SR-0 (49)
CPO KG AS BL f \plan\share",pc".strpfeqpc970I \vpd
Plannmg Commission ~ftg October 22. 1997
Santa \tomca, CalIfornw
TO.
The Honorable Plannmg CommiSSIon
FROM
Plannmg Staff
SUBJECT Earthquake Recovery PermIt EQPC 97-001
Address
ApplIcant
1725 The Promenade
Wade Klllefer. AlA, for
The Sea Castle Apartment
IKTRODUCTION
ActIon ApplIcatIon for an Earthquake Recovery Permn for the m-kmd reconstructIon of an
eIght story, 178 urnt apartment bUlldmg at 1725 The Promenade. m the R3R (MedIUm DensIty
MultIple Family Coastal ReSIdentIal) Dlstnct The ongmal eIght story. 178 umt apartment WIth
penthouse was demolished after the 1994 Northndge earthquake The reconstructIOn project
mamtams the same bUlldmg setbacks as the pre-earthquake bmldmg and WIll proVIde 71
parkmg spaces m the basement and first floor where the ongmal apartment proVIded 54
parkmg spaces As condItlOned, the proposal meets all applicable development standards
reqUIred by the Earthquake Recovery Act (Ordmance 1875 (CC5), hereafter referred to as the
Earthquake Act
RecommendatIOn Approval with CondItIons
Not applIcable to the Earthquake Recovery Permit
SITE LOCATION AND DESCRIPTION
The subject property IS a 27.042 square foot parcel located III the R3R (Medmm DenSIty
MultIple Famlly Coastal ReSIdentIal) DIstrIct, east of The Promenade. west of AppIan Way and
south of Marme Terrace, WIth 125 feet of frontage on The Promenade The surroundmg uses
consist of a parcel that is under constructlOn for a hotel to the east across AppIan Way (RVC
Dlstnct), a vacant lot and two story apartment to the south east across Appian \Vay (R3R
DistrIct). a public surface parkmg lot to the south (BP DIstrict), a two story apartment to the
north (R3R DIstrICt), and publIc beach to the west. across The Promenade (RVe DIstnct). The
ongmal 178 umt apartment bUIldmg was demol1shed after the 1994 Northndge Earthquake and
the SIte IS currently vacant
Zomng Dlstnct
R3R (MedIUm DenSI!}' MultIple FamIly Coastal ReSIdentIal) DIStrict
Land Use Distnct'
Ocean Front SpeCial DistrIct
Parcel SIze
125'= x 22033' = 27.512 square feet
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PRO TLC I DESCRIPTIO?\
Proposed IS the m-kmd reconstruction ot an eight story plus three story residential penthouse.
178 unIt apartment bUIldmg 4.S a result 0fthe Northndge Earthquake. the ongmal bllJJdmg wa<;
slgmficantly damaged and subsequently demohshed m ivlay 1996 The replacement bulldmg
"Ill mamtam \lrtuaJly the same bUIldIng setback em elope and number of stones at eight ~tones.
ho\\ever. the three story apartment penthouse \\111 be replaced with a smaller tv, 0 story
eleyatorilookout penthouse prm Idmg a 116 foot bUildIng height to the top of the penthouse.
The replacement bUlldmg wIll have appro"omately 135.173 square feet oft10or area. plus 36.717
square feet of garage parkmg: (171.890 square feet total). compared to the pre-earthquake height
of 120'- 1" and 150.681 square feet of noor area. plus 16.791 square feer of garage parkmg
(167.472 square feet total) The proposed project \\'111 have the same use and capaclt) of 178
resldentlal apartment umts. the same bmldmg setbacks and complies With the Earthquake 4.ct
bmldmg height reqUirements The development IS consistent \\'Ith an m-kmd resldentlal
reconstructlon project. as set forth m the Earthquake Recoyery Act
EARTHOCAKE RECOVERY ACT CONFOR~..fA~CE
The Earthquake Recovery Act permIts m-kmd reconstructIOn of nonconformIng structures
damaged by the Northndge Earthquake and provIdes for an expedIted reYlew process As
proposed. the project compiles \\Ith the defimtlOn of 111-kmd reconstructIon as stIpulated m the
Earthquake Recovery Act 111 that the replacement bUlldmg setbacks and lot coverage of the
bUlldmg IS no greater than that of the prevIOus structure Although the over all height of the
bmldlllg IS lower, portions of the 4th floor and the 8th floor are five (5) feet higher WhICh IS
authonzed by SectIOn 4 (c) of the Earthquake Act ParkIng IS also mcreased to 71 spaces
pursuant to SectIon 4 (d) of the Earthquake Act The mtenslty of the use. represented by the
number of apartments. IS IdentIcal to the pre-earthquake project The dIfferences between the
preVIOUS bmldmg and the proposed project are summanzed In attachment A
CEOA 5T A TUS
The project IS categoncal1j exempt from the proVISIOns of CEQA pursuant to SectIOn 15302.
Class 2, of the State Gmdehnes In that the project mvolves the lll-kmd reconstructIon of an
earthquake damaged apartment bmldmg where the replacement bUlldmg Will be located In the
same locatIon on the same SIte as the structure replaced. has the same or greater setbacks,
same number of stones, and same purpose and capacIty as the pre-earthquake structure
The Ea~thquake Act reqal~es ~ne balldlng nelght 0: ~he replaceme~t
p~oJect to be compared Wlt~ the pye-earthquake develop-'e~t T~e grc~~d :loor
level, whlen lS 13 47' above Sea level, lS used as the "Re:ere~ce 3:eva~~oBn
for analysls 0: thlS proJect Sarthquake Act Se2~lon 4 ,ei pYOV~aeS a ~5%
Slze a~d 5' nelgh= lncen=~ve for resldentlal reconstraC=lO~ pyo:ects
payk=-ng,
Sectlo~ 4 (d; of the Earthq~ake Act au=r.orlzes addlt~c~al ccvered
'...-h::..ch does ~o= cc~nt to',;ard the IS% S:.ze Ir.centl".e of Sectl::m 4 : C I
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REN r CO",;-{ ROL STATLS
A CQ Rent Comrol Removal Permlt \\as Issued on September 22. 199-t The project \Ylll deed
restnct 25~/o of the Units that are reconstructed (45 umts) for occupanc~ to quahfied 1m\' and
moderate income households. pursuant to SectiOn 5 of the Earthquake Act
fEES
ThIS project IS subject to standard permlt processmg fees for reqUIred permlts and sernccs
PL'BLIC i\OTIFlCA TION
Pursuant to Section 7(d) of Ordmance 1 875 (CC5). notIce of the public hearing \\.as matled to all
property o\\ners m addItIOn to reSIdential and commerC1al tenants located \\lthm a 300 foot
radms of the project at least 10 consecutIve calendar days pnor to the heanng A copy of the
notlce IS pronded 111 Attaclunent B
ANAL YSIS
Earthauake Recavef'.' Act
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On Apnl 19, 1994. the CIty CouncIl adopted the Earthquake Recovery Act (hereafter the Act).
,"vhleh has been amended and reenacted on August 9. 1994. Apnll1. 1995. October 17. 1995 and
~larch 18. 1997. to facllnate a streamlIned permn process and standards for the repaIr and
reconstructlOn ofbmldmgs damaged as a result of the January 17. 1994. ~orthndge earthquake
Smce many of the earthquake damaged bmldmgs were older structures that do not comply \\lt11
current development standards, the Act authOrIzes nonconformmg bmldmgs to be reconstructed
to theIr preVIOUS legally constructed. but non-conformIng status. prondmg the replacement
project meets the Ac(s defimtIons of "m-kmd .. A project IS conSIdered m-kmd reconstructIon If
the bmldmg t100r area. heIght. lot cOverage, or mtenslty are not mcreased. the bmldmg setbacks
and parkmg are not decreased. and the landscapmg and trash enclosures remam substantially the
same. and the number of reSIdentIal umts and use, remam the same -' \\.'here the Act allo\vs
vanatlons from the pre-earthquake deSIgn. any change may not Increase an eXlstmg non-
conformIty. or create any new non-conformmg development condltlon
The Planmng ComnllsslOn reVle.ws Earthquake Recovery PermIts where the cost of repaIr equals
or exceeds fifty percent of the structure's replacement value and fift) percent or more of the
extenor \valls are removed to the foundatlon. and the development on the parcel exceeds the
development reVle\V threshold for the dlstnct SInce the proposed project mvolves 1 OO~o
demolItIOn and the replacement bmldmg exceeds the 22.500 square foot development reVle\'
threshold for the dIstnct. the Plannmg CommISSIOn IS responsIble for reVlewmg and approvmg
the project for complIance '\.lth the Eanhquake Recovery Act. mcludmg the proposed bUIldmg s
archItectural deSIgn. colors and materIals ArchItectural ReView Board approval IS not reqUired
'Excl~dl~g any Slze lncentlve allowed by ~r.e Ac~, or as necessa~y to
cO~Lply '\'lth req:l:lred tec~n=-cal code ~:::::-O'C:'S=-O:1S !Sec~lon 2 af Ordinance
1875\
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for earthquake leco\er) projects re\'1e\\ed by the Pldl1mng ((1mmIs<;,ll)l1_ although. one mcmh~r
of the Architectural RC\le\\ Board IS assigned to attend the heanng and \ ate on the arpl1c.ltlon
The Planmng Commlsslc ' must make the 1'0110\\ mg findmgs for appro\ al of an Earthquake
RecO\ ery Permit
SectlOn 8 (C) Plannmg CommiSSIOn ReYH~\\
(1) The structure's archliectural deSIgn 1~ substantIally SImIlar to the pre-earthquake
deSign. or. If a slgmficant deSign change IS 1Ovohed. the structure's arcllltectural deSign
IS compatlble WIth the general area m wluch It IS located
(2) The plan for the proposed bulldmg or structure IS expreSSIYC of good taste. good
deSign. and m general contnbutes 10 the Image of Santa \'lomca as a place of beaut: .
creatlldty and mdn'lduahty
(3) The proposed bUlldmg or structure 15 not of mfenor qual1ty such as to cause the
nature of the local neighborhood or ennronment to matenally depreCiate m appearance
and value
(4) If the proposed structure IS landmark eligIble. the repair \\111 not compromIse the
archItectural or hlstoncal mtegnty of the structure or potential dlstnct. or If
reconstructIOn IS mvolved. based upon an estlmate from a profeSSIOnal expenenced m
rehabIlItation of hlstonc structures. It IS not economIcally feaSIble to repaIr the structure
Although the former bUIldmg \-vas evaluated as a 35 bmldmg (appears to be mdlYldually ehglhle
for the NatIOnal Register) m the CIty's HIstonc Resources Inventory_ the ongmal buildIng has
already been demohshed Smce It has already been determmed that repamng the ongmal
structure was not feaSible. the fourth findmg does not apply to thiS case
PrOlect DeslQn
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As prenously stated. the apphcant proposes to replace an eight story. 178 umt apartment
bUlldmg The Earthquake Act pemlits the Size of a reSidential project to be mcreased by 15%
over the pre-earthquake bUlldmg. provldmg the mcrease does not create any new or mcrease an
eXlstmg non-confomuty Because the ongmal bmldmg exceeded current bUlldmg height and
setback requIrements. the replacement bUlldmg uses nrtually the same buddmg setback
envelope. mcludmg vanatlOns 10 wall setbacks and addltlonal stepbacks for upper portIOns of the
bmldmg For example. although the fifth tluough eighth floor tower IS setback up to 61' and
elevator penthouse even funher. they are m the same locatIOn as the pre-earthquake bUlldmg.
whIch comphes wlth the defimtlon of In-kmd reconstructlOn The pnor bUlldmg's setback
envelope is shO\\TI on the apphcahon floor plans and elevallons by a bold line overlay Please
note that a speCial set of ele\-atlon plans were prepared for Coastal CommlsslOn staff analySiS
The Coastal CommISSIOn elevatIOns plans are mcluded as Attachment I only because they
prOVide a clear bUIlding envelope companson with the pre-earthquake bUlldmg by a red lme
overlay Attachment H IS the final plan submmal set whIch prondes detmled deSign elements for
Plannmg CommissIon reVle\\ and approval
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Rt:cords ll1dlcate the prevIous bmldll1g \\'as ongll1al1~ buIlt III 1926 <1<:' J. bote! and \\ a::- Iatc;
com erted to an apartment The ongmal DUlJdll1g deSign restnctcd tlnnr plan (hanges \\hl'n Ihe
Sea Castle \\as COI1\ erted to apartments and most of the apartment" \\ere too small to pwnde
tYPical apartment amemtles. such as kitchens The Intenor deSign of the proposed pr(lJcct
reconfigures prenous lobby. ball room and commercial areas to 1l1crease apartment sizes and
Improye housll1g qllalH) All Ul11ts will ha\e kHchens and full bath rooms ApproXimately 33 of
the apartments wIll be studIO umts and 145 one bedroom umts \\'111 be pro\ Ided emt <;Izes \\ III
vary from 375 :-,quare feet to LOOO square feet It should be noted that the Earthquake Act
reqmres 178 umts be reconstructed but prondes fleXibility m the project" s floor deSign
Space for on-sHe management. lobby, laundry and hmIted exercise faclhtles are proVIded on the
first floor Twenty parkmg spaces are also pronded m the eastern portion of the first floor \\ 11h
access from App]an \-Va} The basement has been e'\panded w]thm the ongmal bUlldmg ~
setback to mcrease parkmg capacny, \\Ith 51 spaces accessible from \-Jarme Terrace
Several de\ elopment Issues that Impact the proposed project v...ere identified \"hen the ongmal
bmldmg "i-as demolished m 1996 mdudmg an abandoned underground fuel OJI tank. bUlldmg
foundatlOn walls connected to an abandoned tunnel. and sea walls These ]mprowments \\ ere
constructed by o\\ners of the Sea Castle as components of the property' s development
Recommended EnVironmental and Public Works Management Department condltlOnS of
approval are mduded to abate these abandoned pnvate Improvements that encroach mto publlc
property
DeSIgn and rvlatenals
Pre-demohtlOn photographs reveal the ongmal bmldmg' s facade displayed a combmatlOll of
architectural deSign styles (Attachment E) Architectural deSIgn optlOns for the Sea Castle are
constramed by provlslOns of the Earthquake Act that does not allow any reductIOn m the number
of reSidentIal Untts or permIt any non-conformmg setbacks to be expanded For example. a ShIft
or redlstnbutlOn of bUlldmg areas ",,-auld mcrease eXlstmg non-conformmg setbacks and a
sIgmficant SIze reductIOn to redeSIgn massmg \'\-'ould reqmre a reducl10n m umts Accordmgly.
the replacement bmldmg's setbacks, locatIOn and mass deSign are the same as the ongmal
bUlldmg
The archItect developed a facade deSIgn that has Its roots m the early An Deco penod when the
Sea Castle was bUll! Recessed wmdows, cornIce detallmg, vanatIons m wall plane. expanSlOn
jomt detmlmg and use of color proVide rehef to the stucco walls and enhances the blllldmg.s
appearance The south buIldmg wall setback has been mcreased to allow the mstallatlOn of
wmdmys and the facade detatlmg The ongmal blllldmg' s south elevation was a blank wall WIth
a ,-,,,hale mural :\lechanical eqUipment \\'111 be located on the roof. and Will be screened from off-
site new by the parapet 'walls as per S1vl:VIC Section 4 12 050
The pnmary bUIldmg color wIll be "sand tone' \\]thtallpe'" "EnglIsh IVory" and -'olIve"' accent
colors A color board will be avaIlable at the Plannmg COmnllSSlOn meetmg Smce the pre-
earthquake development did not pronde landscapmg. landscapmg IS not reqUIred for thiS project
However. the applicants have met WIth the Parks and Sports D]VISiOn and Department of
Ennronmental and Public Works ?vlanagemem staff to Ident]fy opportumt]es to partlclpate m the
BIG beach Improvement proJect m front of the Sea Castle SIte
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Pubhc C omIl1ent~
One letter and s,;\eral telephone calb were receIved from the pubhc a" a result of the publIc
heanng notIces for thIs proJect Se\eral neIghbors on Sea Vle\\ Toerrace c\.pre<,sed concern ab(.ut
parKmg, trattlc and 'dew Issues A copy of correspondence receI\oed as of October 15. 1997 1"-
pro\ Ided 111 Attachment D
Earthquake RecO\u~ Act In-Kmd ComplIance
Floor ~rea
The Planmng CommlsslOn must determme that the proposed bmJdmg IS an In-kmd replacement
for the building that was "red tagged" and demohshed as a result of damage tram the ='forthndge
Earthquake As-bUIlt plans that were developed for fire spnnkler and other building retrofit \\ ark
III 1971 \vere used along \\Ith Inspectlon reports and photographs to compare the pre-earthquake
bUlldmg '-\nh the proposed replacement bmldmg The replacement buIldmg wIll mamtmn
vIrtually the same bmldmg setback envelope and number of stones (eIght stones), however. the
three story reSIdentIal penthouse \\"111 be replaced \\-1th a smaller t\\"O story elevator penthouse
The replacement bmldmg wIll have apprOXImately 135.173 square feet of floor area, plus 36.717
square feet of garage parkmg (171.890 square feet total). compared to the pre~earthquake
150.681 square feet of floor area. plus 16.791 square feet of garage parking (167.472 square feet
total)
USE SIZE HEIGHT SETBACKS PARKI~G
Pre- Earthquake 178 Unit 150.68 I sq ft 8-'- 3 re!;ldentlal Front 6" 54 garage spaces
.\partment park 16.791 sq ft penthouse stones SIde 6"
Total 167 472!;q ft 120'- 2" Rear 6"
Proposed ] 78 Umt 135.173 sq ft 8+ 2 !;tory eqUIp Front 6" 7] garage spaces
ReconstructIOn Apartment park 36,7]1 sq ft penthouse Side 6"
Project Total ]7],890 sq ft ] 16' Rear 6"
Although the replacement bmldmg' 5 floor area IS 16.020 square feet smaller. the garage area WIll
Increase by 19.926 square feet. for a net mcrease of 3.906 square feet (-2 M'o) Earthquake Act
SectIOn 4 (b) proVIde an mcentl\'e to mcrease covered parkmg for reSIdentIal rental projects
Increasmg parkIng pursuant to the SectlOn 4 (d) parkmg Incentlve does not count to\\'ard the 150/0
square footage SIze InCentIve permItted by Sectton 4 (c) of the Act Thus, the 26% mcrease III
total buddmg square footage created by the subterranean parkmg expanSIOn does not count
tQ\vard the maXImum allO\vabJe 15% expanslOn
HeIQht
Smce. the angInal three story apartment penthouse wIll be replaced WIth a smaller two star)
elevatodookout penthouse. the oyerall bmldmg heIght of 116' \\Ill be less than the ong1l1al
bmldmg's 120'-2" HO\\ever. lImited porttons of the 4th Hoor and all of the 8th floor roof
parapet are five feet hIgher than the ongmal bmldmg ThIS heIght mcrease is speCIfically
authonzed by SectIon 4 (c) of the Earthquake Act Accordmgly. the proposed bmld'ng heIght
r
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authonzed b) SectIOn 4 (el of the Eanhquake Act Accordmgly. the proposed bUlldmg height
comphes with bUlldmg height mcentrve prOVlSlOns of Earthquake Act SectIOn 4 (c) for the 10-
kmd reconstructIon of a reSldentlal rental project
CIrculation and Parkme:
The Earthquake Recovery Act al1o\'-s a project to be fe-bUllt WIth the prevIOUS non-conformmg
parkmg. WhICh IS 54 spaces for thIS project The proposed project wIll provIde 71 parkmg spaces
that comply WIth current code reqmrements for stall SIZe. access and ADA I wenty parkmg
spaces \\'111 be proVIded III the eastern portIO') of the first floor \\lth access from AppIan Way
Basement parkmg WIll mcrease to 51 spaces ""hleh are accessIble from a ~..lanne Terrace
drrve\vay The proposed parkmg and clIculatlOn plan has been revIe\ved and conceptually
approved by the CIty'S Parkmg and Traffic Engmeer Accordmgly_ the proposed project
comphes WIth off-street parkmg reqUIrements of the Earthquake Recovery Act
NeIghborhood Compatlblhty
The Sea Castle Apartment's reconstructIOn WIll have the same use and capaCIty. and buddmg
setbacks WIll be the same or greater than the ongmal structure The project IS wlthm the
permItted bUlldmg heIght, and proVIdes more parkmg than the pre-earthquake structure The
pro] eet deSIgn IS lnspned by the hIstone bUlldmg' s Art Deco archItecture The massmg IS
substantially SImIlar to the ongmal structure. and. therefore, the project WIll be compatIble WIth
the surroundmg apartment and hotel development In the area Staff feels that thIS proJect, as
proposed. and as condItIoned. comphes \"Ith provlSlons of the Earthquake Recovery Act.
Ordmance 1875 (CCS). for the m-kmd reconstructIon of a reSIdentIal rental project
RECOMMENDA nON
It IS recommended that the Plannmg CommISSlOn approve the request for the In-kmd
reconstructlon of the 178 umt apartment project at 1725 The Promenade WIth the followmg
findmgs and condItIOns.
EARTHOUAKE RECOVERY ACT Fl1\TIINGS
1 The structure's archItectural deSIgn IS compatIble WIth the general area III whIch It IS
located, III that the replacement project rephcates the pre-earthquake bUlldmg's setbacks,
mass and shape \-vlth an updated Art Deco facade that IS deSIgned to be companble WIth
other apartment and hotel development In the area
2 The plan for the proposed bUIldmg 15 expreSSIve of good taste. good deSIgn. and m
general contnbutes to the Image of Santa ~omca as a place of beauty. creanvity and
mdIvlduahty m that the archItect developed a facade deSIgn that has ItS roots m the early
art deco penod when the Sea Castle was bUllt Recessed wmdo\vs. cormce detaIhng.
VarIatIOns In wall plane. expanslOn Jomt detaIlmg and use of color proVIde rehef to the
stucco walls and enhances the bmldmg' S appearance The south bmldmg wall setback
has been Increased to allow the InstallatIon of \vmdows and facade detmlmg. \vhere the
ongmal bUIldmg's south elevatIOn was a blank \vall
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neIghborhood or em Ironment to matenalI~ deprellale in arrcJrJl1ce ,md \ attic III llBt th;:
178 umt apartment bUlldmg reCOnqructlOn IS no larger than the pIe-earthquake :'.t1 LlCturC.
prondes more parkmg than the pre-earthquake structure and utllIzes det~lll111g sLlch <b
recessed \\Jl1do\\s. cormces. and a palette of colors that conrnbute to the qualIty \lj
bulldmg deSign m the neighborhood
CONDITIO~S
Plans
ThIS approval 15 for those plans dated October 15. ] 997. a copy of \",hleh shall be
mamtamed 111 the files of the Clt) Planmng Dl\"1Sl0n Project development ~hall be
consIstent With such plans. except as othef\'\"1se specItied 111 these COnditIOnS of appro\ al
2 The Plans shall comply wIth all other proVisIOns of the Earthquake Recovery Act and all
other pertment ordmances of the City of Santa ~vlomca as stIpulated 111 the Earthquake
Recovery Act
3 Ylmor amendments to the plans shall be subject to approval by the Director of Planmng
A sIgmficant change m the approved concept shall be subject to Planmng CommiSSion
Revle\.y ConstructIon shall be m conformance wnh the appro\ed plans. or as modified
and speCifically approved by the Plannmg CommissIOn. Archnectural Re\ ley\.' Board or
Director of Planning
4 Pursuant to SectIOn ] 4 of the Earthquake Recover: Act (Ordmance ] 875) tenants
dIsplaced from a resIdentIal housmg umt m an earthquake damaged structure shall be
entItled to reoccupy the umt Housmg umts which are not filled by returnmg tenants
must then be used to meet any Affordable Housmg OblIgation reqmred by SectIOn 5 of
the Act If the ObligatIOn IS not currently bemg met
5 The developer shall covenant and agree \vtth the Cny of Santa \'1omca to the specIfic
terms. conditlOns and reStrIctIOns upon the posseSSIOn. use and enJoj ment of the subject
property, which terms. conditIOns and restnctlons shall be recorded l,,\lth the Los i\ngeles
County Recorder's Office as a part of the deed of the property to ensure that affordable
UUlts are prOVIded and mamtamed over time and through subsequent sales of the property
An mcluslOnary reqUirement oft\venty-five percent (45 umts) shall apply to the project of
which 22 umts shall be affordable to households not exceedmg SIxty percent of the
(HUD) Los Angeles County median mcome and 23 umt shall be affordable to households
WIth mcomes not exceedmg 1000,'0 of the (HUD) Los Angeles County median mcome,
expendmg not over 30% of monthly mcome on household costs. as speCIfied by the
Housmg DIVISIOn of the Department of Resource Management
ThiS agreement shall be executed and recorded pnor to approval of the BUlldmg Permit
Such agreement shall speCify (l) responsibilItIes of the developer for makmg the umts
avmlable to eligIble tenants and (2) responslbllmes of the Cny of Santa Momca to prepare
apphcatlOn forms for potential tenants. establt<;h cntena tor qualifIcatIons. and momtor
complIance WIth pronslOns of the agreement
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Onocr shall prondc the CIty Plannmg DInSWl1 \\lth J conformed cop~ of the recorded
agrcem~nt prll""lr to apprmal of the BUlldmg Permit
6 A COP) of these Condltlons of Approyal shall be bluepnnted \erbatIm on the plans
submItted for tinal plan check apprtn'al to all agencies lll\oh cd 111 1 ssumg construction
permIts for the proJect
7 Flllal parkmg lot layout and specIficatIons shall be subJect to conformance rene\\ LlI1d
approval of the Parkmg and Tramc Engmeer
ConstructIOn
8 Dunng constructIOn a secunty fence. the height of whIch shall be the maximum pennm~d
by the Zonmg Ordmance, shall be mamtamed around the penmeter of the lot The IN
shall be kept clear of all trash. \veeds. cast otr matenals. debns. etc
9 Unless otherWise approved by the Department of EnVironmental and Pubhc Works
:Vlanagement. all SIdewalks shall be kept clear and passable dunng the gradmg and con-
structIon phase of the proJect
10 Slde\valks. curbs. gutters. pavmg and dnve\vays \\'hlch need replacmg or removal as a
result of the proJect as determmed by the Department ofEnnronmental and PublIc \Vorks
:Vlanagement shall be reconstructed to the satIsfactIOn of the Department of
EnvlfonmentaI and PublIc \Vorks :\fanagement WInch may mclude 1) replacement of
curb gutter and slde\yalk adjacent to the property along Manne Terrace and Appian Way.
2) DemolltlOn of the eXlstmg sea wall and connected tunnel under The Promenade
Install compacted backfill and asphalt pavmg f6"AC over 6" eM B) wlthm The
Promenade Right-of way. and 3) Excavate and remove the exlStmg underground tank
and plpmg belo,,\' AppIan Way Obtam reqUired underground tank removal permIts.
remove and properly dispose of any contammants Approval for thIS work shall be
obtamed from the Department of Envlfonmental and Pubhc \Vorks Management \\1thm
mnety (90) days from the effective date of approval llr.d pnor to commer:;::ement of
constructIon.
11 VehIcles haulmg dIrt or other constructIon debrIS from the sue shall cover any open load
With a tarpauhn or other secure covenng to mmlffilze dust emiSSIOns
12 A constructIOn penod mItigatIOn plan shall be prepared by the applIcant for approval b)'
the Department ofEnnronmental and PublIc Works yfanagernent \\-11111n nmety (90) days
from the effectIVe date of approval and pnor to commencement of constructIon The
approved mitigation plan shall be posted on the site for the duratIOn of the project
constructIon and shall be produced upon request As apphcable. thiS plan shall 1 )
SpeedY the names. addresses. telephone numbers and bus mess lIcense numbers of all
contractors and subcontractors as well as the developer and architect. 2) Descnbe hO\\
demohtlOn of any eXlstmg structures IS to be accomplIshed. 3) Indicate \\here any cranes
are to be located for erectlOn:'constructlOn. 4) Descnbe ho\, much of the publIc street.
alleyway. or slde\\alk IS proposed to be used m conjunctIon wIth constructIon 5) Set
forth the extent and nature of any plle-drl\mg operatIOns. 6) Descnbe the length and
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number ot an) tieback" \\ b]eb must e\.tend under the rropell: ot Nbcr persoll"_ : ",
Spec]t") the nature and extent of an: de\\atenng and ItS effect on any adjacent QUlldll1g"-
8) Descnbe anticIpated constructIOn-related truck routes. number of truck. tnp" hOlll So (1 t
haulmg and parkmg 10cat1OI1 9) SpecJf: the nature and extent of any hehcapter haulll1g.
10) State "whether any constrUCL1on aet]yJt: beyond norm all: pcnnitlcd hours ]<; proro~ed.
11) Descnbe any proposed constructron nOise mItlgatlOn mea:,ures. I.:n Descnb..:
constructJon-penod secunty measures mcludmg an) fencmg lIghtmg. and secUlIt:
personneL 13} Prondc a dramage plan. 14) Provide a constructlOn-penod parkmg plan
\\ h1eh <;hall mmmllze use of pubhc streets for parkmg. 15) L]st a deSIgnated on-Site
constructron manager
13 The property o\\ner shall msure an)" graffitI on the slte ]s promptly removed through
complIance \\Ith the CIty's graffitI remo\-al program
14 A sign shall be posted on the property In a manner conSIstent \\lth the publIc heanng <;Ign
reqUIrements which shall Identify the address and phone number of the owner and "or
applicant for the purposes of respondmg to questIOns and complamts dunng the
constructIOn peflod SaId SIgn shall also mdlcate the hours of permIssIble constructlon
\vork
15 A copy of these condItions shall be posted III an easIly VISIble and accessible locatIOn at
all times durmg constructIOn at the project sae The pages shall be lammated or
otherWIse protected to ensure durabIlIty of the copy
EnvIronmental-'rhtIgatIon
16 Ultra-low now plumbmg fixtures are reqUIred on all ne\V development and remodeIlllg
",-here plumbmg IS to be added Cvfax]mum 1 6 gallon tOIlets and 1 0 gallon unnals and
lo\v :flow shower head)
:vf1scelIaneous Condmons
17 The bUlldlllg address shall be pamted. m a contrastlllg color. on the roof of the bUlldmg
and shall measure four feet by eight feet (32 square feet)
18 If any archaeologIcal remams are uncovered durmg excavatIOn or constructIOn. work m
the affected area shall be suspended and a recogmzed speCialIst shall be contacted to
conduct a survey of the affected area at project's mmer's expense A determmatlon shall
then be made by the DIrector of Planmng to determllle the slgmtlcance of the survey
findlllgs and appropnate actIOns and reqUIrements. If any. to address such findlllgs
19 Street andlor alle} IIghtmg shall be proVided on pubhc nghts of \\"ay adjacent to the
project If and as needed per the specIficatIOns and \\'lth the approval of the Department of
EnVIronmental and Pubhc \Vorks I'vfanagement
20 Fmal approval of any mechamcal eqmpment mstallatlon \\111 reqUIre a nOIse test 111
complIance WIth SMMC Sectlon 4 12040 EqUIpment for the test shall be proVIded by
the owner or contractor and the test shall be conducted by the owner or contractor A
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copy of the nOIse test lesu!ts on mechanIcal cqwrment .'-hajj he :-,ubmJtted [() rhe
CommunIt) l\Olse Officer for re\le\\ to ensure that nOise k\ e[" do !lot e\.cced ma'\Jl1lUlll
allowable levels tal the apphcable nOise zone
21
\Vlthl11 mnety (90) days from the etTectlve date of approval and pnor to commencement
of constructlon plans shall be proYlded with all permanent mechamcal eqUlpment to he
placed mdoors which may be heard outdoors
Y)
L nless athen\ Ise approved by the C ommumty and Cultural Sen Ices Department and the
Plannmg and Commumty De\elopment Department. dUrIng proJect constrUctIOn. all)
street trees shall be protected from damage. death. or removal per the requirements of
Ordmance 1242 (CCS)
Vahdlt} of Permits
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In the event permlttee YlOlates or falls to comply \'l-lth an;.- condmons of approval of thiS
permIt. no further permIts. lIcenses. or approvals shall be Issued untIl such VIOlatIOn has
been fully remedIed
\:Vlthlll ten days of City Plannmg DIVISIOn transmittal of the Statement of OfficIal Actlon.
project apphcant shall SIgn and return a copy of the Statement of Offinal ActIOn prepared
by the Plannmg DIYlSIOn. agreemg to the Condltlons of approval and ackno"vledgmg that
faIlure to comply WIth such condItIons shall constItute grounds for potentIal revocatIon of
the permIt approval By sIgnmg same, applIcant shall not thereby WaIve any legal nghts
apphcant may possess regardmg SaId condmons The SIgned Statement shall be returned
to the Planmng DIVISIOn FaIlure to compl)" WIth thIS condltlon shall constltute grounds
for potentIal permIt revocatIOn
ThiS determmatlOn shall not become effectIve for a peflod of five days from the date of
detenmnatlon. or. If appealed. untIl a final determmatlOn IS made on the appeal Any
appeal must be made m the form reqUIred by the Zomng Adrmmstrator The term of
approval of thIS permIt shall expIre Apnl 19. 1998. unless constructIOn has commenced
After eXplfatwn of thIs Earthquake Recovery Pennlt, no extenSIons shall be granted and
any subsequent applIcatIOn shall be conSIdered for new constructIOn pursuant to
applIcable codes m at1ect at the time a new appl1catlOn 15 submItted
Prepared by Bruce Leach. ASSOCIate Planner
ATTACHMENTS
A Earthquake Recovery Act Conformance
B Notlce of Pubhc Heanng
C RadIUS and LocatIOn ~lap
D Pubhc Comments (Correspondence)
E Photographs of Site and Surroundmg Propemes
F Photographs of Pre Earthquake Bmldmg
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G Project RenderIng
11 Plot Plan Floor Plans and Elc\ .:lllOns
I BUlldmg Em.e1ope Eleval10ns
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~ TTACH~lET\T -\
EARTHQUAKE RECOVERY ACT CO)JFOR~1A~CE
Cate~!Of\-
Prenous Bmldmg
Proposed ProJect
Permltled C se
178 emt ~panment
178 Cnlt Apartment
HeIght of Bmldmg
120'-2"
116'
l\umber of Stones
8 plus 3 Penthouse
Apartment Stones
8 plus 2 Penthouse
Roof lookout & eqUIpment
Floor Area
150,681 sq Ft
16,791 sq Ft Parkmg
167.472 sq Ft Total
135.173 sq Ft
36,717 sq Ft Parkmg
171.378 sq ft Total
DensIty
178 Umts
178 UnIts
Setbacks
Front yard (The Promenade) 6 mches
6 mches
North Sldeyard (Manne)
6 mches
6 mches
South Sldeyard
6 Inches
6 mches
Rearyard (AppIan Way)
6 Inches
6 mches
Lot Coverage
98~.-o
96%
Landscapmg
o sq ft
o sq ft
Parkmg Space Number
54
71*
* Proposed parkmg comphes WIth current stall SIze. access and ADA codes
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ATTACHMENT D
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MINUTES
SPECIAL MEETING OF THE PLANNING COMMISSION
OF THE CITY OF SANTA MONICA
WEDNESDAY, OCTOBER 22,1997
7 00 P M
CITY COUNCIL CHAMBERS
ROOM 213, CITY HALL
1. CALL TO ORDER: The meeting was called to order at 7 09 p m
2. PLEDGE OF ALLEGIANCE: Commissioner Gruber led the Pledge of Allegiance
3.
ROLL CALL: Present
Berton R Bradley
Kenneth Breisch
Frank Gruber
Lou Moench
Enc Charles Parlee
Kathy Weremluk
John S Zinner, Chair
Also Present' Michael Feinstein, City Council Liaison
Kyle Ferstead, Commission Secretary
Suzanne Frick, Director of Plannlng/PCD
Karen Ginsberg, Planning Manager
Howard Laks, ARB Liaison
Bruce Leach, Associate Planner
Jay LewIs, AssIstant to the Director of PCD
Amanda Schachter, Senior Planner
4. PLANNING DIRECTOR'S REPORT:
Ms Frick gave the Director's Report. She Informed the Commission of a
packet set at their places regarding upcoming planning related conferences
Including the annual Local Government Commission Conference being held In
November She stated that the City will fund the cost of any conferences
CommIssioners wish to attend. She then Introduced a new staff member,
Jay LeWIS, who IS taking Paul Casey's place Lastly, she announced the
upcoming Commission meetings as follows November 5, November 19,
December 3 and the 8t John's meetings on December 8, 10 and 13 (If
needed) She also stated that the Commission Will be revIsIting the HOUSing
Element after the first of the year
Commissioner Moench asked If there were other planmng conferences
coming Chair Zinner stated there Will be a regional summit meeting prior to
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101
Planning Commission
October 22, 1997
the Local Government Commission conference
expressed Interest In attending this conference
All the Commissioners
Commissioner Parlee stated that he will be out of town beginning December
11,1997
CommiSSioner Weremluk asked If the meetings for St John's can end no
later than 11 p m. She stated she could meet additional nights as long as
the meetings do not go late The Commission discussed beginning some of
the meetings as early as 6 30 p m
CommiSSioner Gruber commented on a "BIg Blue Bus" workshop he had
attended on Saturday which dealt with their Service Improvement Plan He
asked that copies be obtained for the Commission He also asked for a
status report on the Circulation Element Ms Fnck stated this would be on
the next agenda
CommiSSioner Weremluk stated that she had received a call from the Child
Care Advisory Task Force requesting a speaker from the Commission for a
noon meeting
5. APPROVAL OF MINUTES:
Chair Zinner asked for a correction on page 11 of the minutes for August 20,
1 997 Commissioner Gruber asked for a correction on page 6 of the minutes
for September 3, 1997.
Commissioner Parlee made a motion to approve the minutes for August 20,
1997, and September 3, 1997, as amended Commissioner BreIsch
seconded the motion, whIch was approved by vOice vote
6 STATEMENTS OF OFFICIAL ACTION: Consent Calendar
Chair Zinner removed both Items from consideration He stated that he stili
has questions regarding the Statements The Commission gave staff their
questions, comments and concerns regarding the Statements of OffiCial
Action
6-A 2200 Colorado Avenue
ACTION CONTINUED
6-8 2300 Colorado Avenue
ACTION CONTINUED
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Planning Commission
October 22, 1997
7 PUBLIC HEARINGS'
A: CUP 97-024. VAR 97-013. 2702 Vlrainia Avenue. 2702 Vlraima
Avenue, R2 District, Aocllcatlon for a Conditional Use PermIt and
Variance to Dermlt the construction of a single story. 5.000 + square
foot. Pre-School/Child Care Facility. with 10 surface oarklng soaces and
on-site cassenger loadlna m the front yard setback of the Irregular
shaDed Darcel In the R2 (Low Densltv Multlole ReSidential! Dlstrrct The
facllltv will orovlde day care for UD to 100 children from 7 00 A M to
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7 00 P M Mondav throuah Frrdav (Planner Bruce Leach)
Aoolicant: Nancv Behravesh. As School Ooerator.
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CONTINUED
B. EQPC 97-001, 1725 The Promenade. Acollcatlon for an Earthquake
Recoverv PermIt for the in-kind reconstruction of an elaht storv. 178
unit 80artment bU1ldlna at 1725 The Promenade. In the R3 (Medium
Densltv Multiple Famllv Resldentlall District The original eight storv.
178 Unit aoartment With oenthouse was demolished after the 1994
Northndge earthquake The reconstruction DrOlect malntams the same
bUlldma setbacks as the ore-earthQuake bulldlna and Will Drovlde 85
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parking spaces In the basement and first floor where the ongmal
apartment provided 54 oarklng spaces (Planner Bruce Leach)
Aoolicant. Wade Killefer. AlA. for Sea Castle Aoartment. ltd.
The appllcant, Mark Kerslake, and hiS architect, Wade Klllefer, were
present to diSCUSS the project
The follOWing members of the publiC addressed the CommissIon:
Shannon Millard, 6647 Whitley Terrace, Hollywood 90068
Wally White, 245 Main Street #133, Venice 90291
Jay Flondella, 1015 Ninth Street, Santa MOnica 90401
Rick Butler, 26 Arcadia Terrace, Santa MOnica 90401
Tom Feeney, 3 Vicente Terrace #301, Santa Monica 90401
Colleen Creedon, POBOX 5353, Santa MOnica 90409
Judy Haddad, 920 Venice Boulevard #222, Venice 90291
Elias Farah, 209 Montana Avenue #205, Santa MOnica 90403
Claudia Schumacher, 1204 California Avenue #7, Santa Monica 9003
Polly Ramm, 644 Nmth Street, Santa Monica 90402
Jerry Bass, 16 Seavlew Terrace, Santa MOnica 90401
Jennifer Hodgson, 23 19th Avenue, Venice 90291
Thomas Ray, 1649 Ocean Front Walk #304, Santa MOnica 90401
Ellen Brennan, 1649 Ocean Front Walk, Santa MOnica 90401
Also spOke for
DaVid McKinney, 1649 Ocean Front Walk #209
Susan Whittle, 1659 Ocean Front Walk #201
LOUIse Stemer, 1659 Ocean Front Walk #403
Nicole Lenz, 1659 Ocean Front Walk #105, Santa MOnica 90401
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Planning Commission
October 22. 1997
Mr. Kerslake and attorney Jack Rubens, 333 South Hope Street, Los
Angeles, spoke In rebuttal to the publiC comment
CommiSSioner Weremluk asked Mr Kerslake about the defiCit parking
spaces. Mr Kerslake stated that parking IS a premium In this area and
that he IS explOring off-site parking for bUIlding He stated that all
bUilding employees will be parked off-site
CommISSIoner Weremluk asked for an explanatIon as to why
subterranean parking was not feasible Mr Klllefer stated that the
water table IS three feet below the basement floor
Commissioner Weremluk asked
State-owned beach parking lot
pursued
about increasing the capacity of the
Mr Kerslake stated that this could be
Commissioner Weremruk commented on the hollow clay tiles used In
the anginal Sea Castle bUilding Mr Kerslake stated that hollow clay
tiles offer no structural resistance to earth movement and could not
have been rehabilitated after the 1994 earthquake damage
CommISSIoner Weremluk expressed her apprecIatIOn of the way the
developer was sensitive to her comments about the reconstruction.
Commissioner Parlee commented on the two fower level wing parapets
Mr Klllefer explained that the change In design from the anginal
bUlldmg IS because of reqUired Internal ductwork and other structural
requirements
CommIsSioner Parlee commented on the Sea Castle graphIc, which he
found "anemic" as compared to the original sea horse design Mr
Klllefer stated that the graphic will be made of pre-cast concrete and
will be "strong, gutsy sea horses"
CommiSSioner Gruber asked the architect what happened to the
overhang on the "front" side of the bUilding Mr Klllefer stated that
thiS feature needed to be omitted because It overhung the public rlght-
of-way
CommiSSioner Gruber asked why there IS no public entrance on Appian
Way Mr Klllefer explamed that there IS no entry to the lobby on
Appian Way because of the parking configuration, however there IS an
entry from the southeast and from Manne Terrace
CommiSSioner Gruber asked If he had heard correctly that parking for
the State-owned beach lot IS $121 annually Mr Kerslake answered In
the affirmatIve
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Planning Commission
October 22, 1997
CommISSIoner Gruber asked If tenants will be charged separately for
parking In the bUIlding and what that cost wIll be Mr Kerslake stated
that parking will be paId separately and should run between $200-$300
a month
[The Commission took a break at this time]
Upon reconvening the hearing, Chair Zinner closed the public hearing
CommiSSioner Moench asked Ms Frick about the public comments
regarding the validity of the earthquake status of the prolect Ms Frick
stated that this site clearly quahfles for Earthquake Recovery Act permit
under the ordinance reqUIrements
CommiSSioner Weremluk commented on concerns raised by neighbors
regarding the hIstory of the property and budding owner She
commented on the hollow clay construction of the onglnal bulldmg and
how It was not feaSible to rehabilitate She stated that these Issues are
not before the Commission for conSideration She also expressed her
sympathy with neighbors regarding parking problems In the beach front
area
CommiSSioner Parlee commented on the parking In the State-owned
parkmg lot He complimented the architectural design of the new
project, which he called the "best example" of a solution to an
earthquake damaged property He expressed support for the project
CommiSSioner Gruber expressed concurrence with the prevIous
speakers. He commented on the archItectural rendenngs and expressed
concern With the "pedestnan experience" He suggested that the long
expanse of smooth surfaces be changed to a textured surface or
repeating element
In response to a question raised by the Commission, Ms. Ginsberg
stated the Beach Improvement Group (BIG) project proposes a
meandenng path adjacent to the bUilding With a textured pavement
She also stated It IS her understanding that the applicant's team has
been m contact With the BIG staff members
CommiSSioner Parlee asked about addmg landscapmg and/or benches
along the budding's beach facmg facade Ms Frick stated that the
bUlldmg must be VIewed m Isolation from the BIG project
ARB Boardmember Laks suggested that the bUlldmg base, which IS
about seven feet In height, could have the wmdows dropped down
CommIssioner Weremluk stated that she had asked the architect about
thiS, however It could not be done due to the Internal layout of the
5
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103
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Planning Commission October 22, 1997
buildmg She stated she would love to see a plaque with the history of
the angInal burldlng on It She complImented the new desIgn as a "four
sided bUIlding" She also stated that some people will want the whale
mural returned
CommiSSioner Moench commented that lowenng the windows might
also pose a secunty nsk
CommiSSioner Gruber suggested adding on the base, at about the four
and a half foot level, a long narrow band, perhaps made of brass, with
the hIstory of the bur/drng wrrtten on It
Boardmember Laks commented that CommiSSioner Gruber's Idea was
Interesting He suggested an undulatIng line and perhaps pedestrian
benches to add Interest
CommIssIoner Weremluk made a motion to reopen the publld hearing
specifically to permit the archItect a response to the suggestIons The
motion was seconded and approved by vOice vote
Mr KIlIefer stated he could add two stepbacks at 3-1/2 feet and 7 feet
with a band or plaques, colors and texture He expressed his
concurrence with the objections raised earlier but expressed concern
about the cost of a brass band around the bUilding
Commissioner Moench commented on the histone whale mural which
was on the onglnal building
Commissioner BreIsch stated that the base of the buildmg IS Important
to the overall proportion of the bUilding and that the Idea of hOrizontal
articulation IS good He suggested a stepback at the base level of 2-
Inches to 3-lnches He stated he likes the Idea of a plaque, however It
should not be painted on He commented that the new design evokes
the memory of the original bUlldmg and that he IS happy with the
design
Commissioner Breisch made a motion for approval of the project with
the following conditions address the base with a slight stepback at a
height of between 3-1/2 and 4-1/2 feet (at a pedestnan oriented
height), and with the addition of some vertical articulation pnmanly at
the corners
Commissioner Parlee seconded the motion.
Chair Zinner offered the following fnendly amendments (1) that there
be an appropnate commemoration of the history of the building; and (2)
to encourage staff to continue working with the applicant to develop an
6
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Planning Commission
October 22, 1997
amendment to the BIG project which meets the public access
requirements and arso works to soften the bUlldrng for the public's
benefit
CommisSioners Breisch and Parlee agreed to the amendments.
Commissioner Moench asked how large the base stepback would be
Commissioner Breisch stated he wanted only an Inch or two
CommisSioner Gruber asked that It be left to the architect to Include a
public art aspect that would Include the history of the bUilding
Commissioner Breisch stated he would not agree to thiS because It
would be too Significant a change and he would need to see a proposal
Commissioner Weremluk expressed support for the motion She stated
that It IS an attractive project and will Increase the City'S hOUSing stock
She stated that she feels good about the project overall
CommiSSioner Bradley asked If the proposed banding amendment
extend to all four sides of the bUilding Commissioner Breisch stated
that It should extend to all sides, If appropriate, as well as some vertical
articulation
Council Liaison Fernstem asked If the displaced tenants are eligible for
relocatrng to the bulldmg on a priority baSIS Deputy City Attorney
Rosenbaum Cited Section 14 of the Earthquake Recovery Actf and It
prOVides that any owner who reconstructs residential hOUSing units
pursuant to thiS Act must first offer a reconstructed unit to a displaced
tenant who has indicated to the owner that the tenant wants to return
He stated that the Act does not speCify the pornt rn time when the
tenant must proVide notice of Intent to return, however the owner IS
required to proVIde notice wlthrn 15 days after final City sign-off of the
bUilding permit authorizing the reconstruction He stated that the
interpretation IS that the tenant has the opportunity to proVide the
reqUired notice up to the pOint rn time that the owner would be required
to give notice of the right to return
Council Llalson Feinstein asked If a displaced tenant returns and they
had a parking space In the bUlldmg, are they entitled to a new parkrng
space on-site Deputy City Attorney Rosenbaum stated that he would
need to review thiS Issue
Commissioner Weremluk asked about the Issue raised by displaced
tenants regardrng unreturned security depOSits Deputy City Attorney
Rosenbaum stated that he Will consult the Deputy City Attorney who
deats With these types of matters
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Planning Commission
October 22, 1997
Chair Zinner expressed agreement with Commissioner Weremluk's
comments on the overall project and attractive design
Boardmember Laks complimented the architect for the fine design
whIch respects the Art Deco splnt of the onglnal bUildIng He stated
that the bUilding will be a good contnbutlon to that section of the
beach
Ms Frick asked If the motion Includes modification review by staff
Commissioner Breisch answered In the affirmative
The motion was approved by the following vote
AYES Bradley, Breisch, Gruber, Laks, Moench, Parlee, Weremluk,
Zinner
Chair Zinner thanked ARB Liaison Laks for hiS partiCipation In thiS
process
8. DISCUSSION:
A Information on ProDosltlon 218 and Street Llahtlng Assessments
Reauested bv Commissioner Weremluk on June 11. 1997
Ms Frick gave the CommiSSion two handout regarding assessments
comphance With PropOSition 21 8 and the actual text of the Propostlon
The Commission discussed the Issue The Item was not prioritized for
future action.
9. COMMUNICATIONS:
A Planning Commission Casehst
B Zoning Administrator Casellst
C Cumulative Projects List
D Appeal of Planning Commission DeCISions to City Council
1 502 Georgina Avenue, TM 97-003
Appellant Sohell Alexander Solelmanl
2 2200 Colorado Avenue
Appellant: SM Pollee Officer's ASSOCiation
Appellant Lincoln Properties
3 1446 Third Street Promenade
Appellant' Beth Strahlstrom, Esq
10. COMMISSION AGENDA'
CommiSSioner Gruber commented on the Pntlkln appeal that was heard by
City CounCil and commended the CommIssioners who testIfied
8
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Planning Commission
11 PUBLIC INPUT" None
October 22, 1997
12 ADJOURNMENT The meeting was adjourned at 9 51 p.m.
f \plan\share\pc\agenda\pca 1022 97
10/27/97
APPROVED AS AMENDED. NOVEMBER 19, 1997
9
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ATT ACHMENT E
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CITY OF SANTA :\ttOl'iICA
PLANNI~G CO:\:I~IISSION
STATEl\tIENT OF OFFICIAL
ACTION
PROJECT
CASE l'\CMBER EQPC 97 - 00 I
LOCA nON 1725 The Promenade
APPLICA~T Wade Klllefer. as Project ArchItect
CASE PLA)":l'JER Bruce Leach
REQUEST. ApplIcatIOn for an Earthquake Recovery Permn for the Ill-kmd
reconstructIon of the eIght story _ 178 urnt Sea Castle Aparunent
bUIldmg at 1725 The Promenade, III the R3R (MedIUm DenSIty
Multlple FamIly Coastal ReSIdentIal) Dlstnct
CEQA 51 i\. ITS The pro]ecr IS categoncally exempt from the pfO"\."lSlOnS of CEQA
pursuant to SectIOn 15302. Class 2. of the State GmdelInes m that
the project mvolves the m-kmd reconstructIOn of an earthquake
damaged apartment bUIldmg where the replacement buIldmg
wIll be located III the same location on the same SIte as the
structure replaced. has the same or greater setbacks. same
number of stones, and same purpose and capacIty as the pre-
earthquake structure
1
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PLA ",,"ING cO.\nUSSIO~ ACTIOI\
()('tClhf'r!! 1997 Date
xx
ApprO\ ed based on the followmg findmgs and subject to the condJtlOns
below
Demed
Other
EFFECTIVE DATE OF ACTIOl'l If :\"OT APPEALED:
October 28. 1997
EXPIRATION DATE OF A~Y PERMITS GRA~TED:
Annl lQ lQqR
.
LENGTH OF ANY POSSIBLE EXTEl"SION OF EXPIR~TION DATE:
Not apphcable to Earthquake PermIts
EARTHOUAKE RECOVERY ACT FI~DINGS:
The structure's archItectural deSIgn IS compatIble \Vlth the general area In \vhlch It IS located
m that the replacement project rephcates the pre-earthquake buIldmg's setbacks. mass and
shape \\'lth an updated Art Deco facade that IS deSigned to be compatible \nth other
apartment and hotel development III the area
2 The plan for the proposed bUIldmg IS expressive of good taste. good deSIgn. and III general
contnbutes to the Image of Santa MOllica as a place of beauty. creatl'Vlty and mdlVlduahty
In that the archnect developed a facade deSIgn that has Its roots m the early art deco penod
when the Sea Castle was bUIlt Recessed wmdO\vs. cornice detmlmg. varlatlOns m \\.all
plane. expansIOn Jomt detaIlmg and use of color provide rehef to the stucco walls and
enhances the bmldmg's appearance The south bmldmg wall setback has been Increased to
allow the mstallatIon ohvmdows and facade detaIhng. where the ongmal bmldmg's south
elevatIon was a blank wall AdditIonal setback articulation and deSign \\111 be proVIded at
the ground Hoor to enhance the bmldmg' S pedestnan onentatIOn
3 The proposed bUIldmg IS not of mfenor quahty such as to cause the nature of the local
nelghborhood or enVironment to matenally depreclate m appearance and \'alue. m that the
2
-*- -114
178 umt apartment bUlldmg reconstruction IS no larger than the prt~-earthquake structure.
proYIdes more p"''"kmg than the pre-earthquake structure and utIhzes detatlmg such dS
recessed wmdo\\s. COffi1c.es. and a palette of colors that contrIbute to the qualIty of buddmg
desIgn III the neIghborhood
CONDITIO~S:
Plans
1 ThiS approval IS for those plans dated October 15. 1997. a COP) of whIch shall be mamtamed
III the files of the CIty Planmng DrnslOn Pro.Ject development shall be consIstent v.lih such
plans. except as othenVIse speCIfied In these condItlOns of approval
2 The Plans shall comply WIth all other prOViSIons of the Earthquake Recovery Act and all
other pertment ordmances of the Cn)' of Santa MOllica as stIpulated m the Earthquake
Recovery Act
3 ~vlmor amendments to the plans shall be subject to approval by the DIrector of Plannmg A
slgmficant change In the appro,oed concept shall be subject to Plannmg C ommISSlOn ReVIew
ConstructlOn shall be m conformance WIth the approved plans. or as modIfied and
specIfically approved by the Plannmg Comml<;slOn. ArchItectural Review Board or Director
of Planning
4 Pursuant to SectIon 14 of the Earthquake Recovery Act (Ordmance 1875) tenants dIsplaced
from a reSidentIal housmg umt III an earthquake damaged structure shall be entItled to
reoccupy the umt Housmg umts ,,,-hlch are not filled by retummg tenants must then be used
to meet any Aftordable Housmg OblIgatIOn reqUIred by SectIOn 5 of the Act If the Obhgatlon
IS not currently bemg met
5 The developer shall covenant and agree WIth the CIty of Santa Momca to the specIfic terms.
condl11ons and restncttons upon the possessIOn. use and enjoyment of the subject property.
\\-hlch terms. condItIOns and restrIctIOns shall be recorded WIth the Los Angeles County
Recorder's Office as a part of the deed of the property to ensure that affordable umts are
proVIded and mamtamed over tIme and through subsequent sales of the property An
mcluslOnary requirement of twenty-five percent (45 umts) shall apply to the project of WhICh
22 umts shall be affordable to households not exceedmg SIxty percent of the (HCD) Los
j\ngeles County medIan Income and 23 UTIlt shall be affordable to households \\lth mcomes
not exceedmg 100% of the (HeD) Los Angeles County median mcome. expendmg not over
30% of monthly mcome on household costs. as speCified by the Housmg DIVISIOn of the
Department of Resource rvlanagement
ThIS agreement shall be executed and recorded pnor to approval of the BUIldmg PermIt
Such agreement shall speCify (1 ) responSIbllItles of the developer for makmg the umts
3
..~ 11 ::;
a\ mlable to elIgIble tenants and C) respon~lblhtles of the C ny of Santa \lomca to prerarc
apphcatlOl1 torms for potentIal tenants. e~tabh<;h cntena [()r quahficatIons. and mrmnor
complIance \\ Ith pronsIOn,> of the agreement
O\yner shall pronde the en) Planmng D1\ lSlon \\ nh a conformed copy of the recorded
agreement pnor to approval of the BUlldmg Permn
6 A copy of these CondnIOns of Approval shall be bluepnnted wrbatlm on the plans submItted
for final plan check approval to all agenCIes mvolved In lssumg constructIOn permns for the
proJ ect
7 Fmal parkmg lot la) out and speClficatlOns shall be subject to conformance reVle\y and
approval of the Parkmg and Traffic Engmeer
8 To Improve the bUlldmg' s ground level pedestrian onentatlOn. the bmldmg' s base shall
proVide a shght (1 to 2 mch) stepback deSIgn at a pedestnan onented heIght ofbel'.Yeen 3-
112 and 4-1/2 feet WIth some addltlonal vertIcal artIculatIon. pnmanly at the corners The
pedestnan onented deSIgn should extend to all Sides. If appropnate ReVised plans WIth
speCIfic deSIgn. matenals. and colors shall be submItted for renew and approval b~ the
Duector ofPlannmg and Commumty Development pnor to the Issuance ofbUlldmg permIts
9 An appropnate commemoratIOn of the hIStory of the bmldmg shall be proVIded. such as a
brass or marble plaque mstalled at the pedestnan level. on eIther SIde of the front entrance
The specIfic locatIOn. deSIgn. matenals. colors and text shall be submItted for reVIeW and
appro\.-al by the DIrector of Plannmg and Commumty Dewlopmem pnor co the Issuance of
bmldmg permIts
10 Staff IS encouraged to contmue workmg WIth the applIcant to develop an amendment to the
Beach Improvement Group (BIG) project ",hlCh meets the publIc access reqUIrements and
also \yorks to soften the bmldmg for the publIc. s benefit
Constructlon
11 Dunng constructIOn a secunty fence. the heIght of\vhICh shall be the maXImum permItted
by the Zomng Ordmance. shall be mamtamed around the penmeter of the lot The lot shall
be kept clear of all trash. weeds. cast off matenals. debns. etc
12 Unless othenl,.'lSe approved by the Department of EnVironmental and Pubhc \Vorks
Management. all SIdewalks shall be kept clear and passable durmg the gradmg and con-
structIOn phase of the project
13 SIdewalks. curbs. gutters. pavmg and dnveways whIch need replacmg or removal as a result
of the proJect as determmed by the Department of EnVIronmental and Pubhc Works
4
,0(&\000 16
\lanagement shall be reconstructed to the satlsfactlOn of the Department of [m lronmcnt.:d
and Public \\'orks ~1anagement Which ma~ mclude 1} replacement of curb gutter and
sIde\\alk adjacent to the proper!:. along \-lanne Terrace and Appian \Va} 2) DemolItIOn or
the e'XIStlng sea wdll and connected tmmel under The Promenade Inqall compacted backfill
and asphalt panng (6".\( o\er 6" C \1 B) \\11hm The Promenade Rlght-ot \\ay. dnd :3 f
Exca\'ate and remove the eXlstmg underground tank and plpmg below AppIan Way Obtalll
reqUIred underground tank remoyal permIts. remo\ e and properly dispose of any
contammants Approval for thIS work shall be obtamed from the Department of
Em lronmental and PublIc Works }"lanagement '\\Ithm nInety (90) cla) S from the effecm e
date of appro\al and pnor to commencement of constructlon
14 VehIcles haulmg dIrt or other constructIOn debns from the SIte shall cover any open load
with a tarpaulm or other secure coyenng to minImIze dust emISSIOns
15 A constructIOn penod mmgatlOn plan shall be prepared by the applIcant for approval by the
Department of Ennronmental and Pubhc Works yfanagement wlthm nmety (90) dayS from
the effectlve date of approval and pnor to commencement of constructIon The apprm"ed
mitIgatIon plan shall be posted on the SIte for the duratlon of the project construction and
shall be produced upon request As applIcable. thIS plan shall 1) SpeCify the names.
addresses. telephone numbers and busmess lIcense numbers of all contractors and
subcontractors as well as the developer and archItect. 2) Descnbe how demoiltIon of any
eXlstmg structures IS to be accomplIshed. 3) Indicate where any cranes are to be located for
erection/constructIOn, 4) Descnbe hO\v much of the pubile street. alleyway. or Sidewalk IS
proposed to be used m conJunctlOn With constructIOn. 5) Set forth the extent and nature of
any pi1e-dnvmg operatIOns. 6) Descnbe the length and number of an)" tIebacks '\\hlch must
extend under the property of other persons. 7) SpeCify the nature and extent of any
de\yatenng and 11S effect on any adjacent bmldmgs. 8) Descnbe antIcipated constructlOll-
related truck routes. number of truck tnps. hours ofhaulmg and parkmg locatIOn. 9) Spent}'
the nature and extent of any hehcopter haulIng. 10) State \vhether an) constructIon actInty
beyond normally permItted hours IS proposed. III Descnbe any proposed constructIOn nOise
ffiltIgatlOn measures. 12) Descnbe constructlOn~penod security measures mcludmg any
fencmg. lIghtmg. and security personnel. 13) Pronde a dralllage plan. 14) Pro\1de a
constructlOn-penod parkmg plan which shall mmlrnize use of pubhc streets for parkmg. 15)
List a deSignated on-S11e constructIOn manager
16 The property owner shall msure any graffitI on the site IS promptly removed through
compl1ance WIth the City's graffiti removal program
17 A sign shall be posted on the property m a manner consistent \-nth the publIc heanng Sign
requIrements vvhlch shall identify the address and phone number of the owner and/or
applIcant for the purposes of responctlllg to questIOns and complamts durmg the constructlon
penod Said Sign shall also llldIcate the hours of permIssIble constructIOn work
...... 11 7
18-\ copy ofthe~e COnditIOnS shall be posted In an casd! ,-lslble and dccesslbk 10cat1On <It .111
tImes dunng construction at the project SHe 1 he pages shall be lammated or othen\ I.,e
protected to ensure durabIlity of the cop~
EnVironmental Mltlgatlon
19 Cltra-Iow tlo\\ plumbmg fixtures arc reqUired on all ne\\ de\elopment and remodelmg \,here
plumbmg 15 to be added (r.-IaxJUmm 1 6 gallon tOllets and I 0 gallon unnals and 10\\ flo\\
sho\ver head)
~'flscellaneous CondltlOns
20
The bmldmg address shall be pamted. In a contrastmg color. on the roof of the bUlldmg and
shall measure four feet by eIght feet (32 square feeL)
21
If any archaeologIcal remams are unco\'ered dunng excavatlOn or constructlOn. \York 111 the
affected area shall be suspended and a recogDlzed speclahst shall be contacted to conduct a
survey of the affected area at project's o\\-ner's expense A determinatIOn shall then be made
by the DIrector of Planl11ng to detemune the sIgmficance of the survey findmgs and
appropnate act10ns and reqUlrements. If any. to address such findmgs
22
Street and/or alley hghtmg shall be provided on public nghts of \yay adjacent to the project
If and as needed per the specIflcatlOns and wlth the apprO\:al of the Department of
EnVIronmental and Pubhc Works ~vlanagement
J"
....j
Fmal approval of any mechamcal eqUIpment mstallat10n WIll reqmre a nOIse test JI1
complIance \.\-Ith SM"t\-JC SectIon 4 12 040 EqUipment for the test shall be pronded by the
o-wner or contractor and the test shall be conducted by the o\.vner or contractor A copy of
the nOIse test results on mechanIcal eqmpment shall be submltted to the CommunIty )JOise
Officer for review to ensure that nOIse levels do not exceed maximum allowable leye1s for
the applIcable nOise zone
24
Wlthm nmety (90) days from the effectIve date of approval and pnor to commencement of
constructIOn plans shall be prOVIded \\-lth all permanent mechamcal eqUlpment to be placed
mdoors whIch may be heard outdoors
..,-
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Unless otherWIse approved by the CommunIty and Cultural SerVIces Department and the
Planmng and Community Development Department. durmg project constructIOn. any street
trees shall be protected from damage. death. or remo\'al per the reqUIrements of Ordmance
1242 fCeS)
~
...,
1IIi""
-118
ValidIty of Permns
26
27
28
VOTE
Ayes
Nays
Abstam
Absent
In the event pen111ttee \"IoJates or falls to comply \,\ nh any condltlons of apprcn, al of this
pemlIt. no further permIts. lIcenses. or approvals shall be Issued untIl such \'101at10n has been
full} remedIed
WithIn ten days of Cny Plannmg DlYlSlOn transmittal of the Statement of Officml ActIon
project applIcant shall sign and return a copy of the Statement ofOtllcml ActIOn prepared
by the Planmng DlnslOn. agreemg to the ConditIOns of approval and acknowledgIng that
fallure to comply \\.Ith such condItIons shall constItute grounds for potential revocatIon of
the permIt approYal By signIng same. applIcant shall not thereby waIVe any legal nghts
applicant may possess regardmg SaId condnlOns The sIgned Statement shall be returned to
the Plannmg DIVISIOn FaIlure to comply WIth thIS condItiOn shall constnute grounds for
potentIal permIt re\.ocatlOn
ThiS determmatIOn shall not become etTectIve for a penod of five days from the date ot
determmanon. or. If appealed. untll a final determmatlon IS made on the appeal Any appeal
must be made m the form reqUlred by the Zomng Achmmstrator The term of approval of
thIS permIt shall expIre Apnl 19. 1998. unless construcnon has commenced After eXplfatlon
of thIS Earthquake Recovery PermIt. no extenSIOns shall be granted and any subsequent
applIcatIOn shall be conSIdered for new constructlon pursuant to apphcable codes In affect
at the tIme a new applicatlon IS submitted
Bradley, BreIsch. Gruber. T'v10ench. Parlee. Weremmk. Zmner and ARB Board
:Ylember Laks
Bradley. Breisch, Gruber. )';loench. Parlee. Weremmk, Zmner and Laks
None
,\-one
None
I hereby certify that this Statement of OffiCIal Action accuratel~' reflects the final
determination of the Planning CommIssion of the Cit)' of Santa Monica.
)=1~
~7e U
] ohn S Zmner. Chairperson
1/- s- "l-,
date
7
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I hereb~ agree to the above conditions of appro,-al and acknowledge that failure to comply,,, 1111
such conditions shall constitute grounds for potential revocation of the permit apprm'al.
dddl/!?'L
ApplIcant's SIgnature
~~ KIL-~t?_J~p~
Pnnt Xame and TItle .f<("~ ~~
~~~
F-PL o\l\" SHARE PC "TO-\S" I:: QPC9 "'11 [ \\ PO
rev 9/97
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ATTACHMENT F
)rib! ~121
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NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONJCA CJTY COUNCIL
SUBJECT: A Public Heanng Wilt be held by the City Council on the following requests
Appeal 97-021 and 97-022 of the Planning Commission's approval of an
Earthquake Recovery Permit 97-001 for the In-kind reconstruction of an eight
story, 178 unit apartment bUilding (the Sea Castle) at 1725 The Promenade
APPLICANT:
APPELLANTS:
Wade Klllefer, AlA
Jerry Bass and Stephame Barbanell, and Ellen Brennan
WHEN:
Tuesday, January 27, 1998 at 630 PM
WHERE:
Council Chambers, Room 213
1685 Main Street
Santa Momca, Callforma
HOW TO COMMENT
You may comment at the City Council public hearing, or by writing a letter Wntten
Infonnatlon received before 3 00 P m on the Wednesday before the hearing Will be given
to the City CouncIl In their packet Information received after that time Will be given to the
CIty CouncIl prior to the meetmg
Address your letters to
City Clerk
EQPC 97-001
1685 Main Street, Room 102
Santa MOnica, CA 90401
MORE INFORMATION
If you want more information about this proJect, please call (Bruce Leach) 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
Interpretmg, please contact the Office of the Disabled at (310) 458-8701
Pursuant to California Government Code Section 65009(b), If thiS matter IS subsequently
challenged In Court, the chaIJenge may be lImIted to only those Issues raIsed at the Public
Heanng desCribed In thiS notice, or In written correspondence delivered to the City of
Santa Monica at, or prior to, the PubliC Hearing
ESPANOL
EI Conclllo MUnicipal de 1a cludad de Santa Monica tendra una audencla publica para
revlsar applicaclones proponlendo desarrollo en Santa MOnica Para mas Informacion,
!Jame a Carmen GutIerrez al numero (310) 458-8341
t .. '"
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APPROVED AS TO FORM
~/\"~4~~'r'w-.?-;-- r~ r)J1...c'" --'"u;~
AMANDA SCHACHTER
Senior Planner
F \PLAN\SHARE\COUNCIL"NOTlCES\EQPC970C WPD
...:l" 124
ATTACHMENT G
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December 9, 1997
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PROVINCE
GROUP
==
LEGACY
HOMES
Ms. Suzanne Frick
CITY OF SANTA MONICA
1685 Main Street
Santa Monica, CalIfornia 90401
Re: Sea Castle Apartments
Dear Ms Frick:
I hope this letter finds you doing well and looking forward to the upcoming holidays I
wanted to drop you thIs note to address a concern that you may have had after hearmg
some remarks at Planmng Commission regarding our intentions with the Sea Castle site.
First, let me assure you that we will build the Sea Castle. This buildmg is a trophy
property and Its completion is very important to my partner and myself. We cannot start
constructIOn soon enough. We have spent over $500,000 with the project archItects so we
could submit our plans last week in anticipation of Council approval on January 13, 1997.
Secondly, I personally called KeVlll Cosell WIth Chris Harding's office who assured me
that he was referring to Dr. Braun when he indicated that the site was going to be sold in a
few months. This is true. it will be sold to us under our existing bindmg purchase
contract once our approvals are obtained.
I hope this addresses your concerns and we look forward to a continued relationship with
you and the CIty of Santa MOllIca
Very Truly Yours.
SEA CASTLE PARTNERS
M~
M1K/Js
120 :\Iewport Center Dn\'e, SUite 240, I\"ewport Beach, CA 92660
714.'739-8500 FAX 7]4/759-8111
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Roy Elwell
1930 Ocean Avenue #106
Santa MOnica, CA 90405
(310) 399-6871
o'"'ITY 0:- -
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"97 OCT 23 P 4 04
October 22, 1997
Dear Suzanne Frick, Planning Commissioners and City Council Members:
A week ago I attended a meeting of the so-called South Beach
NeIghborhood Watch group at the Shutters Hotel. I have yet to learn who
the apparentty self-appornted leader(s) may be but I was distressed to see
that the leadership had prepared, printed and had ready for signatures, two
letters of protest In regard to bUSiness actIvity In the neighborhood.
One letter was to the ABC protesting a liquor license for the
planned Lobster restaurant at 1602 Ocean Avenue. The second letter of
protest, a copy of which IS enclosed, was In OppOSItion to the rebUl'dmg of
the Sea Castle apartments on Ocean Front Watk.
The letter In regard to the Sea Castle IS absurdly Inaccurate and
filled wIth distortIons so, I feel compelled to respond here to you In an
attempt to balance the opmlons of the Iff Informed anonymous wnter. Let
me do so, point-by-point.
1.) I donlt know whether the property owner, Dr. Braun, was
actually convicted as a "slum lord". I know some of my fnends who Iwed
In the Sea Castle had a moratorium on paYing rent, for a while, because of
prevIous overcharges but Braun was slow to perform work on the building
as many other property owners were, and are, under the rent control law.
2.) The cause of the destruction of the Sea Castle was the
earthquake of January, 1994. The buildmg was not yellow-tagged, as the
wnter claims. It was red tagged and shored up only to the degree where it
was safe for prevIous reSIdents to move out their personal property. The
bUilding was completely boarded up only to be broken Into by homeless
people seeking shelter. Yes, many occupants were also drug dealers and
users but there were no locks to be changed by anyone. The bUIlding was
sealed but none-the-Iess penetrated. - All utilities, gasl electricity and
;2>=
~ '-
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e
2.
water were cut off to the bUlldmg so, when the mtruders lighted a fire to
keep warm, the whole bUilding burned because the overhead spnnkler
system has been cut off.
3.) The Earthquake Recovery Act didn't anticipate the fire and the
demohtlon of the structure.
4.) The ballroom and the sWimming pool were never a part of the Sea
Castle's operatIon. The ballroom and pool go back to the era, before the
early 19705, when the building was the Hotel MOnica. The baUroom and
pool were removed when the building was converted from being a hotel to
being an apartment building.
5.) It's ridIculous to say, as the letter writer does, that ~~... The mass and
scale of thiS project IS completely mcompatlbte and mappropnate for the
neighborhood." What nonsense. And...why must any desIgn be "...rn keepmg
With the Shutters Hote!."?? The sea Castle existed in the
neighborhood. Let's have it back again'
Thank you very much for your attention to thiS matter
sincerely,
Roy Elwell
.... ..,
123
e
e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re. OpposItIon to the rebUIlding of the Sea Castle Property.
I am opposed to the rebuilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to deteriorate. even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was qross nealla~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
varmln Inte51ed bUilding tfJat was Inhabited by arrogant crimiiial6 whu routlii~li
changed the locks to make their entrance and eXit from the bUilding more convenient.
The City failed to protect Its CItizens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire. The owner and the city did not
respond In a timely or effective manner to the problems at the site The neIghborhood
was left vulnerable. crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conformIng uses
4) The bUlldmg IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
provided which WIll excerbate reSIdential parking shortages in the area drastically and
WIll consequently Increase traffic congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropriate for the
neighborhood The cumulatIve Impacts of ail the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitIgated In the absence of an envrronmental review The
quality of life of the reSidents will suffer greatly To Visually restore the bUilding to its
former monolithIC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSIgn should be In keeping With the
Shutters Hotel and any replacement project should be what is currently zoned -- R2.
Sincerely,
Member of the South Beach Neighborhood Watch
Address
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Sea Castle Partners
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October 21. 1997
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John Zmner, ChaIrman
Santa MOllica, Cahforma
-
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Re: Sea Castle Apartments
Dear Chainnan ZInner
We are m receIpt ofa memorandum dated October 15,1997 from Stephanie Barbonal and Jerry
Bass that was included With the matenals you receIved from the CIty regardmg the replacement
of the Sea Castle building We offer the followmg pomts m response (for ease of reference. thIS
letter will use the same numbers as used m the opposmg memorandum)
1) We cannot speak to the manner III wluch Dr Braun and lus lender operated the bmldmg
prior to Its destructIOn. What we do know IS that the buIlding was fully occupIed and
functIOnal prior to the earthquake. AddITIonally. Dr Braun IS not a member of our
development team and Will have no mvolvement m the o\\-nerslup. constructIOn or
operatIOn of the replacement bwldmg
The earthquake created sIgmficant finanCIal hardship on o'Wners throughout the CIty and
the Earthquake Recovery Act was enacted to help encourage the rebUIldmg process The
authors of the opposmg memorandum should be pleased that the new bUIldmg WIth all of
Its design Improvements wIll be a SIgnIficant Improvement over the old bmldmg
2) There is no questIOn that the Sea Castle expenenced extenSIve catastropluc damage from
the Northndge earthquake WhICh rendered It unmhabnable The ongmal bmldmg was
bUllt III 1925 With walls of hollow clay tde that offered httle structural support to reSIst
the magmtude of the earthquake The fire that later occurred was mCIdental as the
bUlldmg was already beyond feasIble repan Also, even If the fire and subsequent
demohtIon had not occurred, the bmldmg would have stIll been eligIble for complete
reconstructIOn under the Earthquake Recovery Act
120 Newport Center Orlve, SUlte 240, Newport Beach, Ca1lfornla 92660
Telephone (714) 759-3500 Facslmlle (714) 759-3111
.n ....
· 3 ·
j 1
October 21. 1997
John Zmner. ChaIrman
. Page Two -
3) The argument that the Planmng COmnllSSlOn should reject the proposed reconstructIon
because the landlord stalled untIl market forces warranted rebUIldmg IS not relevant and
IS unsubstanuated by facts. The Earthquake Recovery Act remams a valId ordmance and
the current applIcatIOn was tImely filed and deemed complete by the CIty
As you can Imagme, It takes time to undertake a reconstruction of thIS scope It IS not an
easy challenge to rebUIld a new "old" bUlldmg Not all property ovvners have the money
to rebmld Immediately and msurance settlements can be lengthy and contentIOus It also
takes time to Illter\1eW, retam and select an archItect and l~ther deSIgn consultants
(structural engmeer. mechanIcal engmeer, electncal engmeer, etc) and create plans for a
complex structure The Bay area IS a good example of thIs process, as re-bUIldIng IS stIll
occumng from the Lorna Pneta earthquake that occurred eIght years ago
4) The replacement bUIldmg fully complIes WIth the Earthquake Recovery Act defimtIon of
In-kInd reconstructIOn. SpeCIfically, the proposed Sea Castle complies Vvl.th all of the m-
kind definitions of the Act Includmg, no greater square footage. the same number of
dwellIng umts, no greater heIght of the structure, the same setbacks, no fewer parkmg
spaces and no greater lot coverage The proposed Sea Castle \.\'lth the same number of
unIts, lower heIght, Increased parking and neutral color scheme ",ill be a better. more
attractive bUIldmg for the commumty Ms Barbonal's letter sugg"'its that the ballroom
and pool have been elImmated and the lobby reduced ThIS statement IS factually
Incorrect as the "ballroom" was not In use as such. the pool \' 3S ftllt:..l Vvl.th earth m 1971
and the new deSIgn mcludes a lobby and a fitness center. The btuidmg footage IS actually
smaller m order to proVIde the reqUIred hfe safety and mechanIcal systems m
conformance WIth current bwldlllg codes
5) The preCIse purpose of the Earthquake Recovery Act IS to aId earthquake VIctIms by
allo",lng the "reconstructIOn of legal non-confornung structures WIthout complymg WIth
current zonmg reqmrements" The Act states that replacement structures are only
reqUIred to prOVIde the same number of parKing spaces that preVIOusly eXIsted
NotwIthstandmg this fact, the replacement bUIldmg WIll proVIde 30% more spaces than
the pnor bUIldmg (71 vs 54) The addmon of more new parkIng spaces IS not feaSIble
due to the constraInts of the bUIldmg envelope and the water table (Ie the buddmg cannot
go up, do\V'TI or out).
It IS Important to keep III mmd that thIS IS a reconstruction project ""'lth no new Impacts
The Sea Castle stood for 70 years - long before the mtensIficatIon of uses occurred m the
area Thus. It IS unjust to pomt to the Sea Castle as the culpnt of parkmg shortages and
traffic congestiOn Moreover, when new projects such as Shutters. Loews and the Ocean
Hotel were approved, theIr traffic and other studIes naturally contemplated the eXIstence
of the Sea Castle
6'"
1 "I ..,
!Jc.
October 21. 1997
John Zmner. ChaIrman
- Page Three -
The opposmg memorandum concludes by suggestmg that thIS project is 'completely
IncompatIble and mappropnate for the neighborhood" ThIS assertlOn is rather hollow SInce. for
nearly three-quarters of a century. the Sea Castle' was In fact an llltegral component of the
neIghborhood. The new buddmg IS simply the same project 'VIth a new structure that
mcorporates the latest seIsmIC and lIfe safety systems The purpose of the Act IS to allow
rebuddmg of structures that were standmg elements of the CIty ar.;:! Its eclectIc nature The
vaned and mterestmg forms of ardutecture present In the CIty contnbute sIgmficantIy to Santa
Momca'5 acclaImed shoreline
Per the staff report, "The project IS categoncally exempt from the proviSIons of CEQA pursuant
to Section 15302, Class 2, of the State GUldehnes m that project mvolves the m-kmd
reconstructIon of an earthquake damaged apartment bmldmg where the replacement buddmg
WIll be located m the same locatIon on the same SIte as the structure replaced. has the same or
greater setbacks, same number of stones, and same purpose and capacity as the pre-earthquake
structure" F or the same reasons and based upon the same lOgIC, the applicant has already
receIved an exemption from the CalIfOrnIa Coastal CommIssion
In conclusion, the arguments raised in the memorandwn nught have been argurnents for not
adoptmg an Earthquake Recovery Act However, the Act does eXIst and it has successfully
fulfilled its premise and accomplIshed most of Its goals The Earthquake Recovery Act was a
well-conceIved ordinance Intended to prevent the loss of hOUSIng umts in the CIty, to mamtaIn
the City'S eXIstmg reSIdentIal and commercial character, to streamlIne the bUilding permIt
process, and to encourage rebuIldmg The Sea Castle. destroyed hv the Northrldge earthquake. is
exactly the type of structure the City CouncIl contemplated when enactmg the Earthquake
Recovery Act and IS exactly the type of structure that should be rebmlt under the Act The Sea
Castle applicatiOn complIes \\o1th the letter and mtent of the Earthquake Recovery Act and the
reconstruction effort of the Sea Castle should be allowed to proceed
Should you have any additional questions or concerns please feel free to contact me at (714) 759-
8500
Very truly yours,
SEA CASTLE PARTNERS. LLC
End
""...
e
e
To Suzanne Frrck, Planning Commissioners and City Council Members 1o-15~97
From. Members of the South Beach Neighbor Watch FAX 310~458 - 3380
Ae Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUildIng of the 178 Unit apartment house for the followmg
reasons
1) Dr Braun, the slum ford and his bank, First Federal Savings, allowed this bUilding
to detenorate. even before the earthquake. and even before the fire. They should not
now be rewarded being able to secure earthquake entitlements so that they may profit.
2) The cause of the destruction of the Sea Castle was gross neglloence -- not the
earthquake. The bUilding was shored up and yellow tagged such that it could be
entered and secured Pollee and FIre department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant cnminals who routinely
changed the locks to make their entrance and exrt trom the bUIlding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functionaJ one month betore the fire The owner and the city did not
respond In a timely or effective manner to the problems at the SIte. The neighborhood
",as left vulnerable. crime infested and helpless.
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
'orces warranted the rebuilding of non-conforming uses
~) The building is not being replaced In kind because the ballroom and pool area
appear to have been elimmated and the lounge area reduced in order to Increase the
)fze at the apartment units
i) In order to preserve earthquake enttttements, insuffICient parking spaces will be
)rovlded which Will excerbate residential parking shortages in the area drastically and
yill consequently increase traffic congestion severely,
rhe mass and scale of thiS project IS completely incompatible and Inappropnate for the
,eighborhood. The cumulative Impacts of all the surrounding developments makes
he resurrection of the Sea Castle a nightmare The environmental Impacts Will be
llgnltlcant and cannot be mitigated In the absence ot an environmental review The
]uallty of life of the residents will suffer greatly To Visually restore the bUilding to Its
:mner monolithic. concrete self directly across from the 6 story Ocean Hotel, would
reate a concrete canyon by the beach Any design should be in keeping with the
;hutters Hotel and any replacement project should be what IS currently zoned -. R2.
Sincerely I c::::
g,~Ik-..~
~~e~-the South Beach Neighborhood Watch
16 <:-I2-~;--LJ r/e4-& ~ eA-tj~
Address
rO'd o~:vr L6'sr tJO
9vf~-rsv-OT~'ON 131
13' I
~/oO> . i 4
ss-es:-{{au'E'qJ'E'B:
e
e
To Suzanne Fnck, Planmng CommISSioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUildIng of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS buildIng
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profrt
2) The cause of the destruction of the Sea Castle was gross neallaence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the buildIng more convenient
The City failed to protect ItS Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the city did not
respond In a tImely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never antIcipated that landlords could stall till market
forces warranted the rebUilding of non-conformIng uses
4) The building IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Unlts
5) In order to preserve earthquake entitlements, inSUffiCient parkmg spaces WIll be
proVided which Will excerbate residentIal parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrectton of the Sea Castle a mghtmare The envIronmental Impacts Will be
slgmflcant and cannot be mitIgated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the building to Its
former monolithiC. concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by th~ beach Any deSign should be In keeping With the
Shutters Hotel and any replacerft'ent project should., b7~wh,t IS currently zoned -- R2.
~ SIn~~IYl r ~/ Ii .,
f ! C,L~- "j; 1l)^---1 ~ri
Member of \h~ South B~~ .~~19~bOI~~~o~atch f !
\ (;G I Affl l~ 'J'J h- ~ ~ 1'1
Address
ilIlW
, <")
j .J .
...
e
.
To Suzanne Frick, Planmng Commissioners and City CouncIl Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUlldmg of the Sea Castle Property
I am opposed to the rebuilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, FIrst Federal Savings, allowed thiS bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profrt
2) The cause of the destruction of the Sea Castle was gross negligence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermIn Infested bUIlding that was mhablted by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUlldmg more convenient.
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme mfested and helpless
3) The Earthquake Recovery Act never anticIpated that landlords could stall till market
forces warranted the rebuilding of non-conforming uses
4) The bUIlding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment unIts
5) In order to preserve earthquake entitlements, inSUfficient parking spaces WIll be
provided whIch WIll excerbate residentIal parking shortages In the area drastically and
Will consequently Increase traffic congestion severely
The mass and scale of thIS project IS completely Incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts WIll be
sIgnificant and cannot be mitigated In the absence of an environmental review The
quality of lIfe of the reSidents Will suffer greatly To Visually restore the bUildIng to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely, ~
J/:" / /h/
'-/ _) ~.- .- . {..c :-l; ./I.r x.>lt{. {
Member of the South Beach Nelghtforhood Watch
/;/ / (
;_" It-' t /, -j' t
Address
/~ /){~rJrt
..."" ~36
e
.
To Suzanne Frick, Plannrng Commissioners and CIty Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 Unit apartment house for the followmg
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thIs bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entItlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross negligence -- not the
earthquake The bUIlding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUildIng more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, Crime Infested and helpless
3) The Earthquake Recovery Act never antIcipated that landlords could stall till market
forces warranted the rebUilding of non-conformIng uses
4) The bUilding IS not being replaced In kmd because the ballroom and pool area
appear to have been ehmmated and the lounge area reduced In order to Increase the
size of the apartment unrts
5) In order to preserve earthquake entitlements, inSUffIcient parking spaces Will be
provided which Will excerbate reSidentIal parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS prOject IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To visually restore the bUlldmg to ItS
former monolithiC, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Sincerely,
--
l Jf!; H1J f1 <: 4owe~
Member of the South Beach Neighborhood Watch
/GY-7 f)~~ V/H-iZ ~6 _
I
Address
i(!if..
137
~.
-
e
To Suzanne Frick, Planning CommIssioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal SavIngs, allowed thiS bUilding
to detenorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2} The cause of the destruction of the Sea Castle was gross negligence -- not the
earthquake. The bUlldmg was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant Criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenrent
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effectIve manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kmd because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to increase the
size of the apartment units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces will be
proVided which Will excerbate reSidential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a mghtmare The environmental impacts Will be
slgntflcant and cannot be mitIgated In the absence of an environmental review The
quality of hfe of the reSidents Will suffer greatly To Visually restore the building to Its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be in keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely,
t.
- ~.
, ,
Member of the South Beach Neighborhood Watch
Address
~'"iI <1:10'
133
-
e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to d eteno rate , even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was aross neahaence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant cnmlnals who routmely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the cIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUIlding of non-conforming uses
4) The bUildIng IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entitlements, InsuffiCient parking spaces Will be
proVided which Will excerbate reSidential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithiC. concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned u R2
Sincerely.
~- 'I
,
"'.-'~. . - 'I
, '
, ,
. ,
Member of the South Beach Neighborhood Watch
\~ --
\ .
-.... "}. r-. . i
',,- .. I.... \..., J
( I I ;
./1
, .
! i"
Address
,
I
;,..", i")Q
~ ";...i
.
<
-
.
To Suzanne Frick, Planning CommIssioners and City CouncIl Members 10-15~97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re OpposItion to the rebUIlding of the Sea Castle Property
I am opposed to the rebuilding of the 178 umt apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross negligence -- not the
earthquake The bUilding was shored up and yellow tagged such that It CQuld be
entered and secured. Police and FIre department personnel refused to enter the
vermin Infested bUIlding that was inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUildIng more convenient
The City failed to protect Its CitIzens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire The owner and the city dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticIpated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bulldlng IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
proVided which Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely IncompatIble and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a mghtmare The environmental Impacts Will be
SignifIcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any design should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Sincerely,
--C~~, (It.~ "-
Member of the' South Beach Neighborhood Watch
I i: ~ -7 d f~ ^~~ U Add';kss ') ( r~ik --- )1'1 (,;')~~..rt C:c~ i c i.{ c (
~.....
1 . ~
- [j. L'
j
.e
e
,
To Suzanne Fnck, Planmng CommIssioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 umt apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS bUilding
to deteriorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit.
2} The cause of the destruction of the Sea Castle was gross neqhq~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces will be
provided which will excerbate residential parking shortages In the area drastIcally and
will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts will be
significant and cannot be mitigated In the absence of an environmental revIew The
quality of life of the reSidents will suffer greatly To Visually restore the bUilding to its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
(' Sincerely, .. /~/';/
Member of the~:~t;~~c~ ~J~:b~rho~~ ~Wat~~
1: ... _,
/1 (I ~ ('. ,- , ,.... - -t' i ; {~{E #/(
/ ~ .J .. ;~ ~ "'= ~ l A. /." 1 .~ 1
_"),_.< ._~-=/., f)q~,ess ,_: / // II ,) /'r!, / !
O!I~ -141.
e
e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, FIrst Federal Savings, allowed thiS bUilding
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destructIon of the Sea Castle was gross negllqence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured PolIce and Fire department personnel refused to enter the
vermin Infested bUilding that was rnhablted by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the cIty dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
sIze of the apartment unIts
5) In order to preserve earthquake entitlements. inSUffiCient parking spaces WIll be
prOVIded whIch WIll excerbate resIdentIal parkIng shortages m the area drastically and
Will consequently Increase traffiC congestIon severely
The mass and scale of thIS project IS completely incompatible and Inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
9-.&>.-<.<' ~CereIY. .. <
~~ers6t the South Be~h Neighborhood Watch
/6 ~~ ~/~.~ ~~ CA-7t::JYZJ7
Address
,., #
'4'"'1
1. "
e
e
1
To Suzanne Fnck, Plannmg Commissioners and City Council Members 10-15~97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this building
to detenorate, even before the earthquake, and even before the fIre They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was aross neahaence -- not 1I1e
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermIn Infested bUIlding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient.
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neIghborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebuilding of non-conforming uses
4) The building IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entItlements. inSUffIcient parking spaces win be
provided which will excerbate residential parking shortages In the area drastIcally and
will consequently increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts will be
significant and cannot be mitigated In the absence of an environmental review. The
quality of life of the reSidents will suffer greatly To visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
. Sincerely,
\.{il (IJLJ <fjnld;jf
Member of the South Beach Nel~borho6d Watch
-;- l\'J'l' ,--"','1""1.-1:-," --! /)1/' '/1; /i-: ~ _//:)
. l c_ "'~. ~/ l. ~~~J t-'- ) L--- ,-
........!I I ~ - ~ ...... r_1
Address f'- ."1'.,('-. ()...', ,/\ 2\ (_-, "
c:: k- ~f\:\ rr---. '\ '. '1 /1 -- . 1
"' _~ "\ 'or" \ :1 i '. . "'01 ('. V, . '.
...../<..7. \ ~~ ;' -. '- (
.,.'" -143
e
e
To Suzanne FriCk, Planning Commissioners and City Counctl Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profrt.
2) The cause of the destruction of the Sea Castle was qross negllg~e - not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUlldrng that was inhabited by arrogant cnmmals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient.
The CIty failed to protect Its citizens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire The owner and the City did not
respond In a timely or effective manner to the problems at the sIte. The netghborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
proVided which Will excerbate reSidential parkIng shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a mghtmare The environmental impacts Will be
Significant and cannot be mitIgated In the absence of an envlronmentaJ review. The
quality of life of the reSidents Will suffer greatly To Visually restore the buIlding to its
former monolithic, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach Any deSign should be in keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned - R2.
Sincerely,
dd' /"'") , 1
Member of th~i~~~ ~~~~~~~~~hOOd Watch
l (o5Q O\'2JJ'; '1ron+ WJJL ::t:F JJp
Address
Ii').' ~14q
e
e
To Suzanne Fnck, Planning CommIssioners and CIty Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 umt apartment house for the followmg
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings. allowed thiS bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross negllg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and FIre department personnel refused to enter the
vermin Infested bUilding that was inhabIted by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUlldmg more convement.
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the cIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUIlding IS not being replaced In kInd because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUfficient parking spaces Will be
provided whIch WIll excerbate residential parking shortages In the area drastically and
Will consequently Increase traffic congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neIghborhood The cumulatIve Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an envIronmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Smcerely,
/--.. -<""'....
~ ~>~-C:-"_r/.~~v_~
Memberot the South Beach Neighborhood Watch
luJf ~4~ //7~ .?4//c r #~
Address '
..,'" 145
e
e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach NeIghbor Watch FAX 310-458 - 3380
Re OpposItion to the rebuilding of the Sea Castle Property
1 am opposed to the rebUIlding of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS building
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profIt
2) The cause of the destruction of the Sea Castle was gross negll<;lence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the cIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kInd because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
provided whIch Will excerbate residential parkIng shortages In the area drastically and
Will consequently Increase traffic congestion severely
The mass and scale of thiS project IS completely Incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an environmental review. The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to ItS
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping with the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
/,.,": s~~CereIY/_~
/ /!/ /. -/'___ I /-,
. _.('!~ r" .....,r. / -L ~.. _. ______ ~ ___
Member of the S<e~h Beac~. NerQhborhood Watch
./ ..---;:,., /', ) / ~'7 .--'
_- - , r. _ T ,,,'y{A.__ c~. Y ,. y"-____
:.. LJ.... ----...---,... (".... - ~ --- {--"-
Address
;I'lL"' -146
. , -
e
e
To Suzanne Fnck, Planmng Commissioners and City CouncIl Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 umt apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank. First Federal Savings. allowed this bUilding
to d eteno rate , even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross negllg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable. cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUIlding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
prOVIded which Will excerba1e residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the buUdlng to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project s]1ould be what IS currently zoned -- R2
~1~Pj7~J~ (//-' - ../".J 'J-!" 1 ~ ~/ ,:-70
/ / / Y .'
. . ~ ,,/,
~r- ~. '.- ~~~<-r
Member of the South Beach N~igtlborhood Watch
/ S'- cr . ----"-7..... / U ~ /-J' <'I.;
" L~ I L' C-" -1'7L///<...;... /L- / ".t:'P 'X.~
Address
~ ;'~,/ it.! 9t it (
l' 4 '"11
..~ .....
e
e
To Suzanne Fnck, Planning CommIsSioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 unIt apartment house for the following
reasons
1) Dr Braun, the slum lord and hIs bank, First Federal Savmgs. allowed this bUIlding
to detenorate, even before the earthquake, and even before the fIre They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2} The cause of the destruction of the Sea Castle was aross neahaence -- not the
earthquake The bUIlding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUlldmg that was InhabIted by arrogant Criminals who routinely
changed the locks to make their entrance and eXit from the bUildIng more convenient
The City failed to protect ItS CItIzens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entitlements, inSUffiCient parkmg spaces Will be
provided which Will excerbate residential parkIng shortages In the area drastIcally and
WIll consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nIghtmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental revIew The
quality of life of the reSidents Will suffer greatly To VIsually restore the bUIlding to its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keepIng With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Sincerely,
1/ /' -r', --/._ )':.</ ~-~, /::.- .7 -"
/," _~./ _F -.I -- -.... - r---
Member of tn~ South Beach Ne;ghborhood Watch
/(;' r- l' . r // /' ) -I' ~.'1 / (C-///'/ {/ /j / n-{/
/.} f . ... (/ ( ~F ~ ~ / I' l If.;,-J'/ /\. . ~ Lo ....-
, Address
~, ",' - 1 4 8
e
e
To Suzanne Fnck, Planning CommiSSioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310~458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebuIlding of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savmgs, allowed this bUilding
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit.
2) The cause of the destruction of the Sea Castle was aross nealtaence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUIldIng more conventent
The City failed to protect ItS Citizens and had knowledge of the fact that the sprinkler
system was not functIonal one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticIpated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, InsuffIcient parking spaces Will be
proVided which Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffic congestIon severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to its
former monolithIC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping with the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely,
{! hft-/~7'(fP#E12- /.{ €12.td'JU-
Member of the South Beach Neighborhood Watch
It 5 i 0 ~"..; Fj24jv7" W~L}L J/ dot-{ '5 ':;-A/1!l J'V?CNl c&:;
J
Address
.."l~ -14~
l
e
e
To Suzanne Frick, Planning CommissIoners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to detenorate, even before the earthquake, and even before the fIre They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2} The cause of the destruction of the Sea Castle was gross negllg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pohce and Fire department personnel refused to enter the
vermin Infested bUilding that was mhablted by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4} The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5} In order to preserve earthquake entitlements, insuffiCient parking spaces Will be
provided which Will excerbate reSidential parkmg shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropriate for the
neighborhood The cumulative Impacts of all the surroundIng developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely,
------ - - {
- I ./ \ "\
tCj\1 PLf.. <":-)I1EA '-____ >OHr'.JSb^-.J
Member of the South Beach Neighborhood Watch
'''59 ()(-F:AiJ ~t2DN--r \/\/;':L~, ~2C~) SJtf
Address
~~ ....
-150
e
e
To Suzanne Fnck, Planmng Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 unit apartment house for the following
reasons.
1) Dr Braun, the slum lord and hiS bank, First Federal Savings, allowed this bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross negllg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin mfested bUilding that was Inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its citizens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire The owner and the CIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5} In order to preserve earthquake entitlements. Insufficient parking spaces Will be
provided which Will excerbate reSidential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and Inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping wlth the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
j:JJ!1,
-' - ~h Neighborhood Watch
-tiv,'-FA..;=._ J /[ I
Add ress
~.... - 1 5 1
e
e
To Suzanne Frick, Planning CommIssioners and City Council Members 10-15-97
From Members of the South Beach NeIghbor Watch FAX 310-458 - 3380
Ae Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS bUildIng
10 deteriorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit.
2} The cause of the destruction of the Sea Castle was gross neghg~nce -- not the
earthquake. The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The CIty failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the cIty did not
respond In a tImely or effective manner to the problems at the sIte The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4} The bUilding IS not being replaced In kmd because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements. inSUffiCient parking spaces Will be
proVided which WIll excerbate reSIdential parking shortages In the area drastically and
Will consequently increase traffic congestion severely
The mass and scale of thiS prOject IS completely incompatible and Inappropnate for the
neighborhood The cumulatIve Impacts of all the surroundIng developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
signIficant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To visually restore the building to its
former monolithIc, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSIgn should be In keepIng with the
Shutters Hotel and any replacement project should be what IS currently zoned -- A2.
/" Sincerely, ,
~/c !~. j,+V/ c!. -
Member of tfle\ South Beach ~~lghborhOod Watch
i/ [-I S'r - ~/tl <IT I) ,0~>-,~ k:;' (;. 1f.2. c:j
Address
.,.. .152
e
e
To Suzanne Frick, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 Unit apartment house for the followrng
reasons
1) Dr Braun, the slum lord and hIs bank, FIrst Federal SavIngs, allowed this bUildIng
to deteriorate. even before the earthquake, and even before the fire They should not
now be rewarded bemg able to secure earthquake entitlements so that they may profit.
2} The cause of the destructIon of the Sea Castle was gross neahgence -- not the
earthquake. The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUlldmg that was inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The CIty failed to protect Its CitIzens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the cIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never antICipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4} The bUildIng IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements. inSUffiCient parking spaces Will be
proVided which WIll excerbate residentIal parking shortages In the area drastically and
Will consequently Increase traffic congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropriate for the
neighborhood The cumulatIve Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts WIll be
Significant and cannot be mitigated In the absence of an envIronmental review The
quality of hfe of the reSIdents Will suffer greatly To Visually restore the bUilding to its
former monolithIc, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach Any deSIgn should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely,
(l-ff:uf Jf q; f; M rn-f I
Member of the South Beach Nelghbor'hood
/ If S 3 OCf;PrN ~ [;J~/1f-30 It; ~)Ij-M)t MrJNJCIf{ CA--
Address I 9YftJ /
81'1'- ~;c.::,
_J v ....1
\
e
e
1
To Suzanne Fnck, Planning Commissioners and City CouncIl Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebuilding of the 178 unIt apartment house for the following
reasons
1) Dr Braun, the slum lord and hIS bank, First Federal SavIngs, allowed this bUilding
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destruction of the Sea Castle was aross neahaence -- not the
earthquake The bUIlding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermIn mfested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the cIty did not
respond In a timely or effective manner to the problems a1 the site The neighborhood
was left vulnerable, crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5} In order to preserve earthquake entitlements, inSUffiCient parking spaces will be
proVIded which WIll excerbate residentIal parkIng shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surroundIng developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mItigated In the absence of an environmental review The
quality of hfe of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Sincerely,
\{~ C 'L"\ \V,,("\./
Member of the South Beach Neighborhood Watch
il' . --c r I {' Jilt ~
\:t~~ C( 0ki rl-~(,r flJ I t" ,';. L-l ~ J
Address
t [:.
J.J'f
....
e
e
To Suzanne Frick. Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entItlements so that they may profit
2) The cause of the destruction of the Sea Castle was gross nealiaence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make theIr entrance and eXit from the bUilding more convenient
The CIty failed to protect Its CitIZens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site. The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticIpated that landlords could stall till market
forces warranted the rebUilding of non-conformIng uses
4} The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been ehmlnated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements. inSUfficient parking spaces wIll be
prOVided whIch Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffic congestion severely
The mass and scale of thiS project IS completely incompatible and inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
slgmflcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monoltthlc. concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
. Sincerely,
Member of thli~;~:~h ~:'~:~Od Watch
\iJ;f\ [,,\' \'- \\ -'e? ~-_,~v\{ 1\ ~/\['\["I
Address
.1 1'jI"
153
- .
e
e
To Suzanne Fnck, Planntng CommIssioners and CIty Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUilding of the Sea Castle Property
I am opposed to the rebUIlding of the 178 unit apartment house for the follOWing
reasons
1} Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to detenorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profIt
2) The cause of the destructlon of the Sea Castle was gross negligence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant Criminals who routinely
changed the locks to make theIr entrance and eXit from the bUildIng more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never antiCipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces Will be
provided which Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a ntghtmare The envIronmental Impacts Will be
SignifIcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
Sincerely,
~~
Member of the South Beach Neighborhood Watch
\.L., S q OC-eC\,^, y~~ ~ ~b3 S Y\ ~ 0 <4 D \
Address U~~
I 5 'o~
.." P L
,
e
e
To Suzanne Frick, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUildIng of the Sea Castle Property
I am opposed to the rebUildIng of the 178 unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS building
to deteriorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2) The cause of the destructIon of the Sea Castle was qross neghg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fire The owner and the city dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3} The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of nonpconformmg uses
4} The bUlldmg IS not being replaced In kind because the ballroom and pool area
appear to have been elimInated and the lounge area reduced In order to Increase the
size of the apartment units
5) In order to preserve earthquake entitlements, inSUffiCient parking spaces will be
proVided which WIll excerbate residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely Incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keepmg With the
Shutters Hotel and any rePtaceme~roJect ShOU.ld. be what IS currently zoned -- R2.
~/ Incerji,.r!
/ 7 /~~
Member of the S~uttj Beach Nelg~borhOOd Watch
Ie:, f)? {)( t7Lt~ 11::-;0,-,-1 ~"'j~ S<.:t-.X--. AAs"",,(;<, (-"1 '/:JuOj
Address
, ..
or-...
1 ;) f
e
e
To Suzanne Fnck, Planning CommiSSioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Ae OPPOSItion to the rebUilding of the Sea Castle Property
I am opposed to the rebUildIng of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed this bUilding
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entItlements so that they may profit.
2) The cause of the destruction of the Sea Castle was cross nealtcence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and FIre department personnel refused to enter the
vermin Infested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenIent
The City failed to protect Its citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fIre The owner and the cIty did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3} The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conformIng uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area.
appear to have been eliminated and the lounge area reduced In order to Increase the
sIze of the apartment units
5} In order to preserve earthquake entitlements, insuffiCient parking spaces Will be
proVided which Will excerbate reSidential parking shortages In the area drastIcally and
Will consequently Increase traffiC congestIon severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulatIVe Impacts of all the surrounding developments makes
the resurrectIon of the Sea Castle a nightmare The environmental Impacts will be
Significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
/lSlncerely,
( /.-~.
, "" . r .....----
Member of th~ South B~ach Nelg~~Od Watch
-..
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Address
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e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re OpposItion to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 umt apartment house for the follOWing
reasons
1) Dr Braun, the slum lord and hIs bank, First Federal Savings, allowed thiS bUilding
to detenorate, even before the earthquake, and even before the fire They should not
now be rewarded beIng able to secure earthquake entitlements so that they may profrt
2) The cause of the destruction of the Sea Castle was aross neghq~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and Fire department personnel refused to enter the
vermin mfested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the buildmg more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire The owner and the city dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3} The Earthquake Aecovery Act never anticipated that landlords could stall tIll market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5} In order to preserve earthquake entitlements. inSUfficient parking spaces WIt! be
provIded which Will excerbate residential parking shortages In the area drastically and
WIll consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of aU the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to its
former monolithIc, concrete self directly across from the 6 story Ocean Hotel. would
create a concrete canyon by the beach. Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2.
._ ._ Slnc~ely,
-_/ /;/// ! 1-- .J
~ /,/: ~ .......... ;I --'" /1, -r~. ~c~ A-"-,-...,~
-- ,.
Member of the South Beach Neighborhood Watch
(r- ~I 1 / { ,-. f ' ,. I j / If / 6 ./ It t-( / i
Address
c:: --
_ "/ /'/ z-'!,[ ':.
'- -;;1: "/c j
/ .~:-, J ~ ::: c ..,-" ~ a
,J
l!." .....
1 ~ q
J :J '-
e
e
To Suzanne Frick, Planntng Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUildIng of the Sea Castle Property
I am opposed to the rebUIlding of the 178 Untt apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal Savings, allowed thiS bUilding
to detenorate. even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit.
2) The cause of the destruction of the Sea Castle was oross negligence -- not the
earthquake The bUlldmg was shored up and yellow tagged such that It could be
entered and secured Pollee and FIre department personnel refused to enter the
vermin Infested bUilding that was mhablted by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXIt from the bUilding more convenIent.
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functIonal one month before the fire The owner and the cIty did not
respond In a tImely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime Infested and helpless
3} The Earthquake Recovery Act never antIcipated that landlords could stall tIll market
forces warranted the rebUildIng of non-conforming uses
4) The bUilding IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment unIts
5) In order to p-reserve earthquake entitlements, insufficient parking spaces Will be
proVIded which Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
Significant and cannot be mitigated In the absence of an environmental revIew The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to its
former monolithIc, concrete self dIrectly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement project should be what IS currently zoned -- A2
__ --Smcerely. -,
;- ,~- ~.- -:/ t ~ "'"y"
I '-- ' ~ '- ',' r.
Member of the South Beach Ne~borho~d~_Wat~h ,
/- (_::', ::- --:; ? Vi /
~y, ---./ ~ - ~ f ~.......... --_,
J
Address
f:;: I" J f r
v{~ V
",...
lh:f"]
__J L
e
e
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebUildIng of the Sea Castle Property
I am opposed to the rebuIlding of the 178 Unit apartment house for the following
reasons
1) Dr Braun, the slum lord and his bank, First Federal SavIngs, allowed thiS bUilding
to detenorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2} The cause of the destruction of the Sea Castle was cross nealloence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured PolJce and Fire department personnel refused to enter the
vermin Infested bUlldmg that was inhabited by arrogant Criminals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient.
The City failed to protect ItS Citizens and had knowledge of the fact that the spnnkler
system was not functional one month belaTe the lire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, cnme Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUilding IS not being replaced m kmd because the ballroom and pool area
appear to have been ehmmated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, inSUffICient parking spaces Will be
prOVided which Will excerbate residential parking shortages In the area drastically and
Will consequently mcrease traffiC congestIon severely
The mass and scale of thiS project IS completely incompatible and Inappropnate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
SignifIcant and cannot be mItigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the bUilding to Its
former monolithic. concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keepIng With the
Shutters Hotel and any replacement project should be what IS currently zoned u R2
I Sincerely,
!~ rJ/uJwitr,
Member oJ the Sfih Beach NeIghborhood ~
/6 OJ ~ ~ fh.-/1 jj., 11 1/ v
, ~~ JWII~ ~
Address
, 6 ~
J_ .1.
..
e
e
To Suzanne Frick, Planmng Commissioners and City Council Members 10-15-97
From Members of the South Beach Neighbor Watch FAX 310-458 - 3380
Re Opposition to the rebuilding of the Sea Castle Property
I am opposed to the rebUilding of the 178 Unit apartment house for the followIng
reasons
1) Dr Braun, the slum lord and his bank, FIrst Federal Savings, allowed thiS bUlldmg
to deteriorate, even before the earthquake, and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profit
2} The cause of the destruction of the Sea Castle was gross neallgence -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Police and Fire department personnel refused to enter the
vermin mfested bUilding that was Inhabited by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The City failed to protect Its Citizens and had knowledge of the fact that the spnnkler
system was not functional one month before the fire The owner and the city did not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, crime mfested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4) The bUIlding IS not bemg replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to increase the
size of the apartment units
5) In order to p-reserve earthquake entitlements. msufflclent parkmg spaces WIll be
proVided whIch Will excerbate residential parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The /Tlass and scale of thiS project IS completely incompatible and mapproprlate for the
neighborhood The cumulative Impacts of all the surroundmg developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts WIll be
Significant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents Will suffer greatly To Visually restore the building to Its
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping With the
Shutters Hotel and any replacement rOject should b~ what IS currently zoned -- R2
i;erel\L J-- ..
Member of the1 0 th ~ Bea~qN;9hborhood Watch
'{'j f\ cCe itf', f (~orf- \\,~ I t 11 >;-
Address
3 (1 s-, <) J q I}
--,- 1 b 2
.
e
e
.
To Suzanne Fnck, Planning Commissioners and City Council Members 10-15-97
From Members of the South Beach NeIghbor Watch FAX 310-458 - 3380
Ae OpposItIon to the rebUilding of the Sea Castle Property
I am opposed to the rebUildIng of the 178 umt apartment house for the following
reasons
1) Dr Braun, the slum lord and hIS bank, First Federal Savings, allowed thiS bUilding
to detenorate, even before the earthquake. and even before the fire They should not
now be rewarded being able to secure earthquake entitlements so that they may profIt
2} The cause of the destruction of the Sea Castle was gross neghg~nce -- not the
earthquake The bUilding was shored up and yellow tagged such that It could be
entered and secured Pollee and FIre department personnel refused to enter the
vermin Infested bUilding that was mhablted by arrogant cnmlnals who routinely
changed the locks to make their entrance and eXit from the bUilding more convenient
The CIty faIled to protect Its citizens and had knowledge of the fact that the sprinkler
system was not functional one month before the fIre The owner and the city dId not
respond In a timely or effective manner to the problems at the site The neighborhood
was left vulnerable, Crime Infested and helpless
3) The Earthquake Recovery Act never anticipated that landlords could stall till market
forces warranted the rebUilding of non-conforming uses
4} The building IS not being replaced In kind because the ballroom and pool area
appear to have been eliminated and the lounge area reduced In order to Increase the
size of the apartment Units
5) In order to preserve earthquake entitlements, InsuffiCIent parking spaces Will be
proVided which Will excerbate resIdentIal parking shortages In the area drastically and
Will consequently Increase traffiC congestion severely
The mass and scale of thiS project IS completely incompatible and inappropriate for the
neighborhood The cumulative Impacts of all the surrounding developments makes
the resurrection of the Sea Castle a nightmare The environmental Impacts Will be
SignifIcant and cannot be mitigated In the absence of an environmental review The
quality of life of the reSidents WIll suffer greatly To Visually restore the bUilding to ItS
former monolithiC, concrete self directly across from the 6 story Ocean Hotel, would
create a concrete canyon by the beach Any deSign should be In keeping WIth the
Shutters Hotel and any replacement project should be what IS currently zoned -- R2
Sincerely,
h ~/k' 7s~ ;.:s-c/ c,i/r.r_
Member of the South Beach NelghFJ'6rhood Watch
Address
<',
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TO CITY 8T AFFI SUZANNE FRICK
NUISANCE ABATEMENT BOARD
FROM THE SOUTH BEACH NEIGHBORHOOD WATCH
RE THE SEA CASTLE
THE MEMBERS OF THE SOUTH BEACH NEIGHBORHOOD WATCH
GROUP UNANIMOUSLY VOTED TO FILE THE FOllOWING FORMAL
COMPLIANT WITH THE CITY OF SANTA MONICA CONCERNING THE
SEA CASTLE AND URGE THE NUISANCE ABATEMENT BOARD TO USE
ITS DISCRETIONARY POWERS TO RAZE THE BUILDING
ell y oj1=" ~
CIT'7' ~alA3I95-[-Pf"-
'97 OCT 16 P12 :12
THE SEA CASTLE IS THE VERY DEFINITION OF A PUBLIC NUISANCE
FOR THE FOLLOWING REASONS
1 IT IS A RED TAGGED BUILDING THAT IS A DANGER TO THE
NEIGHBORHOOD NEITHER FIRE, POLICE NOR COUNTY HEALTH
OFFICIALS MAY ENTER THE BUILDING, YET IT IS ROUTINELY
OCCUPIED BY TRANSIENTS
2 IT IS A PUBLIC HEALTH HAZARD ACCORDING MAGUIRE THOMAS
AUTHORITIES WHO RECENTLY INSPECTED THE PREMISES
3 SIX ARRESTS WERE RECENTLY MADE AT THE SITE IT IS A HAZARD
TO POLICE, AND CAUSES A CONTINUAL DRAIN ON POLICE
RESOURCES
4 IT IS A MAGNATE FOR HOMELESS YOUTH
5 IN ITS DILAPIDATED STATE, THE SEA CASTLE IS AN EYESORE TO
THE NEIGHBORHOOD AND IS THE MAJOR CONTRIBUTOR TO THE
BLIGHTED AND NEGLECTED STATE OF THE NEIGHBORHOOD ITS
PRESENCE IS NEGATIVELY AFFECTING PROPERTY VALUES AND OUR
QUALITY OF LI FE
IN ONE MONTH, WE WILL BE ENTERING OUR THIRD YEAR SINCE THE
EARTHQUAKE THIS NEIGHBORHOOD NEEDS THIS BLIGHTED, RED
TAGGED, VERMIN INFESTED, HEALTH HAZARD, GUTTED AND
TRASHED BUILDING LEVELED AND REMOVED
ATT,R,._CHED IS THE LISTS OF MEMBERS OF THE SOUTH BEACH
NEI~@jb~OODM'ATCH WHO VOTED FOR FILING THIS COMPLAINT.
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ORIGINAL
CITY OF SANTA l\fONICA
CITY COUNCIL
STATEMENT OF OFFICIAL
ACTION
PROJECT
CASE NUMBER EQPC 97-001
lOCATION 1725 The Promenade
APPLICANT Wade Klllefer, as Project Architect
APPELLANTS Jerry Bass, Stephanie Barbanell and Ellen Brennan
CASE PLANNER Bruce leach
REQUEST Appeal 97-021 and 97-022 of the Planning Commission's
Approval of Earthquake Recovery PermIt EQPC 97 - 001
for the In-KInd Reconstruction of an EIght Story, 178 Unit
Apartment BUilding (the Sea Castle) at 1725 The
Promenade
CEQA STATUS The project IS categoncally exempt from the prOVISions of
CEQA pursuant to Section 15302, Class 2, of the State
GUidelines In that the project Involves the In-kind
reconstruction of an earthquake damaged apartment
bUIlding where the replacement butldlng will be located In
the same location on the same site as the structure
replaced, has the same or greater setbacks, same number
of stones, and same purpose and capacity as the pre-
earthquake structure
1
ta..., - 0,
CITY COUNCIL ACTION
.1.~nW:llY ?7. 1998 Date
Approved based on the follOWing findings and subject to the
condItIons below
xx
Denied Appeals 97-021 and 97-022 Earthquake Recovery Permit
97 -001 IS approved based on the follOWing findings and subject to the
follOWing conditions
Other
EXPIRATION DATE OF ANY PERMITS GRANTED:
April 1Q, 1qQF\
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATE:
Not appltcable to Earthquake Permits
EARTHQUAKE RECOVERY ACT FINDINGS:
1 The structure's architectural design IS compatible With the general area In which It
IS located, In that the replacement project replIcates the pre-earthquake bUIldIng's
setbacks, mass and shape With an updated art deco facade that IS designed to be
compatIble With other apartment and hotel development In the area
2 The plan for the proposed bUilding IS expressive of good taste, good desIgn, and
In general contnbutes to the Image of Santa MOnica as a place of beauty, creativity
and indiViduality In that the architect developed a facade design that has ItS roots
In the early art deco period when the Sea Castle was bUilt Recessed Windows,
cornIce detaIling, variations In wall plane, expansion JOint detailing and use of color
provide relief to the stucco walls and enhances the bUilding's appearance The
south bUildIng wall setback has been Increased to allow the Installation of WIndows
and facade detailing, where the original building's south elevation was a blank wall
Additional setback articulation and deSign Will be provided at the ground floor to
enhance the bUilding's pedestnan onentatlon
3 The proposed bUilding IS not of Inferior quality such as to cause the nature of the
local neighborhood or environment to materially depreCiate In appearance and
2
. 114' - O:J
value, In that the 178 Unit apartment bUilding reconstruction IS no larger than the
pre-earthquake structure, provides more parking than the pre-earthquake structure
and utilizes detailing such as recessed windows, cornices, and a palette of colors
that contribute to the quality of bUilding design In the neighborhood
CONDITIONS:
Plans
1 This approval IS for those plans dated October 15, 1997, a copy of which shall be
maintaIned In the files of the City Planning DIVISIon Project development shall be
consIstent WIth such plans, except as otherwise specified In these conditions of
approval
2 The Plans shall comply With all other provIsions of the Earthquake Recovery Act
and all other pertinent ordinances of the City of Santa MOnica as stipulated In the
Earthquake Recovery Act
3 Mmor amendments to the plans shall be subject to approval by the Director of
Planning A significant change In the approved concept shall be subject to
Plannmg CommissIon ReView ConstructIOn shall be In conformance With the
approved plans, or as modified and speclfjcally approved by the Planning
Commission, Architectural ReView Board or Director of Planning
4 Pursuant to Section 14 of the Earthquake Recovery Act (Ordinance 1875) tenants
displaced from a reSidential hOUSing unit In an earthquake damaged structure shall
be entitled to reoccupy the Unit The Developer shall utilize the City's
Administrative GUidelines for selecting qualified tenants displaced by the Nothndge
Earthquake to occupy the deed restncted affordable Units HOUSIng umts which are
not filled by returning tenants, or other qualified tenants displaced by the Nothndge
Earthquake, must be used to meet any Affordable HOUSing Obligation reqUired by
SectIon 5 of the Act If the Obligation IS not currently being met
5 The developer shall covenant and agree With the City of Santa MOnica to the
specific terms, conditions and restnctlons upon the posseSSion, use and enjoyment
of the subject property, which terms, conditions and restnctlons shall be recorded
With the Los Angeles County Recorder's Office as a part of the deed of the property
to ensure that affordable Units are proVided and maintained over time and through
subsequent sales of the property An Incluslonary requirement of twenty-five
percent (45 units) shall apply to the project of which 22 units shall be affordable to
households not exceeding sixty percent of the (HUD) Los Angeles County median
Income and 23 Unit shall be affordable to households With Incomes not exceeding
100% of the (HUD) Los Angeles County median Income, expending not over 30%
3
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of monthly Income on household costs, as specified by the Housing DIvIsion of the
Department of Resource Management
This agreement shall be executed and recorded prior to approval of the BUilding
Permit Such agreement shall specify (1) responsibilities of the developer for
makIng the Units avaIlable to elIgible tenants and (2) responsIbIlitIes of the CIty of
Santa Monica to prepare application forms for potential tenants, establish criteria
for qualifications, and monitor compliance With prOVISions of the agreement
Owner shall prOVide the City Planning DIVISion With a conformed copy of the
recorded agreement prior to approval of the BUilding Permit
6 A copy of these Conditions of Approval shall be blueprinted verbatim on the plans
submitted for final plan check approval to all agencies Involved In Issuing
construction permIts for the project
7 Final parking lot layout and speCificatIOns shall be subject to conformance review
and approval of the Parking and TraffiC Engineer
8 To Improve the bUilding's ground level pedestrian orientation, the bUildIng's base
shall prOVide a slight (1 to 2 Inch) stepback deSign at a pedestrian oriented height
of between 3-112 and 4-1/2 feet With some additional vertical articulation, primarily
at the corners The pedestnan oriented deSign should extend to all Sides, If
appropriate ReVised plans With speCific deSign, matenals, and colors shall be
submItted for review and approval by the Director of Plannmg and Community
Development prior to the Issuance of bUilding permits
9 An appropnate commemoration of the history of the bUilding shall be proVided, such
as a brass or marble plaque Installed at the pedestrian level, on either Side of the
front entrance The speCific location, deSign, materials, colors and text shall be
submitted for review and approval by the Director of Planning and Community
Development prior to the Issuance of bUilding permits
10 Staff IS encouraged to continue working With the applicant to develop an
amendment to the Beach Improvement Group (BIG) project which meets the public
access requirements and also works to soften the bUilding for the public's benefit
ConstructIon
11 DUring construction a security fence, the height of which shall be the maximum
permitted by the Zoning Ordinance, shall be maintained around the perimeter of the
lot The lot shall be kept clear of all trash, weeds, cast off materials, debns, etc
12 Unless otherwise approved by the Department of EnVironmental and PubliC Works
4
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Management, all sidewalks shall be kept clear and passable dUring the grading and
construction phase of the project
13 Sidewalks, curbs, gutters, paving and driveways which need replaCing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the De-
partment of Environmental and Public Works Management Which may Include
1} replacement of curb gutter and Sidewalk adjacent to the property along Marine
Terrace and Appian Way, 2) Demolition of the eXisting sea wall and connected
tunnel under The Promenade Install compacted backfill and asphalt paving (6"AC
over 6" eM B ) Within The Promenade Right-of way, and 3) Excavate and remove
the eXisting underground tank and piping below Appian Way Obtain reqUired
underground tank removal permits, remove and properly dispose of any
contaminants Approval for thiS work shall be obtained from the Department of
EnVironmental and PubliC Works Management Within ninety (90) days from the
effective date of approval and prior to commencement of construction
14 Vehicles hauling dirt or other construction debriS from the site shall cover any open
load With a tarpaulin or other secure covering to minimiZe dust emiSSions
15 A construction penod mitigation plan shall be prepared by the applicant for approval
by the Department of EnVironmental and PubliC Works Management Within ninety
(90) days from the effective date of approval and prior to commencement of
construction The approved mlttgatlon plan shall be posted on the site for the
duration of the project construction and shall be produced upon request As
applicable, thiS plan shall 1) SpeCify the names, addresses, telephone numbers
and bUSiness license numbers of all contractors and subcontractors as well as the
developer and architect, 2} DeSCribe how demolition of any eXisting structures IS
to be accomplished, 3) Indicate where any cranes are to be located for
erection/construction, 4) Descnbe how much of the public street, alleyway, or
Sidewalk IS proposed to be used In conjunction With construction, 5) Set forth the
extent and nature of any pile-driVing operations, 6) DeSCribe the length and number
of any tiebacks which must extend under the property of other persons. 7) SpeCify
the nature and extent of any dewatering and Its effect on any adjacent bUildings, 8)
Describe anticipated construction-related truck routes. number of truck tnps, hours
of hauling and parking location, 9) SpeCify the nature and extent of any helicopter
hauling, 10) State whether any construction activity beyond normally permitted
hours IS proposed, 11) DeSCribe any proposed construction nOise mitigatIon
measures, 12) DeSCribe construction-period security measures Including any
fenCing, lighting, and security personnel, 13) PrOVide a dramage plan, 14)
PrOVide a constructlon-penod parkmg plan which shall minimize use of public
streets for parking, 15) List a deSignated on-site construction manager
16 The property owner shall Insure any graffiti on the site IS promptly removed through
5
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compliance with the City's graffiti removal program
17 A sign shall be posted on the property In a manner consistent with the public
hearing sign reqUIrements which shall Identify the address and phone number of
the owner and/or applicant for the purposes of responding to questions and
complaints dUring the construction period Said sign shall also Indicate the hours
of permissible construction work
18 A copy of these conditions shaH be posted In an easily vIsible and accessible
location at all times dUring construction at the project site The pages shall be
laminated or otherwise protected to ensure durabIlity of the copy
EnVironmental Mitigation
19 Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing IS to be added (MaXimum 1 6 gallon tOilets and 1 0
gallon urinals and low flow shower head)
Miscellaneous CondItions
20 The bUilding address shall be painted, In a contrasting color, on the roof of the
bUilding and shall measure four feet by eight feet (32 square feet)
21 If any archaeological remains are uncovered dunng excavation or constructIon,
work In the affected area shall be suspended and a recognized speCialist shall be
contacted to conduct a survey of the affected area at project's owner's expense
A determination shall then be made by the Director of Planning to determine the
significance of the survey findIngs and appropriate actions and requirements, If any,
to address such findings
22 Street and/or alley Itghtlng shall be provided on publiC rights of way adjacent to the
project If and as needed per the specIfications and With the approval of the
Department of EnVironmental and PubliC Works Management
23 Final approval of any mechanical equipment Installation Will require a nOIse test In
compliance With SMMC Section 4 12 040 EqUipment for the test shall be proVided
by the owner or contractor and the test shall be conducted by the owner or
contractor A copy of the nOise test results on mechanical eqUIpment shall be
submitted to the Community NOIse Officer for review to ensure that nOise levels do
not exceed maximum allowable levels for the applicable nOIse zone
6
"'d' - 10
24 Within ninety (gO) days from the effective date of approval and prior to
commencement of construction plans shall be provided With all permanent
mechanical equipment to be placed Indoors which may be heard outdoors
25 Unless otherwise approved by the Community and Cultural Services Department
and the Planning and Community Development Department, dUring project
construction, any street trees shall be protected from damage, death, or removal
per the requirements of Ordinance 1242 (CCS)
Validity of Permits
26 In the event permittee Violates or falls to comply With any conditions of approval of
thiS permit. no further permits, licenses, or approvals shall be Issued until such
Violation has been fully remedied
27 Within ten days of City Planning DIVISion transmittal of the Statement of OffiCial
Action, project applicant shall sign and return a copy of the Statement of OffiCial
Action prepared by the Planning DIvIsion, agreeing to the CondItions of approval
and acknowledging that failure to comply With such conditions shall constitute
grounds for potential revocation of the permit approval By signIng same, applicant
shall not thereby waive any legal rights applicant may possess regarding said
conditions The signed Statement shall be returned to the Planning DIVISion
Failure to comply With thiS condition shall constitute grounds for potential permit
revocation
28 ThiS determination shall not become effective for a penod of five days from the date
of determination, or, If appealed, until a final determination IS made on the appeal
Any appeal must be made In the form required by the Zoning Administrator The
term of approval of thiS permit shall expire April 19, 1998, unless construction has
commenced After expiration of thiS Earthquake Recovery Permit, no extensions
shall be granted and any subsequent applicatIon shall be conSidered for new
construction pursuant to applicable codes In affect at the time a new application IS
submitted
29 Prior to submittal of a rental application, prospective tenants shall be given notice
that on-site parking IS limited and such parking may not be available to them The
notice shall prOVide the criteria used to Issue on-site parking permits and Identify
assocIated fees Prospective tenants shall also be adVised that on-street public
parking west of Ocean Avenue IS In high demand and may not be available dUring
peak parkIng hours Prior to signing a rental agreement, tenants shall be reqUired
to sign a document indicating that they have been apprised of the parking
conditions and understand and accept them These requIrements shall be
administered by the management staff of the bUilding
7
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VOTE
Ayes
Nays
Abstam
Absent
Ebner, Femstem, Greenberg, Genser, Holbrook, O'Connor, Rosenstem
None
None
None
NOTICE
If this IS a final decIsion not subject to further appeal under the City of Santa MOnica
Comprehensive Land Use and ZOning Ordinance, the time Within which JudiCial review of
this deCISion must be sought IS governed by Code of CIVil Procedure Section 1094 6,
which prOVIsion has been adopted by the City pursuant to Municipal Code Section
1 16010
I hereby certify that this Statement of Official Action accurately reflects the final
detennination of the City Council of the City of Santa Monica.
---~~ ~~
Mana Stewart \.
City Clerk
3-LP-C1g
Date
I hereby agree to the above conditions of approval and acknowledge that failure to
comply with such conditions shall constitute grounds for potential revocation of the
permit approval.
Applicant's Signature
Print Name and Title
F \PLAN\SHARE\COUNCIL\STOAS\EQPC9701 WPD
rev 9/97
8
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