SR-8A (46)~~
PCD KG SHK f~~,plan5,share~~~pc`~.strpt-~~drR5002b «pd Sar~ta l~~ionica. Ca~iforn~a
Plannxne Commission N1tg Februar~~ 19. 1997
TO The Honorable Plamm~e Commission
FROI~~I Planning Staff
SL:BJECT Certification of?~~Ziti~ated ~legati~~e DecIaration, De~-elopment Re~-ie~i- (DR
95-002 j, Te~t 4-~mendment (TA 97-001), CondrtionaI Use Permrt ( C li P 97-
00~)_ and Variance (VAR 9~-015)
:~ddress 1136- I] 44 Faurth Street
Applicants Menorah Housmg Foundanon of the Je~~°ish Federation Councll
and Cit}~ of Santa lblomca
I~ TR4DL CTIOI~
Action Application for pro~ect approt~aI to pernut the constructian of a 66-ur~t, 46.857 square foot
rental housing pro~ect for low income semars and a 165-space public parking structure to replace
the surface parking lot which is currently located on the 5ite. Certifcation of a Final Miti~ated
Ne~anve Declaration includ~ng responses to cornments on the Draft Mrtigated ~legat~~~e
Declaration which evaiuates the en~~ironmental unpacts of the propased pro~ect, is al~o requ~red
because af the s~ze and scape of the pra~ect
Discretzonary approvals requested by the appI~cants include the folIowmg. Development Review
Pern~rt {DR 95-002) to perrnit a F6-unit, 4b,857 square foot senior housing pro~ect and publfc
parking structure m the N~II~3A Dlstrict (DR xs requ~red far pra}ects fl~er 22.SQ0 square feet in
the R3 zone), Text Amendment (T~- 97-001} to amend the "A'' Off-Street Pari~uig Overiay Distr~ct
development standards to allow access to parlcxng located withm a required side yard ad~acent to
a commercially-zoned parce~ and [o allo«~ above-grade parking structures with approval of a
cQnditzonal use germit. Condiuonal Use Per~nit (CUP 97-OQ2) to pernut a parkulg structure wifhui
the "A'' Off-Street Parking ~verla5~ DiStr~ct with one above-grade and one below-grade parktng
level, Variance {VAR 95-015) to perm~t an apaque wal~, fence or hedge exceedmg 42" fn height
m the required front yard, to permzt structural encroachments into the stde yard setback, and ~o
~ermrt parcel co~~erage in excess of S0~ {56 1~ propased), sub~ect to findangs Appro~al of
Condyt~onal Use Permit (CUP 97-002} is sub~ect #o City Council approval of the proposed Text
Amendments ~
Recommendat~on Certification of a Mitigated Negati~~e Declarat~on, Approval of Development
Revie~~ 9~-002. Conditional Use Permit 97-4~2, and Variarice 95-Q15
(request for s~de ti~ard setbacic and parcel cavera~e only), sub~ect to findm~s
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and condrtions, Demal of Vanance 95-01 ~(request for S' high fence ~n
reqiured front vard). and Recommendation to Cit~~ Council of Appro~~al of
Te~t Amendment 97-Q01
SITE LQCATION aVD DESCRIPTIOl\
The sub~ect propert~~ is a~~,000 square faot pazcel located on the «.-est side of Fourth Street beh~-een
Galiforma a~-enue and ~~-ilshire Boule~-ard ha~~mg a fronta~e of approaimatel~• 300 feet on Faurth
~treet The site as c~rrentl~~ used as a metered surface parking lot ~vith 16a spaces operated by the
Crt~;- of Santa ~l-ionzca The ~eneral vicuuty contams a~-anet~- of land uses, mclud~ng the Third Street
Promenade {located 1 1/2 blocks to the south) and various other residential. of~ice and retail uses
The 12-~torE~ First Federal offce buildzng is Iocated d~rectl}' across Fourth Street to the east. «~hile
the 13-stor~~ Galiforrua Federal buildmg is located ane block a4~-ay~ on Third Street Stu7-ounding uses
consist of an apartment biulding (~i~VR3} to the north, and offices (C3) to the south, offices (C3)
to the east. and senior housin~ (~TWR3A} to the ti~est across a public alle~•
Zoning District N«'R3:~ (North of ~~'ilsh~re O~~erlai and 4ff-Street Parkmg Orerlay -
11-1edium Dzns~h~ _lgultiple Famil~~ Residential) D~strict
Land Use Distrtct High Density Housina
Parcei ~rea 1~3 acres (45.000 square feet}
PROJEGT DESCRIPTION
The proposed pra~ect consists of the de~-elopmen# of a three-stor~~ structure that includes b6 senior
rental housing unrts and structured parkmg at both surface and semi-subterranean le~-els to
accammodate a total of 19~ ~~ehicles The proposed de~-elopment ~~~ould occup_v a 1 03-acre s~te that
is currentl~° used as a surface-le~-e1 public parking Iot that accommodates 16~ ~~ehicles in metered
spaces The reszdential component of the pro~ect i~~ould occup~~ 2~.257 square feet, or approximatel~-
~6% of the site The remaimng 19.7~3 square feet, or 42% of the site, «ould be de~~oted to open
space The buildmg height would be a m~imum of 40 feet The components of the pro~ect mclude
the follo~~-ing
• A rental hausing pro~ect for lo~i--incon~e semar citizens ~~-hich 1~°ould cansist af 66 u;uts and
encampass 46.857 square feet of floor area The uruts "°ould be deed-restricted for rental to
seruors ~~~hose incomes do not exceed 50°/a of the area median mcome, currentll~ ~179~0 for
a one-person household and ~20,~4d for a t«~o-person household based on 1947 HtiD
median income estimates A ma~orit~~ of these rental units «-ould be lacated on the second
and th~rd floors of the pro~ect Three of the unrts, plus the manager's unrt. ~~~ould be located
on the ground floor
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A parkulg structure that ~~~ould cantau~ 195 parking stalls. inciudmg 16~ stalls to repiace the
existing surface pa~rking Iot and 30 stalls for use b~;- the res~dents The Code permits dezd-
restricted lo~.i--income semor citizen housing proaects to pro~-ide 0 2a stalls per unrt (lb a
stalls in this case) plus one guest staIl far every fi~°e un~ts (13 2 stalls in this case) The
parking structure ~i~ould include 19,100 square feet of parking at ~rade anc~ 32,86i square
feet of serni-subterranean parking
Provisian of se~eral common areas for residents, including a lobby, a commons room. a
krtchenicraft area. a librar}~, a laundrS~, trash enciasure, and a ~,b00 square foot common
recreation area The common areas ~~~ould be located on the g~outld floor, facing the Fourth
Street frontage
?1:ILTICIP~I. C~DE ~ND GENER.AL PL~N GOl~FORI~~INCE
The praposed pro~ect is inconsistent «~th the Municipal Gode, but cans~stent i~~th the General Plan
T'he pro~ect ti~~~ll require a Text Amendment to the Municipal Code to amend the "A" Off-5treet
Parkmg Overlay District development standards to alIo«~ access to the proposed parkmg which is
located witYvn a requu-ed side yard ad~acent to a cammercially-zoned parcel and to allow an abave-
~rade park~ng structure u~ith appraval of a condiuonal use permit In addrt~on. a vanance is being
requested to permlt an opaque E~~all, fence or hedge exceeding 42" m herght in the required front
yard, to permit structural encroachments mto the side yard setback, and to permit parcel coverage
m excess of 50 %(56 i 9 proposed} The Mumcipal Code allotivs pro~ects wluch conform to State
densit~~ banus gu;delmes to request a variance to alIow an encroachment of no more than fifteen
percent of one side yard setback and fifteen percent of either rhe front or rear ~~ard setback as ~~~e1Z
as to allo~'~ an increase ~n parcel coveraae bv no more than ten percent of the parcel area The
proposed pro~ect includes 100`~ affordable housing ~uh~ch conforms to State denszty bonus
gutdelfnes Attachment A includes a comparison of the pro~ect ~~ith Municipal Code
requirements
CEOA STATUS
In accordance «~~th CEQ:~. an Initial Stads~ ~ti~as pxepared for this pro~ect to determine the most
appropriate en~~ironmental documentation necessar~- to satisfi- CEQA A?1~Iitrgated 'Vegati~~e
Declaration is proposed Appro~-a1 of the pro~ect requires certification of the ll~ittigated Negati~-e
Declarat~on A resolution appro~'mg the document is includea as attachment E for Commission
adoption
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FEES
The pro~ect ~s not sub~ect to an}• special Planning an~ Zomng related fees (The pro~ect ~s exempf
from the Parks and Recreauon. Facilit~es Ta~~ of $200 per unit, pursuant to Sectian 6 SO 090 (SMMG)
~i~hich exempts canstruction of an~~ d«~ellmg unit to be used exclusi~~ely far housing the elderl~- or
handicapped persons 1~-hich is o«°ned and operated b~~ foundations or corporations)
PUBLIC NOTIFIGATION
Pursuant to 11~1unicipal Code Sechon 9 04 20 20 OSa_ ~~~ithm 30 da~-s afler the subject apphcation «°a~
deemed carnplete. the applicant posted a sign on the propert~° staung the folloc~~uig infarmation
Pro~ect case number. briefpro~ect descnption, name and telephone number of applicar~t, srte address.
date. t~me and locatian of public hearmg, and the Planrung and Zotun~ D~v~sion phone number It
is the applicant's responsibilin~ to update the hearmg date if it ~s changed after posting
In adaition, pursuant to I~Tunicipal Cac~e Sectzon 4 04 20 22 ~~0, notice of the publrc hearing F~~as
published in the Outlook and mailed to all o~ners and residential and commercial tenants of
propert~• located u7thin a 500 foot radius of the pro~ect at least ten consecuti~°e calendar da;~s prior
to the hearmg Tlvs notzce also described the prapased Text Amendments requested b~~ the
applxcant A cop~ of the notice is contained in Attachment B '
The applicant met «~ith the Board of Directars of the North of «'ilshire Residents Association in
1990-1941 and recetved their unanimous endorsement of thrs pro1ect «~rtkrn the last ~-ear se~~era1
neighborhood meeungs have been held b}- the applicant regarding the proposed pro~ect. including
a pro~ect presentation ta the Board of Directors of the ~T~rilshire-ll-Zantana Neiahborhood Caalition
on Februar~:~ 1, 1946, a pro~ect presentation w~th comments recei~~ed to the ~~~ilshire Boulet-ard
merchants on Februar3- 27, 199b, a pro~ect presentatxon and questions ans«~ered ~~~rth the Chamber
of Commerce Executit~e Board on \ilarch 18, 1996, a pro~ect presentation befare the Chamber of
Comm~rce on December 17, 199b, and a pro~ect presentation to the [~~~ilshire!l~~ontana
~ei~~it~orhaod group or~ Ja~iuar~• 11. 1947 The pra~ect spansor also n~ade a presentatron before the
Gommission on Older Amer~cans ~;~hich endorses the pro~ect
A~ALYSIS
Back~round
In June of 1993. the Citv Council adopted Resolutton 8~99 (CCS}, authorizin~ an agreement for the
sale of a~r rights to the Jev~-~sh Federation Council of Greater Los Angeles to permrt construction of
lo~~--mcome senior unrts o~~er the sub~ect properh~ The sale of the air nghts b~- the Citi° ~~~as sub~ect
to the fallo«~ng
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1 The Je~~~zsh ~'ederation Council~s recen~ing a funding commitment from the U S
Department of Hausmg and Urban De~-elopment (HUD) far constr;FCtfng seniox hous~ng
on the propert}~.
2 Fra~ect compliance «~th the California En~~ironmental Qualit~.~ Act; and
3 E~ecution of an Option to Purchase A~reement bet~~°een the City and the Jeu-~sh
Federation Council
The Je~~~fsh Federat;on Council has recei~~ed a funding commitment from HUD for the senior
housmg pro~ect and an Opnon to Purchase A~reement has been executed bet~z•een the Cit~r and the
Je~~-ish Federatipn Council Pro~ect compltance «~th the California Environmental Qualrty~ tlct
{CEQA) is pendmg sub~ect to approval of the 'Vlitigated Negative Declaration prepared far the
pro~ect and included in the pro~ect appro~~al requests
1'ro~ect Design
The proposed pra~ect includes t~i~o ma~or components a rental housing pro~ect for lo~~~-income seruor
citizens t~~hich ~~ould consist of b6 ~nits and encompass 46,8~7 square feet of floor area, and a
public parkang structure that Ei~ould contain 195 park~ng stalis, inciuding 165 stalls to replace the
e~isung surface parkmg lot and 30 stalls for use b~~ the residents The proposed sen~or crtizen u~uts
ti~•ould be deed-restricted for rental to semors ~i~hose Fncomes do not exceed ~0% of the area med~an
income Si~t~--t~.vo (b2) of the rental unrts ~~~ould be located on the second and third floors of the
pro~ect Three of the umts, plus the manager~s urut. ~.~~ould be located on the ground floar Set-eral
common areas for residents are provzded, including a lobb~~. a commons room, a kitcher~'craft area,
_ _ _ ` _ . _ _ _ _ The common
areas i~°ould be located on the ~round floor, facing the Faurth Street frontage.
~ll u;uts are one bedroom units except far the manager's ~n~t «-hich contains t~~~o bedrooms Each
of the senior units ~~~ould be approximatel~- ~00 to »0 square feet in size ~ti7th a small kitchen
located aff the in~mg raom, a bathzoom and a mimmum 100 square foot bedroam ~11 uruts h.az~e
a pn~~ate patio The ~nteriar umts contam ~~°mdo«~s and panos facing the interior comrnon court~-ard
ThE proposed parkmg structure (to be located both above and beloti~° existmg ati-erage natural g~-ade)
ti~~ould contam 19~ parkmg stalls_ includmg 16~ stalls to replace the zxisting surface parking lot and
30 stalls for use bv the residents The Code permrts deed-restricted la~~--~ncome semor citizen
housing pro~ects to pro~-ide 0 2~ stalls per unit {] 6~ stalls} plus one guest stall far ever~- fi~-e units
(1 ~ 2 stalls) The parking structure ~~~ould mclude 19,10~ square feet of parking at ~rade and ~2,8~~
square feet of semi-subterranean parking All parking ~~ould be accessible 1-ia an ingress,'egress
point to the Third Court 1~ia11 alley and ~-ia a ramp to Fourth Street
Staffhas ~ncluded tt~a special co~drtions of appro~-a1 to address securrty and access ~ssues related
to the propased parking structure In arder to ensure that the parkin~ structure is ~F°ell-lit, staff has
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added Conditton ~34 This condition requires the applicant ta submrt a light~ng plan priar to
issuance of a building permit ti~hich demonstrates that there is an e~°en le~~el of lightfng throughout
the parking strueture «1~1c1~ meets or exceeds daylight i~lumtnation ~evEls Staff has also added
Condition ~~5 requiring the applicant to submrt a sign pragram concurrentl~~ ~~~ith subrr~zttal of
building plans for re~:ie~v by the Architectural Revie«- Board (ARB), ~;•hich clearlti- zdentifies the
a~-ailabilit~ of public parkin~ and the location of entrances and exrts to the parking structure The
condition Ci~~es authorit~• to the ~,RB to deterrnine the adequac~~ of the proposed si~nage in
commumcating the ati-ailabilit~~ of public parkm~
Landscaped areas are pro~-rded alon~ the required side-~~ard sethacks They consist af appra~~natel~~
eight different landscaped areas. mast of «•hich are bet~~-een 200 and 700 square feet in size Total
landscaped area is 1,72~ square feet in the north court and i,462 5 feet in the south caurt
North of Wilsh~re lNW) O~erlav District
The proposed pro~ect is located m the North of W1lshire (NW) O~erla;~ District and must cornply
with the design standard requirements for addiuonal setbacks m the front y~ard and sideyard
setback areas Twenty-four percent (24 %} of the front ele~~ation bet«reen 1 and 14 feet must
pro~~ide an additional 5-foot a~~erage setback area. ar 302 4 square feet, 5,083 square feet of
additfanal setback area is provided Thirn~ percent (30~ ) of the front ele~=anon above 15 feet must
provide an addiuonal 10 foot azTerage setback area, or 756 square feet. S,Q$3 square feet of
ac~dltianal setback area is provided The s~deyard setback between 14 and 30 feet must pro~fide
an additional 4-foot average setback area, or 500 square feet, a~05 square foat setback area is
provided on the north elevation and a SOa square faot adduionaI setback area is provlded on the
south ele~ation In add~[ion, no mare than 50~ of the front and side facades are on the same
parallel plane betv~reen 3 and 34 feet Also. no more than 50 % of the side buildmg facade bet~z~een
3 and 13 feet above grade is at the same parallel plane There is a spacing of at least tZ~~o feet
between parallel planes as requ~red
Park~n~ and Circulation
The pro~ect srte is located on the «°est side of Fourth Street, beh~~een Wilslure Boule~-ard and
California Avenue The srte is currentl~- a metered surface public parking iat ~.~~ith 16~ spaces
Ingress and egress to the srte is currentl~- taken ti~a six curb cuts from Fourth Street, and can also be
taken from the Third Court 1~Ta11 alle}- that runs b~t~~-een the Third ~treet and Fourth Street lots
There is na ~nternal circulation pro~~ided The lot as it is no«.~ configured does not conform to current
Parking and Traffic requirements for circulation in a parking lot
The proposed pro~ect ~;~ould contu~ue to take access from both the Third Court Mall alle~~ and from
Fourth Street. via a smgle curb cut at each locat~an Direct access t~ the ground le~-el parking spaces
i~~ould be provided ~~ia one entrance'ex~t from the allei-, and direct access to the lo~;-er level parking
ti~~ould }~e pro~:ided from Fourth Street The 30 desi~nated tenant parkin~ spaces and 31 of the public
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parking spaces are on the ground le~~el of the structure, and the remammg public parking is on the
lo~~-er le~~el of the parking structure Ramp access is pro~-ided at the south end of the garage
The proposed pro~ect «~ll result in the det-elopment of public parking spaces «~hich tii~ill replace, on
a one-to-one basis, 16~ parkmg spaces «-hich Z~.71I be lost as a result of the construction of the
pro~ect Hot~-e~°er, during the 24-month construction period of the pro~ect, the spaces curr~ntl~- on
the pro~ect site ~vould nat be available, and no on-srte replacement spaces «ould be a~-ailable until
after completion of the pro~ect parlung struct~re The temporan~ lass of parking i~;-ould affect those
people «~ho regularl~~ use the parkmg lot, mcluding up to SS users ~;~ho hold perrnrts to alloi~~ parkm~
at erther this surface pariilng lot or the Third Street Parkmg Structure, located immediatel~= ~~~est of
the site across the alleti-. as ~~~ell as others «-ho use the metered parkin~ spaces ~;~hile ~~isiting and
shopping in the area Parking sur~~eys, conducted in con~unction lti~ith preparation of the Mitigated
Negati~e Declaration. indicate that ti~~eekday peak occupanc~~ of the Fourth Street surface parking
lot is S6% to 68% of capacit~~, and that 1~•eekend peak occupancy of the lot is 62% of capacit~-
The Third Street structure, located «°est of the pro~ect szte, «~rth a capacity° of 82 parking spaces,
could accommodate a portion af the displaced parkers from tke Fourth Str~et surface parkrng 1ot,
ineluding permit parkers and general public parkers This lat, accordm~ to the sur~-eys conducted.
~~~as utilized at 41% to 4~% of capacit~~ on ~veekda~- peak periods, and at 5~% capacrt}~ during
~~~eekend peak periods Ho4~;-ever. e`~en if all a~-ailable spaces m the Third Street structure «-ere
utilized b~- displaced Fourth Street customers. there ~1~ould still be an unmet peak parking demand
of 64 spaces on the ~ti~eekda~~ and 66 spaces on the «~eekend
Alternati~~e parking for permit parkers ~~~~11 be pra~~ided through implementation of a plan. ta be
undertaken b~- the applicant ~~-ith assistance from the Crtr Parking for permit parkers ~.i-il1 be
provided in three alternative parkin~ facilrties in the immediate ti~icimti- to accommodate permxttees
dunng the construction period A total of 8~ pezmrts ~;zl~ be issued for use ir~ nearb~-lots as fol~o~~~s
25 perrnits in the Third Street structure, ?0 permits each in Park~ng Structures 1 and 2, and 20
permits in a pnvatel~~ o~~ned lot at 606 ~~%ilslure
There is additional parlung capacrtv in other publ~c parkmg structures «-hich can accommodate the
parking demand caused bti~ ~~1sitars and shoppers in the area ti~~ho utilize the Fourth Street parkin~ lot
durina weekda}~ s and ~.~-eekends and ~~~ho do nat ha~~ e perrnrts A parI~u~g demand analysis conducted
for the Third Street PramenadeiBayside District forecasted a parking surplus of 62 spaces xn Parkin~
Structure No 1 and 31 spaces m Parking Structau-e No ? durmg peak «-eekda~- periods A park~ng
surplus af 141 spaces and 341 spaces ~~-as forecasted for Parking Structures I~TO 1 and 2,
respectil-el~~, for the peak ~z=eekend pe~od
Addrtionali~'. Crt~~ staff. in consultation «7th the de~~eloper, has e~:ammed the potential for in.creasing
ihe number of on-street metered parkmg spaces araund the pr~~ect area B~- restriping T~ird Street
to accommodate diagonal parkmg mstead of parallel parlc~ng. 11 net~- on-st~•eet metered spaces cauld
be added In addition, metered parku~g could be proi~ided an both ~he east and «=est sides of Fourth
Street bet~;-een `~'ilslure and California, rhereby add~n~ 31 addrtional neu• parking spaces ti'L'ith the
7
available parking m existing parkmg facilrties. plus the addrt~onal 42 on-street metered spaces,
alternatn-e parkin~ locattons are a~~ailable to aceqmrnodate the tempora.r~~ ~mpact af the loss af all
16~ spaces in the Fourth Street surface parking Iot dunn~ construction
Enviranmental Re~ iev~°
~fter preparation of a Draft Initial Stud~- (IS), the Crt~~'s Environmental Re~~2e~~- Committee
determined that a mXtigated neQati~ e declaration t~-ould be prepared far this pro~ect (~ttach~x~ent H}
On \ToE~ember 2~,199~, th~ I~TOtice of A~-ailabilit~- for the Draft Irutial Stud~~ and Prapos~d Vegati~~e
Declaratian ~i~as publxshed zn the ne«~spaper The required ~0-day carnment period far the Draft IS
and Proposed Negative Dec~atation due to exp~te on Decemher 2~_ 1996, ~~as extended to Janua.rt~
13, 1997 to ensure that ampZe time i~~as provided durmg the holiday season for members of the
public to respond to the documents B~- the close af the rei-ie«- per•iod. sixt~--se~°en (67} comment
letters «ere recei`-ed. ~ncludin~ letters sl~ned bv petitianers ~eneiall}~ opposed to the pro~ect In
additian, ietters u~ere recei~~ed pnar to the comment period and after the close of the comment period
and the~~ are included as Attachment F
The Draft Initial Stud~ adrlressed thirteen (1 a) en~~ironmental factors cansidered to be potentiall~-
affected by the pra~ect includmg potential ~mpacts related to earth, air, noise. iight & glare, shado~;-s,
populat~on. land use. canstruetion effects, fiscal, cultural resources, aesthetics,
transportation.!circulatior~,'parkuig, and neighborhood effects This anal~-sis is mcluded m the Final
R~1it~gated \e~ah~~e Declaration {Attachment H) Potential zmpacts tdentified ~n the studi~, and «~hich
reqwre mrtigat~on, mclude l~ght anri glare (the pro~ect ma}~ produee considerable neti~~ hght and glare
from e~terior buildmg lights and use ofreflect~~-e buitding matenals)_ parkin~ (the pro~ect «Yll affect
e~isung parlcing facilrties or demand for ne«° parking), and enltural resaurces (the pro~ect ma~- have
an adverse phi-sical ox aesthetic effect on a prehistanc resource or hist~nc buzlding. structure, or
ob~ect)
I~~Iltigation measures have been incorporated to reduce these potentia~ adverse impacts to less than
sr~mficant le~=eis The<< include {a) the requir~d mstallation of lightmg fi~tures ta reduce li~ht spill-
o~:er effects on adjoirung properties and the use of non-reflectn-e bui~ding materials. (b)
implementation of hoth an alternati~~e parking plan for non permrt parkers and an alternati~-e parking
plan for permit parkers durmg the construction penod of the pro~ect, (c) a public education program
to aiert and direct parkers to alternative park~ng lacations. and (d) retention of a qualified
archaeologist or pateontologist if buried archaeological or paleontological resources are encountered
during excavat~on or constructian T~~ese measures are more fizlly descr~l~ed m Ghapter 3 D.
Summa~- of'~'Iiti~at~on ivleasures, incIuded in the N1rti~ated Negati~'e Declaration (Attachment H}
Proposed Variances
Section 9 04 20 10 030 (e) af the Zomng Orcl~nance states that the Zonmg Administrator ma~- ~rant
a~~ariance far pro~ects «~h~ch conform to State density bonus guzdelmes ta allotiy encroachment into
na more than 1 ~% of one side ti-ard setback, into no more than 1 ~% of either the fron# or rear ~'ard,
~
and an increase in parcel co~~eraee b~ no more than 10°io ofparcel area The applicant is requestmg
a~~ariance to pennit encroachment into the requlred north side yard. to permit parcel co~~erage in
excess of SO~o and a variance to perrnrt an opaque wall and fence exceeding 42" in height in the
rec~uired front yard
The applicant has madified the plans so that che baZcomes located at the frant elevation no ionger
extend be}Tond the amount permxtted far that pra~ection, therefore, approval of the ~:artance for
the front yard setback is no longer rec~uired The requested side yard setback of a 19 5 foot
setback Fn lieu of the required 23 foot setback reflects an encroachment of 15 % mto the norrh
required side yrard Staff believes that the o~~erall effect of the reduction m side ~~ard w~ll be
mmor Section 4 5, of the Init~al Stud}~ u~dicates that w~nter mornzng shadov~Ts v~ouId extend to
the northwest across the three-story apartment buildmg on the property imrnediately adJacent to
the north and across the aver-garage rental urut located at the back of the same ad1acent praperty
The ~vinter soltice morrung shado~v wouId cover a portion of the roof of the garage urut until noon
and none of the raof af the three-story aparttnent bu~Idmg Wmter mornmg shadows t~~ould extend
about 3/4 of the way up the south-faculg wall of the apartment building and would completely
leave this wall b}~ about 2 15 pm m the afternoon If the rcquested side yard ~~ar~ance were not
granted, the shadov~rs would fall slightly lower on the building to about 112 af the u-ay up the
south-facing wall. but wouid lea~=e the wall at the same time of day.
The appl~cant is requesting the variance to eYCeed parcel coti~era~e br an additionaI 6 1°/a in order
to replace the number of parking spaces noti~- prot•ided on the surface lot a~d pro~~ide an
economicall~- ~~iable number of senior residentiai units The ~-ariance for parcel co~~erage zs mmar
and ample open space is bemg pro~~ided cn the mterior of the project includmg a 5,60~ square foot
common recreation area for residents
The applicant is alsa requesting a fence height ~~ariance in the required front ~ard to pro~~lde the
senrar houstng pro~ect with a sense of securrty The applicant is propasing an opaque wall wh~ch
~~,~ill be 2 5 feet above the existmg grade ~~~ith another 3 ~ feet of open fence located abo~~e the
~~ all The variance request is to permit a m~~num 6 faot high walUfence abave grade in the
required front }~ard Staff ~s recammending demal of this variance request Since the ele~~ation
of the front ~~ard is approxunately 2 feet higher than the ele~~ation of the sidewalk, to pedestrians
the proposed fence would appear to be S feet h;gh Staff believes that a maxunum 42 inch high
~ence will sufficiently create a separat~on without creaunb a"fortress" effect
Pronos~d Text Amendments
The ` A" Off-Street Parking ~~~erla~T District desi~nation ~~-hich applies to the propert~-, permits
parkmg in support ofad~acent commerc1aI uses The purpose ofthe o~~erla~~ desi~nation zs to pro~~ide
adequate parking facilrties to support m~portant commercial corridors and neighborhood commercial
areas of tl~e Crt~-, ~w~hile at the same time ensure that each parking facilrty ~~=ill nc~t ad`~ersel~• affect
the en~~uozunent ar nearby residents or ~'dimmzsh the zntegrrt~" of the resiaential distnct m~~hich
g
rt is located The proposed pra~ ect promotes the Qoal of the district o~-erla~~ designation b~- pravidu~~
needed pnblic parkmQ to support commercial uses in the area It also meets the ~oal of the district
designation b}- pro~~dmg the parking m an enclosed structure, thus buffering the parking use from
ad~ommg residential uses.
E~-en though the pro~ect is conforming in terms of use, densrty. and height, t~~°o text amendments
~~~ould be required to the "A~~ oj~erla}~ designation The existin~ `~A" o~~erla~~ designation does not
allo«~ abo~-e-grade parking structures In addit~on, design standards for parlcmg structures .~~ithm the
district o~~erla~~ prohibrt access to parkmQ from «7thin a required side`~ard The pro~ect proposes a
public parking structure located both abo~~e and belo~~~ ~rade and access frorn a sideyard abuttmg a
commerciall~~-zaned propert~~ The requested text amendments mclude the follo«°ing
Amend Section 9 04 OS 38 4~0 to alio«~ above-grade parkin~ structures in the "~~~
4~-erla~- zone as condrt~onally permitted uses provided that (1) the parlcing structure
replaces a murucipal surface parking lot. {2) the parcel size is a mmimum of 40,004
square feet and (3) the parcel is located in #he 1\TOrth of ~?4'i~shire Overlay Distr~ct
2 arriend Section 9 04 OS 38 090 to contmue to proh~bit access to parkmg permrtted «~zth
the required side y~ard, except that access 1vi11 be pef•rrzatted in the required side ~~ard along
a side propert~~ line 1i°hrch abuts a conrn~ercrally-~oned parcel
Proposed Condit~onal Use Pernnit
The proposed Gondrtional Use Permit for the abo~~e ~rade parking structure is contingent on the
Council's granting of TeYt Amendment 97-001
1\~ei~hborhood Gomnaubilit~~
The proposed pro~ect zs located m an area «-hich mcludes a mix of cammercial retail, office, and
residential uses ~Ithaugh the existing use of the propem- is an open, surface-le~°el parking area, a
ma~ority of properties located «°rthm the ~~icinit~~ of the pro~ect srte are full~~ develaped ~~rth erther
commercial and;`dr residenhal buildings Development of the pro~ect ~ti-ould be considered "m-fill~~
and «;ould provide uses «~~uch are compat~ble to the area Tl~e proposed public parking areas, to be
mcorporated «-~thin a parking structure, ~~-ould replace the 165 metered spaces no«° on the properti-
and ~~°ould continue to provide parking in suppart of nearb~~ commercial uses The proposed semor
housina connpanent of the pro~ect «-ould also be campatible «~rth surrounding uses since there are
e~:istma residential uses in the area (there are apartment build~ngs located immediatel~- north of the
pro~ect site and to the ~~~est across a public alleti-} The proposed residential use also helps to fit the
parcel into the broader land-use pattern for the area, «•hich emphasizes residentially oriented uses
north of Wilshire Boulevard
10
Conc~usion
The proposed pro~ect is conslstent 1~°ith the goals and ob~ectn~es of the General P~an because rt
creates ne~z: housing in an exist~ng residential area, contr~butes to tY~e streetscape bj~ mfillina an open
area along Fourth Street, rnakes good use of alle~:- access ~;zthout creatin~ a ma~or burden an oEher
residences near the alle~~, and maximizes the use of public parkin~ m the area The design and
massing of the building is compatible ~~s~ith other structures in the area l;~hich cansist of reszdential
apartment buildings and commercial affice buildings Although the pro~ect t~ill create short-term
parking impacts during construct~on, a plan has been deti~eloped ~i~hich ~.~~ll off-set these impacts
though the utilization of parkmg spaces available m other nearb~~ parking structures and by
pro~ iding addrtional metered parking on publ~c streets Perm~t parkers ~.~-i11 be accommodated
~tt~rough the secunn~ of an off-site parkmg lease for spaces at 606 ~'4~'ilshire and utilization of
a~-ailable spaces in the T~urd Street Structure located to the ~~-est, and in Puhlic Parkmg Structure 1
located sauth of ~~~ ilshzre Boulevard an the ~~-est srde of Fourth Street, and Public Parking Structure
2located on the east side of Second Street, north of Arizona A~ enue
REC011~1'~TENDATION
It is recammend~d that the Planning Cammission cert~fir the final ~~rtigated \ egative Declaration
pursuant to the resoluhon contained in Attachment E, appro~-e De~~elopment Re~~ze~i- Permit 9~-002,
Condrtionai Use Permit 97-OD2, and Variance 9~-015 (for the side ~~ard and parcel cot~erage) and
dent- the request for a fence height ~~ ariance pursuant to the find~ngs and conditions contained beloi~,
and that the Plannin~ Commission recQmmend that xhe Cit~~ Council appro~~e Te?:t Amendment 97-
OOI pursuant to the findings contained belo«°
DE~'ELOP~~ENT REVIEVG' FNDI\GS
1 The ph~~sical location, size, massmg. and pIacement of proposed structure on the site and the
locatian of praposed uses «~ith the pro~ect are compatible ~.~-ith and relate harmomously to
the surrounding nei~hborhood, in that the use «~ill allo«~ the continuation of the propem~ to
be used for publ~c parking purposes and ~~-~11 pro~:~de lou- cost semor crtizen housing in an
area «;hich currentl~- includes multi-famil~~ residential uses and is ad~acent to dol~nto~i~n
5anta I~~onxca. pro~'idmg eas~~ ~~°alkmg access for residents to amemties in the area inciuding,
but not limited to, ameruties on the Third Street Promenade Furthermore, the site is located
on Fourth Street, one-half block north of `~'ilsh~re Boule<<ard. and xs sen~ed h~~ publzc
transportation (1t~TA, L.~nes 20 and 3?0 and Sarita Monica'i~iutuctpal Bus Line, Lines 2 and
3) The Imtial StudF~ indicates that the proposed pro~ect is more consistent v~~ith the
surroundin~ residential areas than the existmg land use because it contains a residential
component and by placmg the public parking portion ti~~thin a structure. the pro~ect
minimizes the potenual for land use confllcts bet~.~ een the parkin~ function ar~d the
surroundzn~ residential bu~ldings
ii
2 Existing rights-of ~~~a~~ can accommod~te autos and pedestrians. ~ncludmg access to the
proposed public parking and senior housin~ parking mcluded «°ithin the pro~ect"s parkin~
garage A tota~ of ~ 9~ spaces it-111 be pro~~t~ed E~~hrch «~i~l replace the 1 b5 surf~ce ~e~-e1
parking spaces currentl~- on the pra~ect srte and «°ilF proti-ide 30 parking spaces for the
proposed semar citizen unlts Traffic and pedestnan safet~~ ~.~~ill be impra~~ed ~ti~ith a
reduction of drive«ay access poznts to the srte from six access points to n~•o access points
Furthermore, all circulatian to the parking areas ~~zil be contatned ~~rthin the parkmg
structure itself The Inrtial Studv indicated that the pro~ect j~-ou~d not cause an~- mcrease m
v~hfcle delay or V/C ratia at any study mtersection in the a m or p m peak hour, and the
reductran af one lane of tiaffic an Fourth Street to praEride far metered spaces ~~~ill not affect
the Le~~el of Sen~ice {LOS} at the ~~'ilsh~re`Fourth Street intersection
~ The health and safet~~ ser~~ices (police, fire, etc ) and public infrastructure (e ~ utilzties) are
sufficient to accammodate the nen~ de`~elopment; in that the sub~ect site is located m an
urbanized area adeq~atel~~ served b} existin~ mfrastructure The Imtial Studj~ indicated that
the pro~ect «~ould not increase the risk of fire or significantl~~ inerease demand for fire
protection and that the pamcular prab~ems to the palice in the Git~• are nat issues related to
the prapased pro~ect The Initial Stud~~ concluded that stat~stical data suggest that crime
le~-els do not d~ffer sigruficantl~l beti~~een structured and surface lots in the ~Torth of ~?~'ilshire
area
~ :~n`~ on-site pro~-ision of housin~ or parks and public open space. ~hich are part af the
required pro~ect mitagation measures required m Subchapter 5G af the Citt~ of Saa~ta ~ionica
Camprehensit-e Land Use and Zonm~ Ordmance, sausfactoril~~ meet the goals af the
mrt~gatian program, in that the proJect is exempt based on the fact the pro~ect «711 nat result
m the construction of nei~• office area and is pro~7ding 10fl% affordable senior hous~n~ units
«~rth both comman and pri~-ate open space proE~zded on-site as part of tlae pro3ect
~ The proJect is generally consistent «~rth the i~iumcipal Code and General Plan, ~n that the
proposed uses are m confarmance «-~th the General Plan (High Densrt~- Residential)
designation for the site, as ~~-ell as canformmg to underl~-ing zomng (N~'L'"R3A) of the
property- and height requirement (~#0-feet maaunum) IncansFStencies «~ith the ~flumc~pal
Code m regards to abo~e and belo«~ grade parking structures and access thereto in the "A"
Off-Street Parkmg Overlay District tii~ill be remo~~ed ~«th appro~~al of the requested text
amendments
6 Reasonable mitigation measures ha~~e been included for all adverse impac#s identified ~n the
Inrtia~ Studv. in that impacts related to the temporar~- displacement af public parking and
permit parking on the Fourth Street lot w°ill be mitigated though implementation of a plan
to pro~~de replacement parkmg m other parkmg structures in the area and through pro~-iding
addrtional on-street metered parking spaces The Git~~ of Sar~ta NTonica Crime Anal~ sis Umt
has indicated that crime rates in par~:ing structures are not substantially different than in
surface parkmg lots Also, once completed, the proposed parking structure is anticipated to
~2
became full~~ utilized over time as public a«~areness of zt mcreases Impacts related to light
and glare v~,~ll be m~tigated through the use of specialized li~htmg f~tures to d~rect buildmg
illumination a~~~a;- from adjoming properties and throu~h the 'building finish
mater~als and ~lazine "~~th loi~~ reflect~~~it~
CDNDITIOl~AL USE PER_VIIT FI\DII~TGS
b~'ith appro~~al of the proposed text amendment, the proposed parking ~arage is one
conditionall~~ perrn~tted ti~-~thm the sub~ect distnct and complies ~;~rth all of the applicable
pro~~sions af the "Cit~- of Santa J-lomca Con~prehensi~~e Land Gse and Zomng Ordinance",
in that the proposed parking gara~e is a conditionally permitted use in the "A" Dff-Street
Parking Overlay~ District Furthermore, the proposed parking garage meets the criteria
e5tablished for such structures ~n that the proposed parking structure replaces a municipal
surface parkmg lot, the parcel size is a mmimum of 40,000 square feet, and the parcel is
located in the North of ~?4'ilslure O~~erlav District
2 The propased parking garage 1~-ould not rmpair the antegrxt~- and character of the district in
E~~luch rt is to be established or located, in that the site is currentl~~ developed for p~blic
park~ng {a surface le~-el public parking lot) and the proposed development ~.~;o~zld zncorporate
public parktn~
The sub~ect parcel is physicall~~ suitable for the n~pe of land use bemg proposed, ~n that it is
o~~er one acre in size. is a relati~~el~~ flat parceI large enough to accommodate the proposed
senior housing umts and public park~ng garage, and is readil~= accessible from adjoining
rights-af-~i~ay~ includmg a fully improti-ed allet-
~ The praposed use ~s compat~ble ~~~rth an~~ of the land uses presentl~- an the suhject parcel if
the present land uses are ta remain, in that the development pro~-ides a one-for-ane
replacement of th~ eYisting surface level parking on the property
~ The proposed use ~ti~ould be compatible «;rth eaisting and pern~issible land uses titi~rthin the
district and the general area in ~.~~hich the proposed use is to be located. in that it as simalar
in its proposed uses. scale, and densrtti° ti~-tth other uses and buildings ~n the area and the
condrtions to mitigate temporar;- displacement of parking durmg construction and potential
light and glare impacts ~vill reduce the impact of the pra~ect on the neighborhood #o le~~els
of insigxuficance
6 There are adequate pro~-isions for ~~-ater, sanitat~on. and public uulrt~es and sen~ices to ensure
that th~ proposed use ~~~ould not be detnmental to public health and safet~-, in that the srte is
in a de~°eloped urban area «here sen~ices are pro~~ ided
13
7 Pub~ic access to the proposed uses ~;zll be adequate, ~n that there is public transpor~ation
~~-hich directi~~ ser~~es the srte via Fourth Street (~1TA, Lines 20 and 30 and Santa V~anica
~~unicipal Bus Line, Lines ? and 3) '~'ehzcular access is pro~~zded to the pro~ect from Fourth
Street and the Tlurd Court Ma11 alley, and all public parl~ng and parl~ng for the senior
housing unats is pro~T~ded on-site ~~~ithin the enclosed parking garage
The ph~~sical location ar placement of the use on the slte is compatible «~rth and relates
harmoniousl~~ to the surrounding neighbarhood, in that the use ~s~ll allo«- the continezatzon
of the propem~ to be used for public parking purposes and is located at the southern portion
of the srte c~oser ta the 1~~%i~sY~~-e Bou~evard. busznesses i~~h2ch the parkzng supports
9 The proposed use is cons~stent t~~ith the goals, ab~ecti~~es, and policies of the G~nerai Plan,
in that parking structures and underground parl:~n~ are perm-ztted "~ith s~te reti-ie~i- on iand
zoned `~~'~ Off-Street Parking District {G P Policy 1 2 3), the pro~ect creates ne«• housing
in an existxng resident~al area (G P Folicy 1 10 1}, contnhutes to the streetscape by m fillmg
an open area along Fourth Street {G P Pol~cy ~ 4 2), makes good use of alle~~ access «-ithout
creating a malar burden on other resraences near the a11e~~ {G P Policres 3~ 7 c~: ~ 7 9). anc~
maximizes the use of public parking in the area (G P Polic~,' 4 7 8)
10 The proposed use E~;ould not be detnmental to the public mterest_ health, safet~. convemence.
or general ~~elfare, zn that the apphcant must compl~~ ~~~th the condrtions of appro~~al u-hich
~~~ill minimize the effect of the use on ad~acent properties
11 The proposed use conforms precisel~ to ~the applicable perforn~ance standards contarned m
Subchapter 9 04 12 atad special condrtions outlined in Subchapter 9_04 1~ of the City of
Santa Moruca Comprehensi~~e Land Use and Zomng Ordmance. in that this use does not
requzre a performance standard permit. but is required to meet the condrtions of the
Gondrtional L se Perm~t
12 The propased use «~ill not result in an o~~erconcentratian of such uses in the immediate
E7c~nity, m that public parkmg ~arages are dispersed tlu~aughout the area to ser~~e the par2can~
needs of customers and ~~isitars to the area
Vr~RIf1'VCE FINDI~iGS lfor side ~-ard setback and parcel co~-eraael
There are special circumstances or exceptional characteristics applicable to the propert~~
ir~<<olt~ed.lncludina size. shape. tapograph~~. location, or surroundmgs, ar to the intended use
or de~~elopment of the propert~~ that r~o not appl~~ to other properties m the ~-iciruty~ under an
identical zomng classificatian, in that the sub~ect propert~~ «-~11 be de~-eloped ~~~ith deed-
restricted 10~~~ mcome housing and conforms to S~ate densit~= bonus guidelines
14
2 The grantmg af such ~~ariances E~~ill not be detnmental or in~urious to the propert~° or
impro~~ements in the general ~: rcinit4~ and district ~n ~~hich #he propert~~ is located, in that tl~e
mcreased parcel coverage of 6°.0 ~i~ilt iae offset b_v the pro~-isian of extensit-e common area
at the center of the pro~ect, and that the reduction ~n side~~ard setback along the north
e1~~ at~on ~~~ill not result in the creation of significant addrtional shadoti~~s Furthermore. other
propert~es m t~e area ha~-e btuIdings ~i~hich encroach into side ~~ards m a similar manner and
therefore, the proposed structure «~zll not appear out-of-scale t;-~th surroundin~ de~~elopment
m the vicmrty
3 Th.e grantzng of these ~'ariances ~.~ill not be contrar~~ to or in conflict «~ith the general
purposes and intent of this Chapter. or to the goals, ob~ecti~~es and pohc~es of the General
Plan, in that the~- pro~~ide an opportunitp far the construction of affardable housing (in
compliance ~~-rth ob~ecti~.-es contained in the Hausxng Elenr~ent of thz General P1an) «~hich
is ais~ facilrtated b~- ather standards in the Zonmg Ordinance ~~~hich apply only to I00%
affordable housing pro~ects
4 The variances «~ould not impa~r the inte~nt}~ and character ~f the distriet in «°h~cY~ the~~ are
to be located, m that the scale and massing of the building is conszstent «~rth the development
standards zn the NVL~R3A District and the scale and massing of the btYildm~ ate compatible
t~~ith the surroundin~ three-sxor}= residential b~ldmg to the north, the t~z-o-stc~ry commerc~al
build~ng to the south, tlie n~~el~=e-stor}~ First Federal buildu~g to the east, and the szx-stary
Retirement Housmg Foundation reszdential buildin~ to the «~est across the alle~~
~ The sub~ect srte is ph~°sicall~~ surtable for the proposed ~~anance, in that the sub~ect parcels
are suitably graded for de~-elopment and are large enough to adequatel}- accornrnadate
additional lot ca~~erage and a reduced sidz ~~ard ~~.~hile still pra~-iding adequate open space
6 There are adequate pro~~isions for ~~-ater. sanitation. and publi~ utilrties and servzces to ensure
that the proposed ~~ariance ti~~auld not be detrunent~l to publ~c health and safet~~; rn ~hat rhe
sub~ect site is located in a de~elaped urban area adequatel~~ sen~ed b~~ existing infrastructure
7 There ~~-i11 be adequate provisions for pub~ic access ta serti-e the sub~ect l~ariance proposals,
in that the sub~ ect srte has street and alle}- access from Fourth Street and the Third Court ~iall
allev
8 The ~•anances are essential or dzsirable to the public con~~emence or «~elfare, are not in
conflict ~~7th the General Plan, and the grantin~ of the ~~ariances ~.~ll nat be materiall~-
detrimental or in~urious to propert~- or im~ro~-ements in the general ~~icimty and district in
~~hach the propert~•- is located, in that the scaIe of the proposed de~~elopment is harmonXOUs
«7th the surroundmg neighbarhoad and the ti-ariances allo«- the construction of lotit~-income
ho~sing ~~~hile still allo~;'in~ for ample open space to be provided on-site
-5
~'?~RIA~iCE FINDNGS ~for fence hei~htl
1 There ar~ no spec~al carc~znstances or exceptional charactenstics applicable to the propertj~
int-al~~ed. mcludmg size. shape, topograph}~. location, or surroundings. ar ta the mtended use
or de~~elopment of the propert~~ that do not appl~~ to other properties m the <<icinrt~~ under an
identical zon~ng classification, in that orher properties in the area have been de~~ eloped
~~-ithout benefit of high secunty' ~~~alls or fencing ad~acent to the right-of-wati-
2 The granting af such variance ~~~11 be detrimentai or in~urious to the pro~ert~ or
lmpravements in the genera~ ~ iclnzt~~ and district m Evhich the praperti- is ~ocatea, in that the
proposed combinat~on ~~-alUfence ti~-~11 se~regate the propert<< from the streetscape. and ti~~ll
ser~~e as a~-isual and aesthetic barrier inta the property
~ The ~anting of the ~~ariance «711 be contrar~~ to or in canflict ~~,-rth the general purposes and
mtent of the Zonm~ Ordinance, or to the goals, ob~ecti~-es and pohcies of the General Plan,
in that the propased ~~•all~`fence ti~~ill limit the pedestrian ortentation of tlae srte. and «-i11
eonflict «~itn Genera~ Plan palicies ~~~hich promote the aeE~e~opment of mu~tiple-famil~°
hous~ng «•hich is "pedestnan-friendly '~
4 The variance w-ould irnpair the mtegrrty and character of the district m~.~~hich it is to be
located. m that the location and he~ght of the ~;~all'fence «~o~id be inconsistent ~;~rth
development standards of the N~~'R3A District and «°auld not be m scale or conte~t «~ith the
nei~hbarhaod
5 T'he subject site is physicalh- unsuitable for the proposed ~~ariance, m that the 5,600 square
faot common area for residents «ould not be visnall~T accessihle to passmg pedestrians or
motorists and tii~ould create a`"fartress" effect along the Fourth Street frontage
6 There are adequate pro~~sians for v~~ater, sanrtatzon, and publ~c utiiit~es and services to ensure
that the proposed variance «~ou~d not be demmental to publzc health and safetS-, ho«-et-er, the
piacernent and height of tiie praposed fence may block full emereenc~- access to the site
7 There «~~11 nat be adequate prol-isians for public access to ser~-e tl~e sub~ect ~~ariance
proposal, in that the proposed combination i~all and fence ~~~rll restrict access ta the open
comman areas of the propem~ from Fourth Street
S The ~-ariance is not essential or desirable to the public convenience ar ~~-elfare, and is in
conflxct ~~th the General Plan, and the grantmg of the ~~ ariance ~.~-ilI be materiall~ detrimental
or mjurious to propertti~ or impro~-ements an the general ~Ticimt~- and district in «-hich the
propertG is located, m that the proposed combinatian «~all and fence is not harmamous ~.i-ith
the surrounding neighborhaod and the ~-ariance ~l~ll allo~~- the construct~on of an aesthet~c
and `°isual barrier u~hich «~ill limit pedestrian and motonst ~~ie~t~s into the common open
space area of the pro~ect from ~'aurth Street
TEXT AMEND~1-iENT FINDiNGS
1 The proposed text amendment is consistent in principle u-rth the ~oals, ob~ectives, policies,
land uses, and prograrris specified m the adopted General Plan in that the allov~-ance of a
belo~v-grade parking structure and adequate access thereto is cons~stent «~th the purpose of
the "A'' Off-Street Parking O~~erlaj- District ~~hich is to proz~ide adequate parking facil~ues
to support zmportant cammercial corridors and nei~hbarhood cammercial areas of the Cit~~,
«~hile at the saane time ensuring that each parking facilrt~~ w°ill not ad~-ersel~- affect the
enz-ironment or n~arb}~ residents. or dtm~ntsh tne integriti' of tne reszdentlal c~rstrict zn «~htch
it is located
2 T'he public health, safetti-, and general ~.~~elfare require the adoption af the proposed
amendment in that m order that the public health, safet;-, and general «elfare tii~ill be
adequatelr protected an~~ abo~~e-grade parkin~ struct~re ~~-hich meets the requ~red cnteria «~ill
require approval of a Conditional Use Permit ensurmg that an~~ parking structure ~ti~ill not
imparr the integrity- a~a character of rhe distr~ct in ~;-hich it is Ic~cated, that the subJect pareel
is physically suitable for the proposed use; that the proposed use is compatible l~~ith elistmg
and praposed lands uses on the site. «7tlun the dismct and l~.Yth~n the general area. that there
are adequate utiiines, serG~ices and access, that the proposed use is consistent ti~ith the goals,
ob~ectives and policies of the General Plan, and that the proposed use titi~ill not result in an
o~~erconcentration of such uses m the immediate area
GENERAL GO~DITIO~S
Plans
1 This appro~~al is for those plans dated Februar~- 7, 1997. a copi~ of ~~~hich shall be maintamed
~n the files of the Planning and Zonm~ Dn~ision Pro~ect development shall be consistent
«-rth such plans_ except as other~i~ise specified in these condrt~ons of appro~-a1
2 The Plans shall camply «;~i~h all other prat~isions of Ghapter l, Article IX of the Mumcipal
Code, (Zaning Orduiance) and all other pertinent ordinances and General Plan pohcfes of the
Crt~ of Santa ~1~Iamca
3 Final parkmg lot layout and specifications shall be sub~ect to the re~~ie~.z~ and apprati-al of the
Farking and Traffic £ngineer
4 1~linor ainendments to the plans shall be subject to approl~al by the Director of Planr~ing and
Coinmurut~- De~~elopment A. si~mficant change m the appro~~ed concept shall be sub~ect to
Planning Commission Re~~ie«~ Gonstruction shall be m confarmance ~~-ith the plans
17
submitted or as mod~fied b~~ the Planning Gommission, ~rchitectural Revie~~~ Baard or
Directar of Plamm~g and Commurut~• Development
Validitv of Permits
5 In the e~°ent permittee t-~olates or fails to campl~- ~~-rth an~~ condrtions of appro~~ af of this
permrt, no further permrts. licenses. appro~~als or certificates of occupanc~~ shall be cssued
unt~l such «olati~n has been fullv remedied
6 V~'zth~n ten da~~s of Planning Di~~~sion transmlttal of the Statement of Official Achon, proJect
applican.t shall sign and return a cop~~ oFthe Statement of Offic~al a~tion prepared b~~ the
Planning Ditiisian. agreemg to the Condrtions of approval and ackno~~~ledgin~ that failure
to comply «~rth such condit~ons shall constitute grounds far potential re~,~ocatian of the permit
approi-al The signed Statement shall be returned to the Planrung and Zomng Di~c~ision
Failure to compl~~ ~;~rth this condition shall constitute grounds far potential permit revocation
This determinatton shall not become effecti~-e for a penod of fourteen da~-s from the date af
determinat~an or, if appealed, until a final determination is made on the appeal An;- appeal
must be made in the form required b`~ the Zomng Admmistrator The approval of this permrt
shali exp~re eighteen (1$} months from the permrt's effectiti~ e date, unless, m the case of ne~i
de~~elopment, a buildina pertnit has been obtained pr~ar to the expirat~on of thzs appro<<al in
order to exercise the rights ~ranted b~~ this approi~al This permrt shall also expire if the
biuldmg pennit expires ar if the rights granted under tlus appro~-a1 are not exercised ~.~~thzn
one year fallo~~ing the earl~est to accur of the follo~~~~ng issuance of a Certificate of
Occupancy or, if no Certificate of Occupanc~~ is required, the last required final inspection
for the netii~ constr~.ict~on One ~ne ~~ear extension ma~- be permitted if approved b~- the
Director af Planning Appl~cant is an notice that time extensions ma}~ not be granted zf
de~~elopment standards relevant to the pra~ect have become more restncti~-e smce pro~ect
approval
DEV ELOPA~iE~T REVIE~~' CONDITIOI~TS
Architectural Re~~iew- Board
Priar to consideration of the pro~ect b~ the Architectural Re~~ie~~~ Board. the applzcant shall
revie~~- d~sabied access requirements t~-ith the Building and Safetv Di~~ision and make ant'
necessar~- chan~es in tlae pro~ect des~~n to achie~~e compliance «~th such requirements The
Architectural Revie~v Board, in its re~~ie~~~, shall pay particular attentxon to the aesthetic,
landscapu~g, and setback impacts of an~~ ramps or other features necessitated by accessibilit~-
requirements
18
2 Pr~or to submittal of landscape plans for Archrtectural Reviet~~ Board appro<<al, the applicant
shall contact the Department of General Ser~~ices regardmg urban runoff plans and
calculations
3 Gonstruct~on period signa~e shall be sub~ect to the appro~~al of the Archztectural Re~~ieti~~
Board
~ Pians for final design, landscaping. screening, trash enclasures, and si~nage shall be sub~ect
to re~~ie«~ and appravai b~- the Architectural Re~-ie~~~ Board
~ The Architectural Re~~ie~i~ Board, m rts re~ze«°, shalI pa~~ panc~ular attention to the pro~ect's
pedestr~an orientation and amenrties, scale and articulation of design elements, e~terior
colors. textures and materials, ~;7ndo«~ treatment, glazing, and landscapmg
6 :~s appropnate. the ~rchitectural Re~~ie~~~ Board shall require the use of ant~-graffit~ matenals
on surfaces l~kel}~ to attract graffiti
7 Landscaping plans shall compl}~ ~~~th 5ubchapter SB {Landscapang Standards) af the zomn~
ordmance including use of c~•ater-consen~mg landscaping materials, landscape mamtenance
and other standards cantained in the Subchapter
8 Refuse areas, storage areas and mechanical equipment shall be screened in accordance «~ith
SVIMC Section 9 04 14 02 13~-9 0~ 1D 02 1~0 Refuse areas shall be of a size adequate to
meet on-site need, including recj~cl~ng The Archrtectural Re~~ie«° Board in rts re~~ie«~ shall
pay particular attention to the screening of such areas and eqiupment An~~ rooftop
mechanical equipment shall be minimized m height and area, and shall be Iacated in such a
«a~~ as to mixum~ze noise and t-isual impacts to surrounding properties Unless other~~zse
approved b~: the Archrtectural Re~~ie«~ Board, rooftop mecharucal equfprnent shall be located
at least fi~~e feet from the edge of the roof. Except for solar hot ~i~ater heaters. no residential
t~~ater heaters shall be located on the roaf
9 Immediatelv after demolrt~on (and durmg construction), a securin~ fence. the hei~ht of ~.~•hich
shall be the max~mum permitted b~~ the Zomng Ordinance. shall be ~naxntained around the
perimeter of the lot The lot shall be kept clear of all trash, ~.~~eeds, etc
Construction
IO L'nless other~~ise appro~~ed b~~ the Department of Enti~ironmental and Public ~'orks
Management, all side«~alks shall be kept clear and passable during the gradmg and con-
struction phase of the pro~ect
1 I Side~s~aiks, curbs, gutters, pa~~mg and drit-e«°a~~s «hlch need replacmg ar remo~~al as a result
of the pro~ect as determined b~~ the Department of En~~ironmental and Public «'orks
1~
1~~ana~ernent shall be reconstructed to the satisfactian of the Department of En~Tironmentai
and Public Works ~~ianagerr~ent Appro~-a1 far this ~~-ark shall be abtained from the
Department of Env~ronmental and Pub~ic ~~'orks management prtor to 1ss~ance of tne bu11d-
ing perinits
12 `'ehicles hauling dirt ar other construct~on debns from the s~te shall co<<er an~- open Ioad
tiz~ith a tarpaulin or other secure co~~ering to mimmize dust emissions
13 Street trees shall be maintained, relocated or pro~~ided as required in a manner consistent «~ith
the Cit~°'s ~l~ree Coc2e (Urd 12~2 CCS), per the specificauons of tne Gultural and Recreation
Services Di~~ision and the Department of En~~ironmental and PublFC ~i~Torks Management
No street tree shall be remo~~ed ~ti~ithout the approti~al of the Cultural and Recreation Ser~~ices
Dt~~isf~n
14 A construction penod mrtigaUon plan shall be prepared b~- the applicant for approl-al by the
Department of En~7ronmental and Public ~[~'flrks Management priar to issuance of a}~uilding
perinit The appmt°ed nittfgation plan shall be pasted on the construction site far the
duration of the pro~ect construction and shall be produced upon request As appl~cable, this
plan shall 1) Spec~fG- the names, addresses, telephone numbers and business license numbers
of all contractors and subcontractors as «~ell as the developer and architect. 2) Descnbe ho~~~
demohtion af an~~ exist~ng structures is #o be accompiished. 3} Indicate ~~~here any cranes are
to he located for erection/construction, 4) Descrzbe ho~~~ much of the public street. alley«~ai~,
or sidel~-alk is praposed to be used in con3unetion ~;~rth construction, ~} Set forth the ektent
and nature af an~ p~le-dri~•~n~ operat~ons; 6} Descnbe the length and number af an~- tie~acks
«~luch must exrtend under the prapert~~ of other persons. 7) Specifi the nature and e~tent of
an~~ de"~aterang and its effect on any ad~acent buildings, S} Describe anticipated construction-
related tr~ck routes, number of truck trips, hours of hauling and parkmg location, 9} Specifi-
the nature and eYtent of anv helicopter haulmg; 10} State «hether any construction actn~it~-
be~`ond normall~~ permitted hours is proposed_ 11) Describe an}~ proposed construct~on noise
mitigation measures. 1?) Describe constr~zction-period securit~- measures including an~~
fenc~ng, Iighting. and securit~~ personnel. 13j Prol-~de a drainage plan, 14j Pro~~ade a
constructian-peziod park~ng plan «-hich shall mmimize use of pubhc streets for parkm~, 15)
List a designated on-site construction manager, 16} Prot-ide a constructsan mater~als
rec~~clin~ plan ~.~~hrch szeks to ma~imize the reuse~`rec~~clan~ of construction ~~~aste, 17)
Pro~7de a plan regarding use of rec~~ cled and lo~i--en~-ironmental-~mpact materials in building
construction, 1 S} provide a constructian period ~~-ater runoff control plan
15 A sign sha11 be posted on the propert~~ in a manner cansistent ~vith the public hearin~ sign
requirements ~;~hich shall identif~~ the address and phane number of the o~;ner andr''or
applicant for the purposes nf responding to questions and complamts during the construction
period Said sign shall also indicate the hours of permissible construct~on «-ork
2C
16 The propert~- o«ner ~k~all msure an~~ graffiti an the site is promptl~- remo~-ed through
compliarfce ~~-~t~i the Cit4-'s graffiti remaval program
17 ~1 cop~~ af these eondrtions shall be posted in an easil~~ ~-isi~le and access~ble location at alI
tunes durin~ construction a~ the pro~ect site The pages shail be lam~nated or other~~~ise
protected to ensure dut~abilrt}~ of the cop}'
En~=iranment al Iwlitigatior~
18 Ultra-Io«- flo«~ plumbing fi~tures are zequ~red on all neti;~ de~~elopment and remodelu~g «here
plumbing is to be a~lded (Maxim~am 1 b gallon toilets and 1 0 gallon urmals and lo~.~~ fla~~~
shoE~-~r head }
19 To mitigate solid «=aste impacts, pr~or to issuance of a Certificate of Oceupanc<<. pro~ect
o«~ner shall submrt a recvclmg plan to the Department of En~~ironmental and Public ~T4•'orks
R~anagement for its appro`~al The recti-cling plan shali include 1) list of materials such as
1~~h~te papex_ eamputer paper. metal cans_ and glass to be rec~~eied, 2} locat~on af rec`°ehng
h~ns. 3) des~gnated rec~~clFng coordinator, 4) nature and e~tent of internal and external pick-
up ser~-ice, ~) pick-up schedule; 6) plan to mform tenants! occupants of ser~-rce
2Q To mitigate storm «-ater and surface runoff from the pro~ect s2te, an Urban Runoff
I~litigat~on. Plan ma~- be required h~~ the Department af Eni-~ronmental and Public
Works h~lana~ement (EP~?~1~•i) pursuant ta T~i~nicipal Code Chapter 7 10 ~pplicant
shall contact EPV4'M to determine applxcable requirements
~Iiscellaneous Cond~taons
21 The buildin~ address shall be painted on the roof of the buildmg and shall measure four feet
bv eight feet (32 square feet)
22 The operation shall at all times be canducted in a manner ilot demmental to surroundzng
properties or residents b~° reason af llghts. noise, activrties, parkmg or ather actaons
23 Street and!or alley lightin~ shall be pro~~ided on publlc rights-of «~a~~ adjacent to the pra~ect
if and as needed per the specificatians and ~i-ith the approti~al of the Department of
Envitanmental and Public V~~'arks Management
24 tiiechamca] equipment shall not be located on the side of an~~ bui~dxng ~i~hich is ad~acent to
a residential buildui~ on the ad~oming lot Roof locations mac be used ~~-hen the mechanical
equipment is mstalled ~~-~thm a soundrated parapet enclosure
25 Final appro~-a1 of an~- mechanical equipment mstallation ti;~tll req~ire a noise test in
campliance ~i~ith SR-1MC section 4 1 Z 040 Equipment for the test shall be pro~-~ded b~• ~tl~e
21
ov~ner or contractor and the test shall be conducted bi~ the o~.vner or contractor A cop}~ of
the norse test results on mecharucal equiprnent shall be submrtted to the Cofnmumtt~ Noise
affcer far re~~i~c~~ ta ensure that norse ~evels do nat e~ceed ma~Yrmum a~la~i-able le~~els for
the applicable noise zone
26 Final building plans submrtted for approval of a building permit shall include on the pians
a list af all permanent rnechanical equipment to be placed autdoors and all permanent
rnechan~cal equipment to be placed indoors t~•hich may be heard outdoors
~1~lanitonng of Canditions
~7 Pursuant ta the requirements of Public Resources Gode Section 21081 6, the Plannmg and
Zomng Diti~sion ~.~711 coordmate a morutoring and report~n~ program regarding an~~ required
changes to the pro~ect made m can~unction «~rth pro~ec~t appro~-al and an~~ condrtions of
a~pro<<al, including thase conditians intended to mitigate or avoid s~gnificant effects on the
en~~ironment This pro~ram shall include, but is nat limited to, ensuring that the Plann~ng
Di~~isian itself and other City divisions and departments such as the Bu~lding Division, the
En~~~roruxiental and Public ~~'orks Management Department_ the Fire Department, #hz Police
Department, the Communit~= and Economic Development Department and the Finance
Department are a«-are of pro~ect requirements «~hich must be satisfied pr~or to ~ssuance of
a Building Permit. Certificate of Occupanc~-, or other permit, and that other responsible
agencies are also informed of condit~ons relatmg to their responsibilit~es Pro~ect oti~=ner shall
demonstrate corripliancz E~~ith conditions of appro~~al in a~;~rrtten report submitted to the
Fianrung Duector and Building a~cer prior fo issUance of a Building Permrt or Gertificate
of Occupanc~~, and, as applicable, proti~~de periodic reports regarding compliance «-rth such
c~nditions
Special Conditians
28 Priar ta issuance of a Cert~ficate of Occupanc~~. the Appllcant shall desi~n and mstall exterior
buildmg lighting that sheds light pooIs onlS- on the sub~ect propert~~ located at I I36-1144
~ourth Street North and ~~-est facades shall incorporate the mirumal lightmg needed to
satisfi~ safet~~ requirements
?9 F~nish materials. includin~ glazuig, shall be of a loti~ reflecti~-rta to minimize giare and shall
be re~~ie~.~•ed and ~~erif ed b~~ thE ~rch~tectural Re~~ie«~ Board
3Q Prior to closure of the existing surface parking lot Iocated at 1136-1144 Fourth Street and
prxor to issuance of a buildmg permit, the Applicant_ Z~7th appro~~ al b~- the Crt~-, shall
implement a restrxpmg plan for both Thzrd and Faurth Streets bet«-een ~'ilshfre Baulevard
and California Avenue that «~ill create 42 ne~~~ metered spaces
2~
Modificat~ons ~o the east side af tlus block of Third S~reet «~11 involve restnping 13 e~sting
parallel parinng spaces for diagonal parkin~ Th~s ~~ill }~leid 24 diagonal spaces, for a net
gaul of 11 ne~i~ spaces R-lodifications to the «,°est side of Fourth Street, ~mmediately fronting
the sub~ect s~te, «~ill entail the pro~-ision of 17 ne~~~ curb-side parallel parking spaces
Modifications to the east side af Fourth Street «-i11 entail the proti-is~on of 14 ne~~~ curb-side
parallel parking spaces T'o~ether, the modifications to the 1100 blocks of Th~rd azid Faurth
Streets i~,~ill ~-ield 42 neti~° parkin; spaces in the ~~icimt~~ of the pro~ect site located at 1136-
1 I44 Fourth Street
31 Prior to issuance of a building permit, the Appl~cant shall subrmt to the Planning an.d
Communit~~ Development Department a cop~- of a recorded lease agreement for 20 parkin~
spaces located at 606 `~'ilshire Boule~~ard for use b~~ drn~ers ~~~ho purchase a permit to park
m erther the Third Street Structure or the existin~ Fourth Street surface lat {Permrt Parkers}
during the construction penod The lease shall be maintained until a Certificate of
Occupanc~~ is granted
32 Prior to the c~~siue of the Lot, the App~icant shaZl imp~ement the ffl~lozi~ing
notification,~educatian measures talcen to reduce the mcon~~eruence and negati~~e impact of
the closure of the Lot
A Notice shall be pro~-~ded to the busmesses and emplo~;~ers «-ho use or benefit from the
Faurth Street Parku~g Lat and a cop~ of the notice and a certification of mailing shall
be pro~~ ided to the City Planning Di~~ isian
B Notification shall identif~,~ the scheduled dates for closure, pro~T~de maps of
alternatn~e parking facilities, and urge businesses, emplo~•ers to notifi- emplo~ees and
customers flf the planned closure and parking alternati~~es przor to the scheduled
closure dates
G On-site si~mng «~~uch meets the size. height, lettenng and location reqiurements of
the Zoning Administrator si~n posting requirements shall be ~nstalled notif~'in~
customers of the scheduled dates for closure and listing atternati~-e parl~ng facilittes
During the construction phase, the Applicant shall pIace a sign on the Lot, to the
satisfaction of the Cit~, identif~~ing a~~ailable public parking locations at the Th~rd
Street Parkm~ structure and at Parktn~ Structures lvTumber 1 and 2
D The Applicant shall pro~°ide 100 fl~•ers and one poster each to places of business that
benefit fram the existing Fourth Street parkmg lat as identified b~~ the Crt~~ Pla~nnin~
staff, notif~ ing customers of the scheduled dates for closure, and protiTiding ~naps of
alternati~~e parking facilities for future ~~isits
33 Prior to issuance of a building permit or any demolition ar grading permits, the ?~pplicant
shall inform construction gradm~ cre~.vs shall be alerted ta the potential for buried
archeological and paleontological resources If resources are discoti~ered durmg the
e~ca~~ations. ~i ork an the immediate area of the find shall be halted and a quatified
archaeola~ist or paleontologist contacted to determane the sigm~cance of the materials and
~ -,
G.3
to de~=elop appropnate follou--up measures at pro~ect o«~er's eYpense ~ determinatian shall
then be made by the Director of Plannmg to determme the si~nificance of the sun~e~~ findmgs
and appropriate actions and requu-ements, if an~~, tv address such findings
34 Prior to issuance of a building permxt. the applicant shall submrt a lightin~ plan for the
parking structure ~i~hich demonstrates an e~~en le~-el of laghting throu~hout the structure
~~~hich meets or eaceeds da~~light i~lumination Iec~els The lighting plan is sub~ect to
approz~al bt the Directar of Planning and Cammumt}' Development
3~ Concurrentl}~ ~;~ith submittal of building plans for revie«~ b~- the ~,rchitectural Ret-iei~~ Board.
the applicant shall submit a sign program ~~~hich clearl~~ identifies the a~~ailabiiitv of public
parkxng and the location of entrances and exits T'he Archrtectural Re~-ie~~~ Board shall ha~-e
authorrt}- to determine the adequac~~ af the proposed signage ~n communacatmg the
a~ailabil~ti- of public parking
ZaNII~'G ~.DR~I~ISTRr~TOR G~TTDITT~~'S
This det~rminatran is contm~ent upan appro~°al of De~~elopment Rez-ie~~~ 9~-002 and the
determination and expiration dates af the variances shall be concurrent «~rth those of the
De~°elopment Re~~ie~~~ permit
CQNIaITIOti1AL USE PER1b~IT COZDITIONS
1 Approval af Conditional Use Permat CtiP 97-002 is sub~ect to approval of the Text
Amendment (TA 97-001}
2 This determinatlan is cont~ngent upon approc~al of Del-elopment Re~-ie~~~ 95-002 and the
determination and e~.piration dates of the Conditional Use Permit shall be concurrent ~.z1th
those of the De~~elopment Re~°ie«~ permit
Prepared b~- Susan Hea1~- Keene_ Associate Planner
Dean 5herer, Acting Planning Manager
David Martan. Senior Planner
24
Attachments
A ~iunicipal Code and General Plan Conformance
B Natice of Public Hearin~
C Radius and Loca~FOn Map
D Proposed Text Amendment
E Resoluuon Certif~°~ng Final `egati~~e Declaratian
F Carrespondence (not recei~~ed dur~ng comment period}
G Photographs of Srte and Surrounding Proper[~es
H Final ~Iitigated Negatx~~e Declaration and En~-~ronmental Assessment
I Plat Plan, Floor Plans and Elevations
SHK1k
f',plan~sharelpclstrpt! dr9~OD2
Februan- 13, 1997
25
ATTACHME~VT A
ATTAGHn•1EI~T A
I~~1UI`TICIPAL CODE AND GENERAL PLA~ CONFORMAI~°CE
Gate~on~
Permrtted LTSe
D«°~lling Units
Hei~ht of Buildmg
\umber of Stor~es
Land Use
Element
High
Densrtt~
Housmg
1~~lumcinal Gode
Semor housmg, R3
permits underground
parkmg structures «~ith
approval of CUP. does
not permit aboti-e
grade parkin~
structures, "A" O~~erlati-
permits onl~~ underground
parking structures ~~•ith
appro~~al of a CUP
un.der certain conditions
For 100% Affordable
Housmg pro~ects «~hich
are deed restricted for
1-en lo~~~ or moderate
incame, one d«~elling unit
per e~~er~- 900 sq ft of
parcel area permitted plus
2J° u C~eil5li~~ ~]Ol]us
Per Iv~~~ o~-erlav, max 3~'
for flat roof or 4a' for
pitched roaf Per Sec
9 0~ 10 1~ 03d(2),
maximum hei~ht for flat
roof ma~~ be same as
maximunl for p~tched
roof {40')
\ o lianrtation to
number of stories
Qf anti- affordable
housmg pro~ect
Pro~ect
Seni~r housing; plus
public parkmg structltre
Proaect requires te~t
amendment of "A"
O`-erla~- to perm~t
above grade parl~ng structure
and access to parkuig m zeqLUrad
side vard
100% affordable semor umts
3~0' Y 160' = 48,0~0 sq ft
48,000 ~` 90D =~3 3
~3x ?~=132~
~3 - 13 = Tota166 t~nits
(Inc~udin~ 1 manaeer's un~t)
Ma~imum 40'
3 staries Semisuhterranean
parkmg does not pro~ect
more than ~' abo~~e
ANG
2~
Cate~or~~
Hei~ht of ~?L'alls.
~'ences
Setbacks
Front~°ard
Sidel~ard
Rear~-ard
Land Use
Element
~!~~
~~a
N,' ~
~T~a
I~~Zumcipal Code
Shall not exceed 42"
in required fxont ~~ard,
Shall not exceed $' at
side and rear ~-ards
20 feet At least 24%
of the front elevation
from grade up to 14' in
height shall pro~~ide an
addrtzonal ~' a~~erage
setback, and 30% of front
ele~~ation aboti-e 15' in ht
shall pro~~ ide an add'1 10'
at~erage setback from min
front ~~ard setback ~~'ith
approti~al of a ~-ariance,
pra~ect may~ encroach mto
no more than 1~°/n of the
required front yard
1~Y20'=3'
20'-3'=17'
S - (3 stories x 3~0') ~
~0' = S' + 18' =23'
~~'ith appra~~al of a
Vanance, an
encroachment of na
more than 1~% af one
side~ ard is permitted
~ ~ % of 23' - 3 4 ~'
23'-3 45' = 19 55'
15 feet
Pro~ect
Applicant is
requesung ~~ariance to permit
a 2~' high ~~ all ~~zth 3 7'
fence abo~-e «~all for a fence%«~all
m the requared front ~~ ard
~~~hich is a maximu~m af
6' above the exist~ng grade
20 ft {«-ithout ~~ariance,
~~ariance request ~~.~thdral~m}
Front elevation = 2~2'
2~°/a of 2~2' = 60 48'
60 48' x 5' -302 4 sf
30% of 2~2' = 7~ 6'
75 6' K 10' = 7~b sf
5,083 sf of addrtional
setback pra~ided
l.~i~n 19 5' provided (ti~R)
aiang north elet~ation,
min 2b 0' prot~ided alon~
south elet~atzon
1 ~ feet
2~
Cate~on-
Nu' Specia!
setbacks
Pro~ections Into
Yards
Land Use
Element
I~ /A
N/A
Municipal Code
\ o more than
50% of the side bld~
facade bet«~een 3 and
13 feet abo~-e ~rade
ma~c~ be at the same
parallel plane a
mirumum separation
of at least 2 feet is
required bet4~,~een
parallel planes
Portions of the
building bet~;~een
14 ft and 30 ft
shall provide an
additional ~ ft a~~ erage
setback from the req'd
mimmum side~-ard
setback Bet~~-een 14
and 30 feet no more
than 50% of the side
bldg facade may~ be
at the same parallel
plane A mimmum
separation of at ~east
2 ft ~s required
bet«~een parallel planes
Front }-ard ea~°es and
balconres ma~~ pro~ect
30"
Sidevard ea~~es ma~-
pro~ect 18". balcomes
ma~~ not pro~ect
RearS~ard ea~~es and
and balcomes rrFav
pro~ect 4' and no ctoser
than ~' to propert~~ line
Prorect
S~de eleti~atian is 12~', no rriore
than b2 a' ma}~ be at same
parallel plane ~~aacimum 32 0'
between 3' and 13 ' is at same
parallel plane along north
ele~-ation N1a.~:imum of
~2 5' is at same paral~el
plane alon~ south
ele~-ation
Both side ~:ards comply
Both south and north
ele`~atzons bet~~°een 14' and
30' cQmply «-~th add'14'
a~~era~e setback
Upper le~~els on
both ele~-ations compl~- ~~~ith
parallel plane and 2' separation
requirements
Balcames at front eleti°ation
pro~ect 30" ~nto the required
front vard
2~
Categorv
Building Height
Pro~ections
Land Use
Element
N:'A
Riumcipal Code
Parapets ma~~ pro~ect
abo~~e permitted height
Ele~~ator shafts ma~~
pro~ect 14' above
roofline Stair«~ells mav
pro~ect 14' above permitted
height Mechamcal
eqti.upment ma~~ pro~ect
12' abo~~e permitted
height Chimney mav
pro~ect S above permitted
height Pro~ections ma~~
nat e~ceed 2~% of roof
area
Building Volume \/A
En~~ elope
Lot Co~-erage N~ ~
ParkXng
Access
Any portion of structure
beti~°een 31' and 4~' shall
provid~ a 9' average
setback
l~°iaximum ~0%
~T~'ith appro~-a1 of
~'ariance. an mcrease
of no more than 10%
of parcel area permitted
Parcel= 4~,000 sf
Max ~0% = 22.500 sf
ti~%ith ~-ar~ance. maxim~urr
of ?7,000 sf permitted
~lle~- Alle}~ access is
access is required ~~~hen
encoura~ed alle~~ exists. ~~ith
i~~hen alle~° exceptions per
exists Sections 9 04 10 08 OSO
Pro~ect
None sho~in Any pro~ect-
ions shall compl}-
'va portion of structure xs
located at street frontage
25_2~7 sf proposed
or ~6 1%, ~~~hich requires
appro~~al of a ~~ariance
Access to parking from
Fourth Street and Third
Gourt Mall allev
2G
Land Use
Cate~orr- Element 1~iumcipal Code
Parkmg Space N; ~ 0 25 parkmg space
\umber required per unit plus
1 guest space per each
~ uruts 16 ~ spaces
required plus 13 guest
spaces for total of 3Q
parkina spaces
Compact Parking % N'A Vi~imum 40%
Trash Area '~T~~A Residentxal
development u-~th
more than 40 units shall
be revie~~~ed by
Director af EP`~%M
Mechanical Equip ~,'A l~sechanical equ~p-
Scre~ning ment extending more
than 12" abati~e roof
parapet shall be
fully screened from
a horizontal plane
Location of \/A Not permrtted on s~de
Mechanical of buildmg if ad~acent
Eqtupment to a residential building
on an ad~oimng lot
Frontyard ~'A Mmimum 2-24" boxed
Landscapmg trees and ~0°/a of
front~ ard setback
area , 20' x 300'=6000 sf
b000 sf x ~0= 3000 sf
required
Froiect
30 parking spaces for semor
units provided, plus
replacement af 16~
public parking spaces
40%/11 compact spaces
proposed for semor unrt
parking, in public parkmg
portion 66 parking spaces or
40% are compact spaces
Trash room 12 5' x 7' is
located in semor parking
area Shall be appro~~ ed b~~
Director af EPR~IvI
Shall conform prior to
submrttal to ARB
~Tane located alon~ side of
building ~
Shall comply° prior to
submrttal to ARB
3~
Land Use
Catego~~ Elemen# ATumcipal Code Pro~ect
Sideyard NiA ~0% of both req i 725 sf required in south
Landscaping s~de~~ard setback side~~ard, 1726 sfpro~~ided
areas shall be 1462 ~ sfrequired (~~rth
landscaped appra~~al of ~~arzance} m
north s;de~-ard. 1462 5 sf
Provided
Landscape I~ir'i A landscape buffer No 1~-all sho«~n along
Buffering shall be pro~~ided north propert~- l~ne
and maintamed on an Area bet«~een surface
"A" zoned parcel ~.~~hen parkuig and north propert~~
the side or rea~r yard of lme is 4~' Requires appro~-al
the ~arcel abuts a of alternate buffer~ng plan
resident;all~~ zaned or
y b~~ ARB
Buffer shall
used parcel
contam a solid decorati~-e
masonr~- ~~°all alan~ all
parcel lanes adjomzn~
residentiallv zoned or
used parcels «•h~ch shall
be not less than ~'
~ and nat mare than S' in
height measured from
the ground Ieti-el of the
residential parcel A 5'
~z-ide landscape area
bet~i~een the ~~~•all and
the parking use shall be
pro~~ided consisting af
one tree per e~-er~;~ 5 Iinear
feet of frontage planted not
less than S in height ti~~hen
planted In lieu of requirem ents
ARB ma~- appro~-e other
buffermg plans, designs_
and matenals of equal area
and screemng ~~°hich satisf~~
the intent of the buffering
standards
~~
J ~
Land Use
CateEOr~~ Element :~iunicinal Cade
Une~ca~~ated N'A Affordable housina
Side`ard pra~ects need onl~~
provide & maintain
the une~ca~-ated area
required b~ Sec 9 04 10
02 170 (min 4') an one side
of propertv
Pr~vate N/A Shall provide ~0 sf
Open Space per residential unit
Affordable housmg
pro~ects ma~~ substrtute
1 sf of comrnon open
space for each sf of
required pri~~ate open
space
Inclusianar~~ Housing ------
Umts;Fee Element
requires
Program
12 compliance
Pro~ ect
Both sidevards ha~-e 4~' of
une~cati-ated area pro~~ided
9 private balconies are 100 sf
The remaimng balco~es are
less than ~0 sf, ha«~e~-er, there
is ~600 sf of common open
space
66 (100%) affordabie
umts ~.~~ith all verv lot~-
income units provzded
Must be deed restncted
3~
ATTACHMENT B
QFFIGIAL NOTiGE OF PUBLIC HEARINC~
Sub~ect of Hearing Development Re~iew (DR 95-002), Te~tt Amendment (TA 97-001),
Canditional Lse Permit (CUP 97-~2}, Variance (VAR 95-OIS), Final
Mitigated Negati~e Declaratiop and Environntenta~ Assessment for
113b-I144 Fo~rth Street, NWR3A (No~-th af Wi~shire Medi~un Densit~~
l~Iultip~e Resi~entia2 with Off-Sfreet Parking Qverlay) D#strict
Appl~cant Jewish Federation Counci! and City of 5anta Monica
A Public Heanng will be held by the Plannuig Cammission on the fallowing request.
Appltcation for pra~ect approval to permjt the construction of a 6b-~t, 4~,857 square foat rental
housing pro~ect for Iow incame sen~ors and a 165-space public parking stiucture to replace the
surface parkmg lot wtuch is currently lacated on the srte Certification of a Final Mitigated
Negati~e Declarat~on and Envirozimental Assessment, mcluding responses to comments ar~ the
Draft Miugated Negative Declaration and Env~ro~un~ntat Assessrnent, which eva~uates the
environniensal lmpacts of the pr~posed gro,~ect, is atso requu~ed because of the size and scape of
the pro~ect
D~screaonary approvals requested by the appl~cants :~nclude the follow~n~_ Develapment Rev~ew
Perm~t {DR 95-0(}2) to pernut a 66-unit, 46,857 square foot sen~ar housu~g project and public
parkmg structure, Text Arnendment (TA 97-OOi) so amend the "A" Off-Street Parking Overlay
District development standards to allow access to parkmg located within a required side yard
adjacent to a cvmmercially-zoned pazcel and to allow abo~e-grade parkuig structures with approval
of a condit~onal use permit, Candiuanai Use Pernuc (CUP 97-002} to pernut parkmg structures
within the "A" Off-Street Parking Qverlay District wrth one above-grade and one helow-grade
parking Ievel, Variance (VAR 95-015} to permit an opaque wall, fence or hedge exceedmg 42"
m height m the requ~red frvnt yard, ta pernut stnictural encroac}uner~ts ~to the side and front yard
setbacks, and to gernut parcet caverage in excess of 50~ (56 1~7 proposed), sub~ect ta findings
Approval of D~evelopment Revtew 95-{l02 ~s sub~ect ta Cit~ Councii apprQVal of the proposed Text
Amendrnents (Planner Susan Healy Keene)
TIME: WEDNESDAY, FEBRUARY ~9, 1997 AT 7:0(} P.M.
LOCATiON: COUNCIL CHAMBER, ROOM 213, CITY HALL
1685 MAIN STREET
SANTA MONICA, CALIFORNIA
THE CITY ~F SANT'A MONiC~ ENCOL3RAGES PUBLiC COMMENTS INTERESTED
FERSONS MAY COMM~NT AT THE HEARING, OR BY StJBMITTING A LETTER PRIDR
Ta THE HEARING
Letters should be addressed to
Planiung Divis~on, Room 2I2
1685 Main Street
5anta Monica, Cal~fornia 90401
Attn Susan Healy Keene. Associate Planner
Additional information may be obtained from the Planning and Zaning Di~ision. Ta request
re~iew of a project file and/ar far more informa~ion, please cail {310) 4~8-$341.
The meet~ng facilrty° ~s accessible If yau need any disab~lity-related accommodations, please
contact staff at {310) 458-$701 TDD Number (310) 45$-8696
The Santa Momca Blue Bus Lines #2. #3 and #S serve Ctry Hall
PExrsuant to Califarnia Gavernment Code Section 65009{b), if this matter is subsequentiy
challenged in Court, the chaIlenge may be luruteci to anly those issues raised at the PublFC Heanng
descr~bed ui tlus notice, or m written correspondence deh~ered to the Crty of Santa Man~ca at, or
prior to, the Public Hearmg
Esto es una noticia de una audencza gublica para revisar applicaciones gropomendo desarrollo en
Santa Momca Si deseas mas ~formacion, favor de llamar a Linnea Hernandez en la Di~~sion de
Plant~ficacian al numera (310) 45$-8341
APPROVED AS T~ F4RM
KAREN GINSBERG
Planning Manager
f Iplanlsharelgclnotices1dr45002
ATTACHMENT ~
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ATTACHMENT D
Part 9 04 ~S 3$ A 4ff-Street Park~n~ Oz°erla~- I]~strict
9 04 08 ~ 8 O10 Purpose
The ~ O~=erla}- Distnc# is intended to pro~ ide adequate parking facilities ta support
important commerc2a~ corrtc~ors ana netghborhooc~ comrtaercta~ areas 2n the ~~n•, wh2le assur~ng that
each facihty u~ll not adversel1 impact the en~~uanment of nearb~~ residents or dimuush the inte~rlt~~
of the sub~}ect residential zaning distr~ct ~n a manner cansistent ~u~th the gaals, ab}ectives. and
pol~cies of the General Plan Any parcel classified as "A'' shail alsa be classified ~ ane af the
Residential District (Pnor code ~ 9032 1)
9.04 D8 38 Q20 Appl~cabilrty
Existxng parking on "A'~ lots sha11 be permitted if all of the follav~ring canditions are met
{1} The commercial parcel supported by #he "A" parcel is not redeveloped
{2) The lot remains as a surface Ievel park~ng lot
{3 ) The square foo#age of the e~stmg comrnercial builduig on the commercial parcel ~s not
added to or exgandea beyonc~ fifly per~ent of the floor area existmg on the effective date of ~rs
Chapter
(4) The required parlung for any new addrtion or expansion of iess than fifty percent of the
flaor area is not located on the "A'" parcei {Pr~or code ~ 9032 2}
9 04 08 3 S 03fl Permttted Uses
The follou~ing uses shall be permitted ~n the A Overaly D~strict
{a} A11 uses l~sted as permitted uses u~ the reszdentaal distnct an which the par~el is lacated
(Prior code ~ 9032 2(part))
9 04 OS.3$ 040 Uses subject to performance standazds permif
The following uses shall be germ~ttec~ in tY~e A ~verlay D~stnct subJect to the appro~a~ of
a Performance Standards Permit
(a) All uses listed as sub~ec to Performance Standards Permrt in the residenttal distnct in
tir~hich the parcel is located. {Pnor cade ~ 9032.3)
9 04 48 38 a~0 Condrtionally Permitted Uses
The following uses may be per~nitted in the A 4verlay D~strict sub~ect to the approval of a
Condrt~onal Use Permrt.
(a} All uses Iisted as Condrtionaiiy Permitted Uses in the residenttal d~strzct in which the
parce! ts located
(b) Parking siructures below the ground level if a1I of the fot~owing condrtions aze met
(1) The "A" parcel was 2n parlang use ~n the effective date af this Chapter
(2) The facil~ty is for the temporary parking of trans~ent motor vehicles and trucks
(3) The parkmg structure is accessory to the permrtted commerctal use
(4} The surface level of the "A"' parcel is de~eloped and maintained as landscaped open
space for the Iife of the commercial pro~ect
{~ ) The entrat~ce to the sui~terar~ean structure ~s ~ocated on the cammerciall~~ zoned
parcel (Pnor code ~ 9032 4}
(c) :~'Iunicipal parking stractures, either aba~~e grade or belo~v grade, if all of the
follo~ving conditions are met:
(1) The parlcing s~ructure rep~aces a municipal surface parking tot.
{2) The parcel site is a mini~~m af 40,000 square feet.
[3} The parcel is loca#ed in the Narth af Wilshire 0~-erla~- District.
9 04 08 ~S 060 Prohibited Uses
(a} Parking structures loca~ed above the gro~nd level
{b) There shaIi be no use af an~~ pazcel in the "A" Overlav D~strict for automobile parking
unless alI prapertres betw~een the side propert~ l~ne of ihe "A" parcei and the boundar~~ of an}~
ad~acent commercial ~istrici are in nonresidential use
(c) Rooftop parking d~rectly abutting, or separated by an aIlev from, a residential use
(d) New surface level parlang lots {Prior code ~ 9032 S)
9 Q4 0& 38 D70 Property aevelopment standards for non-parlc~ng ~ses
Ali nonparking uses deve~oped on propem~ in the A Overlar D~stnct shall be de~reloped m
accordance vvith the same property de~~elcipment standards required for the underlymg residential
d~str~ct {Prior cnde ~ 4032 6)
9 0~ 08 38 48fl Development standards fvr belvw grade parking structure fac~lities
(a) Side Yard Setback_ The side y~ard s~all be five feet for any under~eraund parking faciliry
No side ~~ard shaIl be required ad~acent to a commerciallr zoned parcel or another `'A" destgned
parcel in commercial park~ng use
Parking structures located belou- grade shall be exempt from the parcel co~~erage and
setback requirements pro~~~ded that there rema~ns a~ unexcavated area five feet in uridth along the
side prapem~ lme that abuts resident~all~~ zoned parcel w~~ch shail contain Iandscapmg pursuant to
the prov~sion af Part 9 04 IO 04 (Prior code ~ 9032.7}
9 ~4 08 ~8 090 Special des~gn standards for alI park~ng fac~lities
{a} W'alls Walls shal! conform to the provisions of Sectson 9 04.10 02 0$0
(b} Use af Required Yards Tl~ere shal~ be not access to parking permitted within the
required side yard- , except access ma~~ be pravided within a required side ~~ard that abats a
commercially-zoned parcel.
(c) Laridscaping At least fifty percent of the required frant yard area shall be lanscaped
pursuant to the pra<<iszons of Part 9 Oq l D 44
(d} Vehzcle Access Vehicle access to and from al~ parkmg structures si~all ~e located a
minimum of twenty feet or a~reater dfstance if pract~cal from any resident~ally zoned parcel
(e) Lighting Lighting shall be prov~ded pursuant to the provls~ons af Section
9 04 10 02 270 {Pnor code ~ 4032 S)
9 04 O8 38 100 Arehitectural re~~iew
All ne~~ constructian, ne«~ additions to existmg buildmgs. and an}' other extenor
~mpro~~ements that require assuance of a bualdin~ permit shall be subaect to arch~tectural re~~ie«-
pursuant to the provisians of Chapter 9 32 of this Article (Priar code ~ 9032 9}
ATTACHMENT E
ATTACHMF.NT F
T{ie T OtC~ ~t Bt1S171PSS
Sr~TCe 19?~
January 31, 1997
Mr. Eric Parlee, Chair, and Members
Santa ?Vionica PIannmg Commission
Ci~~ of Santa Momca
168~ Main Street
Sar~ta Monica, CA 90401
'~y~ i~~~
~
~ ~ ~
~~ ~ ~
~,~~~
rof~° -- -_.
Dear Chair Parlee and Planrun~ Commissian Members
~ ~~
~ ~4
m zr
~-
~ -~.
- : ~..
~ 3~~-
~... -~, "
~ ~;~`
Foilowing an extended presencation by the proponents and opponents of the Fourth Street Sen3or
Housing and Parking Structure Pro~ect at ~ts December Boazd Meeting and a folloti~-up
presentatian fram both at its January meeting, the Santa Monica Chamber of Commerce Board of
Directors unanunously passed the fol~ow-~ng resolution regarding thzs pro~ect
The Santa Monica Cha~nber of Commerce canQOt support the Four#h Street Senior
Housing and Parking Structure project because of the follov~ing concerns:
1. The lack of ~ full Economic and Environmental Impact Report and analysis, including
the lack ef alternative sites far this pruject and alternative uses or projects an this site
(including an alternative that would preserve some of #he surface parking};
2. The lack of preservation of anv surface parking;
3. The lack of fully~ addressing the econamic and area-r~~ide impaet af the shart and long
range parking impacts presented as part af this project, especially the lack of a much more
thorough plan and analysis of the short term parking situation on the basinesses and their
ctistomers in this area;
4. The lack of a full}• deti~eloped parking operations plan to address the security issues
relating #o persans inhab'rting the parki~g structure;
5. The lack of a fully deveIoped pisn ta address the necessarF parking signage and access to
the parking facilities for the pubiic.
(. The area in which this project ~ould 6e Iocated is greatly different than in 1989, when it
~vas first braught to the C~ty~ and proposed. Directly senior serving businesses, ie. market
facilities, are absent from #his area.
~O1 Colorado 1t•enue. Suice 1~0
Sanca \ionECa, Cal~forn~a 90~01-2-330
(310~ 393-9825 • Fax (310) 34~-1868
~I~ssion Staternent
li~~ ~rNP'rfl~p;tlu!(1°[n171~N~~if(~,iliii'ilce[7fl~bifl.ihllli[i~E~9ie•2:~:;Ii~~~1R~'~~['1 il"rC7NSh117:[~:~~1[e'4e7+1r'ii77!;,fllc'~r~ll~7~"el"17•
fl e pi u: e~1~ tii, cv;, il Ul')l~Ll~: to !i~•lp nu~ vr,~•u~he; , p~„tipi'r <r:~r1 ~x.. ~'rr! fGr,,tt~%h rt p~ r,ri.tr. ~ s~n~Krii~ prr~ i;ir t ~htp »'!i~ rr;F ie'¢ ~'i~ r,f
~7Ce'rr171"e:'tr7;lt7~pqt~~':ue:1~ ol~u4~_~t'~ol•,'r~rt~lr'r.~ <llleiir.~liinc(liiC917r471(111fI(fif[lI1T} ut171[
On behalf of the Board of D~rectors and Officers, ~ve want ta express aiar sincere appreciation ta
everyone associated «th tius project Crty Staff and everyone from the Menorah Housing
Foundat~on, as~~ell as the concerned business persons who have partic~pated m tlus process,
have been extremely responsive and very helpful E~~en thaugh disagreement rema~ns and the
concerns outlined abave w~Il provide you v~hat the Board of Directors sees as ma~}or problems,
the process has been successful in flush~g out these concerns and, hopefully, a greater
understandmg bet~~een the differing perspectives
We respectfully request that you consider these concerns prior ta and during }~our dtscussion and
action at your Februan~ 19 Planning Commission Meetmg at which time this rtem w~ill be acted
upon Yaur invaluable time is greatl} a}~preciated
S cerely,
i
f
,~ ~
- ~~
Danael L. Ehrler, Executive Director
cc President BiII Craokston and SMCofC Baard of Directors
May~r Pam O'Connor and Members of the City Council
John JalilF
Suzanne Fnck
Bob Moncri~f
Tad Reed
Jeff Mar.hieu
Menorah Housing Faundation
Dick Caruso
Edd~e Guerboian
~ ~ l~ ~~
_ ~~' ~~ ~;s~
~t ~:~. ¢=. _;~ ~:-,
Commisston on 0[der Americans
1327 Fourrh Sveet, Room lOf~
Santa Monica, CA 90401
Ju1y 24, 1996
Mr. Eric Parlee, Chairman
Planning Commission
City of Santa Monica
~685 Main Street
Santa Monica CA 9040I
Dear Mr. Parlee:
In regard to the senior housing proposal for a b6 u~it deve~opment to
be built at 1100 Faurth Street, piease nota the Comaaission's support
far this project.
We have sent a letter to Maxweli Kaufer, President of the Fourth 5treet
I~ousing Co~ittee, recornmending that Commissioner r,merztus Kose
Kaufman be appointed as ~iaison to serve on the Hausing Ca~nittee.
This suggestion is in response to Mr. Kaufer's raquest expressed at our
Commission meeting an June 19, 1996.
~
Sinc rely,
.~it ~', t ~ ~'~`-
Virgi~i` Sasse
5ecretary
Co~ission on 41der Americans
cc: Kathy Kucharski, Camnrunity ¢ San~or Progr~ms Manager
G1~ Y ~~
August ~5, 1996
Ms. Susan Keene
Assistant Planner
City Hall Planning Development Department
1685 Main Street, Room 212
Santa Monica, CA 90441
Subject: Carlson Trusts #4002flU~07 & 8-00
30I-3~7 Wilshire B~vd. Santa Monica CA 9fl4A1
Dear Ms. Reene,
I am writing you this letter to express my great concern and extreme
anxiety over the closing of the parking lot north of Wilshire
Bo~~evard on the West side of Fourth Street. This is becaase this
closure direct~y affect~ not on~y my tenants lives (as they have
prom~.sed to move out} but mine and my children's lives as well. Our
entire survival depends on the income generated from these tenants
at the Wi~shire property. Therefore, I must voice my deepest
opposition against this closure and ask that this lot stay open.
Thank yau for taking time to read this letter
Si ely,
v
h
Cindy ond
(818}702-5309
Aug~.a s'~~'~ ~; 1,9~b ` -.
u~~` ~~ ~#-~_ ~ "~"=
~ ;~`~ '- ~ ~ ~ • : =
San~ Monica Planning Commissian
Ci~Ey Hall
Santa I~on~ca, CA 901~01
Dear P~em3aers of the Planning Commission:
I would like to express my support for the propflsed
develo~r~ent of the law cos~E ~enior houszng project tha~ is being
nroposed to bs a~proved for Fourth Street just north of W~lshire
Blvd. I believe that this ~ worthwhile projeet that is needed an,d
that wi~l make zt possible for iow income seniors to ejoy the
benefits of the business district dEVelax~ments where ~'t wi~l
be possibZe for them to walk the area at nzght without ~he fear
they experience in ather areas af the c~ty.
I would apprec~ate any ~ffor~s that you ar~ abZe to extend
~o achieve a rapid approval and completion o#' this project.
Yaurs
~ ~,
Daniel Cohen
Member Calzfornia Senzor Legislature
2'~0'~ 1 1 th St.
San~a Monica, eA 90~.05
~E-~~_ ~---_ _ _ -~ ~
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-r~~ ~t ~.~ .~ _~~~1 _~~~
_-~- ,:~- ;:~ ;~n~=~;
July 29, ~ 99b
REaLTi)R~
Suzanne Fnck
Director of P~anntng & Commuruty Development
1685 i~iain St , #212
Santa Monica, CA 9040I
Dear Suzanne,
- ~~~~~-_~ ~ ~t.;-.~
-, r ~. - ~~~ ,~ - . ~ ~t-„_ ,=
` _ ~~-=_-~. ~ ~t-=~- ;lI
I am wntmg m support of the ~Vienorah Haus~ng Foundat~on's semar housing pro~ect
proposed far Fourth Stre~t Just north of Wilshire Baulevard ~n Santa Momca, an existmg surface
parkmg lot owned by the Crty of Santa Monica
You will rernember our company as the developer of t~e property at 1312 to 1320 Third
Street Promenade wh~ch in part hauses the mdependent book store, Midnig~t Special Book Stare
I have been brief y Marvui Schach , ho ~s a member of the Execut~ve Committee,
of the Menorah Housing Foun at2on He tells me that the Plannmg Department ~s not willuig to
go forward vv~th the en~~ronmental reports necessary to move the seruor housing pro~ect to the
ne~ sta~e, until there is a guarantee from buildin~ owners and/or land owners vv~thin a reasonable
d~stance fram the e~sting parkmg s~te, that alternate parkrng will be ava~lable ta tenants and their
custorners who formerly have used the City lat facility and who would be te~poranly
mco~vernenced because of the proposed constructian on the site
The only rssue, I am told, ~s apparently the nature of the parlcing guarantee At tlus tune
the owners of ad~oinmg buildings or parking areas are not will~ng to sta#e categoncally that they
w~ll be able ta contribute "x" nurnurr ;,f cax~ ~w~en zne t~me cu~ries when t1~e t~mNorary parking is
requ~red by tenants and their custamers Part of ttus mdecision, I am sure, ~s that there is no
exact time when the need will occur because of the nature of buildm~ canstniction What ~hese
ovvners are w~ilmg to do, I understand, is from their prior expenence a certaui number af spaces
will be ava~lable and that they vv~ll now agree to provide these spaces for parking at that ttme
Should the mformation you receive, Suzanne, from t~e hst of owners willing to
part~cipate, indicate t~at from theu past expenence they can asswe the avaflabsl~ty of temporary
car spaces, I would urge you to support tlus pro~ect whole heartily, for we all real~ze the
~mportance of well located low income housing m the G~ty of Santa Moruca
5mcerely,
>
~G~~I~ - -
Walter N Marks, Jr
cc Paul Rosenstein, Mayor
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3uly ~8, i996
Ms Susan Healy Reene,
Santa Monica City Council
Planning and Zoning Commissian
Santa Mvnica City Hall
Sanda Monzca, CA 90401
Dear Ms Reene.
I am wrzting in suppprt of the Menorah Pro~ect's low
~ncgme apartmen~ housinq pro~ect propQSed for the site of the
present 4th Street parking 1ot.
Since the only real ab~ectian to the proaect seemms ta be
parking, ~.hat problem should be solvable. How many levels of
park~ng (plus extra metered parking for cxt~r revenues) w~th plenty
of parking for customers and cl~.ents af nearby practit~oners would
Zt take to sa~isfy those who ob~ect to the pro~ect?
Yes, cons~.ruct3an is naisy and d~r~y and res~ricts
parking for a while. But Iow ~.ncome housing construc~ian is no
noisier nor is parking more r~str~cted nor ~s ~t d3rtier than
commerczal construction and peap~e bear up under that. Why is
constr~zction bearable ony if sq~e developer makes a bundle?
I suggest that negot~at~ons confine themselves to making
sure there are many Ieveis of parking, prov~ding for much more
parking than exists now and includzng parking necessary for the new
apartments. People who fear the inconveniences of the construction
~tself can be assured that "that too shall pass."
_ Sincerely, '
f~
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VICTOR LUDWIG
~ a ~ ~f ~ !~ st •
Santa Montca, CA 90405
i213)399-5395
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446 San Vicente Blvd., Sui~e ~205, Santa Monica, CA 90402
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Juiy 15, 1996
Ms Susan Keene
Ass~stant Plar-ner
City Hall Planrung Development Department
1 b85 Ma~n Street, Room 2 i 2
Sania l1-sonica, CA 90401
Subject: Carlson Trusts #400200407 & 8-00
301-317 Wilshire Boulevard, Santa Monfca, CA 90401
Dear ll~Ts I~eene
_ I am writing to express our oppos~tion to the clos~ng of the publ~c parking lot nonh of
^ ~_` y.~._~..~_
`~ W~lshire Boulevard on the ~'est s~de of Fourth Street We request that the lat remain open
~-_- ~ ~__ to the publ~c, wrthout any mterrupt~on m serv~ce
`- "~' ~~ Union Bank of Cal~forn~a, N A, is the tn.~stee of the subject trust that owns the bu~lding at
301-317 Wilslure BouIevard It currently has s~x tenants and all ofthern have expressed
extreme concern about their business v~abilrty should this puhlic parking lot close They
-' === ~-~ ~ also advise that they will not renew the~r lease and move ou~ at the end of the~r terms ~f the
lot closes Our tenants tell me that the;r survrval is dependant on the ex~stence of this
park~ng lot
As c~ty governments are finding tl~eir revenues decrease ~t seems that they should be
look~ng more to iheir business res~dents, than to their res~de~tial residents, to pick up the
slack in the revenue stream If our tenants fail then there are (ess re~enues to the crty from
them and from the praperty ownec It seems that any dec~sion that rr~~ht ~eopardize that
income should be very carefully considered
~~'~ urge ;~ou ~e~p *.h~ parl:in5 Ict apwr. ±e sugp~rt y~nur b~.:siness c:cmmun~±y
S~ncerely,
~
Robert B Eckstein, CPM~
Assistant Vice President
4i5-295-6724
cc Cindy Bond
Alma Banuelos
Dick Caruso
~~
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_iri~~•~a~ ~~so.ia-~no r,- Re:~~:c= Per~o~~ ~ill E 4~-~~, \ S~ . `~~ a.h~--~to~. D E~ ?OC-=}9 ~~2 : 13.} ~?'°
Mrs Philip Kaufman
469 Se~enteenth Street _
Santa Monica, CA~~Q402
J~ly 9, 1995
'~_ _ °~ _ . r - --
Ms. Susan Healy KeenE, c/o
P].anning and Zoning Dept.
City Hall, 1685 Main S~ree~
Santa Monica, Ca. 904D1
D~ar Ms. Keen~:
My call to your office was prompted by the June 19 meeting of the
Commisszon on Older Americans. At that time Dan Cohen, {former
Commissianer and naw a Senior Legislatos), Marvin Schacter
(Area Agency on Aging) and anather man (I think he ~s an architect)
spake on behalf ~~ the proposed HUD financed, low income housing
on Faurth Streat, north of Wilshire. They were concerned that a
petition had baen submitted to the C~ty objecting to the proposed
development.
I had seen the report of this in the DUTLOOK, but thought it too
frivolous for seriaus consideration. To say that some customers
would prefer parking a car in an open lot, rather than a closed
structure, .zs fallacious. Just as many customers would pr~fer a
structure. I was impressed with the City`s offer to provide
va~.~t parking during the construction period. And upon e~mple-
tion there wauld be the same number of parking slots that are now
avai~abl~. This a.s complete cons~deratian of the WiZshire Blvd.
merchants.
Any City Planner would agree that a parking lot on a valuable
piece af land at Fourth and Wilshire is not the wzsest and best
zrse af the site. Either hous~.ng or eommercial use is indicated.
While some Santa Monicans would rather see luxury than law-cast
hous~ng at that site I would urge the building of the HUD
financed housing. T~iE older population is the fastest growing
group in our society. And they ar~ the on~s hurt most by the
continuzng cast of l~ving spiral. 5anta Monica is fortunate ta
be considered far the HUD grant.
I a~n willing to app~ar at a hearing or at the Planning Commission
at the appropriate tim~. I have requested being on ~he maiiing
list to rece~ve the agenda ~f th~ Commission meetings.
Thank you for your consideration af my opin~on. My phone number
is 310 394 7503.
Sincerely,
~ ~'~7G ~ ' J 1 ~% .~`/
Susan M. _~d V~allace D. Peterso
$O1 Second Street, #210
Santa Monica CA 94403-1042 ~ -
Telephone: 310.393.2939; FAX.31 Q.394.2255 ,
Wednesday, July 03, 1996 -Y = -
Susan Keene
Assistant Planner
c/o City Hall Planning Development Department
1G8S Main Street. Roam 2l2
Santa Mon~ca CA 90401
Dear Susan Keene.
As long-time residents of the City of Santa Monica (20 years pIus), we are
strongly opposed to the proposal to sell the a~r rights of the public parking
lot just North of Wilshire Baulevard, west side af Fourth Street, to permit
construction of sixty low-cost housing units.
The destr~ctive impact upan the merchants and professianal peopie in ~he
Iower Wilshire corridor and the (h~ghly successful) Promenade, and the
resultant negative impact upon us ordinary tax-paying citizens far
out~~ve~ghs, ir~ our opinion. the possible gain from th~s salE.
VVe oppose the request frflm ~he Fourth Street Senior Citizen Housmg
Corporation.
Sincerely,
_ _..~ ;
~
~~ ~~ ~.~' ..~~,~~,
~ ~ r~
~~~~~
PIamm~g and Zomng D2~-ision
Phone (310} ~3~8-$~41
Fa.~ (3Id} 458-;~80
June 26, 199b
Ms. Michele Frost
The Great Name
311 Wilshire Boulevard
Santa Maruca, CA 90401
Dear Ms Frost
~1
~Y
O~
1685 Maan Street. P O Bo~c 2200
Santa Monica. CA 90407-220Q
Thank you for your Ietter dated April 9, 1996 regardmg the proposed senior hous~g/public
parking structure located at 1136-114~ Fourth Street The u~put of neighborhood resfdents and
bus~ness people is an ~nportant part of the plann~ng process.
I understand your concerns regarding the potential impacts of this project on neighborhaod
I7i15I11e55~5 These tssues witl be considered in the Imual Study environmental evaluation If the
In~taal Study finds that the pro~ect has sigruficant unpacts in any area, measures must be
identified wh~ch will mitigate these ~npacts. I anticipate that the Imt~al Study document will be
a~Ta~labie for publ~c review sometune within the next severai weeks You will receive a natice
of its a~railability and your comments regarding ttiis document are encouraged
Your letter of Apr~l 9, 1996, will be ~cluded as an attachment to the staff repon which wilt be
presented to ~he Plaruung CommFSSion Please feel free to calt rne at 310-458-834~. if you have
additaonal quesnons
Sincere~y,
~J""- w~l -
Susan Healy Keene
Assistant Planner
f. lsharelplanlmemoslshkletr2
~~~~`~~
cc 7ohn Ja1~Iz, Crty Manager
DEVELOPERS/l NY~STMENTS
2416 wlshrre BouJevaraf
SaMa Mor~~ca, Califamra 90403
Phone {3fD) 3f5-9770
FAX (3~0J 315-9892
~~N~S7 A~E~BACN C~~IP~NY
July 3, 1996
City of Santa Monica
City Cauncil
1685 Main Street
Santa Monica, Cali#ornia 90401
Re: Santa Monica Senior Housing
Four#h Street Project
Sixty-Six Senior Units
Dear Sirs:
I am highly in favar of #he Senior Housing b~ilding on Fourth Street.
I am the owner of t~e foIlowir~g properties:
• 2033 Wilshire Boutevard, Santa Mor~ica
• 202D Wilsh~re Boufevard, Santa Mo~ica
~ 247 0-241 fi Wilshire Boulevard, Santa Monica
First, you would use a parking lot for a worthwhiie philanthropic cause, yet
still have the same amount of parking for the merchants. Their business
would not be disrupted. Look at the good yau would da for the senior
citizens.
I am ~ery much ir~ f~~or of supporting this project.
Sincerely,
~~a
Ernest Auerbach
EA/sa
June 27, 1996
Department of Planning
City of Santa Monica
1685 Main Street
5anta Monica, CA 90401
Dear Sir or Madam:
& Community Developme~t
~- __ -
We support the b6 unit senior housing project north of
Wilshire Boulevard on ~th S~reet in Santa Monica. We believe that
this project will nat anly benefit low incam~: s~nior citizens, but
will also enable the Santa Monica community to maintain a broad mix
of residents of all ages and economic levels.
For over 20 years we have been Santa Monica residents, voters
and home owners living only 2 or 3 blocks from the proposed
project. Dur three children attended and graduated from loca~
public schools.
We do not believe that this praject will be a noisy nuisance
as some have claimed, especially compared ta the 3rd Street n~all.
Furthermore~ we doubt that any parking will be lost that would hurt
merchants along Wilshire. We have parked and walked through that
4th Street pa~king lo~ hundreds af times and dri~en by it thousands
of times during the past 20 years and have rarely seen more than 50
cars parked in the existing ].65 parking spaces on that site.
We respeetful].y urge yau to support this project.
incere~ ,~
.,
Barbaxa J. Bu~ler
G~orge N. Sarames
1Gio 6til Streec, ~D
Santa Monica, CA 90403
Tel.(330)451-9632
. _ _ ~`~ ~ ~
' Liberty Hill Foundation
1316 Third Street Promenade, Suite B4 {310) 458-1450
; Sahta Mvnica, Cafifomia 9040 1-1 325 FAX (3t0) 451-4283
20 June 1996
Paul Rosenstein, h'laror
1518 Ya1e, #6
Santa 14'~omca, CA 90~04
Dear Paul Rosenstein
[ am ~~rittng in support of the Menorah Ho~sing Foundation's senior project pro~osed for Fc11zrth
Street ~ust north of Wilsh~re Blvd ~n Santa 11~1onica
I am familiar with the iocation because i am a 17-year Santa Mo~ica resident and because L}berty
1-d~ll oFfices are located in close proximity to the praposed site ln add~tion our ~oundation is
acutely av~~are of the houstng cns~s fac~n~ low-mcome sen4or5 and f~mifies We are farrtEliar ~~vith
t~e sponsor of th~s haus~r~g pro~ect, The lewish Federation Cauncit of Greater Los Angeles, and
the management aeent, the Menorah Housm~ Foundation, and thmk ~ery hlghly of thetr abil~t~es
to develop this pro~ect in a~v~y that is respons~ve to the man_y different needs of Santa Monica's
residents and busmesses
I under5tand that rtearb_y merchants are appos~ng the pro~ect because o#'a temporary loss in
park~ng Fac~lit~es The nonprofit laousing corporation has expressed its commrtment to find~ng
alternati~e parkm~ arrangements far the affected merchants during the canstructzon per~od I
«~ould hope that our city planners could use the~r m~enutty to work with the various parties to
create an alternat~ve that would relieve some of the temparary park~ng loss
This housm~ pro~ect represents a sigmficant and high-qualtty solution to a pressmg co~nmunity
need ln ~nyo upm~on. it would be unconscionable to delay or re~ect t~e hausmg pro~ect because af
a short-terrrt parkmg inconven~ence
Sir~cerely,
~tl ~
' J~ ~~1:'1, (~.~.~e ~ ~ C~i~c~
A'f~chele Prichard
Execukrve D~rector
~~(n,~ '~o ~0.~ ~'PX'~-, 6'Y~ ~'~t.kY ~5 ~' ~
Nlamber ol the Funding Exchange
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April 9, 1996
Susan Hea~y Keane, Assistant Planner
City of 5anta Monica ~~
1685 ~ain Street Roam 212 '
Santa Mon3ca, CA 90407
Dear Ms. Keane:
My name is Michel~ Frost and I c~-own and aperate THE GREAT
NAME reta~l ~stablishment at 311 Wilshire Boule~ard. I wo~~d
like to ta~e th~s opportunity to ~oin ~y neighbors in expressing
my ex~reme opposition to the proposed senior housing pro~ect
at 1i36-1144 Fourth Street and the subsequent elzmination of
the open-air parking lot at that locat~on.
I ha~~ conducted this business in Santa Monica for the past
2~ years, and at my present location since 1982. Operating a
sma~~ business is nat an easy task. The recession and the
Northridge earthquake have had a profound, negat~ve impact on
small businesses. We have had to fight to keep our regular
customers as well as draw nEw anes to our section of the Wilsh~re
Boulevard corrzdor.
Although T suppart the zdea af praviding affardable senior
houszng zn Santa Monica, there are other properties avai~ab~e
in the city that can be ut~lized for th~s pro?ect without
inducing economic disaster to the n~ighborzng businesses.
Should this pro~ect become realzty, the in~tial impact would
be the immediate loss of 165 off-street parking spaces for up
to one year . Th~s would force local bus~ness owners, emp~oyees
and custamers to compete w~th construc~ion personnel and
Equipment for the remaining parking spaces. Other prob~ems wauld
include traffic congestion, noise, and dirt generated by the
heavy costruction equ~pment and vehicles. Also, parking is at
a premiurn on the days that the Farmer's Market is in operation.
The loss of the Fourth S~reet parking lot will only exaeerbate
this a~ready diffzcult situat~on.
The el~~ination of the open-aar parking lot an the 1i00 block
of Third Street has ra~sed valid concerns about ~he safety of
enclosed parking structures. Perp~trators have the perfect cover
to camm~t crzmes aga~nst persons and property, whi~e unsanitary
conditions prolaferate as a resu~t of homeless individuals
seeking shelter. Therefore, our customers refus~ tfl park at
thzs fac~lity.
It is imperative, Ms. Keane, that the c~ty of Santa Monica
pay heed ta tne needs and concerns of the ~usiness owners,
~mployees and custamers affected by this pro~ect and to weigh
our needs against those of the 6b individuaZs who would occupy
this bu~lding; and who, by law, are not requ~red ~a be current
residents of our city.
You~ attentian to this matter is greatly appreciated. Thank
you.
Very truly yours,
y7~c~e.~~ cf?~.~
MICHELE FROST
The Great Name
31~ Wilshire Boulevard
Santa Monica, CA 90~Q1
cc: Pau~ Rosensteln, Mayor
John Jal~li, City Manager
Ron Fuchzwaki, C~ty Parking & Traffic Engine~r
5uzanne Frick, Di~ectar of P].ann~ng & Cammunity Development