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SR-7B (6) 78 PCD SF RES f \plan\share\councll\strpt\outllne\subdvd wpd Council Mtg November 25, 1997 ttvt 2 5 t991. Santa MOnica, California TO Mayor and City Council FROM City Staff SUBJECT Appeal of Plannmg Commission Approval of Vesting Tentative Parcel Map 24847 to Allow a Two Parcel SubdivIsion of an EXisting Parcel at 502 Georgina Avenue Applicant The Pegasus Trust Appellant Sohell Alexander Solelmanl INTRODUCTION This report recommends that the City Council deny the appeal and uphold the Planning CommiSSion approval of a Vesting Tentative Parcel Map to allow a two lot subdivIsion of an eXisting 5 acre parcel located In the R1 Single Family Residential District The proposed subdiVISion conforms to the minimum parcel dimenSions contained In the R 1 development standards, and the gUidelines set forth In Government Code 9966410- 6649958, State of California (The SubdiVISion Map Act) On September 24, 1997, the Planning Commission approved the proposed subdiVISion to allow the creation of two approximately 11,000 square foot lots In the R1 Dlstnct The Planning Commission staff report and Statement of OffiCial Action (STOA) are contained In Attachment B On October 6, 1997 thiS decIsion was appealed to the City CounCil The appeal statement IS contained In Attachment C BACKGROUND The applicant has requested approval to allow an eXisting. 22.127 square foot parcel to - 1 - Wldth7 B MOV 2 5 ~~1 be diVided In order to create two separate parcels Each parcel would have a approximately 50 feet and a depth of 218 feet The proposed subdiVISion IS consistent with the R1 development standards, which require a minimum parcel size of 5,000 square feet and minimum dimenSions of 50 feet wide by 100 feet deep Plannlna Commission Action On May 24, 1997 r the Planning Commission approved the proposed subdiVISIon by a vote of four to two with one Commissioner absent The majonty of the Commission members concurred With staffs recommendation and voted to approved the project based on the fact that the request complied With the R1 development standards and SubdivIsion Map Act The two Commissioners who voted against the project expressed concern about the diVISion of the large parcel Into two smaller parcels and the potential effect such lot splits may have on the hlstonc character of Georgina Avenue and the Palisades Tract Landmarks Commission Action Pnor to the Planning CommIssion approval of the subdIVIsion, the applicant obtained a demolition permit to allow the removal of the Single family reSidence which eXisted on the subject parcel In accordance With Section 9 04 10 16 010 of the Santa Monica MUniCipal Code, the demolition permit application was transmitted to the Landmarks CommiSSion since the bUilding was over fifty years old In reviewing the application for a demolition permit, the Landmarks CommiSSion conSidered the hlstonc Significance of the structure In relation to the Palisades Tract and as a contnbutlng structure to a potential hlstonc dlstnct The Landmarks CommiSSion took no action to nominate the - 2 - structure or the dlstnct and therefore, on May 22, 1997 a demolition permit for the single family residence at 502 Georgina was Issued Subsequent to the Issuance of a demolition permit for 502 Georgma Avenue, another demolition permit applicatIon was submitted for the resIdence at 518 Georgina Avenue The City's consultant evaluated the demolition request and found that of the 51 parcels located along Georgina Avenue from Ocean Avenue to Seventh Street, only 16 properties (31 %) remain contnbutors to the potential histone dlstnct Based upon this percentage, the consultant concluded that Georgina Avenue no longer contnbutes to the potential hlstonc dlstnct and that the boundanes of the potential district should be reexamined APPEAL ANALYSIS The appellant IS appealing the Planning Commission approval based upon the appellant's belief that the approval IS In conflict with Polley 1 10 1 of the Land Use and Circulation Element which states "encourage the development of new housing mall eXisting residential diStrictS, while stili protecting the character and scale of the neighborhoods " The appellant maintainS that the larger lots create the character of the neighborhood and afford greater sldeyard setbacks Land Use Policy 1 10 1 does not speCifically characterize the lot Sizes as a development standard Under the Land Use and Circulation Element, a Single family reSidence designation may have a maximum 87 units per net acre, while the Zomng Ordinance sets forth more speCifiC development standards and lot area In the R 1 District This project IS consistent with - 3 - both the Zomng Ordinance and the General Plan, and any future development on the lots will be subject to the development standards for the R1 District AddItionally, the County Assessor Parcel Map and City records Indicate that 75 parcels wIthin the R1 sectIon of the Palisades Tract (along GeorgIna Avenue, Marguerlta Avenue, Alta Avenue, Fourth Street and Seventh Street) have been spilt These lot splits have resulted In the creation of 166 parcels The type of lot splits that have occurred In the neighborhood Include the divIsion of one large parcel Into two parcels, the diVISion of one large parcel Into three parcels, and the divIsion of two large parcels Into three parcels The majority of these parcels have a Width ranging from 50 feet to 70 feet and a depth of 225 feet Based on the number of parcels that have been diVided In the project area, staff maintains that the proposed lot split IS consIstent with PoliCY 1 10 1 of the Land Use Element because the dimensions of the parcels and the structures that WIll be constructed on the parcels Will be consistent with the character and scale of the neighborhood and the development standards contained In the R1 (SIngle Family ReSidence) section of the ZOning Ordinance In order for the City CounCil to uphold the appeal and reverse the Planning CommissIon approval. the Council would have to find that the proposed lot split IS inconsistent With the R1 development standards or the Land Use Element of the General Plan Due to the fact that the project compiles WIth these standards, staff does not believe that the required fIndings for denial of the project can be made - 4 - Subsequent to the Planning Commission action on the proposed lot split, the appellant filed a Text Amendment to amend the section of the Zoning Ordinance regarding minimum lot Size for R1 parcels In the Palisades Tract As proposed, the Text Amendment would change the mlmmum parcel width from 50' to 100' The Planmng Commission will hold a public hearing on the Text Amendment and make a recommendation to City Council If the City Council approves the amendment as proposed, the minimum parcel width would be Increased However, thiS application IS subject to the current standards and must be evaluated based on a 50' minimum parcel width requirement MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE The proposed subdivIsion IS consistent With the MUniCipal Code and In conformity With the General Plan CEQA 8T A TUS The proposed subdivIsion IS Categorically exempt from the proVISions of CEQA pursuant to Class 15 of the State GUidelines In that minor subdiVISions of land creating fewer than four parcels In an urbanized area, speCifically the R 1 Dlstnct, would result In no Significant environmental effect PUBLIC NOTIFICATION Pursuant to MUniCipal Code Sections 9 04 20 22 050 and 9 20 14 010, notice of the publiC heanng was maIled to all owners and reSidential and commercial tenants of - 5 - property located within a 300 foot radius of the project at least ten consecutive calendar days prior to the hearing In addition all members of the public who had previously filed comment letters were Included in the mailing notice A copy of the notice IS contained In Attachment A BUDGET/FINANCIAL IMPACT The recommendation presented In thiS report does not have any budget or fiscal Impact RECOMMENDATION It IS respectfully recommended that the CIty Council deny the appeal and uphold the Planning Commission approval of VestIng Tentative Parcel Map 24847, wIth the following findings and conditions TENTATIVE PARCEL MAP FINDINGS 1 The proposed map IS consistent with applicable general and specific plans as specified In Government Code Section 65451 2 The design or Improvements of the proposed subdiVIsion IS consIstent wIth applicable general and specific plans as adopted by the City In that the subdiVIsion IS consistent with Policy 1 10 1 of the Land Use and Circulation Element ThiS policy encourages the development of new housing In all eXisting reSidential dlstncts, while stili protecting the character and scale of neighborhoods and proVides for allowable denSities per the General Plan ThIS subdiVISion Will create the opportunity for the development of two Single family homes on parcels which exceed the minimum size for newly created R1 parcels and exceed the Land Use Element threshold of 8 7 dwelling Units per acre 3 The site IS phYSically SUitable for the proposed type of development, because as proposed, the lots are consistent With the City's Land Use Element, there - 6 - are no unusual topographical characteristics and because the two proposed lots WIll comply wIth the minImum lot size and dimensIons for the R 1 Dlstnct 4 The design of the subdiVISion will not cause substantial environmental damage or substantially and avoidably Injure fish or wildlife or their habitat, In that the proposed development IS an Inflll of urban land and the site does not currently support wIldlife 5. The desIgn of the subdiVISIon wIll not cause senous publIc health problems, In that the proposed development complies wIth the provIsions of the Zoning Ordinance and the General Plan 6 The design of the subdiVISion will not conflIct with easements, acqUired by the public at large, for access through, or use of, property Within the proposed subdIVISion, In that the properties shall be developed Independently and shall not reqUire any easements, dedications or other restnctlons TENTATIVE PARCEL MAP CONDITIONS 1 All off site improvements reqUired by the City Engineer shall be Installed Plans and specifications for off site Improvements shall be prepared by a registered CIVil engineer and approved by the City Engineer 2 A subdiVISion Improvement agreement for all off site Improvements reqUired by the City Engineer shall be prepared and a performance bond posted through the City Attorney's office 3 The vesting tentative map shall expire 24 months after approval, except as proVided In the proVIsions of California Government Code Section 66452 6 and Subchapter 9 20 18 of the Municipal Code Dunng thiS time penod the final map shall be presented to the City of Santa Monica for approval No bUilding permit for the project Will be granted until such time as the final map IS approved by the Santa Monica City CounCil 4 In submitting reqUired matenals to the Santa Monica Englneenng DIVISion for a final map, applicant shall proVide a copy of the approved Statement of OffiCial Action 5 The form, contents, accompanYing data, and fllmg of the fmal subdiVISion map shall conform to the provIsions of Sections 9 20 12 010 through 9 20 08 090 (SMMC) and the SubdiVISion Map Act The reqUired Final Map filing fee shall be paid pnor to scheduling of the Final Map for City CounCil approval 6 The form, contents, accompanYing data, and filIng of the final parcel map shall conform to the proVISions of SectIons 9 20 12 010 through 9 20 12 080 - 7 - (SMMC) and the SubdIvIsion Map Act 7 One Mylar and one blue-line copy of the final map shall be provided to and recorded with the Los Angeles County Recorder pnor to Issuance of any bUilding permit for a subdivIsion project pursuant to Government Code Section 66499 30 Applicant shalf also provide the County with a copy of this Statement of OffiCial Action at the time the required caples of the map are submitted 8 A copy of the recorded map shall be proVided to the City Planning DIVISion before Issuance of a Building Permit 9 Pursuant to Section 9 20 14070 (SMMC), If the subdiVider or any Interested person disagrees With any action by the Planning CommiSSion With respect to the tentative map, an appeal or complaint may be filed In wntlng With the City Clerk No appeal or complaint may be filed after a ten day penod from the CommiSSion's deCISion on the tentative map 10 Any proposed development on the parcel pnor to recordation of a final map must be In compliance With all applicable land use and bUilding standards governing the parcel as currently configured and must not be developed In such a way that It would become nonconforming should the proposed subdiVISion subsequently occur Prepared by Suzanne Fnck, Director Karen Ginsberg, Planning Manager Gina SZllak, Assistant Planner Planning and Community Development DIVISion Attachments A Public Notice B Planning Commission Staff Report and Statement of OffiCial Action C Appeal Statement D Letters E SubdiVISIon Statement F Project Plans - 8 - ATTACHMENT A i I ~- f . r ~ , L ~ ... v 09 ... - 10 NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICA CITY COUNCIL SUBJECT: A Public Hearing will be held by the City Council on the following requests Appeal of the Planning CommissIon's Approval of Vesting Tentative Parcel Map 24847 (Tract Map 97-003) under Santa Monica MUnicipal Code Subchapter 9 20 14 to Create a Two Parcel SubdiVIsion on 5 Acres of Land Located at 502 GeorgIna Avenue APPLICANT: The Pegasus Trust, represented by The Law Firm of Lawrence and Hardmg Sohell Alexander Solelmanl APPELLANT: WHEN: Tuesday, November 25, 1997 WHERE: Council Chambers Room 213 1685 Main Street Santa Monica, California HOW TO COMMENT You may comment at the City Council public heanng, or by writing a letter Wntten Information received before 3 00 pm on the Wednesday before the heanng will be given to the City Council In their packet Information received atter that time will be given to the City Council prior to the meetmg Address your letters to City Clerk, c/o TM 24847 1685 Main Street, Room 102 Santa MOnica. CA 90401 MORE INFORMATION If you want more Information about this proJect, please call Assistant Planner GIna SZIIak at (310) 458-8341 Santa Monica Bus Lines #1, #2, #3, #7 and #8 serve City Hall The meeting faCIlity IS handicapped accessible If you have any special needs such as sign language Interpreting, please contact the Office of the Disabled at (31 O) 458-8701 Pursuant to California Government Code Section 65009(b), If this matter IS subsequently challenged In Court, the challenge may be limited to only those Issues raised at the Public Hearing deSCribed In this notice, or m wntten correspondence delivered to the City of Santa Monica at, or pnor to, the Public Heanng ESPANOL EI Conclha MUniCIpal de la cluded de Santa MOnica tendra una audencla publica para revlsar apphcaclones proponlendo desarrollo en Santa MOnica Para mas Informacion, lIame a Carmen Gutierrez al numero (310) 458-8341 ..... - 11 ....., 12 CPD KG RES f \plan\share\pc\strpt\tm97003 Planmng COllliTIlSSlOn Mtg September 24, 1997 Santa MOnIca, Cahforma TO The Honorable Planmng CommIssIon FROM Planmng Staff SUBJECT VestIng TentatIve Parcel Map No 24847 Address 502 Georgma Avenue Apphcant The Pegasus Trust col Attorneys Lawrence & Hardmg INTRODUCTION Actlon ApplIcation TM 97-003 for a Vestmg TentatIve Parcel Map to create a two parcel subdIvIsIon on 5 acres of land located at 502 Georgma Avenue RecommendatIOn Approve Vestmg TentatIve Parcel Map No 24847 WIth the attached fmdmgs and condItIons of approval Permit Streamlmmg: EX!>lratlon Date. January 31, 1998 SubdIVISIOn Man Act ActIOn Date. September 24, 1997 (ExtensIon Letter on File) SITE LOCATION AND DESCRIPTION The subject property IS a .5 acre parcel located at 502 GeorgIna Avenue east of Ocean Avenue and west of 7th Street All surroundmg uses COnsIst of propertIes developed as Smgle FamIly ReSIdences within the R-1 DIstnct Zomng DIStrIct R-I (Smgle Family ReSIdentIal DIStrIct) Land Use DIstrict. Single FamIly Housmg Parcel Area: 5 acres (exIsting 101 5' X 218') Legal DescnptlOn: Lot 5 Block H The PalIsades Tract PROJECT DESCRIPTION The subject property IS a 5 acre vacant parcel A demo permIt (D97-018) was ISSUed on May 22. 1997 for demohtlon of the prevIOusly eXIstmg smgle famIly dwellmg 1 "foI> 13 The apphcant proposes to spht the 5 acre parcel mto two lots Lot 1 (50 75' WIde x approxnnately 218' deep) would contam a parcel area of 11.084 sf (2544 acres). and Lot 2 (2539 acres, 5075' WIde x approxImately 218' deep) would contam a parcel area of 11,061 The proposed subdIvIsIon is consIstent WIth the Smgle Farmly ReSIdential DIStrIct (Rl) mmImum 5.000 s f lot SIZe for newly created lots, and IS consIstent WIth the mmunurn parcel drmenslOn (50' WIde X 100' depth) CEOA STATUS The project IS categorIcally exempt from the provIsIons of CEQA. Class 15 of the CalIforma EnvIronmental Quahty Act because the subdIvIsIOn IS located III an urbanIzed area, wIll result III the creatIon of 4 or fewer parcels, and IS III comphance WIth eXIstmg lOrung requlIemems RENT CONTROL STATUS The property IS vacant and therefore, IS not subject to rent control fEES The project IS not subject to any speCIal Plannmg and ZOnIng related fees PUBLIC NOTIFICATION Pursuant to MUnICIpal Code SectIOn 9 04 20 22 050, notIce of the public hearmg was maIled to all owners and resIdential and commerCIal tenants of property located withIn a 300 foot radIUS of the project at least ten consecutIve calendar days pnor to the hearmg A copy of the notIce IS mcluded as Attachment B. ANALYSIS Mumcioal Code and General Plan COffinliance - - The area surrounding the site of the proposed SUbdIVIsIon was ongmaUy laId out WIth large, 100' x 200' parcels The SIze of those parcels IS more than double the mmnllum parcel size required III the Rl DIstnct Over the years, a number of the parcels m the area have been spht to accommodate two smgle fanuly bUIldmg SItes The SIze of the resultmg parcels still exceed the mIlllInum parcel SIze of 50' WIdth by 100' depth The proposed tentatIve parcel map IS consIstent with the reqUIrements of the Santa MOllIca MumcIpal Code and conforms WIth the General Plan as shown III Attachment A 2 "pI 14 .. The Planrung ConUlllSSlOn may approve, condltlonally approve or deny the tentative map and shall report Its decIsIon to the CIty CouncIl In approvmg the tentanve map the CommIssIOn shall fmd that the proposed SUbdIvisIOn, together WIth Its proVIsIOns for ItS deSIgn and Improvements, IS consIstent WIth apphcable general or speCIfic plans adopted by the CIty of Santa Maruca The CIty CouncIl shall approve the final map Staff beheves the request for a SUbdIVISIOn IS consIstent WIth the necessary subdIVISIOn findmgs Nel!!hborhood ComoattbIhtv - -- Approval of the tentatIve parcel map will perrrut SUbdIVISIOn of a parcel that IS 101 5' x 218' mto two parcels WhICh WIll be 50 75' x approxnnately 218' ThIS WIll allow for future development of two smgle farmly homes These lots exceed the mmunum standards set forth m the Rl DIstrIct NeIghborhood Concerns A number of adjacent property owners oppose the lot spht (see Attachment F) In theIr correspondence they have CIted the Importance of preservmg the hIstone character, scale and deSIgn of the houses wIthm the Palisades Tract A number of the letters also have stated the concern that a precedent could be set by approvmg thIS tentatIve parcel map WhICh could lead to more subdIVIsion applications and demohtIon requests WhIle staff understands the neIghbors concerns, the proposed subdIVISIon wIll result in the creation of two Rl zoned parcels WhICh exceed the mmnnum dunenslOns for newly created lots in the Rl zone and the proposed tentatIVe parcel map IS consIstent WIth the reqUIrements of the subdiVISIon Map Act AddItIonally, the area contaInS lots that are smaller and larger than the two lots that WIll be created by thIS subdIVISIon ConclUSIOn Proposed VestIng TentatIve Parcel Map No 24847 IS consIstent WIth the provlSlons of the Single FaIllily ReSIdentIal DIstnct (R-1) and Subchapter 92006 (TentatIve SubdiviSIon Maps) of the Zoning Ordmance RECOMMENDATION It is reconunended that the Planning CommISSIon approve Vestmg TentatIve Parcel Map No 24847 WIth the following finding and condItions TENT A TIVE PARCEL MAP FINDINGS 1 The proposed map IS consistent WIth applIcable geneLal and speCific plans as speCIfied III Government Code SectIOn 65451 3 ..'" 13 2 The desIgn or Improvements of the proposed subdIvIsIon IS consIstent WIth applIcable general and specific plans as adopted by the CIty III that the subdIVISIon IS consIstent WIth PolIcy 1 10 1 of the Land Use and CIrculatIOn Element ThIs polIcy encourages the development of new housmg in all eXlstmg reSIdentIal dIstncts. whIle stIll protectillg the character and scale of neIghborhoods and proVIdes for allowable dens lUes per the General Plan ThIS subdIVIsIon WIll create the opportumty for the development of two smgle family homes on parcels WhICh exceed the millllllum SIze for newly created Rl parcels and exceed the Land Use Element threshold of 8 7 dwelhng umts per acre 3 The SIte IS phYSIcally suitable for the proposed type of development, because as proposed, the lots are conSIstent WIth the CIty's Land Use Element, there are no unusual topographIcal charactenstIcs and because the two proposed lots WIll comply WIth the mIllrmum lot sIze and dnnensIOns for the Rl DIstrIct 4 The deSIgn of the SUbdIvIsion WIll not cause substantIal envrromnental damage or substantIally and aVOIdably illJure fish or wIldlIfe or theIr habItat, III that the proposed development 15 an mfiIl of urban land and the SIte does not currently support wIldlIfe 5 The deSIgn of the SUbdIvISIon wIll not cause senous publIc health problems, m that the proposed development complies WIth the provisions of the Zoning Ordmance and the General Plan 6 The design of the subdivision will not conflict with easements, acquired by the public at large, for access through, or use of, property wltlun the proposed SubdIVISIOn, III that the properties shall be developed mdependently and shall not require any easements, dedIcatIons or other restnctIons TENTATIVE PARCEL MAP CONDITIONS 1 All off SIte nnprovements reqUIred by the CIty Engmeer shall be mstalled Plans and specIficatIOns for off sIte llllprovements shall be prepared by a regIstered CIvIl engmeer and approved by the City Engmeer. 2 A subd.1VislOn unprovement agreement for all off SIte nnprovements reqUIred by the CIty Engmeer shall be prepared and a performance bond posted through the CIty Attorney's office 3 The vestmg tentatIve map shall exprre 24 months after approval, except as prOVided m the provlSlons of Cahforma Government Code SectIon 66452 6 and Subchapter 9 20 18 of the MUnICIpal Code. Dunng thIS tIme penod the fInal map shall be presented to the CIty of Santa Moruca for approval No bUlldmg permit for the project wIll be granted untIl such tlllle as the final map IS approved by the Santa Momca CIty CounCIl 4 ..... IG 4 In submlttmg reqUIred matenals to the Santa Momca Engmeermg DIvIsIOn for a final map, applIcant shall provIde a copy of the approved Statement of Official Action 5 The form. contents, accompanymg data, and fihng of the final SUbdivIsIon map shall conform to the provISIOns of SectIons 920 12010 through 92008090 (SMMC) and the SubdIVISIon Map Act The reqUIred Fmal Map filmg fee shall be paId pnor to schedulmg of the Fmal Map for CIty Council approval 6 The form, contents, accompanymg data, and filmg of the final parcel map shall conform to the proVISIOns of SectIons 9 20 12 010 through 9 20 12 080 (SMMC) and the SubdiVISIOn Map Act 7 One Mylar and one blue-hne copy of the fmal map shall be proVIded to and recorded WIth the Los Angeles County Recorder pnor to Issuance of any bUIldmg permlt for a condonnmum project pursuant to Government Code SectIOn 66499 30 Apphcant shall also proVIde the County WIth a copy of thIS Statement of OffiCIal ActIon at the tune the required copIes of the map are submitted 8 A copy of the recorded map shall be proVIded to the CIty Planmng DIVISIon before Issuance of a BUIldmg Permit 9 Pursuant to Section 9 20 14 070 (SMMC), If the subdIVIder or any mterested person dIsagrees WIth any action by the Planmng COImmsslOu With respect to the tentatIve map, an appeal or complamt may be filed m wrIting WIth the City Clerk No appeal or complamt may be filed after a ten day penod from the CommissIOn's deCISIon on the tentatIve map Prepared by Gma SZIlak, ASSIstant Planner Attachments A MUnICIpal Code and General Plan Conformance B NotIce of Pubhc Heanng C RadIUS and LocatIOn Map D Photographs of SIte and Surroundmg PropertIes E Vestmg TentatIve Parcel Map No 24847 F Letters to the Staff G Letters from the Apphcant F iPLAN\SHARE\PC\STRPT\ TM97003 WPD November 12, 1997 5 ..~ 17 ATTACHMENT A MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE Catef!orv Land Use Mumcmal Code Pro1ect - - Element PermItted Use subdIVISIon of one 22,145 sq ft lot mto two lots contaimng 11,084 sq ft and 11,061 sq ft Mmimum Lot SIze NfA 5,000 sq ft Lot 1 11,084 sq fi Lot 2 11,061 sq fi Mmnnum Parcel NfA Mirumum width 50' , Lot 1 50 75' wIdth Ill1mmum depth 100' X 218' depth Lot 2 5075' wIdth x 218' depth 6 "it> _ 18 ~ O:i! )~ ..:.'!' ~ ~ '" <. ~ \. ~ ~ oj/J '\ ~. ...1.. ~~ "'2 "".. ~~ "'- '" "'''- <c >- t- z: C '- Jll1.,) 74,. -c. ~ ";l, 1"\;~ \. !\J ,.... a> ..n <Y) C\ 'it l"l, , 'I , " d) 8 10 '<t III I !\J I"'l <0 l\J (')1 ~ !2'aJ m' aJ ~ :E , ~t , G I O'!\J I'l' UJ ~ Q 0 U-I ::). CI CJl ~ < 21~ -I !!l 0 ...J Z, ~ ~II- rl U U ~ W < < r 0:: a:: 0::1 I- t-l~ t-. G \ \ ,00 \ \ \ \ ~j~~ crl.., ~.. - '1;. e;,'\ ... IoJ '" ... :. III III << />.<1' :> ... 0; ~ G ... ...<t . /r. 00 0_ B: .... - ..:~ 1 f'. ... ..' j -1 - % '6 \ " f;P -~ ... 20 CITY OF SANTA MONICA PLANNING COMMISSION STATEMENT OF OFFICIAL ACTION PROJECT CASE NUMBER Vestmg Tentative Parcel Map No 24847, Tract Map 97-003 LOCATION 502 Georgma Avenue APPLICANT The Pegasus Trust col Attorneys Lawrence & Hardmg CASE PLANNER Gma Szllak, Assistant Planner REQUEST ApphcatIOn TM 97-003 for a Vestmg TentatIve Parcel Map to create a two parcel subdiVISIOn on 5 acres of land located at 502 Georgina Avenue CEQA STATUS The project IS categorIcally exempt from the provlSlOns of CEQA, Class 15 of the CalIforma EnVironmental Quahty Act because the subdiVISIOn IS located III an urbamzed area, Will result In. tb.e creatIOn of 4 or fewer parcels, and IS 1Il compliance With eXisting zorung reqUIrements. PLANNING COMMISSION ACTION 9/24/97 Date xx Approved based on the follo"Vlng findmgs and subject to the conditIons below .L ..... ~ 21 Demed Other EFFECTIVE DATE OF ACTION IF NOT APPEALED: 1015/97 EXPIRATION DATE OF ANY PERMITS GRA:~TED: 10/5/99 LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE: Any request for an extensIOn of the eXpIratIOn date must be receIved In the City Planmng DIVIsIOn pnor to eXpiratIOn oftlus permIt TENTATIVE PARCEL MAP FINDINGS. 1 The proposed map is consistent with apphcable general and speCific plans as speCIfied III Government Code SectIOn 65451. 2 The design or nnprovements of the proposed subdIVISlOn IS consIstent with apphcable general and specific plans as adopted by the City in that the subdiviSIOn IS consIstent WIth Pohcy 1 10 1 of the Land Use and CIrculatIOn Element ThIS pohcy encourages the development of new hOUSIng In all eXlstmg reSIdential dlstncts, whtle still protectIng the character and scale of neighborhoods and proVides for allowable densities per the General Plan ThIS subdiVISion will create the opportumty for the development of two smgle fanuly homes on parcels wInch exceed the nummum SIZe for newly created Rl parcels and exceed the Land Use Element threshold of 8 7 dwelhng umts per acre 3 The SIte IS phYSically SUItable for the proposed type of development, because as proposed, the lots are consistent with the CIty'S Land Use Element, there are no unusual topographical characteristIcs and because the two proposed lots WIll comply WIth the mimmum lot SIZe and dunensIons for the Rl DIstnct. 4 The deSign of the subdIVIsion wIll not cause substantial environmental damage or substantIally and aVOIdably IllJure fish or WIldlIfe or theIr habItat, In that the proposed development IS an mfill of urban land and the SIte does not currently support wIldhfe 5 The deSIgn of the subdIVISIon WIll not cause serIOUS pubhc health problems, m that the proposed development complies WIth the proVISIOns of the Zonmg Ordmance and the General Plan 2 .11'> 22 6 The desIgn of the subdIvIsIon wIll not conflIct WIth easements. acqUired by the pubhc at large. for access through. or use of, property wnhm the proposed subdIvIsIon. m that the propertIes shall be developed mdependently and shall not reqUire any easements. dedIcatIons or other restncuons TENT A TIVE PARCEL MAP CONDITIONS 1 All off sne Improvements reqUIred by the Cny Engmeer shall be Installed Plans and speCIfICatiOnS for off SIte Improvements shall be prepared by a regIstered CIVIl engmeer and approved by the CIty Engmeer 2 A subdIvISIon nnprovement agreement for all off sIte nnprovements reqUIred by the CIty Engmeer shall be prepared and a performance bond posted through the Cny Attorney I s office 3 The vestmg tentatIve map shall expIre 24 months after approval, except as prOVIded m the proVISIOns of CalifornIa Government Code Section 66452 6 and Subchapter 9 20.18 of the MumcIpal Code Dunng thIS tune penod the fmal map shall be presented to the CIty of Santa Momca for approval No buIldmg permIt for the project WIll be granted untIl such tIme as the final map IS approved by the Santa MOllIca CIty Councll 4 In subrmttmg requIred matenals to the Santa Maruca Engmeenng DIVISIOn for a final map, applicant shall proVIde a copy of the approved Statement of OffICIal ActIon 5 The form, contents, accompanymg data, and fihng of the final subdIVISIon map shall conform to the proVISIOns of SectIons 9 20 12 01 0 through 9 20 08 090 (SMMC) and the SUbdIVISIon Map Act The reqUIred Fmal Map fihng fee shall be paId pnor to scheduhng of the Final Map for City CounCIl approval 6 The form, contents, accompanymg data, and filmg of the final parcel map shall conform to the proviSIons of SectIOns 9 20 12010 through 9 20 12 080 (SMMC) and the SubdIVISIon Map Act 7 One Mylar and one blue-hne copy of the final map shall be prOVIded to and recorded WIth the Los Angeles County Recorder prior to issuance of any buildmg permIt for a SUbdIVISIon project pursuant to Government Code SeCtIon 66499 30 ApplIcant shall also proVIde the County with a copy of thIS Statement of OffiCIal Action at the tnne the reqUIred caples of the map are submItted 8 A copy of the recorded map shall be proVIded to the CIty Plannmg DIVISIOn before Issuance of a BUIldmg PermIt 3 ..... 23 9 Pursuant to Section 9 20 14070 (SMMC). If the subdIvIder or any mterested person dIsagrees WIth any actIon by the Plannmg CommIsSIOn WIth respect to the tentative map. an appeal or complamt may be filed m wntmg WIth the CIty Clerk No appeal or complamt may be fIled after a ten day peflod from the CommISSIOn's deCISIon on the tentative map 10 Any proposed development on the parcel pnor to recordatiOn of a final map must be m complIance WIth all applIcable land use and bUIldmg standards govemmg the parcel as currently configured and must not be developed m such a way that It would become nonconformmg should the proposed subdIvlSlon subsequently occur VOTE Ayes Nays Abstam Absent Gruber. Moench. Parlee. Zmner BreIsch Weremmk Bradley NOTICE If tlus IS a final deCISIOn not subject to further appeal under the CIty of Santa MOllica ComprehensIve Land Use and Zonmg Ordmance, the tIme wIthm whIch JUdICial reVIew of thIS deCISIOn must be sought IS governed by Code of CIvIl Procedure SectIOn 1094 6. whIch proVISIOn has been adopted by the CIty pursuant to MUnICIpal Code SectIOn 1 16 010 I hereby certify that this Statement of Official Action accurately reflects the final determination of the Planning Commission of the City of Santa Monica. J)~ ~e U John S Zmner. Chalmerson 10-7-<:" date 4 ..~ 24 >,- I hereb)' agree to the above conditions of approval and acknowledge that failure to comply widt such conditions shall constitute grounds for potential revocation of the permit approval. , \~ ApplIcant's SIgnature \ -. \ e '-...... ~ Prmt Name and TItle 1 - \___...uL ? \ ~ M"""'V'\ ~~ F '.PL>\~'SHARE\POSTOi\S\nI97003 WPD 5 ~... 2 J ~:.,. 2(; ATTACHMENT C "1I'l . 27 .\OOl 20 City of Santa Monica Department of Planning and Commulllly Development ;, Planning and Zoning Division c. ') , (310) 458-8341 ,_{}~., ~ q -=J. -Q'ZO APPEAL FORM Date Flied ~~qq... Received By --;::-_ Receipt No . Name 6oh~'1 Mh''AIl),/[ \.'\c>tt~rn';l^l Address _c;:~o ('3 b'n....""'f;,~ /}JI'P . ~ (>,/YJ. Contact Person \.~a..l-P <..../ Please describe the proJect and decisIOn to be appealed $"02 TO d/v/ ""- -=#, /..:. 1--_ r ~ :1 s'Jnfl:JkAr:.. ." -. '--/ 7"S:~- f'Z."'...V Phone(.$(~ 1 ?o{,-- t; /0 t... 6Rn/"d'nO /'1c: f~oJ.val aA?4/D.l.lJ {-I1~ 1_ . VJ. '7h /... ~ C,.;'V1':"A . ! ! i Case Number . Address ~O2.. ("11 ~.'^"J. -A.rr . Applicant ~ n ... ~ ~. u -ttJ.it" Orgmal Heanng oauI S'''-k 2A I 'I 'IT ~ Ongmal Action ~....J_' -. ~ \I - i Please state the specific reason(s) for the appeal i' 0 llc... &,." ( . l o. \ , Lt Go.)r:t ..., ~ Au,.d. or tvo(1,.,+ of- (\IL.) ho.>.1ifl.c.. 1'("'\ '2\~ ",..~ln..Ah.t Wr:,,+.... I_\~\ \..._ .d-il\u ~~r-~""''' . .;t, ~{~J'jb-J.t ,sLl.\' ni l"D1~ ....iALn~~: 'S.~A\J;...~,,,.. .....~ _<6;t-JC~...rdNA ,.JLut.... \hol"ll1~ ',GI..llr~l~ l. In. \~ - kfp.:1. ......\......dt. -.......c- M...A"::l:A"A .t. '^!"H.+~+<;.J "1-tI.. Yt (" j-=- . 1...",,'),.," U AD ~P4:> .\ Ai ~,J....( ~ 1-....... Ni' ... ) ~, \ ,..}t-", "/1 h nM < .... ~,ll A. ..,...J....4tJ("l :".t:- -.(' A" ~ n~t'.....-~.- i"',^p.r),~\'5.h~ ,J...0~tj -~l'...\f~' hc(..Jo(_ . ~....,=L~...-. (-k ...<;.~-~'. :.l- V~~.~.... 1..11....(..) l.-:lko(- -?.1-- J....7l.;k}J ;\",...~ J'~L~r.:Jruh. t$,,)bt'.hJ~;Y\ ~ (:. -"DL 6LQNf^", 1~1'l\ C"'t:dl\c.I' 4!l..... ttb.1.J').J.t:rt:)f-~ (\tlJ_lort.,o~ ::u..A r~~~~ ~ "';r_~l.L _-F ~ I""'+:- '-Po\t'ru. l. I~ wi .,\}t de.l. ~1 n~ ,....,\P: ~ I\'\tt\..\~ILo -trl.. , ~ ....f-~AtJI'...bl\ ....^ 41 NJ I'_~";'''i\ - .bJ.f- ~{~ +n -....:.d- .r.\{n-Vrf -iP__ "y~J,\': ....-.14f7.l t:J.if A -,0...:."1 l. - l)J: -e. no;' _\...L",rh~ A,. dUlL' - -te..'_\" " ,!',i.!.l\!ub^ L~ - a-'-J~ ~ b-Ha~ ~ ' ~~-.\ ""'..." tin C'..~ - 1. (~. i r ~ ~oOa'~llA., rl'L ..?6M1bt ,';v-1;"r Ao.c;.~(o.' \) v U \III '-....J '--..J v . - Please provide two self.addr: ssed stamped,letter.slzed envelopes. .. -"~DlIIIJ(A;-a .. -~ &L.A'-~: ... _ \ I $/'\ / - M"" - I ! i i I 2 ~ I r "uale. ~A~f 1/ ~ .... ~ 30 ATTACHMENT D .... - 31 "oJ> 32 r- ctTY OF :",,' - ' ~ ~r L. ro.t'J i'I CiTY PlAN~:' i ')~f1((g:l ">>4"' '., I ,~II, "91 SEP 29 P 3 :21 ~ ~ ~'I\I\ ; ~ V\l M.j t..t'l1A. 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Pl f07 Q J_!~ l ~? ~A 13{p . ~ ~ ~--- ------ ~ ... - ~-..,..,.-_................~...-,....,...~~ -==---'""?--- - ~ - - --., .-- ~rF :z AlJD,RESS , i~IO G~Ii1,~ Mi- .. ---I ro G,~~ "" "t\- ,9-, ,23Q ~2:b~7/~&<. ,1M awrJ~ !f~ ~tJlf ."1 l , .. \",. ~ ii I. , ! PAl/NT NflMIF J/o//VA'7(fR.E ~L'1~J>>-QQ ~.fM0. . !lA.;k, (v_ 6,)1, "l4- \ C~aRy v7k-l0Jc/;{j ~ ~ S JtHle5 SlJ.{A./ ~, FfJI:.. ~ va-n.t.o NO' - 35