Avenue
Venice. CA 90291
Beth & GareeThomas
463 l.1ncoln Blvd
Santa Monica, CA 90402
Robin & Scott Venturelli
15307 Wlu.tfield Avenue
Pacific Palisades, CA 902 n
Susan & Bact Walker
1359 Warner Avenue
Los Angeles, CA 90024
Tory & Jack W.wpple
223226 Th St
Santa Monica, CA 90405
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Dear Ne:tghbors, \.... d ~
Allow me to iA ,duce myself. My name is Cindy . asson. I am hoptng to
'establish a preschool for young cbildren at 1444 Tenth Street. I have purchased
'th1s property, which has been vacant for almost eleven months. I feel this location
1S perfectly SUited for a pre-school The buildings do not need to be altered in any
way. The inside space 1S newly remodeled, sunny and cheerful.
The eXisting kitchen and samtation facilittes meet the Cahfornia
Community Care i1censing code requirements The yard is spaclOus and safe for
children to play In fact, the work that I plan to do will enhance the property and
the neighborbood as well. I will, according to the codes of Santa MOJl1ca.
properly secure the property w1th fencing, pour new concrete for the driveway
10 tbe front. create a recychng/waste area towards the rear, and maintain the
structures and landscap1l1g on. a cont111ual basis.
Tbere should not be any S1gn1ficant unpact to Sft'eet parking The w1de alley
at the rear of the property can be safely and eff1ciently used for drop-off and
p1ck-up of children. Tbe hours of the school will be from 9 AM _ 4 PM ,Monday
through Fnday. These hours should not conflict With the leisure time and pnvacy
of most famtlies who live nearby.
I plan to mO!!ltain a ratio of one teacher to every seven children. W1th tbts
htgb teacher to child ratio and careful implementation of a qualtty prescbool
program, the noise level does not need to be cause for concern. Young children,
when properly supervised, do not need to yell or shout. In fact, young children
need to be encouraged to commUl11cate with each other, with the guidance of the
adults 111 charge.
I plan on my total enrollment to be approXimatley 40 children Because of
the numerous cottages on the property, there 1S ample indoor space for the
ch1ldren to us~ There should not exceed 15 children playing outside on the yard
at anyone tlme. The only sounds that we may hear are those of glggles and
dehght
I am a native of Los Angeles I graduated from Uruversity Htgh School
101969 and received my BA from UCLA 111 1973. I subsequently attended the
Graduate School of Educat10n at Mt. St. Mary's College in 1974, and went on to
earn. two CahforDla Standard Teaching Credenttals 10 Early Childhood
Educatton and Elementary Educatton I have continued with my post-graduate
studies at UCLA and I attend professlOnal conferences on a regular basts
I have been mamed to Jeffrey Wasson for eleven years and we have two
children, ages 10 and 7. Jeffrey has been practJ.ctng Pediatrtcs for fifteen years at
1450 10th Street, Santa Maruca HiS off1ce 1S immediately adajacent to the
property that I have purchased for the proposed Pre-School.
It is generally acknowledged that there 1S a shortage of quality pre-schools
111 Santa Ma111ca. I hope to ~m!'act ne:tghborhood farn1h es to my school I feel
confident that my profesS1onal training and work expenence will enable me to
establish and operate a wonderful school for the children of Santa Monica.
Please feel free to contact at my home, 471-1806, at any t1me. I look
forward to the opportu111ty to meet w1th you and provide any further informatton
you may request.
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Thank you, -7:/ /
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Cmdy Wasson ...../
---
March 19, 1992
Dear Plannmg Commlssloners,
I Just receIved a telephone call from Jean Nelson who has resIded
at 1428 Tenth Street for twelve years She was asked by the tenants 1n
her bUlldmg to call me as theIr representatIve We spoke for
approxImately 20 mmutes, I answered her questIons and explained my
phllosoph~ and program
I off~red to meet WIth her neIghbors, show them my plans, show
them the toys I was planning on purchasing for the yard, to meet my
teachers etc Jean dIdn't feel It was necessary, that she was relIeved to
hear my plan for supervIsIon, the drop-off and pICk-Up m the alley, the
dlsbursement of the chIldren throughout the numerous bUIldings ete
Jean realIzed that what she was envlSlonmg was not the realIty of
the s1tuatlOn She expressed her support and wlched me the best of luck
She saId that she would convey thIS to the tenants 1n her bUlldmg and they
would be satlsfled WIth her assessment and evaluatIon of the sltuatlOn
She also saId that her understanding of the hearmg process IS that
the absence of camp laming neIghbors ,at my hearl ng on Aprll 1,1992,
would mdlcate theIr approval I asked lf she would be comfortable wrJtmg
or slgmng a brIef note statmg her support She kmdly explamed that due
to the persor.al tragedy she suffered nlne days ago, the death of her
husband, she did not feel the energy or motlvatlOn other than
com mum cat lng her support to her nel ghbors
She also encouraged me to state her name, telephone and address
Jean Nelson, 1428 Tenth street; 394-7539
Thank you
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