SR-8B (34)~~
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Pjanrung Comm~ss~on Mtg October 16, 1996
TO The Honorable Planrung Camm~ssian
FROM Plaruung Staff
SUBJECT Zone Change 96-001
Address ?544 Ntneteenth Street
Applicant Entertainment Praperty Associates
INTR D TI N
Santa Moruca, Cal~forn~a
Action Appl~cat~on for an Amendment to the Distr~cting Map to rezone a 7,500 syuare foot parcel
from R2 {Low Dens~ty Multiple Family Residential} to R2-A {Low Density Multiple Family
Resident~a~ - Parlcing O~~erlay D~stnct) to a~lau~ the parcel to contin~ae to be used as a s~rfa.ce parktng
lot to serve an ad~acent commerciaU~ndustrjal lot An amendment to the General Plan map is not
required
Recommendatian, Approval based an the findings contained here~n
Permx~ $tream~~nin~ Exnir~~ion Date, None
SITE LOCATIQN Al~'D DE~CRIPTIQ~i
The sub~ect property is a 7,500 sc~uare faat parcel lacated on the west side of Nmeteenth Street
betu~een Calorado Avenue and Broadwa_y having a frontage of SO feet Surraunding uses consist of
one story- residential bu~lci~n~s in the R2 District ta the north, res~dential bu~ld~ngs in the R2 D~strict
across the alley to the west, and a ane stor~~ industrial build~ng in the M 1(~ndustnal Conservatian)
District to the south Exist~ng on-site uses include a 2I space s~rface par}an~ lat
Zon~ng District R2 {Low Density Multzple Family Resident~al) D~strict
Proposed by applicant to be zoned R2 - A (Low Density Multiple Fami[y
Residential - Off-Street Park~ng Ove~-la~~} D~stnct
Land Use Distnct Low Density Haus~ng
Parcel Area 50' x 150' (7,500 sc~uare feet)
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pROrECT DESC~Tro~
The apphcant proposes ta rezone a 7,SOD square foot parcel containrng a surface parksng ~ot from
its current desi~nation of R2 to a designation of R2-A thereby atlowing the use af the entire lot as
a parlang lot and ehrrunating the nonconforzrung use status of the front partion of the lot wh~ch was
developed as an extension ta the exzstmg parking lot wrthout C~ty approval The applicant proposes
to use the entire srte as a parking 1ot to support the inc3ustr~al use an the ad}acent lot which has a
legal, non-conforming on-szte parking deficiency
MUIVIGIPAL CQDE AND GENERAL PLAN CaNFQRMAI~TCE
The praposed zone chan~e would render the ex~st~ng park~ng lot on the sub~ect property m
conformance with the current Zomng Ordinance
CEOA STATUS
The pro~ect ~s categor~cal~y exempt from t~e prov~s~ons Df CEQA, pursuant to Class 5 of rhe State
Guidelmes in that a zone change to add a parking o~erlay distr~ct to the underly~ng zoning wauld
result ~n a m~nar alteration to existing land use l~mitations which would not result in any change to
land use densrties
RENT CO1V'TROL STA7'~J$
The sub~ect parcel contams no controlled rentai units A Rent Control Clearance form for this s~te
~s on f je with the Crty
FEES
The proposal is not sub~ect to any special City Planning related fees
PUBLI~ NOTIFICATION
Pursuant to I~4unicipal Code Sect~orr 9 04 20 22 05~, notice of the publ~c hear~ng was ma~ted to all
owners and res~dential and com~nercial tenants of property located w~thin a 500 foat radius of the
pro~ec~ at least #en consecut~ve calendar days pr~or to the hear~ng A copy ofti~e notice is cantained
in Attachment B
ANALYSIS
Back~round
The sub~ect property Is under corrimon o~mership with an adJacent ~nd~str~ally zoned parcet The
adjacent property lacated at 1817-1823 Colorado is develaped wrth a s~ngle stary industria~ building
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w~th no on-srte park~ng In 1961, the C~ty approved a var~ance (Z_A Case No 1785-Y) for the
sub~ect property to
"pernut the frant port~on af praperty to be mamtamed for res~dential purposes and the rear
most portion to be used for the parking of automobiles "
Under zorung regulations in effect at the time of the variarlce, automobile parlc~ng ~n a residential zane
was permitted adjacent to bus~nesses prov~ded that it complied with other app~~cable regulations,
~ncludmg the re~uirement that "all resident~al uses shall have been removed from the lot pnor to its
use for off-street ~arlc~ng " The stated need far the res~dence was to provide housing for the park~ng
lot attendant, and the request for the vanance was to allow the ma~ntenance of this resident~al use ~n
conJunctior~ w~th the park~ng jot The 884 square foot structure was alsa used for
commercjaU~ndustrial business as substantia~ed by the former property owner, Sanborn maps, and
C~tv business l~cense recards
The structure was demfllished wrthout a City demolrtion permit, and the parlung lot was expanded,
stnped, ]andscaped and ~ated without Crty perm~ts Th~s rezan~n~ appl~cat~on was filed ~n response
to subsequent enforcement action A citizen petition s~gned by ~ifty-six (56) persons who l~ve ar
wark ~~~ithin the C~ty of Santa Monica acc~mpanied the application pursuant to SMMC Sect~on
9 04 2G I6 ~20(~){3)
Pronosed Zone Chanae
The applicant proposes to change the propert}~'s zaning designation frorr~ R2 to RZ-A to permrt the
continued use of the ent~re ~or for park2ng to support the adlacent commerc~a] parcel The purpose
of the A- 4verlay D~strict ~s stated in the Zoning Ordinance as follows
"The A o~eriay Distr~ct is intended to ~rov~de adec~ua~e parking facilifies to support
important commerc~al corriciors and neighborhoad commerc~al areas Fn the City, while
assunng that each faciljty w-11 not adversely ~mpact the env~ranment of nearby reszdents or
d~mimsh the ~ntegnty of the sub~ect residentia~ zonin; disir~ct "
The sub~ect property has been part~all_y c3evelaped as rhe park~ng fac~~:ty for the adjacent industr~al
uses at 1817-1823 Colarado Avenue for over thirty years The applicat~on of the A Over~ay District
wouid a11ow the parlung use on the lot to cont~nue far as long as the commercial/~ndustrial use wh~ch
rt serves ~s not rede~eloped The off-s~te parking prov~ded on the sub~ect property serves to vffset
the zmpact of the ad~aeent commerciallindustrial property wrth a non-conform~ng parkin~ srtuat~an
on the surrounding neighbarhood Th~s ex~sting parking would be permitted under the A Overlay
Districi since ~t meets all of the cond~tions requ~red by 511~9VIC SectEan 9 04 08 3 S 020 {Applzcability}
as follows
(1) The commerc~a! parce! at I 817-33 Coiarado Avenue has not been redeveloped nor ~s
redevelopment ~roposed
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{2) The lat will rema~n as a surface parlung lot (The size of the park~ng lot will increase due
to the demolition of the 884 square foat structure )
(3) The square footaee of the ex~sting commerclal building on the M1 parcel has not been
added to or expanded beyond fifty percent of the floor area extsting at the time of the
relevant Chapter of the Zomng Orcimance
(4) The required park~ng for any new additian or expans~on af the ex~sting commercial
6uildmg will not be permitted on the sub~ect property
The underl~nng zamng will not be changed by the requested change ta the D~str-cting Map The uses
permitted under the A pverlay Distnct zonmg des~gnation are l~m~ted to those uses pernutted in the
resydenhal d~stnct ui wh~ch the parcel is located, which ~n this case ~s R2 Uses perrn~tted subJect to
appro~al af a PerFortnance Stanc3ards Permit and/or a Conditional Use Permit are the same ~n the A
Qverlay Distnct as in the underly~ng zonmg district with the except~an that subterranean parking
structures may be permitted m the A O<<eriay Distr~ct suhject to a Condit~ona! Use Perm~t ~f certa~n
condrtions are met
General Plan Conformance
The proposed change in zorung from R2 to R2A would not affect conformance with the General P~an
since the underlyin~ zoning wzll nat chanee
Nei~hborhood Comnatibilrtv
Staffbelieves that the rezone is appropriate for th~s location since the A Overlay D~stnct will perm-t
the existin~ parlang lot ta continue to pro~ide needed parking for the acijacent commerciaVndustnal
bui~din~ at 1817-1823 Golorado Furthermore, the rezone clari~es that the parking, as a legal
conform~ng use, is perm~tted to exist only so long as the com~nercial use which ~t serves is not
red~velaped Redeveiopment an the commercia~ property ~.~~outd require tt~at on-s~te parking be
prov~ded and the assoc~ated park~ng lot ~n A O~erlay District be discontinued The sub~ect praperty
is situated in a res~dentiai area (R2 District) which ~s five blocks ~ong, but ~s less than one block in
w~dth and is flankeci on the south hy the M1 (Industr~aI Conservation) District and on the ~oRh by
the BCD ($roadway Commerc~al D~strict) The den~al of tt~e rezone would reduce the ava~lability
of aff-street park~ng in the area
~onc3usion
The proposed Zone Change will bnng the Official Districting Map inta confonn~ty with ex~sting use
on this property Sta#~bel~eves that the rezon~ng and continued use ofth~s property as a surface
parking lot, and the l~mited expansion of the ~arking lot to mclude the fror~t porttan of the parcel, is
apprapriate for t~e followin~ reasons rt eluninates a nonconfarmity wh~ch was permrtted by the
ong~nal variance, it reta~ns needed off-street parking in an area v~rhere commerc~al and industrial uses
are close to residential uses, and it renders the parking use dependent u~on one specific
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cammerciaU~ndustrial parcel Apphcat~on af the A Overlay Distnct wauld restnct the use of the
sub}ect property as required parking for the ad3acent commerc~aUindustrial parcel in the e~ent that
the commercial parcel ~s redevetoped
RECONIIv1ENDATION
It ~s recommerided that the Plannmg Cammission recommend approval to the City Council of Zone
Change 96-~01 amendment of the Official District~ng I~sa~ based on the follow~ng findmgs
ZO?~FE CHAI~TCE FINDIh GS
The proposed Zone Chanee ~s consistent ~n principle with the ~aa1s, ab}ectives, polic~es, iand
uses arid programs spec~fied sn the adapt~d General Plan, in that an ex~stzng surface parking lat
wh~ch provides needed off-street parking for a commercial use located m the vicinity of
resident~al uses complies with Land Use and Circulat~on Element af the General Plan Qb~ective
1 1 which ~s to "protect the qual~ty of l~fe in all residential neighborhoods" by prevent-ng zmpacts
wh~ch wou~d be ca~se~ by reauct~on tn availab~e parkin~, a~d, tn t~at Oblect~ve 1 2 ta "ens~re
the compat~b~l~tyo uf ad~acent land uses" is addressed ~n that the continued use of the parking lot
dunng the penad of time when the commercial use has no an-srte park~ng, prevents a res~dentia~
use from be~n~ developed ad~acent to a commercial use non-confarm~ng wtth regard to park~ng,
and, in that the applicant does not propose any changes to the prirnary use of the site
2 The publ~c health, safety, and ~enera! welfare require the adaption of the proposed Zone Change
and Text Amen~ment, ~n that the proposed Zone Change br~ngs the zoning destgnat~on for the
site into cor~formance w~th the exist~ng uses of the site and estabhs~es a neacus between the
sub~ect parking lot and the comm~rcial use o~ the ad~acent site
Prepared by L~ura Beck, Associate Planner
Attachments
A Not~ce of Pub~~c Hearing
B Radius and Location Map
C Photographs of S~te
D Plan of Ex~sting Site
E Photagraphs of Site Priar to Remaval of Structure
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October 10, I995
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OFFICIAL NOTICE OF PUBLIC HEARING
Sub~ect of Hearing Zone Change 96-001
I544 19th Street, R2
Appl~cant Entertainment Property Associates
A Publ2c Heanng w~ll be held by the Plann~ng Comm~ss~on on the fallow~ng request
Application for a Zone Change to amend the 4fficial D~strzctin~ ~~ap deslgnation for a 7,500
sguare foot parcel from its current R2 (Low Density R~Iultiple Family Res~dential) designatlon to a
R2A o~er~ay (Low Density Multiple Family Residential -Parking ~~erlay} designatian The
applicant is also requestmg appro~al to cont~nue the use of the subject property as a surface
parking lot whlch serves an adjacent N!-1 commercial bu~iding (1823 Calorado Avenue}
(Pjanner L Beck)
TIME: ~~'EDNESDAY, Octab~r 16. 1996 AT 7:00 P.1~7.
LOCATIQn: COUNCIL CHAn•iBER, ROO~•i 2I3, CITY HALL
16$S 11iATti STREET
SANTA 11~70NICA, CALIFORNI~
THE CITY OF SAI`TA MOI~TICA ENCOU'RAGES PUBLIC CQ1~~ZENTS IN'TERESTED
PERSONS MAY CO1~~~NT AT THE HEARING, OR BY ~'RITING A LETTER
Letters should be addressed to
Planning Division, Room 212
1685 ivla~n Street
Santa Monica, Californ~a 904~1
Attn (Laura Beck, Assoc~ate Pianner )
Addit~onai information may be o~ta~ned from the Planning and ~on~n~ D~vision To request
rev~ew of a proaect file and/or for more information, please call {31Q) 458-834i.
The meet~n~ facility is handicapped accessible If youu have any special needs such as s~gn
language interpreting, piease contact the Office of the Disa6led at (310) 458-8701
Pursuant ta Cal~forn~a Gavernment Cade Sectian 650D9{b), zf th~s matter ~s subsequently
cha]]e~ged tn Caurt, the chatlenge ma}r be lim~ted to on~y tt~ose issues ra~sed at the Public Hearing
descr~bec3 in thjs notice, or in written correspondence deljvered to the City af Sar~ta Mon~ca at, or
prior to, the Public Hearin~
Esto es una not~cia de una audenci~ publ~ca para revisar applicac~ones progoniendo desarrollo en
Santa Monica Si deseas mas informacian, favor de 1lamar a Elsa Gonzalez en !a D~v~sion de
Plantificacion ai numero ~310} 458-8341
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ATTACHMENT G
cA:f \atty\muni~laws\rnhs~r2a
C~ty Council Meeting 4-8-97 Santa Monica, Califarnia
ORDINANCE NUMBER (CCS)
(~ity Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MpNICA AMENDING THE QFFIC2~1I,
DISTI2ICTING MAP TO RE~ONE 1544 NINETEENTH STREET
FRONf R2 T~ R2A
WHEREAS, an application was filed in accordance with Zoning
Ordinance Se~tion 9.04.20,I6.020 requesting that the Official
Districting Map be amended to rezone the praperty located at Z544
Nineteenth Street from R2 to R2A; and
WHEREAS, on October 16, 1996 th~ Planning Commission held a
public hearing on the propased amendment and made recammendatYans
to the Ci~y Cauncil to adopt the amendment fol~owing the hearing;
and
WHEREAS, the City Council held a public hearing an the
praposed amendment; and
WHEREAS, the City Council finds and declares that the proposed
amendment is cansistent in principle with the goals, obj~ctives,
policies, land uses, and programs speci.fied in the adopted General
Plan, in ~ha~ an existir_g residen~ially zoned surface parking lot
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which prov~des off-street parking for an adjacent commercial use
comp~ies with Land Use Element Ob~~ctive i.1 to '"protect ~he
quality of life in alI residential neighborhQOds," by ensurzng ~hat
parking far an existing cammercia~ ~se is provided for in an off-
street loca~ion, and daes not adversely impact adjacent res~dents;
and in that ~he zone change is cons~stent ~vith Land Use Element
Ob~ectiv~ 1.2 ta "ensure the compatibi~ity of adjacent land uses,"
by allow~ng the cantinued use of a surface parking lot far
com~nercial purposes which provides a buffer between the commerc~al
and resident~al uses; and
WHEREAS, the City Counc~.I finds and dec~ares that the public
health, safety, and general welfare rEquire the adoption of the
propased amendment, in that the change to an R2-A zoning
designation f~r the subject property ensures that use of the
subject property and commercial parcel supported by the "A" parcel
wail camp~y wit~ zoning requix-ements, including limitatxans on
expansion of the cammercial parcel, thereby proteetzng nearby
residents;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MON~CA DOES ORDAIN AS FOLLOWS:
SECTION 1. The Offic~al Districting Map of the City o~ Santa
Monzea set forth as Exhibit "A+' is hereby adopted.
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SECTION 2 Any pravision of the Santa Monica Municipal Code
or appendices thereta, inconszstent with the provisions of this
Ordinance, to the extent of such incans~stencies and no further,
are hereby repealed or modified to that extent necessary to effect
the provisions of this Ordinance.
SECTION 3. If any sec~ian, subsection, sentence, clause, or
phrase of this Ordinance is for any reason heZd to be invalid or
unconstitutional by a dec~sion of any court of any competent
}urisdiction, such decision shall not affect the val~dity of th~
remaining por~ions o~ this Ordinance. The City Council hereby
declares that it would have passed thzs Ordinance, and each and
every sect~on, subsection, sentence, clause, ar phrase not declared
invalid or unconstitutional without regard to whether any por~ion
ot the Ordinance would b~ subsequently declared invalid or
unconsti~utiona~.
SECTION 4. The Mayar shall sign and the City C~erk shall
attest to the passage of this Ordinan~e. The City Clerk shall
cause this ordinar_ce, or a summary thereof to be Fublished once in
the official newspaper within 15 days after its adoptian. This
Ordinance sha11 be etfective 30 days from its adop~ian.
APPROVED AS TO FORM:
,~.~~ ~. ~~~~~L
MARSHA JON~ MQUTRIE
City Attor ey
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