SR-8A (38)~f f
P&Z:DM:1b.f;lplanlsharelpclstrptlta9b001 Santa Manica, California
Plann2ng Corr~mission Mtg: October ~6, i996
TO: The Honorable Plamm~g Commissian
FR~M: Planning Staff
SLTBJECT: Revxew af Amendments to the Zomng Ordinance (Chapter 9.04 {SMMC})
Address: BSC-2 (Sayside Commercial} District
Applicant: David Forbes Hibbert -Arch~tect
Actic~n: Review of amend~ents to Subc~apter 9.04.08.15 {BSC - Bayside Commercial Dastrict}
Section 9.()4A$.15.06~ (Property Development Standards} to allow the construct~on of a hridge
cann~tion betwee~ two cammercial office buildings in the BSC (Bayside Commercial) Distnct.
• Recommendation of appraval to C~ty Counc~l of the proposed text amendments.
Permit Stream~~n~ne Exn~ratton Date. Not applicable to pra~ects requinng a Text Amendment.
SITE L~CATION AND DESCRIPTION
The proposed i~ext amendment cauld affect ali properties wrt~ non-con€orming t~uildings in the
BSC2 (Bayside Commereial} D~strict; however, the subject praperties are located at 201 Santa
Mon~ca Boulevard and 1333 Second Street ~r~ the BSC2 D~strict.
Zon~ng Distr~ct: BSC2 (Baysid~ Cammerc~alj Distr~ct
Land Use Distr~ct: Downrown Core
PR07ECT DE$CRIPTI(~N
The appi~cant is proposing amendments to Subchapter 9.04.OS.1S (BSC - Bayside Commerc~al
D~stnct) Section 9.44.08.15.06Q {Property Development Standards) to allow the conscruct~on of
a bndge connection laetween two commerc~al office buildings in the BSC (Bayside Commercial)
Distnct. The proposed text amendment is requested ~o allow a pedestnan bridge to be constructed
at the fifth floor level of two six-story build~ngs. Existing Property Development Sta.ndards would
not allow the proposed bndge due ta building height and floor area ratia (FAR} restrictions
Approval by the Planning Cot~-m~ssion of a Development Rev~ew Permit for the bridge would
be requireci ~f th~s Text Amendment ~s approved by tf~e City Council
be required if this Text Amendment is apprv~ed by the City Ca~ncil
MUNICIPAL CODE AND GENERAL PLAN CONFORMAN~;F
The proposed text amendment ~s consistent with the Mumcipal Code and zn conformrty with the
General Plan in that Policy 1 3 b of the Land Use and C~rulation Element of the General Plan ~s
to alIow bu~ldings up to six stories in height with a 3 5 floor area ratio (FAR)
CEOA STATUS
The proposed Text Amendment is exempt from the provisions of CEQA pursuant to Class 5 of the
State G~udelines in that the except~on to certaui de~relopment staz~dards for existing non-conforming
buildings to aIlow a pedestrian bridge would resuit in a m~nor alteratian to exishng land use
Iimitations wh;ch would not result in any chan~e to pernutted land use
RENT CONTROL STATUS
The proposed text amendment is not site specific The sub~ect properties at 201 Santa Monica
Boulevard and 1333 Second Street are eommercial properties exempt from rent eontrol
~Fs
No fees are associated with the text amendment
PUBLIC NOTIFICATION
Pursuant to Murucipai Code Sections 9 04 20 22 450, notice of the public hearuig v~~as anailed to
all owners and residential and comrnercial tenants of property located w~thin a 500 foat radius of
the pr4pased pro~ect at least ten consecuti~~e ~alendar days prior to the hearing A copy of the
notice ~s contair~ed in Attachment A
ANALYSIS
Back~round
The sub~act request for review of the accampanymg text amendment seeks to enable the praperty
owners of two ad~acent properties ta construct a bridge to connect two exist~ng buildmgs in order
to facilrtate pedestrian access t~etween the two bu~ldings The su~~ect bu~ldings are both six
stories high and are located in what is now the BSC2 (Bayside Commercfal ) Distnct The current
zon~ng lirnits the height of new buildings to 4 stories. 56 and the floor area rat~o (FAR) ~s
limited ~0 3 0 The sub~ect bu~ldings were built in accordance urith the farmer development
standards and are now non-conformm~ w~ith regard to height and FAR The construetion of the
bridge wauld not be allowed under current de~~elopment standards because the proposed location
2
of the bridge at the fifth floor level and the mcrease to the buiidzngs' floor area would result in
an uitensificauon of the non-conforrruty Th~ text amendment is proposed to make an exception
to chese standards w~th regard to bu~ldings b~ilt under the old de~Telopment standards and lunjts
the exception to the construct~on of a bridge with no usable floor area
The owner and prunary occupant of the build~ng at 1333 Second Street, Rubin Postaer and
Associates, also occugies tenant space on the upper floors within the building at Z01 Santa Momca
Boulevard, owned by Shuwa Mana~ement The mtent of the bridge is to prov~de a pedestrian luik
to facilitate personal interact~on between Rub~n Postaer personnel and cl~entele throughout the
company's office space
The connect~on between the buildings at 201 Santa Monica Boule~ard and 1333 Second Street ~s
proposed to connect the two buildmgs at the pornt where they are the closest together, which ~s
the fifth flaor level The proposed bridge wauld span a 20 5 foot space and would compensate
for the height difference between ihe tloor le~els of the two buzldfngs by constructmg a ramp
withm the enclased bridge structure The ramp dunensions are l~tmted to a five faot widtt~ which
would iirtut the use of the st~,~cfl~re *o uccess and preclude its use as additionai ~sable floor area
Text Amendfnent
The applicant has praposed the follow~ng wordmg for the text amendment
Proposed Text Amendment
Sect~on 9 04 08 15 ~FO Propert}~ Development Standards
(a} Maximum Building Height and FAR
(6) With appro~~al of a De~~eiopment Revie«~ Permit. parcels m the
BSC2 D2strict w~th e~cistmg iegal nonconforrr~~g buildings ma~ be
cannected by a bridge pra~ided that the following condrtions are met
(1} that the brid~e contains no usable area other than that
needed for circulatian,
(~i} that the height of the bridge is no higher than the
ex~stmg buildings
Staff believes that the proposed text amenciment request ~~ appropriate in that it allows for the
cansideration of abave ground connections for pre-existing buildings within the Bayside
Comanercial District while reser<<ing re~iew and appraval of said bridges for the PIamm~g
Commission throu~h the Developrnent Re~~iew Permit process
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SECQ-ND STREET ELEVATION
1333 2ND ST.12~1. SAN1'A MQNICA- BIaVD.
SANTA MONICA, CA
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SECUND STREE`I~ EL~VATION
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1333 2ND ST.f2()1 SANTA MUNICA BLVD.
S~N"1'A MUNICA, CA
All structures with~ the Crty must be constructed in accarciance with the 1994 Unifarm Building
Code. Design concerns regarding the proposed hndge include: the structural integnty of the
bridge and the huildings it would connect; earthquake safety; the need for a fire wall and a f~re
door wfuch is connected to smoke detectors; compliance with the Americans vsnth Disab~l~aes Act
(ADA); and firepraof charactenst~cs of the steel bridge structure itself. Prior to review of an
application for a Development Re~iew Permit by the Plar~ning Cvmmission, ~he applieant shauld
have the glans for the bndge reviewed by the City Building Offic~a~ to ascertain potent~al design
constraints and requirements.
The proposed t~t amenclment will allaw for cons~deration of a develapment proposal to const.~vct
a hridge iaetween twa ~uildings wi~ non-canforming heights and flaor area ratios. Staff believes
that the proposec! text amendment request is appropr~ate in that it allows for the cansi~era~ion of
above ground conneckions far pre-e~usting buildings rkntliin the Bayside Comrriercial District while
reservi~g review a~d appraval vf ~ud tandges far the Planr~ing Commission through the
Develapment Review Permit process.
It is recommended that the Plann;ng Cammission recomrnend to the City Council adopt~on of che
progosed Text Amendment to amend Sect~on of the Zon~ng Ordinance as set forth in Attachmer~t
B.
Prepared by: Laura Beck, Associate Planner
Attachments:
A. Nohce of Publ~c Hearing
B. Radius and Location Map
C. Phatagraphs of Sub~ect Propert~es
D. P~ans and Elevat~ons of Proposed Bndge for 201 Santa Monica Blvd. & 1333 2nd St.
E. Diagram af Proposeci Bridge
LBIk
f: lplanl sharelpclstrptlta9601
October S, 1996
4
OFFICIAL NOTICE OF PUBLIC HEARING
Sub~ect of Heanng: Text Amendment 96-001
201 Sar~ta Momca Boulevard and f 333 Second Street
Applicant: Da~id Fvrbes Hibbert (Architect)
A Pub~ic Heanr~g wi11 be held by the Planning Commisslon on the following request:
Application for a t~ext amendment to Subchapter 9.04.OH.15 (BSC - Bayside Commercial Distnct}
Sec~ior~ 9.04.08,15.06(? (Property Development Standards) to allow the construct~an of a bridge
conriection between two co~nmereial office bu~ldmgs in the BSC {Bayside Comtnercial) District.
The prQposed Eext a~rtendrnent is req~ested ta allow a bridge to be constructed at the fifth floar
level of two six-story buildings. Exisring Property Development Standards would not allow the
proposecl bridge due to building height and floor area ratio (FAR) restrictions. Approval by the
Planrung Commssion of a Devetapment Review Permit for the bridge would be required if this
Text Amendment is appro~ed by the City Council. (Planner: Laura Beck)
TIME: WEDIVESDAY,~ctober 15.,,.j996, AT 7:00 P.M.
LOCATION: COUNCIL CHAMBER, ROOM 213, CITY HALL
Ib85 MAIN ~TREET
SANTA MO1vICA, CALIFORNIA
THE CITY OF SANTA MONICA ENCOURAGFS PUBLIC COMMENTS. INTERESTED
PERSQNS MAY COMMENT AT THE HEARING, OR BY WRITING A LETTER.
Letters sho~ld be addressed to:
Planning Divis~on, Roo~n 2i2
1685 Ma~n Street
Santa Monica, California 9Q~01
Attn. (Laura Beck, Ass~ciate Planner)
Additivnal info[mat~an may be obtained from the Planning and Zaning Division. To request
re~iew of a project file andlor fur more information, ~lease call (3I0) 458-8341.
The meeting facil~ty is accessibl~. If you neetl any disability-related accommadat~ons, please
contact staff at (310) 458-8701 TDD Number (310) 458-8b96.
The Santa Monica Blue Bus Lines #2, #3 ar~d #8 serve City Hall.
Pursuant to Ca~lforn~a Go~ernment Code Section 65049(b), if t3~is matter is sul~sequently
challer~ged in Court, tl~e challer~ge may be limited ta only thase issues raised at the Public Hearing
described in this noace, or ~n written correspondence delivered to the City of Santa Monica at,
or prior to, the Public Heanng.
Esto es una notic~a de ut~a audencia publica para revisar applicaciones proponier~do desarmllo en
Santa Monica. Si deseas mas mformacion, favor de llamar a Linnea Hernandez en la Division
de Plant~ficacion at numero {3]0} 455-8341.
f: Iplanlst~arelpclaot~ceslta96001
ATTAC~~NT B
Proposed Te~ct Amendment
Section 9.04.08.15.Ob0 Property Develapment Standards
(a} Maacimum Be~ilding He~ght and FAR
(6) With appro~al of a Development Review Permit, parcels in the BSC2
Distnct with existing legal nonconfo~ ming hu~ldings may be connecE~d by
a bridge pravided that the following condit~ons are met:
('r) that the bndge contai :s no usahle area other than that needed
for circulat~o~;
(ii) that the height of the bndge is na higher than the exist~ng
build~ngs.
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LEGAL ~FSCR~nw Lots M,N,O,P,p and R f c,~sE r~fl
BLIC 147 TOWI~ OF S~-N7A MONICA
~ ' ZQNE
201 Santa Monica Blvd.
s~c~~r ~nor~ss _, and 1333 Second St. ' n~~
APPE.]CAlVT_
PUBLIC
F~EARFAlC
DA'TE .
Reftrence $
At.ln Map -
Sheet I~In
Reqaircd 5~~
Rad~us
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C3C
4-4-96
FREPARED BY,;~h4FS LlJfVSF(}flD fyN? F3RYN MAWR ~AN71~ h9bNIC'A f'~~~! ~~%-~579
4
.
Th~s agreement provides for a cost of livir_g in.crease for FY96-97
and makes some other minor ncn-econcmic c:~anges
BUDGETIFINANCIAL TMPACT
Funds are already ~ncluded in the budget for FY96-97 to ccver any
costs assaciated with this agreement
RECOMMENDATION
Tt is recommended that Council adopt the attached Reso~ut~on
authoriza.ng the City Manager to execute ~he attached Memoxandurn af
Understanding with the Publ~c At~orneys' ~egal Support Staff Union.
Prepaxed By. Karen Bancroft
.a_~~-=-_- __f~~
Plann~ng Commission
October 16, 1996
Chazr Parlee asked for the definition of a hardship Nis Frick stated that hardship t~~ll be
judged on a case h~- case ~asis rather than using a definrtion of hardshtp
Commissioner Zinner asked for the defm~tion perameters '_VIs Fr~ck stated that she
would need to review the interim ordinance to ans~.~er this question. She then statec~ that
copies af the intenm ordmance w~ould sent o~t ta the Commission
D~velonment Review Permit for the bnd~e wou~d be reauired if this Text
Amendment is annraved bv the Citv Council. (Planner Laura Beck)
Following #he stafF report, the appl~cant was not present and item was tabled until
after rtem 8B
2
P~anning Commission
for
The applicant, David Hibbert, 1250 Fourth Street, made a presentation to the
Commission
Commissianer Zinner asked which building the bridge ~t~ll resembie ~Ir. Hibbert
eYplained the proposed design ~1s Fnck commented that tl~e proposed bridge
must return for Plann~ng Gomm~ss~on and ARB re~'iev~~ and appro~:al
Deputy Cfty Attorney Strobel stated that any bndge rnust
Uniform Building Code. Fire Code and structural cade c
meeting ~oning Ord~nance pro~ ision for crossi~g parce
property oamers ~~ill need to record a cove d b
code requirements N1r H~bbert asiced if thi d requ~
properties Deputy Citv Attorney Strobei ed that t ro
into a co~~enant v4rthout obta~nmg a lot tie eeme
October 16, 1996
~~ ~ith current
ts as ~i~ell as
stated that the
must be meet
tween the t~
the staff report
Moench, Wererniuk.
fram rtis current R2 (Low Densitv
°i`fie ap ven 7ones of Entertamment Propert~~ Associates, was present to
address th ion Also present was Herb Katz of RTK Associates
One mern o~the puhlic, Aaron Landv~~orth, 1538 ~hneteenth Street, was present
ta co
waived his rebuttal tame
Parlee clased the pubhc hear~ng.
Commissioner Breisch asked if there v~~ere anv Rent Control issues Staff stated
there is no record of the property being rented
Commissioner Gruber asked abaut a tree which v~~as shown in one old photograph
of the property h1r Janes and Mr Ka~ stated that the tree has been gone for
~~ears
3