SR-10-B (28)
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CITY PLANNING DIVISION
Land Use and Transportation Management Department
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M E M 0 RAN DUM
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Jecember 4, :991
?lannlng Staff
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~he Honorable ?la~n~ng Ccmmlssion
?RO:1 :
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SUB~EC=: Conciltional ~se Fer~lt 91-015,
Vesting ~entatlve ~ract Map 50523
Address:
Appllcant~
911 ~2t~ Street
~lchard Chang & Henry Wu
SC~.!:':"'l\.RY
;;'ct:.on: .;ppl:.catlon for a Cona:. tlonal ,-,se ?erml t and Vesting
Ientatl ve Tract ~'~ap to penOl t the construction of a t~vo story,
:~ve unlt ~esidentlal buildlng (5 condominlums) on a 7500 s~~are
=oot parcel in the R2-(NW) (Low Density Multiple Famlly Reslden-
t:.al & North of Wilsh~re Overlay) Dlstrlcts.
Recomrrendatlon: Approval wl~h conditions.
?er~lt streamllning EXplration Date:
Orlg:.na1ly;
December 26,
September 27, 1991 & wlth 90 day extenslon;
:991
':::e appllcant has agreed ~o a 90 day extenslon of the Permlt
streamllnlng Explration ~ate as pe~~tted by San~a Mon:.ca
::ur:l.cipal Code, Sectlcn 913l.11 and Government Code, Sect:...on
65957 for approval of Condlticnal ~se Permit 91-015.
Subdlv~Slon Action Deadll~e: ~anua=y 23, 1992
T~e appllcant has agreed ~o a walver of the Subdivlsion deadline
for actlon by the Plannlng Commission on Vestlng Tentatlve Tract
:fap 50523.
SITE LOCAT~ON AND DESCRIPT:ON
T~e subject property is a 7500 sq.;~. parcel located on t~e east-
Slce of 12th Street bet.veen Idaho Avenue and Washlngton Avenue
~avl~g a frontage of 30 =eet. Surrounding uses consist of two, 2
story multi-famlly resldentlal structures (R2-NW) to the north, a
2 story :nul ti-family str'...lct:'.lre (R2-NW) to the south, a 3 story
mul~l-famlly structure (R2-NW) ~o the east and a 3 story multi-
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fa~~:y structure :~2-~W)
:::2..'.....de -;:T"O, 1 sto::::-y and
t~.,TO, ::.. story garages.
(mag;'l:.f2.ora) ~ 12" .:.: ::"811
~o the west. ~x~st~~g on-si-::e uses :.n-
one. 2 story ~ulti-family stru8t~res and
~~ere a~e ~wo (2) matu::::-e magno:~a trees
dlameter) on-slte.
ZOr.1~g ~istrict: ~2-NW
~and ~se ~istrlct: Low Densl~y Multiple Residentlal &
~orth 0: wilsh1re Overlay Distrlcts
?a::::-cel Area: 50' x 130' ; 7500 square feet
?ROJECT DESCRIPTICN
~he proposal is to re~ove three mUlti-family structures contain-
l~g 3 units exempt from Rent Centrol with an owner-occupied ex-
erlpt:.on and constn.:ct a 2 s~ory structure of five condomlnlums
over a 10 space subterranean garage accessed from Twelfth courtocf-
T~e requlred guest space lS provlded w1th1n the rear yard set-
back. ProJect ....miLs provide a livlng room, d~ning rOOIn, and
~lt:::hen, two bedrco~s, two and one half bathrooms, mezzanlne and
:::-ocf deck each. q, / l ::1 +n ~ U, '-/--h; 'R 2 JlJbVfhM
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~~]NICIPAL CODE AND GENERA~ PLAN CONFORMANCE ~r~ Y~vP~~
Ccnd~tions of approval are proposed to address the 23' exter10r
wall height restrict~on, min~~um open space required for Gn1t E,
and 50% s1de yard landscap1ng. W1th conditions of approval, the
proposed proj ect lS cons1stent 'wi th the Mun1clpal Cede and ~n
confor=lty wi~~ ~~e General Plan as shown in Attachment A.
CEQA STATt.:'S
~he ~roJect ~s categcr~cally exemp~ per the City of Santa ~onica
GU1de~lnes for :mplemen~at1on of CEQA, Class 3 (2).
~ENT CONTROL STATUS
An owner-occupled exempt:.on Has granted for three (3) on-51 te
~ulti-family rental un1ts. The property owner has filed a Decla-
rat10n of Intent to Ha1:1talTI Res1dency with the ~ent control
Board.
FEES
~he proJect 15 subject to a Parks and Recreat10n Facilities ~ax
of ~200 per unit and a Condon1nlum Facilit1es Tax of $1,000 per
saleable unit for a total tax of $6000.00.
3Ac:.zGROUl'lD
:'here are bV"o (2) existing mature :::agnol ia trees (magn1flora)
(12" & 18" dlameter) on-site. :here are no nlans to protect or
:-elocate the ::.rees en-site. There is one (~) 24,11 diameter ?ine
t::::-ee and one (1) ::8" d1ameter Palm tree located ,nthin the
park'V-lay.
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T~e applicant ~as proposed the construction of one, 2 s~ory, five
~~it condornlnlU~ over a ten space subterranean garage. One re-
~ulred gues~ park1ng space is provlded wlthin t~e rear yard se~-
back. T~vo story ::u.l-:.~-fam~ly SL::::-"..lc<:t.:.res eXl.st adJacent 'co ~he
~ort~ and sout~. ~hree stc:::-y ~ultl-family struc~u:::-es eXlst
across the alley and l2th street ~o the east and west. ~he ap-
pllcant 1S proposlng a structure WhlCh lS 30' ~n helght from an
average natural grade o~ :02.38'.
:'he pro] ect lS sub] ect to t:-.e requirements of Ordlnance :577
(CCS) (?roposlt:;.on R) '.vhlc~ requires at least 30% of the total
nu:rber of unl ts to be lncluslonary. One 2.ow and one moderate
:~come rental t.:.n~~ are requ~red to be provlded for the proJect.
:'he appl~cant' s representatlve has obJected to L:l1e tlrning of
PrCpcsltlcn R and i~s app1~cabi1ity to this proJec~ (Attachment
D). Ordinance 1577 (CCS) applies to proJect applications submit-
~ed on or after March 6, 199~. This application for C~P 91-015
a::d T'esting Tentatlve ~ract Hap 50523 ",as submltted 0:1 Harcr. 2.6,
::"991.
;'~l.r ALYS IS
~ach unit prcvldes a :iVl~g room, din~ng room, kitchen and one
~alf bathroom on t~e ~:rst :loor, two bedrooms and two full bath-
~corr,s on the second :loor, a loft level openlng to -:.he second
:loor and roof decks. Loft levels are approximately 50 to 80
square feet In area and do not exceed the maximum permltted 33 1/
3% of the bedroom areas upon which they open. Project roof decks
are se~back 15' and 261 from the north and south slde property
llI':es. '::'he mln1.mUm requ.1red side yard setback is 7'. One re-
qu::..red <:,.' unexcavated slde yard setback is prov1.ded along 'the
nor~h slde property li~e. ~he entlre 20' front yard setback will
re~aln unexcavated. Electric ~eters and trash enclosure are lo-
cated ~::..thln the rear yard setback. Gas meters are loca~ed
'~lt~:~ the l~terior slde yard setback as per~ltted.
~~e proposed floor plan ~r.cludes a separa~lon between the master
~eQroom and a second bedrooom of the second :loor for each unit.
A S' difference in elevation between the ~aster bedroom floor and
second floor bathroom ceiling height is proposed. Loft areas
opens ~o the ~aster bedroom area.
Parklng and Circulatlon
A total of eleven parklng spaces are required (2 spaces per 2
bedroom unit - 1 guest parking space per 5 unlts = 11 spaces).
~en parklng spaces are provided In the subterranean garage wlth
O:1e gues'C space provlded "athin the rear yard setback. The
cit.y I s Parking and Traffic Engineer has approved the proposed
parking and circulation layout. A l28 sq. ft. ~echan::..cal room is
slt.~ated towards tte west end of the garage.
Nor~h of Wllsh1.re Overlay Standards
Addi~ional side yard setback requirements for the North of wil-
sh1.re area ~nclude a mlnimum 2' separatlon between parallel
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!;lanes ::or 30% of t~e slde cu~ldir:g facade bet\veen 3 I and 131
above grade. The project prov~des a setback of 2' to 61 for 50%
of t~e s~ruc~ure along the ~or~~ elevation and a 21 separation
along the south eleva~~on =~c= 31 ~o 13' above grade. A ~~nl~um
21 separation for 50% of the slde b~lldlng elevatlon between l~'
and 30' ~s also ~equ1red w1t~ at :east 50% of the slde elevat10n
to be setback an addlt~onal average of 4'. An average add1tional
4' setback 1S provlded :or 50% of t~e north and south build1ng
eleva~~ons between 14' and 30' in ~e1ght.
Also req-..llred 1S an average 5' setback for 24% of the front
DUllding elevatlon from grade ~p to 14' in helght and an average
10' setback for 30% of t~e front bU11ding elevation above 15' 1n
r~elght. A 5' setback for 22 % of ~he front bUllding elevation
frc~ g~ade to 14' is prov1ded. A m1nimum length of 8' must be
setback an additional 5' to provlde the 24% requirement. Staff
~s reccmmendlng a conditlon to address this requ1rement. An ad-
d1 tlonal l40.:; square foot setback 1S provided for the front
:::".llldlng elevation over 15' u\ height; only 96 square feet is
~qu]..red bv code. ~; . " ~_J' ~ P
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ot..-nu 1.i5,~ ;'"1..: I ~[)IY-e. OU-iA I~. .-...d.O-:;J::i .. ,I ~ "r
40. _ A mln1mum ~ aver ge setback shall beprcv1 e for a mln1-
-d->rsr; mum 24% of t~e front buildlng elevation or;.or "to ARB ~
/ review. - Cu./vUr~ 2.. _ . ';f. ::rl---.f. 'L-h "'y-A ].:,.CLf ~&Lj f~v~- .
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~he struct~re.s maX1mum wall he1ght ~s 20' at the requlred slde
yard setback of 7' and increases to 28' towards the 1nterlor of
~he slte. The North of Wilshire Overlay standards specify that
building exter10r walls may not exceed the maXlmum height for a
flat roof of 23'. The proJec~ archltect's interpretation of the
~aXlmU~ wall ~elght 1S to avo1d vert~cal walls beglnnlng at grade
r~Slr.g ~o 23' and ~o step wall helghts towards the slte 1nterlor.
-=his :'5 :...n confllct ',Ht~ ":.:-.e code lnterpretation of staff and
Plannu:g Cornrn1SS lon. Staff lS reco:nrnending t~e follo\nng
CO:1d~-:'lO~:
~xterlor buildlng walls shall no~ exceed a maximum he1ght
Z ~ of 231 from average r.atural grade, except that portion of \
Y1 ) t:.::e f,;all \V1t~in any roof gable. u..u'-.u--}.::t:t'-t~ I --fh..e u.'O.J:J. hJ.f-RCt
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A reof pltch of 1 l~ 3 is provided as required in the North of
~~lsh1re Overlay standards.
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A !'l.1nimum of e>lO 1 2.4" box trees W~ th~n the front yard setback and
50% landscaping for both side yards is required by the North of
h'ilsh1.re Overlay st:a11R~J;"q.~, ':'he project does not provide 50%
landscap~ng for the ~~Jlevat~on slde yard. Three, 24" box
trees are prov1ded .wi thln the front yard setback. Staff ~s
recommending the follow1ng condition:
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The Architectural ReVlew Board, i~ its review, shall en-
sure that at least 30% of the required front yard setback
and 50% of both required slde yard setbacks shall be ade-
q~ately landscaped.
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One hundred square feet of private open space ~~cluding a deck,
~ard pat~o or comb~~a~~cn t~ereof adJacent ~o a prir.ary space, 1S
requlred for eacf'. l.:..nlt. Over :'00 square feet of pr~vate open
space 15 provlded for units A, B, C and D. Approxlmately 92
square feet of prlvate open space 1S provided for ~~it~. Staff
~s recc~mendlng ~he followlng condition:
(trod- q~
A minlIDum of :'00 s~~are feet of private open space shall
be provided for Cnit E prior to review by the Archl~ec-
tural ?'evlev; Board. :~'J-,~~l~-i7::;. L ':!-'-' ~1 2 '-~'-> J-<,;{-
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~elghborhood ccmpatlbllity r
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T~e proposed 30' struc~ure wlll be constructed adJacent to eXlst-
lng t~vlO story mul 't:-~amll.y s-cructures to the north and south.
-:'he t.wo story bUlldlng facade 1S ~.,ell articulated and provides
gradual setbacks from adJacent two story s~ructures. :ndlvidual
unit en~rances and doors leadlng to patio open spaces are articu-
2.ated along the ncr~~ and south elevations. The elevatlons do
appear somewhat maSSlve in height and scale in comparlson to the
two story structure to t~e north. However, the code requ~rement
~hat the exterlor wal:s not exceed a helght of 23' wlll result ln
the reduction or poss~ble removal of the loft level. Such a re-
deslgn wlll reduce the ~ass of the buildlng to ensure ltS com-
paL1D~li~y with surroundlng structures. staff ~as included the
standard conditlon that the Architectural Review Board carefully
reVlew t~e prO]eCL deslgn to ensure that the bUllding ~s ~n scale
and is cOwpaLlble wlth the surrounding neighborhood.
CONCL::SION
Hith 'the /I~5 addresslng the 23' exterior 'dall height,
min~mum open space requlred for Vnit E, 50% slde yard landscap-
~~g, and the r.unl:i.u:n 24% front elevation setback, the proposed
condominlU:r.l developmen~ compIles Wl th all app1 icable provislons
of the zoning Ordlnance and ;:he General Plan,ana t~~J::or~ :i,~:-~~"'c
~pr8~,{al.
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:t lS recb~mend~ that the Planning Comrnlsslon approv~Condition-
al ~se Permit 91-015 and Vestlng ~entative Tr~ct_Map 50523~b;
]ect to the "fullc.Hl'.g f.lndings and conditions:t.XhtR3 'n ~ ~
v qphi .
TENTATIVE ~RACT HAP F!NDINGS
1. The proposed subdivision, together wlth its provislon for
lts design and lmprovements, ~s conslstent with appllcab1e
general and speclfic plans as adopted by the City of SanLa
Honlca, :'11. ::hat .:. ~ conforms to tl1e provlslons of the
Zoning Ordinance for "the ~2 & North of Hilshlre Overlay
distrlcts.
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The slte :5 phYSlcally sUltable for the proposed type of
development, :n ~~at ~t ~s a standard lot, able to acccmo-
date the proposed styucture whlle provlding requlred set-
backs, :ot coverage Ilnl~at~cns and required parking on-
site.
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The slte ~s physlcally sUltable for the proposed dens1ty
of developrne:1t, 1n -:hat it is a parcel of 7,500 square
feet ~n the R2 zone and can accomodate 5 unlts.
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The deslgn 0: ~~e subdivlsion or ~he proposed improvements
'.1111 r:.ot cause subs-:antlal envi~onmental damage
stant~ally ar.d avoldably l~j~re f~sh or wildllfe
habitat, ~n that the proJect is an ~rban
developn:.ent.
or sub-
or their
In-fill
~. The design c= ~~e subd~vision or the type of i~provement
wlll not cause serlOUS publlC health problems, ln that all
utilitles are avallable.
b. Yhe design of the subd1vlsion or the type of improvements
wlll not conflict with easements, acqulred by the public
at large, :or access through, or use of, property within
the proposed subdivision, ln that the city Englneer has
approved the ~enta't.~ve trac't. map and taken ~nto account
the requ1red easements and dedications.
C:ONDI1'~ONAL USE PER11IT F::!:NDINGS
The proposed use ~s one cond1tionally pe~ltted within the
subjec~ dlst~~C~ and complies wlth all of the appllcable
prov~sj.ons of the "Clty of Santa ~10nlca Comprehensive Land
Use and Zon1ng O~dinance" & North of Wilshire Overlay Dis-
tr1c~ standards, in that all required setbacks, lot
coverage, bUlldlng height and parking requirements are
me't..
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~he proposed use would not lmpair the integrlty and
character of the dlstr~ct in which 1t 1S to be established
or located, :n that ~his parcel is surrounded on four
sides by mult~-family resldent~al development.
The subject parcells physically suitable for the type of
land use be1ng proposed, In that the slope is not exces-
sive, all parking can be provlded on-site, and adequate
open space is provlded.
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The proposed ~se is compatible with any of the land uses
presently on t~e subject parcel if the present land uses
are to remain, in that the three existing multi-::amily
structures are proposed to be demolished.
The proposed use 'i.'lould be compatible wlth existing and
permisslble land uses within ~he district and the general
area ~n wh~ch the proposed use is to be located, in that
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~he proposal wll: =equlre Architectural ReVlew Board ap-
proval ~o ensure that ~t lS simllar :n scale ~o eXlsting
and proposed develop~er.t In ~he area.
':>. :'::ere are adequate p=ovlsions for ,'later, sanJ. tatlon, and
publlC utl:~t:es and serv:ces ~o ensure ~hat t~e p=oposed
use would not be detri~en~al t~ public health and safety,
J.n that the broPosed :.lse would not: be detr:.::'!.ental to
publlC health ~~d-safety, J.n tbat all utilltles are avail-
able to ~he slte.
?ubllC access ~o
'Chat the site
street:.
":.he proposed use 'w.lll be adequate, in
is sufficiently served by an existing
0. The physical location or placement of the use on the sJ.te
1S compatlble wlth and relates harrronlously to the sur-
roundlr.g neighborhood, in that bUlldlngs ln t~e area are
two and three story multi-famJ.ly residential and the two
story project will require Architectural ReV1ew Board ap-
proval to ens~re that 1t is similar in rr.asslng and place-
ment to ~~e eXlsting structures.
9. The proposed use lS ccnslstent wlth the goals, ObJectives,
and polic~es of the General Plan, In ~hat the project site
:s located 1n a multlple res~dential land use element dlS-
tr~ct and complies wlth the applicable regulatlons.
:Cl. ':he proposed use would not be detrlmental to the public
J.nterest, health, safety, convenience, or general welfare,
ln that all publ~c ~~llities are available, and requlred
bcllld.l.ng code ::::-equirements \'17il: be enforced :':1 the con-
struction of the bUlldi~g.
The proposed ~se conforms precisely to ~he appl:.cable per-
=orrnance standards con~alned :n Subchapter 6, Sectlon 9050
a"-d spec:.al cond:tlo~S outlined :.n Subchap~er 7, Sectlon
9055 of the C:. ty of Santa Honica comprehensl ve Land Use
and Zoning OrdJ.nance, l.n 'Chat these Subchapters are not
appllcable to new condomlnium developments.
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The proposed use will not result In an
of such uses :.n the :.mmediate vicinity,
is zoned for ::lUI t.l-f'amlly residential
the subJect proposal conforms in height
R2 zonlng and Korth of Wilshlre Overlay
overconcentration
in that the area
construction, and
and density to the
distrlcts.
CON9ITIONAL USE PERMIT CONDITIONS
clans
~h.ls approval is =or those plans dated :1arch 1D, 1991, a
copy of which shall be malntained in the flIes of ~he C.l.ty
Plannlng :Ji vision. Pro] sct development shall be conSlS-
tent TIll th such plans, except as othennse speclfied in
~hese candltions 0= approval.
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The ?lans shall comply wlth all o~her provisions of Chap-
-:.er _, Artlcle :X of ~::e ~!unicipal Code, (Zonl~g Or-
dlnance) and all ot!ler perc1.nent ordinances and General
Plan pol~c:es of the Cl~Y of Santa Monica.
Flnal parklng lot layout and speclf:cations shall be sub-
~ect to the reVlew and approval of the parking and Traffic
Englneer.
r11nor amend~en~s to ~he plans shall be sUbject to approval
by the Dlrec~or of Planning. A significant change in the
approved concept shall be subject to Planning CcmrnlSS10n
ReVlew. Const:ructlon shall be ln conformance Wl th the
plans submitted or as modified by the Planning commlssion,
Architectural ReVlew Board or Director of Planning.
Arc~ltectural Revlew Board
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Prior to consideration of the project by the Archltectural
~eview Board, the appl:cant shall review disabled access
requlrements t{lth the Buildlng and Safety nivls1cn and
make any necessary changes in the project design to
achleve compl:ance with such requlrements. The Archltec-
tural ReVlew Board, In lts revlew, shall pay particular
attentlon to the aesthetlc, landscaplng, and setback im-
pacts of any ramps or other features necessitated by ac-
cesslbility requirements.
The Archltec~ural Review Board shall carefully review the
proJect design to ensure that the buildlng is in scale and
is co~pat~ble wlth t~e surrounding neighborhood.
The existing rnat....:.re trees: one, 1211 and one, 18" ::lagnolia
(grandlflora) shall be preserved in thelr present location
on slte, ~elocated to a specific location on slte or re-
placed with speclmen t~ees to t~e satisfaction of the Ar-
chitectural ReVlew Board.
~he Arch~tec~~ral 2eVlew Board, ln ltS review, shall en-
sure that at least 50% of the required front yard setback
and 50% of bot~ required side yard setbacks shall be ade-
quately landscaped.
A rnlnl~um of tT.vo 24" box trees shall be planted \o/i thin the
front yard setback.
Plans for final design, landscaping, screening, trash en-
closures, and signage shall be SUbject to review and ap-
proval by the Architectural Review Board.
=he Architectural Review Board, ln its review, shall pay
partlcular attention to the project's pedestrian orlenta-
":icn and amenities: scale and artlculatlon of deslgn ele-
l'lents; exterior colors, textures and materials: .vindow
trea~ment; glazlng; and landscaplng.
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Const~uc~~on period slg~age
approval cf t~e A~chl~ectural
shall be subject
ReVle,v Board.
'to
t.he
Landscaping :::lans shall comply Wl th Subchapter 5B
(Landscap~ng standards) of the Zonlng ordlnance lncludlng
use of vlater-conservlng landscaplng materials, :andscape
maintenance and other standards contained ln the
subchapter.
~efuse areas, storage areas and mechanlcal equipment shall
screened :n accordance with SMMC Sectlon 9040.13-9040.15.
Refuse areas shall be of a Slze adequate to meet on-site
need, includlng recycllng. The Archltectural Review Board
ln its review shall pay particular attention to the
screenlng of such areas and equlpment. Any rooftop
mechanlcal equipment shall be :"linimized ln helght and
area, and shall be lecated In such a way as to minimize
~Olse and v~sual lmpac~s to surroundlng properties. Un-
less otherwlse approved by the Archltec"Cural Review Board,
:::-ooftop mechanlcal equipment shall be located at least
five feet from the edge of the roof. Except for solar hot
water heaters, no resldential water heaters shall be lo-
cated on the roof.
No gas or electric meters shall be located wlthin the re-
qUlred front or street slde yard setback areas. The Ar-
chitectural Review Board in its reVlew shall pay particu-
lar attention to the location and screening of such
meters.
16. A ?ark and Recreat~on Fac:lities ~ax of $200.00 per
residential unlt shall be due and payable at the time of
.lssuance of a bUlldlng pennt for the constrUC1:l0n or
placement of the residential unites) on the subject lot,
per and subject to the provisions of Sectlon 6670 et seq.
of the Santa lronlca Hunicipal Code.
:Je:--,olitlon
~7. Cntil such time as t~e demolition 1S undertaken, and un-
less the structure is currently in use, the existlng
structure shall be ma1ntained and secured by boarding up
all openings, erectlng a security fence, and removing all
debr15, bushes and planting that inhibit the easy surve1l-
lance of the property to the satisfaction of the Building
and Safety Officer and the Fire Department. Any landscap-
J.ng materl.al ~emalning shall be watered and maintained
until demolition occurs.
:8. Cnless othe~vise approved by the Recreation and Parks De-
partment and the Planning Division, at the time of demoll-
tion, any street ":.rees shall be protected from damage,
death, or removal per the requlrements of Ordinance 1242
( CCS) .
.
- 9 -
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_;. Immedlately after demolition (and durlng constructlon), a
secu~~~y fence, ~he ~e2gh~ of which shall be the ~aXl~um
pernn t::ed :::y the Zcnlng O~d1.~ance I shall be maintained
around ::~e ?er~~eter of the :o~. The lot shall be kept
clear cf al~ trash, weeds, etc.
20. Prlor to lssuance of a demolition permit, applicant shall
?repare ~or Building Division approval a rodent and pest
control plan ~o ensure that demel ~ tion and censtruct~on
activl::ies at tr.e slte do not create pest control ~rnpacts
on the proJect neighborhood.
21. ~ro dernoli tlon of buildings or structures bUll t prior to
~930 shall be permitted unt11 the end of a 30-day review
perlod by the Landmarks Comm1.ssien to determine whether an
appl1.cat1.on ~or landmark designation shall be filed. If
an appllcat~on for landmark designation is filed, no de-
~olit1.on shall be approved for 90 days from receipt of a
comple't:e appllcation for demolition, or upon the deter-
mlnatlon by the Landmarks CommlSSlon that the app1icatlon
for land~ark deslgna::lon does not ~erit fo~al cons1cer-
atlon, hhichever 1S sooner.
:: .::1:", S -:. ruct l.on
22. Unless otherw1.se approved by the Department of General
Services, all s1.dewal~s shall be kept clear and passable
duri~g the grading and construction phase of the proJect.
23. Sidewalks, curbs, gut~ers, paving and driveways which need
replacing or reMoval as a result of the proJect as deter-
~lned by the Department of General services shall be re-
constructed ~o the satisfact~on of the Depar~ment of
General Serv1.ces. Fo.pproval for this "lark shall be ob-
tained :rom t::e Department of General SerV1.ces prlor to
issuance of the buildir.g per~its.
2.:; . Vehicles haul1ng dirt or other construction debr~s from
the s~te shall cover any open load wlth a tarpaulln or
other secure covering to minimize dust emissions.
25. street trees shall be maintained, relocated or prov1.ded as
required in a manner consistent w~th the City's Tree Code
(Ord. 1242 CCS) , per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
26. A construct1.on perlod mitigation plan shall be prepared by
the appl icant: for approval by the !)epartrnent of General
SerV1.ces prior to issuance of a building permlt. The ap-
proved ~ltigation plan shall be posted on the site for the
duration of t~e proJect construction and shall be produced
upon request. As applicable, this plan shall 1) Specify
the names, addresses, telephone ~umbers and bus1ness
license numbers of all contractors and subcontractors as
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well as t~e developer and archltect: 2) Descr~be how de-
nolitlon cf any eXlstl~g s~r~c~ures ~s to be accomplished:
3) Ind~cate where any cranes are to be located for erec-
ti on/const:::-l:.::::t ion ; ':;') Describe ::ow much of the publ:.c
street, alleY'~lay I or side".Valk is proposed to be used in
conJunct:.on '/lH:.h const:::-uct1.C:1: S} Set forth "':t:.e extent.
and nature of any plle-drlvi:1g operations; 6) Describe
the length and number of any tiebacks ~-vhich must extend
under the property of other persons; 7) Spec~=y the na-
ture and extent of any dewatering and l ts effect on any
adjacent bUlldings: 8} Descr~be antlcipated contructlon-
related t:::-uck :::-outes, number of truck trips, hours of
haullng and park:.ng ~ocatlon; 9) Specify the nature and
extent of any helicopter hauling; 10) State whether any
consi:ruct:.on actJ.vJ.ty beyond normally permJ.tted hours is
proposed: 11) Descr:.be any proposed contruction nOJ.se
~itlgation ~easures; 12) Describe construc~ion-perJ.od
secur:.ty ~easures including any fenclng, light:.ng, and
security personnel; 13) Provide a dra1nage plan; 1~)
Prov1de a construct lon-period parklng plan which shall
mlnimize 'Jse of publlc streets for parki~g: 15) List a
deslgnated on-site constructlon manager.
~ -
L ' .
A sign shall ~e posted on the property J.n a manner consis-
tent with ~he public r.earing sign requirements which shall
J.dentlfy the address and phone number of the owner and/or
applicant for the purposes of responding to questJ.ons and
complalnts duri~g the constructJ.on perlod. Said sign
shall also indicate the hours of permissible construction
,......ork.
~ ~
.::..0.
A copy of these condJ. tions shall be posted :.n an easJ.ly
vislble and accesslble locatJ.on at all tlmes durlng con-
struc~J.on at the proJec~ site. The pages shall be lami-
~ated or otherw~se protected to ensure durablllty of the
copy.
~~v~=onmental Mlt~gat~on
29. Ultra-low flow plumbJ.ng fixtures are required on all new
development and remodelJ.ng where plumbJ.ng is to be added.
(Max1mum 1.6 gallon toile~s and 1.0 gallon urlnals and low
flow shower head.)
n~scellaneous CUP Condltlons
30. The building address shall be palnted on ~he =oof of the
buildJ.ng and shall :",easure four feet by eight feet (32
square feet).
::!.:. If any archaeological rema~ns are uncovered during
excavatlon or constructlon, work :n the affected area
shall be suspended and a recogn~zed specialist shall be
contacted to conduct a survey of the affected area at
proJect's owner's expense. A dete~inatlon shall t~en be
- 11 -
32"
- ,
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:3 3 .
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e
::-.ade by t~e Director of Plann~ng to deternune the slg-
TIlf1Cance of the survey =inaings and appropriate actions
and requlre~en~s, := any, ~o address such findings.
street and/or alley lighting shall be provided on publ~c
r1ghts of way adjacent to the project 1f and as needed per
the speclf~catlons and wlth the approval of the Department
of Ger.eral Serv~ces.
Any lofts or r'ezzan:.nes shall not exceed 99 square feet
unless approprlate :::-equired parKlng is supplied. Such
areas shall also not exceed 33.3% of the room below unless
co~pliance with the distr:.ct's limits on number of storles
can be mainta1ned.
No fence or wall within the required front yard setback,
inclusive of any subterranean garage slab and fencing or
raillng on top thereof, shall exceed a helght of 42" above
actual grade of the property.
A securlt:y gate shall be provlded across the openlng to
":..he subterranean garage. If any guest parking space 1S
located ln the subterranean garage, the security gate
shall be equlpped wlth an electronlC or other system which
will open the gate to provlde visltors wlth vehicular ac-
cess to the garage without leaving their vehicles. The
securlty gate shall receive approval of the Police and
F~re Departments pr10r to lssuance of a building permlt.
~'2.l io..:. ty 0 f Perm~ ts
36.
38.
In the event perm~ttee vlalates or fails to comply with
any canditlons of approval of ~hlS permit, no further per-
~its, licenses, approvals or cer~ificates of occupancy
shall be lssued ~ntll such vlolation has been fully
:::-emed.led.
wi thin ten days of ?lannlng Di vislon transml ttal af the
statement of Official Action, project applicant shall
s~gn and return a copy of the statement of Official Action
prepared by ~~e Planning Divlslon, agreeing to the Condi-
t.lons of approval and acknowledging that failure to comply
with such condlt~ons shall constitute grounds for poten-
tial revocation of the permit approval. By signlng same,
applicant shall not thereby waive any legal rights appli-
cant ~ay possess regarding sald conditions. The slgned
Statement shall be returned to the Planning D1V1Slon.
Failure to comply '::Hth this condition shall constitute
grounds for potential permlt revocation.
T~is determination shall not become effective for a per~od
of fourteen days from the date of determination, or, If
appealed, untll a flnal determlnatlon is made on the ap-
peal. Any appeal must be made in the form requlred by the
Zon1ng Adminlstrator. The term of approval of this permlt
shall expire two years from the permit's effective date,
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unless a b~~lding permit has been issued for t~e project
pr~or to t~e explrat~on date.
~ -
~ J.
Wlt~~n t~~~ty (30) days after :inal approval of the proj-
ect, a s~gn shall be posted en site statlng the date and
nature of t~e appyoval. The sign shall be posted in ac-
cordance with the Zoning Adminlstrator guidelines and
shall remaln .ln place until a building perml t is lssued
for the proJect. The sign shall be removed promptly when
a bUlldlng peYr.:i t is issued for the pro] ect or upon ex-
plration of ~he Condltlonal Use Permit.
Speclal Conditlons
";0.
A mlnimum 5 t
mum 24% of
reVlew.
average setback shall be provided for a mini-
'the front buildlng elevation prlor to ARB
~:. Exterlor buildi~g walls shall not exceed a maXlmum height
of 23' from average natural grade, except that portlon of
the wall withln any roof gable.
~L. A minl~um of 100 square feet of prlvate open space shall
be provided for Unlt E prlor to reVlew by the Architec-
tural Review Board.
:nclUSlonary Lnit Condit.lon
43. The developer shall covenant and agree with the city of
Santa Monlca ~o the speclfic terms, conditions and
restrictlons upon the possession, use and enJoynent of the
subject p~operty, WhlCh terms, conditions and restY~ctions
shall be recorded with the Los Angeles County Recorder1s
Off.lce as a part of the deed of the property to ensure
that two affordable units are provlded and ma.lntalned over
time and through subsequent sales of the property. An
~ncluslonary requirement of at least thirty percent of the
total nur.~er of units, excluding any density bonus un.lts
under state Government Code Section 65915, shall be perma-
nently affordable to and occupied by low and moderate in-
come households of which at least fifty percent (50%)
shall be affordable to households not exceeding sixty per-
cent of the (HUD) Los Angeles County median lncome, with
the balance of the incluslonary unlts affordable to house-
holds with incomes not exceeding 100% of the (HUD) Los
Angeles county median income, expending not over 30% of
monthly income on housing costs, as specified by the Hous-
ing Division of the Department of community and Economic
Development. Such restrlctions shall be effectlVe for the
lifetlme of the proJect.
Ihis agreement shall be executed and recorded prlor to
approval of the Final Map. Such agreement shall specify
1) responsibllitles of the developer for making the
~nlt(s) available to eligible tenants and 2) responsibill-
ties of the City of Santa Mon::.ca to prepare applicat1.on
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forms for poten~ial tenants, establish
qualifications, and monltor compliance with
of ~he agreeme~t.
criteria :or
..\... I .
......e prOVlSlons
Owner shall provide ~he City Planning Divlslcn w:.th a con-
formed copy of the recorded agreement prior ~o approval of
the Final Hap.
This proviSlon :'5 intended to satisfy the inclusionary
houslng requlremen~s of the Housing Element of the General
Plan of the Clty of Santa Monica. Developer shall satisfy
the obligations created by this Agreement by demonstrating
to the Director of Planning compliance with ordinance 1577
(CCS), which provides lmplementat.lon standards for this
program.
1.
TE~TA~:VE TRACT ~~p CO~DIT~ONS
~
-' .
... .
6.
i .
All off Sl te lmprovements required by the City Englneer
shall be .lnstalled. Plans and speclfications for off site
lmprovements shall De prepared by a reglstered CiVll en-
glneer and approved by the C.lty Englneer.
A subdivlsion ~mprovement agreement for all off slte im-
provements requlred by the City Englneer shall be prepared
and a performance bend posted through the city Attorney's
office.
The tentative roan shall expire 24 months after approval,
except as provided .ln the provisions of California Govern-
ment Code. Sect:..lon 66452.6 and Sect~ons 9380-9382 of the
Santa Honlca Hunicipal Code. Durl.ng this time perlod the
final TIap shall be presented to the City of Santa Monica
:or approval. ~o bUllding permlt for the project wlll be
g~anted untll such t:.r:-,e as 'the final map :.s approved by
the Santa Monica Clty Council.
:n submlttlng re~~:.red materials to the Santa Monlca En-
gineering Divlsion for a final ~ap, applicant shall pra-
vlde a copy of the approved statement af Officlal Action.
Prlar to approval of the final map, Condominium ASSOCla-
tion By-Laws (if appllcable) and a -Declaration of CC & R's
shall be revlewed and approved by the city Attorney. The
CC & R' s shall contain a non-discrim:lnation clause as
presented in Section 9392 (SMMC) and in the case of con-
dominiums, contaln such provisions as are required by Sec-
tion 9122E (SMMC).
The developer shall prOVlde for payment of a Condornlnlurn
Tax of $1,000 per saleable residential unit per the provi-
sions of Section 6651 et seg. of the Santa Honica
Hunicipal Code.
The form, contents, accompanying data, and =iling of the
f:.nal subdlvislon map shall conform to the provisions of
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SeC":10ns 9330 ":~rc:.;.gh 933a (SHI'1C) and the Subdivls10n nap
Act.. -=he ~equ~red. ?:.nal ilap :: iling fee shall be pald
prlor to schedullng of ':he Final :.1ap for Clty Council
approval.
T~e form, contents, acco~panYlng data, and ::iling of the
final parcel ~ap shall conform to the provlsions of Sec-
tions 9350 through 9357 (SHMC) and the Subdlvislon Hap
Act.
9.
One ~ylar and one blue-llne copy of the final map shall be
9rovlded to and recorded with the Los Angeles County Re-
corder pr~or to lssuance of any building permit for a con-
dominlum proJect pursuant ~o Government Code 5ectlon
66499.30. Appllcant shall also p=ovide the County wlth a
copy of thls Statement of Offic1al Action at the time the
reqlll=ed copies of the map are sub~itted.
A copy of the recorded map shall be provided to the Plan-
nlng and Zonlng Divlslon before issuance of a BU11ding
perrolt.
Pursuant to Sec~lon 9366 {SMMC), ~f the subdlvider or any
interes~ed person disagrees with any action by the
?lannlng CommlSS1on with respect to the tentative map, an
appeal or cornplalnt ~ay be filed in wrlting with the city
Clerk. No appeal or complaint may be filed after a ten
day perlod from the commlssion's declsion on ~he tentative
map.
.:;ttachments:
?~e~ared by: Susan White, Assistant Planner
.-,\..
liunic~pal Code and General Plan Conformance
S~atlstical Informatlon Sheet
~et~er :rcm Richard Chang to staff dated 9/5/91.
~etter :rom Elleen Hecht to Paul 3erlan~ dated 6/26/91.
~etter from Richard Chang to Staff dated 10/10/91.
Rad~us and Locat~on Hap
Letters in Support and Protest of ProJect
?~otcgraphs of site and Surrounding Properties
Plot Plan, Floor Plans and Elevat~ons
3.
"
-.....
::.. .
:..:1 .
~.
..,.
pc/p9:!..l
s :~~Il
=..:/26/91
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ATTACHMENT A
e
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
category
?e!::-'ltted Use
ilora "Co:::- ~ u:n
S-:.a":.1:s
C,.;ell.:r.g Gni ts
Helg~t of Buildlng
~u~ber of Stories
Height of Walls,
Fences
Se1:backs
Front yard
5ldeyard
Rearyard
?yoJections Into
Yards
Lot Coverage
?arklng
Access
Land Use
Element
:!ul t:.-
:: a::'.].. 1 y
?esid.
Municipal Code
:.!ul ti-famlly
Res:dent~al.
project
Multi-family
ReSldentlal.
Subject to Ordinance 1577/ (6-month morator:um)
1/1500
sq. ft.
parcel
area.
30 '
2
N/A
7,500/1500 sq. ft.
= 5 \lnits.
30', pitched roof,
23' maxi~u~ wall
height,
1:3 roof slope
2
3.5' nax. height,
f.y., 6.0' :nax.
height s.y. & r.y.
5 unlts
3D', pitched reof
20' to 28' maximum
wall helght,
1:3 roof slope.
2
6.0' s.y.
gate & wall.
N/A 20' 20'
N/A -" "7'
I I
triA " - , 15' (inc. 1/2
-:)
alley}
N/A
N/A
Alley
access is
encouraged
tvhen alley
exists.
?ark:.ng Space Number N/A
No projection may None proposed.
extend closer than
4' to any property
::ine.
50%
Alley access is
required when
alley exists, with
exceptions per
Sections 9044.8-9.
50%
Alley access
provlded.
11 spaces required 11 spaces provlded
- 16 -
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T:-ash Area
~echanlcal Eq~lp.
Screenl~g
::~::::n<:.yard
Landscapl.ng
Sldeyard
Lar.dscap::..ng
L'"nexcavated
Sideyard
Nor::l1 of Hilslre
?rlva~e open Space
:nclus~onary
:;nlts/Fee
N/A
filA
N/A
~r/ A
N/A
N/A
:rash enclosure
~~th mlnl~um 5-8'
sol::..d ,.;alls and
gate lS ~equlred.
:lechanl.cal equlp-
~ent extendlng more
than 12" above roof
parapet shall be
fully screened from
a horlzontal plane.
50% of f.y. setback
to be landscaped.
50% of both req.
slae yard setbacks.
1, 4~ unexcavated
s.y. required for
parcel 50' wlde.
100 sq. ft. per
unit.
e
'I'rash enclosure
at rear~ detal1s
to be provided
prior to ARB
revieT,N .
Mech. equlp.
detalIs to be
provided prior
to ARB ~eVlew.
Project complies.
50% landscapir.g
provided for one
side yard setback.
50% of both s.y.
set~acks to be
landscaped per N
of W overlay
standards.
Project complles.
Lnit A -lOa sq. ft.
Unit B -100 sq. ft.
Vnlt C -100 sq. ft.
Unlt D -100 sq. ft.
~nit E - 92 sq. ft.
(As conditioned,
proJect compl::..es)
2 incluslonary units (1 low & 1
moderate income rental units required
per ordinance 1577)
- 17 -
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:--':-~ ~-1..~~J ~:.-2.s~I~C; -=~~-I~~l=~.-~ =I(~.l.CI :: ::. 5 =3
for .:>:nS~::::C[LJ:1 '~f =~'~e ::esl.::::.entlal 2o!1do'lllnlUn '.:nl::5
'-~li L'='::~J 5tr2~L. .:::anta ~~C;:!.22
'::1 \1:::~=I:].+L I\::=-'::;P:',U:::C\ ::'::{~E-=
+'::"'-~!EER (:f :_-XTI5
3':;:ZE'
-:otal-
-
- " .::; -
t '" -
1 - 1 9 f
~ ~
L-+ - ~
-+ s
1':' - ,
! ~ S ~
1 ~4 5 s ~
1 ,Q )
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E
T .-,!"
~.-" -j 1.
:C.1"EP AGE
~::::.
Q""
. ----"-::
=- \:1LS~-',P:\G
:rough~ :81e~ant open space and pr8vate o?e~
space jes~gnej tv ~8cal lancscape ~r2~ltect
13 i'C~
cS:;:I~LHED :3 ::LL2:\G PRICE _ -: 5 ::'i':'. , :>20, apprcxlma te ly, tLl S :'. S an est lma te
onlv as t~e ~2al es:a::e a~~ cJnstructlo~ "arket caul::::' change
drastlcally d~rlnf; ::"'e Jereloprre::t :::''1a5e
..--,
V
e
e
September 5. 1991
\ls Susan \VhIte
City P1annmg DlVIslOn
:685 ?\lam Street. Room 212
Santa MOnica. CalifornIa 90401-3295
Re' 911 l~th Street, VTT~l S05~3, CUP-91-015
Dear ~1s \VhIte
I agree to a 50 day extentlon of the SubdIvIsIon Strearnlme deadlme for processmg the
~bo\e referenced project beyond the angInal Sept 27. 1991 eXpIratlOn date
If you have any questIons please contact Eileen Hecht at 453-1888 ext
, .,..,.
j~1
F -'
1-<.---" .~: ~ J TiE 1 - -'
_.' _.r;---_
Very truly yours,
.r t".
,/
"---
e
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_~ /.'l--
~.. ;.~~./~J. u~
PAUL C. DESANTIS
C~UL C D=:S,.1."JT s.
S::...LL.....;o..t\.;..... L ~10LL-:::-'i.......
I '-... ~ .1:~~~E~. ~.!:: .;:. .-~~.. .c~~
3002 SA!\IT:> MONICA BOULEVARD SUITE C
SA'\j~A :\"10'\iICA CALlFOR'\iIA 90404-2506
OF COU'\ISEL
..: _.., ,'- .'':F::J; :: I==':'.,~,"--~. . ~.. :. E.1:::;'
~~_Ep.--:~...E .:::~ --;~ :~88 -EL:':C:::!=--E~ ":!3", E:L9 10:-:'5
V~L_:::.. "'QJ:;;IyIAa,j AN:) VESI-IEK
June 26. 1991
LI~~Ol
~lr Paul Berlam
Director of Planmng
Cay Planmng DI\'I<;lon
1685 ~lalO Street Room 212
Santa \fomca. Cahforma 90401-3295
. }
-" .,
Re ell1 l:th Street eLP QI-015, V1T\1 50532
Dear Mr Berlanr
Thank you for agreemg to meet wah me and Council member Katz to dISCUSS this
proJect's claim for exclusIOn from the Prop R Implementation reqUlremem I am enclosmg
the relevant documents that mIght be helpful III our July 3 diSCUSSIOns
Enclo<;ed vou wdl fmd
the archItect'~ versIOn of the chronology of events
~ planmng comml"SlOn qaff report sheets 1 (cover sheet \V1th recommendation). C and J
(mcluslOnary unn language)
:. plannmg department projects list "howmg only 2 development apphcanons "..-nh fllmg
dates between ~.farch 6 and ~hrch 25
4 Planmng Department correspondence ,howmg the project's "filing" date and "deemed
complete" date
5 copIes of the "~doptJon date" and "appllcabllIty date" of Prop R enablmg Ordm:.mce.
If you have any questIons. or need any additIOnal mformatIOn, I can be reached at 453-1888
ext 327
Thanks agam
D
e
e
\'fr Paul Berlant
June .26. 1991
Page - .2
Very truly yours.
EIleen Hecht
Project Coordmator
Enclosures
cc \fon - \Vel Lm
e
e
.I ;E~
:\'1emorandum
To:
Paul Bedam
From:
Edee:1
Subject:
GI1 l~th Street. CCP 91-Ui5. V1T\f 505~3. chronology
Date:
June 26. 1991
c\rchltecrs
LEE '{ A. '\0. ~711 Lon~ Beach Boulevard. ~ulte 423. Long Beach. CA 90807
~ ~
10/10/90
12/19/91
FeaQbllltv qudle,
V enfled zonmg reqUlrements and apphcatlon procedures WIth Planmng
Department
De<;lgn development
1/2/91
- 1/25/91
216i91
2/20/91
Fmal de<;lgn, l.mdscape plans.
Over-the-counter reVIeW of all plans for project by ParkIng and TraffiC
Engmeer. Engmeenng Department, and City Planmng Department.
2/21/91
- :.; f7 191 Prepare submls~lon matenals
3/11/91 Received Parkmg and TraffIc sramped approval.
Received Engmeenng Department stamped approval
Informed for hrst time of Prop R Issue Planner at Planning Counter
confirmed upcommimg ordinance, stated no cut-off date set.
3/13/91 SubffilsslOn ready for fllmg.
3/15/91 project application accepted for filing by Planning Department. It IS
my understandmg that no mention was made of Prop R at thlS pomt. m fact. no further
mennon \lv'as made of Prop R until the slaff report for the public heanng was prepared and
the appl1cam was Informed that compl1ance WIth Prop R would be a condmon of approval
3/25/91
letter from project planner Susan \Vhite requestIng addmon of average
natural grade computanon for each elevatlon and cross section
Project "deemed complete"
3/27/91
The apphcam and hIS archnect have been dlhgemly workmg on thIS project smce early
October of 1990 Both the archItectural and legal firms Involved \\1th thiS project (up to the
preparation of the staff report) are located 1ll Long Beach. They had no knowledge of
pOSSIble changes to the code unnl 4 days before they filed their plans. They rehed on
e
e
,nformatlon gIve:1 to them iJy the Santa \fonJCa Cay staff and had no reason to belIeve that
their plans \...ere not m conformance 'J.Hh the local codes and reqmrernents
ThIS applICatIOn \\as flIed nearly two weeks pnor to the actual adoptIon of the Intenm Prop
R ImplementatIon Ordmance. 11us project compiles vmh the codes m effect at the tIme the
apphcatIon was subnutted and should be exempted from the reqUIrement to comply 'Wlth
provlSlOns of an ordmance that was subsequently enacted
The only other 3pphcatlon that was caught lTI thIS no man's land IS a 4 urnt project at 1457
Berkeley fded on \farch 18 We do not know the specIfics of that case, but are merely
pOlTItmg out that there are only 2 developments totalhng 9 umts m the enure Oty that are
affected lTI thiS wav
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:: :::1:''::. Cer.de
?::.2.ed 3/15/91..
:~? 91-016, VTPM 22787
:~57 3erkeley Stree~
4 LnJ..t Condo
Filed 3/18/91
HPM 90-00l,
\-.AR 90-039
2039-2045 :lth Stree'::.
~C~ ~~~e AdJ~s~~en~
Torca Cases
_PC 150
2021 Clover=~eld
TPC 134
638 Hi2.1 Street
TPC 147
:621-25 Cent~r.ela
:OPC 148
2331 28th Stree'::.
TPC 149
2247 20th Street
TPC 151
2249 20th Street
Ga:Uj Sa :~~:-;.c:::
323-22';9
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C2:'3) 82C-3313
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(Buckley)
6/5
(Buckley)
6(5
(3uckley)
6/5
(Buckley)
6/5
(White)
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Yc~~ p~e~:~:~n~y s~-~~ta: G~ a~ appl:ca~~0n :or C:~d~t~o~?~ ~~~
?e~it 91-0:5 ~~th ?c~o~pa~y:~~ d2~~ a~d ~e?O~~S f. = ~~op~r~y
lcca~ed at 911 22th Stree~ ~as =een ~avie~E~ :~r =c~~leteness a~d
is ~e~eby cee:ed ~~=~~9:s~e :C~ ::::~g.
~he following ~~eres a~e missi~g c= ~~ade~~ate and =ust b&
sub~itted, comple~ed and/or co~rected as appropriate, be:ore
p~ccessi~g of yo~~ applica~~o~ ~~y p~cce~d.
Show the heigh~ of the st=~c~u=e fro: average r.at~ra: grade
for each b~ild~ng elevation d~d cros5-sec~io~.
?u!'5~an": ::0 ~~~nici~al C:>de Sec't!.c'~ 9130.:: (::) I if t1;e :;-.ss::..::.g or
~nco7?le~e i~e~s a~e ~ot p~ovideC with~~ 30 days, your
~ppl~cat~cn wi:: ~s ~eened withd:ll~~ a~d t~l:l ~O~ ~e ?~~cessed
- ..)0,
Iur~uer.
?lease ccn":ac~ ~e at
{ ~ , "l '\
\-'_oJ/
~58-a~~~ ~or details or clari!ication.
sir.cerely, r t
II J.L-...iL...
~ IrLMtJ
.
~ -
I:~...A...( Lj
e
e
~
SANTA
o/:'
MONI.CA
City Planning DIVISion
(213) 458-8341
1685 MaIn StrE
Santa MonIca. CA 90401-32
March 27, 1991
Richard chang & Henry Wu
911 12th street
Santa Monica, CA 90401
Re: 911 12th Street/ Conditional Use Permit 91-015/
Vesting Tentative Tract Map 50523
Dear Mr. Chang & Mr. Wu:
The above referenced application is hereby deemed complete and
accepted tor filing by the Santa Monica City Planning Division
effective this date. This acceptance applies only to the
specific project as defined by:
Your preliminary application received: 3/15/91
Supplementary information received: 3/15/91
Project plan received: 3/15/91
Pursuant to Chapter 4.5, Section 65950 ot the California
Government Code, the City ot Santa Konic& has six Monthe trom th~
date ot this letter to take final action on your proposed
project, including any appeal periods. The required .iqn
notifyinq the publio of the h..rinq date of this project must be
~o.tod ~ithin 30 d~y. of the date ot this letter and a ainimua of
10 day. prior to the Planninq commi..ion hearinq dat., .. .eated
in the applic.~ion. The .iqn mu.t ramain in place throuqh the
end ot the appeal p.riod or until the tinal determination of the
ca... If the he.ring' date i. chanqed., cancelled. or otherwise
r..cbe4ul.4, the ne. h.arinq date aust ~. place4 OD the aiqn at
l.a.t 10 day. prior to the new hearinq date.
Please let me know if you modify any aspect of your project while
it is being processed. This acceptance of your application
notwithstandinq, the City reserves the right to determine whether
any subsequent project revision or combination of modifications
- 1 -
e
e
(such as a change i:-: the pro] ect concep':, scope, ~.elgn:', floor
area, ~ses, parkIng re~u:remen~s, circ~lat:on pat:.err., po~nts of
:ngress and egress, locat:on, etc.) rep:-esents a potent:.al for
envlro~rnental :mpacts or are signIfIcant ~n any other resFec~.
A signIfIcant change In the ?roJect or a serIes of c.:.:nulative
:::hange MAY necessltate the filing of a r.ew applicac:on or an
amended applicatlon which will be subject to a staff ~eVIeW for
completeness and acceptance. Should thIs be re~~lred, :.~e new or
amended appllca~lon shall be subject to new processl~g time
llmits as establlshed in :.he California Gcvernment Code, Section
65950.
?lease be advised that ~o de~olit~on of any cuildings or
struct~res tUllt prier to 1930 shall be pe~lt~ed ~ntl: the end
of a 30-day reVIew perIod by the Landrnar~s Ccmmission to
dete~,lne whet~er a landmark designation ~erlts formal
consideration, per Code Section 9048.1. This lnfo~a~lon is
~eant to provide assistance In the scheduling of your project and
should not be interpreted to be ccmDrehensive In na~ure. There
may be other requirements to ::ulfill prier to issuance of a
demolition permit.
Please contact me at (213) ~58-a34l If you have any questions.
SIncerely I 1
~ . (/:b'-
, / ,J. .
/ 'vtt t l.-.....- L. ,..rr LJ-"
Sl~:!fan white
Assistant Planner
cc: Elizabeth Srour
~orman Yang
Joseph Guimera
SMW
PC/dm911
03/27/91
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a:1d ?est.:..:!g
:e::":.a-:,:,,,:,,,re Trac"': ~~ap -:':J pe~.l-:' ~~e CC:lst~t.:.c"t..:.c!""~ of a ~"./tITO s"tory,
::ve ~~1~ ~es~der~:a: =~l:dl~g (5 condc~~~:~~s) ~~ a 7500 s~~are
-: ~-:. ?ar=el 1:1 ~r.e ~2 - ~;..~) ~ =-0".., ~ens~ ty ~l;.:" tlple Fam:.ly ~esJ..den-
__~: & ~o~~~ of h~:s~:.re Over:ay) ~:s~r:c-:s.
?ecom!"enda~:or:
Approval ~~~~ ~c~d:~ions.
Pe~ 1 t St:-ea:n: .:..:-::~g :::xp:ra~:c;:, ::;at.e: I Septer"lber 2 7, :'991
S~bd.:..v:s:o~ Ac~:.cn Jeadl:~e:
';'olly 25, 1991
--~~ ~OCA~IO~ ~~J JESCRI?T!CN
_ sabject ;roperty lS a 750C sq. ft. parcel :.ocated on the east-
Slc.e c! :2<:h Steet between :daho Avenue and Washington Avenue
~av:r.g a :rontage of 50 feet. Sur~ounding ~ses consist of two, 2
s~cry ~ult:-famlly reslden~:.al str~ctU~e (R2-NW) to the nort~, a
2 story _-fa~lly str~ct~res (R2-~~) to ~he sou-:h, a 3 story
:nul-:i-~~- J structure (R2-NW) to t~e east and a 3 story rnultl-
:aml:Y ,,"':.ructure (R2-NW) ~o the west. Existlng on-slte uses in-
c:~ 2 - 0, 1 stcry and O:1e, 2 story ~u~ti-!a~11y st~Uctu~es and
::"";C, story garages. ::::ere are :.....0 (2) ::'.a -:u:::-e ::a:;ncl::a ~:-ees
(:nagnlflora) (l2U & 18u d:.amete:::-) on-s:.te.
Zo::~!;.g ~:'st.r:.c-::
R2-(NW)
La~d ~se D~s~r:c~:
~cw Derslty Mult.lple ~esident:.al &
~ort.h of Wllshlre Overlay Distr~cts
?arcel Area:
50' x :50' = 7500 s~are feet
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~~e 5:g~ s~al: ~e =e~cved ~~c~;~:y ~~e~
a ~~:.._~:..~~ ~e~:..~ :..s _ssued :cr ~~e F~cJec~ C~ ~Fo~ ex-
c:=a~~8L == ~~e Cordl~~onal ~se ?e~~~.
S~ec:3l C~~d:~~0~S
~C. ~x~e~~c~ =~l:d~~g wal:s shall r.ot exceed a ~ax:~u~ ~elght
~f 23' f=cm average ratural grade.
~~. A ~:~:rn~m of :00 s~Jare feet of pr:vate cpen space shal:
be ::::~ov lded ::lr :::11 t - prlcr to ~ev lew "':Jy the Archl tec-
~~~a~ Rev~ew 3oard.
~=l~5:~~ary ~~:~ C~~d~~:c~
~2. :Ohe develcper sha_ _ covenant and agree wi-:.:: the C.:.~y 0:
Santa ~cnlca to ~he spec~f~c ~erms, conditions and
=estr~c~~ons upon ~he possesslon, ~se and enJoyment of ~he
SUbJect property, wh~ch terms, condit~ons and restrict~ons
shall be =ecorded Wl th the Los Angeles County Recorder IS
Off:.ce as a part of ~.he deed of -:.he prcper-:y to ensure
":hat 'two affordable un~ts (5) is (are) provlded and ma~n-
tained over time and through subsequent sales of ~he prop-
erty. An lnclus~onary requ:rem~nt of at l~ast thir~y p~r-
cen": of t~e tcta~ ~u~~er == ~~l~S, exc~~~l~; ar.y ce~Sl":Y
bonus unl ~s \.:..nder state Goverr.men't. Code Sec~:.cn 65915,
shall be permanently affordable ":0 and occupled by low and
roderate i~corne households of WhlCh at least =if~y percent
(50%) shall be affordable to households not exceeding s~x-
~y percent of the (BUD) ~os Angeles County median lncome,
wlth the balance of 't.he lnclusionary units affordable to
households Wl th lncomes not exceedlng 100% of ":.he (HUD)
Los Angeles County median lncome, expending ~ot over 30%
of ~onthly :ncome on housing costs, as spec~fied by the
Hous~ng Divlslon of ~he Depa~~~ent of Commun~ty and
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::"a:;. .::: ~:-..e ;::'-:1- s: S=.:'':a ~~~:1:...=a40
:evelc;e= s~a:: sa~:s:y
~~e ~b:~;a~~~-s ~~ea~e~ ~y ~~:s ~q~ee~e~~ ~y ie~c~s~~a~:~q
~s ~~e ~:=ec~c~ 0: ;:~~~:-~ c~~p::a~ce ~l~~ Crdl~a~~e
~ ,
-~,
CCS) r r....h:.:::: ;:~::;~::.~e5 :.:-;::'e:-eY":.':.at':::::1 s-.:and.ards ::::r ":~.:s
~::-::g~a:;'".
:~~;-:~~~::":E ':'"R:;;'C-: ~~~;? C:~-lC:::-:.:~;S
,,;.: 1 of = 5:' tre ::-pro"/e7er-:s ~eqL.=.:..:-ed by ~::.e Cl ty :::~g :~eer
shal~ be :nstalled. ?:ans ar.d spec::~cat:cns :cr off s~~e
12proverren~s shall be ?repared by a reg:s~ered C1Vl: en-
g1~eer and approved =y ~~e C~~y E~gineer.
.::; .
A s~Cd~v:slon _~prove~en~ ag=ee~en~ :or al: o~~ s1te :m-
p~ovements re~~~red ty t~e c:ty E~g~neer shall be prepared
and a ~erfc~.ance bo~d pcs~ed ~~rcugh t~e C:~y At~c~ney's
o:f:.ce.
7~e ter.~at~ve map shall exp~~e 24 ~onths after approval,
excep~ as prov~ded ~n the prov~s:ons of California Govern-
:nent Code Sec't.~on 66452.6 and Sections 9380-9382 of the
Santa Monica Munic~pal Cede. Jur:.~g ~~is ~i~e period the
f:nal map shall be presen~ed to the C1ty of Santa Mon~ca
fer approval. No building perm~t for ~~e project w~ll ae
granted untll such time as t~e final ~ap :5 approved by
the Santa Mon1ca City Counc11o
.
~ .
:n submitt~ng requlred ~ate~ials ~o the Santa Mon~ca En-
gi~eer~~g ~:v15~on :=~ a ::~al ~ap, a~~l~ca~~ shall pro-
vlde a co;y of ~~e app~cved State~er.t of 0:::c1a1 Act~on.
:J.
Prlor to approval of ~he fl~al ~ap, Condom~~ium Assocla-
tlon By-~aws (If applicable) and a Declaration of CC & Rls
shall be reviewed and apprcved by t~e Clty Attorney. The
CC &: R I s shall cor.-::a11'~ a non-dlSCrl:lUnation clause as
presented i~ Sectlon 9392 ~S~C) and :n the case of con-
domlniums, conta:n 5UC~ prov151ons as are requlred by Sec-
~10n 9122E (SMMC).
e
~'.Ct:.::DE:~
"
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:3 usa~ ~\;h 1 te
?lar:n~r:.? 21"\:rlS':"Or:
. ,::, 5 S ::3. u: St., ? 0 . Be x 22 C (:
S~~ta ~on~ca, :A 904J7-2200
'.",
1_ .
5~-:~-::::=-=- :
12'[~ St. ?e!:"7:"~ St:-earrll:--.l~~:;
CUP 91-015 & 3~8G~V:SlO~ ~~~e
:::~
:e~~~tlve ~r~c~ ~ac ~C~234
='ear SL:San:
e
:=.><;J::'Ta t2-2:" :2. te
LIT~t to~ ~est~nG
=~ respc~se ~G your letter dated 10/01/91, ~e agreed to t~e
?O cays ex:enSlOr. fer the Co~jl~lona~ Jse FerrIC 91-0"5. The
-ew expIra:Ic~ ja~e til~~ be recr~ary i4, ~992 as stated 1~
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RADIUS MAP FOR
PLANNING DEPARTMENT
City of
Santa Monica
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DATE
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DATE
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Reference IS
Alias Map
Sheet No
ReqUIred C; 00 I
RadiUS ~
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Robert A. Freeman
912 12th Street, ~6
Santa Mon1ca, CA 90403
-
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June 24, 1991
Clty of Santa Monlca
Plannlng Dlvlsion, Room III
1685 Maln Street
Santa Monlca, CA 90401
At~n: Susan Whlte
RE: Cond1t1onal Use Permit 91-015
Gentlemen:
Please be advlsed that I am a resident of 912 12th Street, Santa
Monica, CA 90403. I have recelved an offlclal notlce wlth regard
to the appl1cant R1chard Chang & Henry Wu, for the development
North of W1lshlre.
I have no obJection to the 5ald development. However, 51nce this
development 15 taking place in a strict res1dential zone, it is
respectlvely requested that the City of Santa Mon~ca exerC1se ltS
discretlonary power In not perm1ttlng any constructlon to start
sooner than 8:00 AM. It 1S my understandlng that 1f thls request
and prohib1tion lS not made, all construct1on w1ll start at 7:00
AM. This 15 much too early In a 100% re51dent1al area.
Than~~ou for your conslderatlon and attentlon to this matter.
Ve~~ul~ yo~,
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am ~rl~lnc reaarc~rg Ccndlt1cnal ~se ?erm1t ~1-01~ ~nlcn
_S an appllcat18~ for ~~e c~nstruct~on cf a 2 story Wl~~ _OT~S,
~~ve ~nlt resldentlal conaom~nlum at Q11 12th 3treet.
a~ a reslden~ on the qoo block o~ EWClld Street. clrectly
ce~~rd ~re propOSEd bUlldlnq slte. I am wrltlnq ~o cppcse the
~ulld1ng of another conoomlnlUm bUllo1ng In tM1S area. ~y
=~~OSl~10~ stems from the Tollowlng factors:
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apart~ent dwelll~gs than the small reslde~tlal street
can ~anage. T~e aadltlon OT flve reSlC2~ces wlll aad
~~ ~arklng and ar~vlng conges~lo~ l~ thlS area.
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,,<JorKers ana 'foad trucks".-..IhlC'i -:-r-equent: bUlldl'lg
Sl~es. ~tten canstructlon lllega:ly beglns before 7:00
am, and these trucks, Wh1Ch are a nUlsanCe both due to
nOlce and ador-s they emlt, otten preceed the workers
schedules by as muc~ as 20 mlnutes. ih1S means, ~n
prac~lcal terms. that reS10ents ~n t~~s area can expect
:0 De awoken shor:ly after 6:30 a.m.. Monoay through
Saturday, ~a ~he sound of fOOd t,u~k ~orns. tr~c~s
carrv~~g ~aterlals In and cut, and ~crkers who remaln
on stree~ cor~ers or ~~ cars aWdltlng ~he t~me ~he~
t~ey can tegln work,
~dnY res~dents ln area. ~ysei+ ~ncluded. enjoy
ou~doar actlvltles ~~Ch as ~alk1ng, _ogglng, runnlng,
ana b1cvcl~ng on thlS street. ~lsh to call attentlon
to t~e fact ~hat women who engage In these actlvltles
are often verbally harassed by workers at constructlon
sltes. Thus. a block. wnlC'-' "as been cons10er-ed '::;afe
for women lS In danger of 0ecomlng an unpleasant and
perhaps ~rl~hten1ng atmOSPhere wlth the addltlon of
skllled and unskl1led laborers to the area.
In s~m. eo ~ot ~el12ve that convertlng the curren~
cwelllng ~ntc a flve-~nlt condomlnlum lS l~ the Gest l~ter-ests of
the reS1CentS ~lYlng ~n the lmmedlate sur~ound1ng. Although l~
~ay brlng f:ranClal galn to the permlt s apollcants, who most
:l~ely do not llve ~~ the area, It can only brlng annoyance,
:Olse. tranSlent workers and Dotentlal danger- for the r2S1oents.
~oth male ana fe~ale, who already 11ve here,
-hank you for conslderlng these comments.
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Dr. E. H. Wolkensteln
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MONICA
SANTA
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City Planning Dlvl'7t,on
(:13) 458-8341
1685 Main Street, P.O Box 2200
Santa Monlcs, CA 90407 2200
october 1, 1991
Richard s. Chang & Henry H. Wu
911 12th street
Santa Monica, CA 90405
Subject:
911 12th street/ Permit Streamlining Expiration Date
for CUP 91-015 & Subdivision Time Limit for Vesting
Tentative Tract Map 50523
Dear Mr. Chang & Mr. V~l:
This .letter is to request a 90 day extension of the 6 month
permit streamlining expiration date for CUP 91-015 from November
16, 1991 to February 14, 1991 and a waiver of the subdivision
deadline for action by the Planning Co~ission on Vesting
Tentative Tract Map 50523. One 90 day extension for the
Condl. tional Use Permit is permitted by Santa Monica Municipal
Code, Section 9131.11 and Government Code, Section 65957. The
Code also allows for a waiver of the subdivision deadline for
action by the Planning Commission with your consent.
Please call me at 213 458-8341 if you have any questions.
sincerely, ~~
."c::: ...
~.{,t..
f~~ ;h~~e
Assistant Planner
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PCjm50day
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10/01/91
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PAUL C. DESANTIS
PAUL C DESANTIS'"
SALLYANN L MOLLOY
.A.LSO MEMBE~ OF NEW VO~K BA.~
3002 SANTA MONICA BOULEVARD. SUITE C
SANTA MONICA. CALIFORNIA 90404-2506
TElEPHONE (213) 453-1888 TflECOPIEA (213) 829-1476
OF COUNSEL
M"'LLEV KOFFMA'" ......0 MESHEK
s,t.NTA MONICA CALlFOR...IA
December 4~ 1991
Members of the Santa Monica Planning Commission
City of Santa Monica
1685 Main Street, Room 212
Santa Monica, California 90401-3295
Re: Item 10 B: CUP 91-015 VTfM 50523, 911 12th Street
Dear Commissioner:
Last night the City Council directed the City Attorney to prepare an ordinance
implementing Proposition R' s 30 % affordable inclusionary requirement for residential
development. The proposed ordinance will be available for public comment in January and
is scheduled for first reading and adoption by the Council in early February.
This ordinance, when adopted, will replace Interim Ordinance 1'577 referenced in the
conditions of approval for this project. The proposed ordinance may contain compliance
options that are not available in Ordinance IS77. We respectfully request that Condition 4~
be revised to allow the developer of this project to comply with any subsequently adopted
Prop R implementation ordinance adopted prior to the fInal map approval of this project.
We have discussed this issue with Susan White, the case planner for the project, and with
Kenyon Webster. Both have agreed that this is an appropriate way of handling this 5 unit
project.
We request that the Planning Commission replace the fmal paragraph of condition
number 4~ on page 13 with the revised language below.
The City is contemplating adopting an ordinance implementing Proposition R's
affordable inclusionary requirement for residential construction. At the
applicant"s discretion.. in the event that an ordirumce implementing Proposition
R is adopted by the City Council prior to the approval of the Final Map" the
requirements of such implementing ordinance shall supersede this condition and
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compliance by the Developer with applicable provisions and options contained
in any such superseding ordinance shall constitute compliance with this
condition.
This provision is intended to satisfy the incIusionary housing requirements of the
Housing Element of the General Plan of the City of Santa Monica. Developer
shall satisfy this obligation by demonstrating to the Director of Planning
compliance with Ordinance 1577 (eeS) or superseding ordinance which
provides implementation standards for this program.
We thank you for your consideratIon of this matter.
Very truly yours,
~~ 4~-v-
Eileen Hecht
Plannmg Coordinator
CC Mr. Paul Berlant, Planning Director
Mr. Kenyon Webster, Principal Planner
Ms. Mary Strobel, Deputy City Attorney
CA:RMM:l1566a/hpc/pc
C1ty Council Meet1ng 3-26-91
Santa Mon1ca, Californ1a
ORDINANCE NUMBER 1577 (CeS)
(City council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA ESTABLISHING A SIX-MONTH
MORATORIUM ON MULTIFAMILY RESIDENTIAL DEVELOPMENT
WITH CERTAIN EXEMPTIONS IN ORDER TO
COMPLY WITH PROPOSITION R AND DECLARING THE PRESENCE
OF AN EMERGENCY
AS
THE CITY COUNCIL OF
FOLLOWS:
SECTION 1. Findings
The City Council finds
and declares:
(a) On November
the voters of the City of Santa
Monica approved Propositi
adding Section 630 to the City
Charter
to read as fO~~~:
The City..6uncil by Ordinance shall at all
/
times/,{~qUire that not less than thirty
./
./
p,rcent (30t) of all mUltifamily-residential
j
/housing newly constructed in the City on an
/
..
/
I
annual basis is permanently affordable to and
occupied
by
low
and
moderate
income
./
households.
For purposes of this Section,
"low income household" means' a household with
;,
an income not exceeding Si~ percent (60t)
\. .
of the Los Angeles county \.dian 1ncome,
adjusted by family size, as p~iShed from
time to time by the United States Department
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CA:RMM:11566a/hpc/pc
C~ty Counc~l Meeting 3-26-91
Santa Mon~ca, Californ~a
ORDINANCE NUMBER 1577 ICeS)
(Clty Councl1 Ser~es)
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA ESTABLISHING A SIX-MONTH
MORATORIL~ ON MULTIFAMILY RESIDENTIAL DEVELOPMENT
WITH CERTAIN EXEMPTIONS IN ORDER TO
COMPLY WITH PROPOSITION R AND DECLARING THE PRESENCE
OF AN EMERGENCY
THE CITY COu~CIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1.
F lnd1.ngs and Purpose.
The Cl. ty Counc1.1 f 1.nds
and declares:
(a) On November 6, 1990, the voters of the Clty of Santa
Mon1.ca approved Proposltlon R, add1.ng Sect1.on 630 to the C1.ty
Charter to read as follows:
The City Councll by Ordinance shall at all
tlmes requ~re that not less than thirty
percent (30%) of all rnult1.family-residential
housing newly constructed in the City on an
annual basis is permanently affordable to and
occupied
by
low
and
moderate
income
households.
For purposes of this Section,
1I1ow 1.ncome household" means a household W1.th
an income not exceed1.ng Slxty percent (60%)
(
of the Los Angeles County med1.an income,
adjusted by family Sl.ze, as published from
time to time by the United States Department
- 445 -
of
Houslng
and
Urban
Development,
and
Itmoderate lncome. household" means a household
with an income not exceeding one hundred
percent (100%) of the Los Angeles County
median income, adJusted by family size, as
published from time to time by the United
states Department of Houslng and Urban
Development. At least fifty percent (50%) of
the newly constructed units requlred to be
permanently affordable by this Section shall
be affordable to and occupied by low income
households.
(b) On December 29, 1990, the C~ty publlshed notice that on
January 8, 1991, the Clty Caunell would conslder Issues relatingj
to the ~mplementation of ProposItion R including whether the
thlrty percent (30%) reqUIrement of Proposition R could be met on
site or off 51te, whether an in-lieu fee would be permitted, and
whether the thirty percent (30%) requirement had to be met on a
proJect by project basis. This notlce also provided that at the
January 8,
1991 meeting, the Clty Council would conslder
directlng staff to prepare an ordinance to Implement Proposition
R.
(c) Clty Staff prepared a ~taff report for the January 8,
1991 Clty Councll meeting identifying the issues that had to be
addressed as part of the lmplementatian of Proposition R,
suggestlng a process for obtaining pUblic input, presenting City
staff's resolution of issues raised by Proposition R'sl
- 446 -
~mplementat~on, and recommending that staff be directed to
prepare an ordinance implementinq Propositlon R.
(d) At its January 8, 1991 meeting, the City Counc~l
d~rected staff to prepare an ordinance implementing Proposltion R
and to return the ordinance to the City Council on February 26,
1991.
(
(e) The Santa Monica Planning Commission, as well as other
groups in the community, believed the schedule for the return of
the ordlnance did not provide opportun1ties for adequate review
of varlOUS alternative strategles for implementing Proposltion R.
(f) At lts meetlng on February 19, 1991, the Clty Council
deClded to reconslder whether an ordlnance should be prepared and
scheduled for 1. ts next regular meeting a general discussion of
1mplement1ng strategies.
(g) On March 5, 1991, the City counci 1 directed the C 1. ty
Attorney to prepare an ordinance prohlbiting the filing of
applications for market-rate residential housing until such time
as the Council adopts an ordinance implementing proposition R
excepting from the prohibition any proJect 1n which thirty
percent (30%) of the units constructed on site are available to
low and moderate income persons as prov1ded for in Proposition R.
(h) The following ordinance is necessary to enable the City
to meet the requirements of propositlon R. Proposition R
mandates that on an annual basis not less than 30% of all
multifamily residential housing newly constructed in the City be
permanently affordable to low and moderate income households.
Historically, multifamily residential housing developed in the
C1ty has fallen far short of this 30t requirement. This trend
- 447 -
contlnues to date. Thus, unless this emergency moratorium is
enacted, and only projects providing JO% affordable housing
conslstent w~th Proposltlon R are exempted, the City will not be
able to meet the mandate of Proposit~on R. This ordinance
ensures that the City will comply wlth Proposition R while
studying approaches for long-term implementation of the measure.
SECTION 2. Moratorium.
(a) Subject to the exemptions set forth in Section 3 of
this Ordinance, a moratorium 15 hereby placed on the acceptance
for process1ng of any applications for approval of tentative
tract maps, tentative parcel maps, administratlve approvals,
development review permlts, conditional use permits, or any other
City perm~ts for the erection, construction, movlng, and
(
excavatlon and grading for, any multi-family residential
bUllding or structure.
(b) Subj ect to the exemptions set forth in Section 3 of
this ordinance, the Planning commission and City staff are hereby
directed to disapprove all applications filed after March 5,
1991, for approval of tentative tract maps, tentative parcel
maps, administrative approvals, development review permits,
conditional use permits, or any other city permits for the
erection, construction, moving, and eXcavat10n and grading for,
any mUlti-family building or structure.
SECTION 3. Exemptions. The following applications are
exempt from the provisions of section 2 of this Ordinance:
(a) Applications for approval of permits 1nvolving the
erection, construction, enlargement, demolition, or moving of,
- 448 -
(
and excavation and grading for any multiple dwelling development
intended for rental hous~ng for persons of low and moderate
~ncome or for sen~or citizens, and which development 1$ flnanced
by any federal, state or City housing assistance program or owned
by any non-prOfit organization, prov1.ded a deed restriction 1S
recorded restricting the development to such purpose.
(b) Appl~cations for approval of permits involving the
rehabllitation or enlargement of existing dwelllng units.
(c) Applications for projects filed prior to March 6, 1991.
(d) Applications for approval of permits involving the
construction and excavation and grading for, projects where the
following requirements are met:
(1) The applicant proposes that th1rty percent {Jot}
of the total number units to be constructed on site by the
applicant, excluding any density bonus units the appl~cant is
entitled to under Government Code section 65915, shall be
permanently affordable to and occupied by low and moderate income
households as prov~ded for in this subsection.
(2) For purposes of this subsection, If low income
householdf1 means a household with an income not exceeding sixty
percent (60%) of the Los Angeles County median income, adjusted
by family size, as publ~shed from time to time by the Un~ted
states Department of Housing and Urban Development, and "moderate
~ncome household" means a household with an income not exceeding
one hundred percent (100%) of the Los Angeles County median
income, adjusted by family size, as publ~shed from time to time
by the United States Department of Housing and Urban Development.
{
- 449 -
{3) At least fifty percent (50%) of the newly
constructed units required to be permanently affordable by th~s
subsect~on shall be affordable to and occup~ed by low ~ncome
households.
(4) The provisIons of Municipal code Section 9423(b),
(c) , (d) , (e) , and (f), Municipal Code Section 9427, and
Municipal code Sect~on 9428 shall be complied with as to such
inclusionary units.
(5) Prior to the ~ssuance of a building permit for a
project exempt under th1S subsection, the applicant shall submit
deed restr~ct~ons or other legal Instruments setting forth the
obligations of the appllcant under this subsection for City
reVIew and approval. Such restrictions shall be effectIve for
the lifetime of the project.
(6) The requirements of this subsection shall be made
condlt~ons to the approval of any application filed pursuant to
this subsection.
SECTION 4. This Ordinance shall be of no further force and
effect six months from its adoption.
SECTION 5. This ordinance is declared to be an urgency
measure adopted pursuant to the provisions of Section 615 of the
Santa Monica City Charter. It is necessary for preserving the
public peace, health and safety, and the urgency for its adoption
is set forth in the findings above.
SECTION 6. Any prOVIsion of the Santa Monica Municipal Codei
or appendices thereto inconsistent with the provisions of this
- 450 -
Ordinance, to the extent of such inconsistencles and not further,
are hereby repealed or modlfied to that extent necessary to
affect the provislons of this Ordinance.
SECTION 7. If any section, subsectlon, sentence, clause, or
phrase of this Ordinance is for any reason held to be inval1d or
unconstl tutlonal by a decision of any court of any competent
jurisdiction, such decision shall not affect the validlty of the
remaining portions of this Ordinance.
The Clty Councll hereby
declares that It would have passed thlS Ordlnance, and each and
every section, subsection, sentence, clause, or phrase not
declared lnvalld or unconstltut.lonal wlthout regard to whether
any portion of the Ordinance would be subsequently declared
lnvalld or unconstltutlonal.
SECTION 8.
The Mayor shall sign and the City Clerk shall
attest to the passage of thlS Ordinance.
The Cl ty Clerk shall
cause the same to be published once in the official newspaper
wlthin 15 days after its adoption. This Ordinance shall become
effective upon adoption.
APPROVED AS TO FORM:
" -" ~........ ~
.; ~~ "'w-
"""-
'-"-~""
ROBERT M. MYERS
Clty Attorney
(
- 451 -
Adopted and approved th15 26th day of March, 1991.
/1. d/ 6
p~ Mayor
I hereby certify that the foregoing Ordinance No. 1577(CCS)
was duly and regularly 1ntroduced at a meeting of the City
Council on the 26th day of March 1991; that the said Ordinance
was thereafter duly adopted at a meeting of the city Council on
the 26th day of March 1991 by the following Council vote:
Ayes: Councilmembers: Genser, Holbrook, Olsen, Vazquez,
Zane, and Mayor Abdo
Noes: Councilmembers: None
Abstain: Councilmembers: None
Absent: Councilmembers: Katz
ATTEST:
,;1<4~n_ ~
~ ~ City-Cle.rkl.
- 452 -
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CA:RMM:tp73/hpadv
City Counc~l Meet~ng 3-3-92
Santa Mon~ca, Callfornla
ORDINANCE NUMBER 161S(CCS)
{C1ty Council Series}
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF SANTA MONICA AMENDING SANTA MONICA MUNICIPAL CODE
SECTIONS 9420 THROUGH 9433
RELATING TO THE INCLUSIONARY HOUSING PROGRAM
THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES ORDAIN AS
FOLLOWS:
SECTION 1.
Santa Monica Municipal Code Sections 9420
through 9433 are amended to read as follows:
SECTION 9420. Findings and Purpose.
The City Councll finds and declares:
(a) The city of Santa Mon1ca has a
respons2b111ty to address the needs of its
residents and residents in the region,
from all social and economic groups, for
decent, affordable housing, while at the
same time maintaining an economically
sound and healthy environment.
(b) The Housing Element of the
General Plan of the City of Santa Monica
adopted on January 25, 1983, provlded for
an inclusionary housing program to address
- 1 -
w._
the need for decent and affordable housing
1n Program 12.
(c) The city Counc1l properly
consl.dered and adopted the components of
an lnclusionary housing program which
would implement the goals of Program 12 at
its meeting on March 10, 1987.
(d) On June 28, 1988, the city
council revised Program 12, adopting
Ordinance Number 1448 (CCS) to implement
those revl.sions.
( e) On May 1, 1990, the city
council adopted Ordinance Number 1519
(CCS) on an interim basis, finding that
the vast maJority of new housl.ng unl.ts
,being constructed 1.n the City of Santa
Monlca were not affordable to persons of
low, moderate, or middle lncome, that the
current inclusionary requirements placed
on new housing development were inadequate
to allow the City of Santa Monica to
provide sufficient numbers of new housing
uni ts to persons of low" moderate, or
middle income, that the current per
square foot in lieu fee was inadequate to
allow the City of Santa Monica to provide
the number of uni ts which would be
provided if the 1.nclusionary requirements
- 2 -
on new hous~ng development were met by
provision of on site hous~ng units, and
that it was necessary to amend the
inclusionary Program on an interim ba$~S
to allow completion of studies to
determine the most appropriate on site and
in lieu fee requirements.
(f) On November 6, 1990, the
voters of the city of Santa Monica
approved Proposition R, adding Section 630
to the City Charter to read as follows:
The city council by
Ordinance shall at all times
require that not less than
thirty percent (30%) of all
~
multifamily-resident~al housing
newly constructed in the Ci ty
on an annual basis is
permanently affordable to and
occupied by low and moderate
income households. For
purposes of this Section, n low
income household" means a
household with an income not
exceeding sixty percent (60%)
of the Los Angeles County
median income, adj usted by
family size, as published from
- 3 -
tlme to time by the united
states Department of Housing
and Urban Development, and
"moderate income household"
means a household Wl th an
income not exceeding one
hundred percent (100%) of the
Los Angeles County median
income, adjusted by family
size, as published from time to
time by the Unl ted states
Department of Houslng and Urban
Development. At least fifty
percent (50%) of the newly
constructed units required to
be permanently
this sectlon
affordable
shall
by
be
affordable to and occupled by
low lncome households.
(g) On December 29, 1990, the City
of Santa Monica published notice that on
January 8, 1991, the City council would
consider issues relatlng to the
implementation of Proposition R including
whether the thirty percent (30%)
requirement of proposition R could be met
on site or off site, whether an in lieu
fee would be permi tted, and whether the
- 4 -
th1rty percent (30%) requirement had to be
met on a pro] ect by proj ect bas is. This
not1ce also provided that at the January
8, 1991 meeting, the City Counc1l would
cons1der directing staff to prepare an
ord1nance to 1mplement Propos1tion R.
(h) C1ty Staff prepared a staff
report for the January 8, 1991 City
Council meeting ident1fyinq the issues
that had to be addressed as part of the
implementation of Proposition R,
suggesting a process for obtaining public
input, present1nq City Staff's resolution
of issues raised by Proposition R's
1mplementation, and recommending that
staff be directed to prepare an ordinance
1mplementing proposition R.
(i) At its January 8, 1991 meeting,
the City Counc1l directed staff to prepare
an ordinance 1mplementing Proposit1on R
and to return the ordinance to the Ci ty
Council on February 26, 1991.
(j) The Santa Monica Planning
Commission, as well as other groups in the
community, believed the schedule for the
return of the ordinance did not provide
opportunities for adequate review of
- 5 -
var10us alternat1ve strateg1es for
1mplement1ng proposition R.
(k) At its meeting on February 19,
1991, the City Counc1l deC1ded to
reconsider whether an ordinance should be
prepared, and sCheduled for its next
regular meet1ng a general discuss ion of
implementing strategies.
(1) On March 5, 1991, the city
Council directed the City Attorney to
prepare an ordinance prohibi ting the
filing of applicat10ns for market-rate
residential housing until such time as the
City council adopted an ordinance
implement1ng Proposition R excepting from
the proh1bition any project in which
thirty percent (30%) of the units
constructed on s1te are available to low
and moderate income persons as provided
for 1n proposition R.
(m) On March 26, 1991, Ordinance
Number 1577 (CCS) was adopted imposing
restrictions on new multifamily housing to
ensure compliance with Proposition R.
This ordinance was due to expire on
September 26, 1991.
(n) On April 3, 1991, the Planning
commission reviewed an outline developed
- 6 -
by staff on the ~ssues and ~nformat~on
that would be presented as part of _ the
analys~s on the alternative ~mplementation
strategies.
(0) On September 10, 1991, the city
Council adopted Ordinance Number 1599
(CCS) extending the restrictions on new
multifamily housing to ensure compliance
wi th proposition R, pending the issuance
of a staff report on a proposed
implementation strategy under Proposition
R, to allow public review and comment on
the staff report, and to allow time for
public hearings before the Planning
Commission and City Council. This
ordinance was due to expire on January 10,
1992.
(p) On September 10, 1991, a report
was issued by C~ty staff on the "Proposed
Implementation strategy Under Proposition
R," incorporated into a Sumln.ary Report and
Technical Report on Proposition R.
(q) On October 16 and October 25,
1991, the Plann~nq Commission conducted a
public hearing on the proposed
implementation strategy, and formulated a
recommendation to the City Council. The
Planning Comm1ssion requested a two or
- 7 -
three month extens10n
morator1UIn ordinance
residential development
further public reV1ew
Commissi~n cons1deration.
(r) On November 19, 1991 the City
Counc11 conducted a public hear1ng on the
staff proposal, and requested that staff
examine additional models and provide
additional information to the City
of the eX1sting
on mul t1family
to allow for
and Planning
council.
(s) On November 26, 1991, the City
Council adopted Ordinance Number 1609
(CCS) to ensure that the City of santa
Monica would comply with Proposition R
while further studying approaches for
long-term 1mplementat~on of the measure.
The ordinance was due to exp1re on April
10, 1992.
(t) On December 3, 1991, the City
Council directed the City Attorney to
prepare an Ordinance implementing
Proposition R which utilized an approach
requiring the provision of on site
inclusionary units in certain
circumstances, and allow1ng the payment of
an 1n lieu fee in other circumstances, as
set forth below. The following ord1nance
- 8 -
is necessary to enable the ci ty to meet
the requirements of Proposltion R.
(u) According to the 1980 Census,
42.8% of all Santa Monica residents are of
low or moderate income. Approximately
8,500 residents live below the poverty
line.
(v) The homeless population in the
Santa Monica area is estimated to be
between 3,000-5,000 persons.
(w) Approximately 12,565 lower
income households are paying more than one
third of their income for housing. Over
three-quarters of these are renters. When
the cost of housing exceeds 30 percent, it
becomes a burden, reduc~ng the money
available for other necessary expenses.
(x) ApproXlmately 2400 households
1n the City live in housing that is
overcrowded.
(y) The average sales price of a
two-bedroom, single-family house in 1990
was $525,350 and a two-bedroom condomlnium
averaged $351,108. The high cost of
for-sale housing indicates that there are
no opportunities for lower-lncome or
moderate-income households to own homes in
Santa Monica without aSslstance.
- 9 -
(z) Over 20 percent of Santa
Mon~ca' s households are headed by senior
cit~zens. Approx~mately 65% of the senior
citizen households are renters. In 1980,
senior families represented 20 percent of
the families with incomes below the
poverty level and 16 percent of the slngle
person households living in poverty In the
city.
(aa) There is essentially no vacant
residential land in Santa Monlca. New
construction
must
occur
on
recycled
parcels or on marglnal commercial or
industrial land. When parcels are
recycled which previously contained
affordable housing, there is often a net
loss In the total number of affordable
houslng unlts provided, even with an
incluslonary housing requirement.
(bb) There is inadequate federal
and state support for programs to assist
the city in meeting lts affordable housing
needs.
SECTION 9421. Definitions. The
following words or phrases as used in this
Chapter shall have the following mean~ngs:
- 10 -
Developed Use. A use of land which
includes either resident~al or commerc~al
structures.
Dwelling' unit. One or more rooms,
designed, occupied, or intended for
occupancy as separate living quarters,
with full cooking, sleeping, and bathroom
facilities for the exclusive use of a
single household. Dwelling unit shall
also include Single Room Occupancy unit.
BUD. The united states Department
of Housing and Urban Development or its
successor.
Inclusionary unit. A rental or
ownership dwelling unit as required by
this Chapter which is affordable by a
household with low or moderate income.
Ineo.. Eligibility. The gross
annual household income cons~dering
household size and number of dependents,
income of all wage earners, elderly or
disabled family members, and all other
sources of household income.
In Lieu Fee. A fee paid to the City
by a developer subject to this Chapter in
lieu of providing the required
inclusionary units.
- 11 -
Market Rate unit. A dwelling un~t
as to wh~ch the rental rate or sales pr~ce
is not restr~cted by this Chapter.
Maximum Allowable Rent. A monthly
housing -charge which does not exceed 30%
of the Los Angeles County low income (in
the case of a low income unit) or median
income (in the case of a moderate income
unit), adjusted for household size, as
published from time to time by the united
states Department of Hous~ng and Urban
Development. This charge shall represent
full consideration for housing services
and amenities as provided to market rate
dwelling units ~n the project, whether or
not occupants of market rate dwelling
units pay separate charges for such
services and amenities. Housing services
and common area amenit~es include, but are
not limited to, the following: parking,
use of common fac1lit~es including pools
or health spas, and utilities if the
project is master metered.
Notwithstanding the foregoing, utility
charges for use of natural gas and
electricity, to the extent indiv1dually
metered for each unit in the project, may
be passed through or billed directly to
- 12 -
the occupants of lncluslonary unlts ln the
proJect in addition to maximum allowable
rents collected for those incluslonary
unlts.
"Hod.rate" and "Low" Income Levels.
Determined periodically by the City based
on the united States Department of Hous1ng
and Urban Development (BUD) estimate of
median income in the Los Angeles-Long
Beach Primary Metropol1tan Stat1stlcal
Area. The two major income categor1es
are: Umoderate incomeu (61% to 100% of
the area median) and "low income" (60% or
less of the area median). Further
adJustment shall be made by household size
as established by the City. The Planning
Department shall make available a llst of
moderate and low lncome levels as
adjusted, WhlCh list shall be updated
periodically by the City and filed w1th
the City Clerk.
Multi-Family District. Any zoning
district in which multi-famlly dwelllng
units are a permitted use.
project. A residential development
or land subdivision proposal for which
City permits and approvals are sought.
- 13 -
SECTION 9422. Applicability.
(a) An inclusionary requirement
shall apply to all proj ects for which a
development application was deemed
complete after February 11, 1992,
involving new construction of two or more
residential market rate dwelling units or
condominium or cooperative conversion of
two or more dwelling units, or involving
new construct1on of a single family home
when it is replacing more than one
dwelling unit in a multi-family district.
An inclusionary unit requirement shall
not, however, apply to tenant
participating conversions governed by the
prov1s1ons of the Tenant Ownership Rights
Charter Amendment, Article XX of the Santa
Monica City Charter.
(b) A project not subject to this
Chapter pursuant to subdivision (a) of
this Section shall be subject to the
provisions of this Chapter as they existed
on the date the application for the
proj ect was deemed complete, except that
with respect to any project for which an
application has been filed but not
approved at the time this Chapter becomes
- 14 -
effect~ve, the applicant can elect to have
the provis~ons of this Chapter apply to
the project.
SECTION 9423. Project Development
Requirements.
(a) This Chapter requires that not
less than thirty percent (30%) of the
total number of new dwelling units to be
constructed in any proJect developed by an
applicant at one location, designed for
permanent occupancy, excluding any dens~ty
bonus units to which an applicant is
entitled under Government Code section
65915, shall be affordable to households
of low- or moderate-income.
SECTION 9424.
On site and In Lieu
Fee options.
(a) The requirements of Section
9423 shall be met by prov~ding on site
inclusionary units meeting the
requirements of Sect~on 9425 in either of
the following circumstances:
(i) The project is on a site
for which no Category C Removal permit was
issued prior to February 18, 1992 (or was
issued after February 18, 1992, but
applied for prior to February 18, 1992),
- 15 -
and Wh1Ch the developed use on February
18, 1992, was mult1fam11y hous1ng and at
least one dwelling un1t was rented at
levels affordable to households of
moderate income levels or if vacant on
February 18, 1992, when last rented.
(ii) The proJect involves the
construction of 20 or more market rate
dwelling units, excluding any density
bonus units to which an applicant ~s
entitled under Government Code section
65915.
(b) The requirements of section
9423 shall be met either by providing on
site inclusionary units meet1ng the
requ1rernents of Section 9425, or by
sat1sfY1ng the requirements of 9426, if
both of the following circumstances apply:
( i) The proj ect 1S not on a
site as described 1n subdivision (a) (i) of
this Section.
(ii) The proJect involves the
construction of less than 20 market rate
dwelling units, excluding any density
bonus units to which an applicant 1S
entitled under Government Code Section
65915.
- 16 -
(c) Whenever incluslonary units are
provided on site, such units must comply
wlth the requirements of Sectlon 9425.
(d) Whenever the payment of an in
lieu fee is allowed by this Chapter, such
payment must comply wlth the requlrements
of section 9426.
(e) At the time of filing an
application with the City's Planning
Department for permisslon to develop
multi-famlly market rate dwelllng units,
the developer shall specify the number,
type, location, size, and construction
schedule of all dwelling units proposed to
be developed and shall lndicate which of
the dwell~ng unl ts, lf any, are intended
to satisfy the inclusionary housing
requlrements of thlS Chapter.
(f) Once the developer of a project
has elected to satisfy the requirements of
this Chapter through the provision of
inclusionary unlts on site, or through the
payment of an in lieu fee, such option is
determlnative for the life of the proJect.
- 17 -
SECTION 9425. On site IDclusionary
Unit Development Requirements.
(a) In determlnlng the number of
inclusionary unlts requlred when on site
units are provlded, any decimal fraction
of 0.3 or more shall be rounded up to the
nearest whole number.
(b) Incluslonary units shall,
whenever reasonably possible, be evenly
distributed throughout the project. The
applicant may reduce either the size or
interlor amenlties of the inclusionary
units as long as there are not significant
identifiable differences between
incluslonary and market rate dwelling
unlts vlslble from the exterior of the
dwelling units and the size and deslgn of
the dwelling units are reasonably
consistent with the market rate units in
the proJect, provided that all dwelling
uni ts conform to the requirements of the
applicable Building and Hous~ng Codes.
Inclusionary unlts provlded shall have at
least the same number of bedrooms as the
average dwelling unit in the proJect and
if the floor area of the inclusionary
units is not the same as the floor area of
the market rate dwelling units at the
- 18 -
proJect, each of the inclusl.onary unlts
shall satisfy the following minlmum total
floor area, depending upon the number of
bedrooms provided:
o Bedroom
1 Bedroom
2 Bedrooms
3 Bedrooms
4 Bedrooms
500 square Feet
600 square Feet
850 Square Feet
1080 Square Feet
1200 Square Feet
(c) All l.nclusionary units in a
proJect or a phase of a project shall be
constructed concurrently with the
construction of market rate dwelling units
in the project or phase of that project.
(d) On site inclusionary units must
be rental unl. ts in rental proj ects . In
ownership projects, incluslonary unlts may
be either rental units, or ownership
units. Ownership units shall comply wlth
requirements concerning sales prlce,
monthly payment, limi tad equi ty , and
resale restrictions established by
Resolution of the City Council to ensure
that subsequent purchasers are also
income-qualified households.
(e) If only one incluslonary unit
is required, such unit must be affordable
- 19 -
to low ~ncome households. The second
inclusionary unlt prov1ded may be
affordable to moderate lncome households,
and alternating thereafter.
(f) Whenever 1nclusionary unlts are
required by this Chapter, the requirement
may he satisfied at the developer's
~iscretlon by providing 100% of the units
in the project affordable to moderate
income households, provided that all such
units meet the requirements of subsectlons
(b) and (d) of thlS section, and Sectlons
9429, 9430, and 9432.
SECTION 9426.
In Lieu Fees for
Inclusionary Rousing.
(a) Whenever thls Chapter allows
the payment of an In lieu fee, the
required incluslonary unlt number shall be
determ~ned as follows: Number of units in
the proJect, (excluding density bonus
units) x 30% = required inclusionary unit
number. The first inclusionary unit
required shall be affordable to low income
income households, and the second to
moderate lncome households. Additional
inclusionary units shall alternate between
low and moderate lncome units. Any
- 20 -
fractlon of a unlt requlred shall not be
considered either a low or modera~e
income unit.
An in lieu fee may be paid only for
low income unl ts required, and any
fraction of a unlt required. All moderate
income units requlred shall be provlded on
site. The fee shall be determined as
follows:
(i) For any low income unlt,
the in lieu fee payment requlred shall
equal the inclusionary unit base price, as
established in subdivision (c) of this
section.
(ii) For any fraction of a
unit required, the ln lieu fee shall equal
the lnclusionary unit base prlce times the
fraction of a unit required.
(b) The fOllowing chart lllustrates
the in lieu fee payable, the number of on
slte inclusionary units requlred, and
whether such units must be affordable to
low or moderate income levels, using, for
illustrative purposes only, an
inclusionary unlt base price of $60,000:
- 21 -
NO. UNITS BUILT
EXCLUDING DENSITY
BONUS
MODERATE
INCLUSIONARY UNITS
ON SITE
FEE
2 0 $ 36,000
3 0 54,000
4 0 72,000
5 0 90,000
6 0 108,000
7 1 66,000
8 1 84,000
9 1 102,000
10 1 120,000
(c) For purposes of thlS Section,
the incluslonary un~t base prlce shall be
established and adjusted from time to time
by Resolution of the City Council based
upon the cost to the City of SUbsldizing
the construction of a new residentlal
unlt.
(d) Fifty percent (50%) of any fee
required pursuant to this section shall be
paid prior to the issuance of a Building
Permit for the project. The remaining
fifty percent (50%) shall be paid in full
before a Certificate of Occupancy is
- 22 -
lssued for any unlt 1n the houslng
proJect.
(e) Any fee requlred by th1s
Section shall be secured by execution of
an irrevocable letter of credit in favor
of the city or other security acceptable
to the City for the total amount of the
obligation. The letter of credit or other
acceptable security shall be delivered to
the City prior to the lssuance of a
bUllding permit for the housing
development. The letter of credit or
other security shall be released and
returned to the developer immediately upon
payment in.full of the in lieu fee.
(f) Any payment made pursuant to
this section shall be deposited in a
Reserve Account separate from the General
Fund to be used only for development of
low income housing.
(g) If an lieu fee is paid pursuant
to this Section, such payment shall not be
considered provision of an inclusionary
units for purposes of determining whether
the housing development qualifies for a
density bonus pursuant to Government Code
Section 65915.
- 23 -
SECTION 9427. Fee Waivers. The
Condomlnlum and cooperative Tax descrlbed
~n Sectlon 6651 of the Santa Monlca
Municipal Code and the Park and Recreation
Facilities Tax established ln Chapter 6C
of Article VI of the Santa Monica
Municipal Code shall be wai ved for
required inclusionary and for low and
moderate income dwelling units developed
by the City or ltS deslgnee using in lieu
fee funds. However, any developer who
elects to pay an in lieu fee shall not be
eligible for any fee waiver under this
Section.
SECTION 9428. Density Bonus and
other Incentives. ProJects which meet
applicable requ~rements of State law as a
result of inclusionary unlts are entitled
to density bonuses or other incentives ln
accordance with the provisions of such
law.
SECTION 9429. Pricinq Requirements
for IDclusionary Units. The city council
shall, by Resolution, on an annual basis,
set maximum allowable rents and maximum
allowable purchase prlces for inclusionary
units, adjusted by the number of bedrooms.
- 24 -
Such maXlmum allo\Yable rents and max~mum
allowable purchase prlces shall be set at
rates such that qualified occupants for
low income units pay no more than thirty
percent (30%) of the gross monthly
household income for households earnlng
60% of the median income. Qualified
occupants for moderate income units shall
pay no more than 30% of the gross
household income for households earning
the median income.
SECTION 9430. Eliqibility
Requirements.
(a) Only law- and moderate-income
households shall be eligible to occupy or
own and occupy lnclusionary units. The
City shall develop a list of
income-qualified households which gives
priority to persons who have been evicted
pursuant to the ElllS Act, Government Code
Section 7060, persons residing in Santa
Monica, and persons working in Santa
"Monica. Developers shall be requlred to
select households from the
City-administered list of income-qualified
households. The City shall develop
adminlstrative gUldelines for the tenant
- 25 -
and purchaser selectlon process, which
shall requlre, at a minlmum, that 80% of
the lnclusionary units in a proJect be
leased and occupied wlthin 60 days of
issuance of the certlficate of occupancy
for the project, or sold and occupied
wlthln 120 days of issuance of the
certificate of occupancy for the project,
and that any vacancies in lncluslonary
units shall be leased and occupied within
30 days of vacancy, or sold and occupled
within 120 days of vacancy.
(b) The following individuals, by
virtue of their position or relat~onship,
are ineliglble to occupy an inclusionary
unit:
(l) All employees and
officials of the City of Santa Monica or
its agencles, authorities, or commissions
who have, by the authority of their
position, policy-making authority or
influence affecting City housing programs.
(2) The lmmediate relatives,
employees, or other persons gaining
significant economic benefit from a direct
business assoclation with pUblic employees
or officials.
- 26 -
(3) The lmmedlate relat:l ves
of the applicant or owner, including
spouse, children, parents, grandparents,
brother, sister, father-in-law, mother-
in-law, son-ln-law, daughter-ln-Iaw, aunt,
uncle, niece, nephew, sister-in-law, and
brother-in-law.
SECTION 9431. Relation to onits
Required by Rent control Board. Low- and
moderate-income dwelling units developed
as part of a market rate project, pursuant
to replacement requirements of the Santa
Monica Rent Control Board, shall count
towards the satisfaction of this Chapter
if they otherWlse meet applicable
requ:lrements for thls Chapter including,
but not limited to, the income eligibllity
requirements of the Chapter, deed
restrlction requlrements, and pricing
requirements. New inclusionary uni ts
required by the Rent Control Board which
meet the standards of this Chapter shall
count towards the satisfactlon of this
Chapter.
SECTION 9432. Deed Restrictions.
Prior to issuance of a building permit for
a proJect SUbJect to the requirements set
- 27 -
forth 1n thlS Chapter, the applicant shall
submlt deed restrlctlons or other legal
instruments settlng forth the obligation
of the applicant under thlS Chapter for
ci ty - review and approval. Such
restrictions shall be effectl ve for the
lifetime of the project.
SECTION 9433. Availability of
Government subsidies. It is the intent of
this Chapter that the requirements for the
inclusionary units shall not depend upon
the availabil1ty of federal or state
hous~ng subsidies. This Section does not,
however, preclude the use of such programs
or subsldes.
SECTION
9434.
Enforcement.
No
bU1ldlng permlt or occupancy permit shall
be 1ssues, nor any development approval
granted, for a proJect WhlCh is not exempt
and does not meet the requirement of this
Chapter. All lnclus10nary units shall be
rented or owned in accordance with this
Chapter.
- 28 -
SECTION 9435. Relation to units or
Fee. Required Pursuant to Future
ordinances Implementing Program 10 of the
City's Housing Element. Low- or
moderate-income dwelling unlts
constructed to meet the requirements of
this Chapter, or in lieu fees paid to
meet the requirements of this Chapter,
shall be credited toward requirements for
On site replacement units or fees
required pursuant to any ordinance
implementing Program 10 of the city's
Housing Element.
SECTION 9436. Annual Report. The
Houslng Department shall subro~t a report
to the city Councll on an annual basls
which shall conta~n information
concerning the implementatlon of this
Chapter and whether the provlslons of
Proposition R have been met. In the
event the provisions of Proposltion R
have not been met, the City council shall
take such act10n necessary to amend the
provisions of this Chapter or its
implementation to ensure that the
provisions will be met.
- 29 -
SECTION 2. Ordinance Number 1609 (CCS) lS repealed.
SECTION 3. Any provislon of the santa Monlca Municipal
Code or appendlces thereto l.nconsistent wl.th the prov1s1ons of
thJ.s Ordinance, to the extent of such inconsistencles and no
further, are hereby repealed or modified to that extent necessary
to affect the provisions of this Ordinance.
SECTION 4.
If any section, subs~ction, sentence, clause,
or phrase of this ordinance is for any reason held to be invalid
or unconstltutional by a declsion of any court of any competent
jurlsdiction, such decision shall not affect the validity of the
remalning portions of this Ordlnance.
The city Council hereby
declares that it would have passed this Ordinance, and each and
every section, subsection, sentence, clause, or phrase not
declared invalid or unconstltutional without regard to whether
any portion of the Ordinance would be subsequently declared
invalid or unconst~tutional.
SECTION 5. The Mayor shall sign and the City Clerk shall
attest to the passage of this Ordinance.
The City Clerk shall
cause the same to be publlshed once in the offlClal newspaper
wlthin 15 days after its adopt1.on. Th1.S ordinance shall become
effective after 30 days from its adoption.
APPROVED AS TO FORM:
~~ ~''-l)
ROBERT M. MYERS
City Attorney
- 30 -
Adop~ed and approved t~~s 3rd day of March, 1992.
Hay~pe dore
I hereby certify that the foregoing ordinance No. 1615(CCS)
".vas duly and regularly ~ntroduced at a meeting of the City
Council on the 18th day of February 1992; that the said Ordinance
#as thereafter duly adop~ed at a meeting of the City council on
~he 3rd day of March 1992 by the following Council vote:
Ayes: Counc~lmembers:
Olsen, Vazquez, Zane, Abdo
Noes: Councilmembers:
Holbrook, Katz
Abs~ain: Councllmembers:
None
Absent: Counc~lmembers:
Genser
ATTEST:
~~~M~
- ci ty Clerk I
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NOTICE OF DEVELOPMENT PROPOSAL
To:
Concerned Persons
From:
The City of Santa Monica
subject of Hearing: Appeal of a Planning Commission Condition of
Approval relating to interim Ordinance 1577
(CCS) (proposition R) (Inclusionary Unit
Condition #43) for CUP 91-015 and VTTM 50523
to allow the construction of a two story,
five unit residential condominium project at
911 12th street. Ordinance 1615 (CCS)
relating to inclusionary housing was adopted
March 3, 1992.
Applicant: Richard Chang & Henry Wu
Appellant: Eileen Hecht for the Applicants
A Public Hearing will be held by the city council on the
following request:
Appeal of a Planning Commission Condition of Approval for CUP
91-015 and VTTM 50523 requiring that 30% of the total number of
units are deed restricted as inclusionary rental units.
TIME:
TUESDAY,
April 28
, 1992 AT 7:30 P.M.
LOCATION:
COUNCIL CHAMBER, ROOM 213, CITY HALL
1685 MAIN STREET, SANTA MONICA
HOW TO COMMENT:
The City of Santa Monica encourages public comment on this and
other projects. You or your representative, or any other persons
may comment at the city council's public hearing, or by writing a
letter.
Letters should be addressed to:
City Council, City Clerk's Office
1685 Main Street, Room 102
Santa Monica, california 90401
MORE INFORMATION
If desired, further information on any application may be
obtained from the city Planning Division at the address above or
by calling (310) 458-8341.
The meeting facility is handicapped accessible. If you have any
special needs such as sign language interpreting, please contact
the Office of the Disabled at (3l0}45S-S70l.
- I -
Pursuant to California Government Code section 65009(b), if this
matter is subsequently challenged in Court, the challenge may be
limited to only those issues raised at the Public Hearing
described in this notice, or in written correspondence delivered
to the city of Santa Monica at, or prior to, the Public Hearing.
Esto es un aviso sobre una audencia publica para revisar
applicaciones proponiendo desarrollo en Santa Monica. Esto puedo
ser de interes a usted. S i deseas mas informacion, favor de
llamar a Elsa Gonzalez en la Division de Plantificacion al numero
(310) 458-8341.
PCWORDjtempccpn
pcjnt015
SMW
APPROVED AS TO FORM:
D. KENYON WEBSTER
Principal Planner
- 2 -
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PAUL C. DESANTIS
PAUL C DESANTIS*
SAllYANN L MOllOY
*ALSO MEMBER OF NEW YORK BAR
3002 SANTA MONICA BOULEVARD, SUITE C
SANTA MONICA, CALIFORNIA 90404-2506
TELEPHONE (213) 453 1888 TElECOPIER (213) 829-147p
OF COUNSEL
MALLEY KOFFMAN "'''"'0 MESHEK
SANTA MONICA CALlFOR"IIIA
February 6, 1992
linoo2
Ms. Susan White
City Pla!lning Division
1685 Main Street, Room 212
Santa Monica, Cal1fomla 90401-3295
Re; 911 12th Street. CUP 91-015. VITM 50523. Appeal Heanng
Dear Ms WhIte:
ThIS letter is to formally consent to a 60 to 90 day contmuance, from the February 4,
1992 hearing date, of the City CouncIl hearing of the Appeal of CondItIonal Use Permit 91-
015.
If you need anythmg further, I can be reached at 453-1888 ext. 327.
Very truly yours,
- ,--,
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Eileen Hecht
Planmng Coordmator
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PAU L C. DESANTIS
PAUL C DESANTIS.
SALLYANN L MOLLOY""
."LSO MEMBER O~ NEW VOR'" B.*R
4.ALSO ME....BEF:t OF PEN~SYLVANIA BAR
3002 SANTA MONICA BOULEVARD. SUITE C
SANTA MONICA. CALIFORNIA 90404.2506
"TELEPHONE t213) 4531888 TELECOPIER 1213) 8291416
OF COUNSEL
>II"LLEY KO'FI'>II"'" "NO MESKEK
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June 26, 1991
LINNOl
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Mr. Paul Berlant
Director of Planning
City Planning Division
1685 Mam Street, Room 212
Santa Monica, California 90401-3295
1(1;
Re~ 911 12th Street: CUP 91-015. VITM 50532
Dear Mr. Berlant:
Thank you for agreeing to meet With me and Councilmember Katz to discuss this
project's claim for exclusion from the Prop R implementation requirement. I am enclosmg
the relevant documents that might be helpful in our July 3 discussions.
Enclosed you will find:
1. the archItect's version of the chronology of events
2. planning commission staff repon sheets 1 (cover sheet with recommendation),12 and 3
(inclusionary unit language)
3. planning department projects list showing only 2 development applications with filing
dates between March 6 and March 25
4. Planning Depanment correspondence showing the project's "filing" date and "deemed
complete" date
5. copies of the "adoption date" and "applicability date" of Prop R enabling Ordinance.
If you have any questions, or need any addItional information, I can be reached at 453-1888
ext. 327.
Thanks again.
rH
Mr. Paul Berlant
June 26, 1991
Page - 2
Very truly yours,
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Eileen Hecht
Project Coordinator
Enclosures
cc: Mon - Welun
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Memorandum
To:
Paul Berlant
From:
Eileen
Subject:
911 12th Street, CUP 91-015, VITM 50523, chronology
Date:
June 26, 1991
Architects: lEE. YANG. 3711 Long Beach Boulevard, Suite 423, Long Beach, CA 90807
10/10/90
12/19/91
1/2/91
- 1/25/91
2/6/91
2/20/91
Feasibility studies.
Verified zoning requirements and application procedures with Planning
Department.
Design development.
Final design, landscape plans.
Over-the-counter review of all plans for project by Parking and Traffic
Engineer, Engineering Depanment, and City PJ~nning Depaiiill.ent.
Prepare submission materials.
Received Parking and Traffic stamped approval.
Received Engineering Department stamped approval.
Informed for first time of Prop R issue. Planner at Planning Counter
confirmed upcommimg ordinance, stated no cut-off date set.
3/13/91 submission ready for filing.
3/15/91 project application accepted for filing by Planning Department. It is
my understanding that no mention was made of Prop R at thi!i: point, in fact, no further
mentIOn was made of Prop R until the staff report for the public bearing was prepared and
the applicant was informed that compliance with Prop R would be a condition of approval.
2/21/91
- 3/7/91
3/11/91
3/25/91
3/27/91
letter from project planner Susan White requesting addition of average
natural grade computation for each elevation and cross section.
Project "deemed complete".
The applicant and his architect have been diligently working on thi~ project since early
October of 1990. Both the architectural and legal firms involved with this project (up to the
preparation of the staff report) are located in Long Beach. They had no knowledge of
possible changes to the code until 4 days before they filed their pl~J'J.- They relied on
p
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- -
miormation given to them by the Santa Monica City staff and had no reason to believe that
their plans were not in conformance with the local codes and requirements.
This application was filed nearly two weeks prior to the actual adoption of the Interim Prop
R Implementation Ordinance. This project complies with the codes in effect at the time the
application was submitted and should be exempted from the requirement to comply with
provisions of an ordmance that was subsequently enacted.
The only other application that was caught in this no man's land is a 4 unit project at 1457
Berkeley filed on March 18. We do not know the specifics of that case, but are merely
pointing out that there are only 2 developments totalling 9 units in the entire City that are
affected in this way.
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CITY PLANNING DIVISION
Land Use and Transportatlon Management Department
M E M 0 RAN DUM
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_~~e
- - ,
1991
-", .
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:~e ~onorab:e ?:ar.~~~g Com~~ss~on
=~CI:~ II ?:an~:':lg St.aff
SC3~~C:: Co~d~~ior.al rse ?e~lt 91-015,
~es~~~g Ten~a~lve :=act Map 50523
Address:
Applicant:
911 12t.h St::-eet
Richard Chang & Henry Wu
SL""!-21ARY
Actlon: Application for a Conditional Use Permit and Vesting
Tentatlve Tract Map to permit the construction of a two story,
five unit residentlal building (5 condominiums) on a 7500 square
foot parcel in the R2-(NW) (Low Density Multiple Family Residen-
tial & North of wilshire overlay) Districts.
Recommendation: Approval with conditions.
Permit streamlining Expiration Date:,. september 27, 1991
Subdivision Action Deadline: July 25, 1991
SITE LOCATION AND DESCRIPTION
The subject property is a 7500 sq. ft. parcel located on the east-
slde of 12th steet between Idaho Avenue and Washington Avenue
having a frontage of 50 feet. Surrounding uses consist of two, 2
story multi-family residential structure (R2-NW) to the north, a
2 story multi-family structures (R2-NW)- to the south, a 3 story
multi-family structure (R2-NW) to the east and a 3 story multi-
family structure (R2-NW) to the west. Existing on-site uses in-
clude two, 1 story and one, 2 story mUlti-family structures and
two, 1 story garages. There are two (2) mature magnolia trees
(magniflora) (12" , lB" diamet:er) on-site.
Zoninq District: R2-(NW)
Land Use District: Low Density MUltiple Residential ,
North of Wilshire Overlay Districts
Parcel Area: sot x 150' s 7500 square feet
- 1 -
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=~~:~=a~~ s~a:: ~C~ ~~e~eny ~a~ve a~y :ega: ~~;~~S a;;:~-
=:.::~ -a~" :;;:)ssess :-ega::-d~~q sa:.: cc~d:. '::"c:-:s. :-~e 5 :~:".e::.
S~a~e-e~~ s~al: =e ~e~~~~ed ~o ~he P:a~~~~g J~v:s:o~.
:3.:1. -.J.~e ~o =c:,:,,\pl.:r. .,.....r: ':.~ ~h~s CO:1d: -:':'0:1 S:la:': ccr:s-:: ~'~-:'e
g~~~nds :c= po~e~~~a: ?er~~~ revoca~~o~.
~ ~
';0.
7~~s de~er~~na~:on shall no~ become ef=ec~:ve for a pe=lod
=-: four't.een days from the date of dete~lnat:.or:., or I ....
a=nealed, u~t:.l d f~nal determ~nat~on lS ~ade on ~he aD-
pe~:. Ar:.y appeal ~ust be made in the fo~ requ~red by ~;e
Zor.1ng Ad~ln1strator. The term of approval of ~h:.s per~:t
snall exp:.=e two years from the pe~it's effect:ve date,
~r.less a bu:.lding permit has been lssued fo: the proJec~
prlor to the exp~ration date.
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~:th:n tn~rty (30) days after final approval of t~e prc;-
ect, a s:gn shall be posted on slte statlng the da~e and
nature of the approval. The sign shall be posted In ac-
cordance wlth the Zoning Administrator guidelines and
shall re!"la1n In place untl1 a building perm:!. t 1S lssued
for tne proJect. The sign shall be removed promptly when
a building permit is issued for the proj ect or upon ex-
piratlon of the Conditional Use Permit.
Spec~al Conditions
40. Exterior building walls shall not exceed a maximum height
of 23' from average natural grade.
41. A minimum of 100 square feet of private open space shall
be -provided for Unit E prior to review by the Architec-
tural Review Board.
Inclusionary Unit Condition
42 . The deve loper shal:' covenant and agree with the City of
Santa Monica to the specific terms, conditions and
restrictions upon the possession, use and enjoyment of the
subject property, which 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 two affordable units(s) is (are) provided and main-
tained over time and through subsequent sales of the prop-
erty. An inclusionary requirement of at least thirty per-
cent of the total number of units, excluding any density
bonus units under State Government Code Section 65915,
shall be permanently affordable to and occupied by low and
moderate income households of which at least fifty percent
(50%) shall be affordable to households not exceeding six-
ty percent of the (RUD) Los Angeles County median income,
with the balance of the inclusionary units affordable to
households with incomes not exceeding 100% of the (HUD)
Los Angeles county median income, expending not over 30%
of monthly income on housing costs, as specified by the
Housing Division of the Department of Community and
- 12 -
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-:~~S agree:1e:':.': sha::' ce exe=~..;::ed a!'::l :-eco:-dec. pr:.c::" ~=
a;prcval of ~~e F:~a: ~a;. s~~~ agreeilie~~ sha:: spec:::
_/ ~esponslb~:ltles of ~~e deve:ope~ f=~ maklng ~~e
~~:t(s) aval:ao:e to e:~g~~le ~e~an~s a~d 2) ~espor.s~b~:~-
~:"es of the Cl.ty of Sar:.'ta :1on:.ca to prepa:.-e appllca<;~C!1
fO~5 for pctent~al tenan~sf estab::..sh cr~~er~a for
q~a::f~cationsf and ~or.:..to~ compl~ance wlth the p=OV15~C~S
of t:1.e agreeme~~t.
Owner shall p=ov~de ~he C~~y ?lan~lng D1Vls:cn w:~h a con-
formed copy of the recorded agreement 0=:"0= to approval c:
-::,.e Flnal Map.
7:":5 orovis..:.on lS lr.tended 'to sat:..sfy -:he lnc:"":slo~arv
~o~s~r.g requl.rements of tr.e Hous:..ng Element of the Generai
Plan of the City of Santa Monlca. Developer shall satlsfy
the obligatlons created by thlS Agreement by demonstrating
to ~he D~rector of Planning compliance w~th Ordinance 1577
(CCS) f which provides i:nplemen'tat~on standards for this
program.
TENTATIVE TRACT MAP CONDITIONS
1. All off site ~mprovements required by the City Enqineer
shall be installed. Plans and specifications for off site
~mprovements shall be prepared by a reqistered civil en-
gineer and approved by the City Engineer.
2. A subdivision improvement agreement for all off site im-
provements required by the Ci~y Engineer shall be prepared
and a performance bond posted through the city Attorney's
office.
3. The tentative map shall expire 24 months after approval,
except as provided in the provisions of California Govern-
ment Code Section 66452.6 and Sections 9380-9382 of the-
Santa Monica Municipal Code. During this time period the
final map shall b8 presented to the City of Santa Monica
for approval. No building permit for the project will be
granted until such time- as the final map is approved by
the Santa Monioa City councib -
4. In submitting required materials to the santa Monica En-
gineering Division for a final map, applicant shall pro-
vide a copy of the approved Statement of Official Action.
5. Prior to approval of the final map, Condominium Associa-
tion By-Laws (it applicable) and a Declaration of CC & R's
shall be reviewed and approved by the city Attorney. The
CC & R I s shall contain a non-discrimination clause as
presented in Section 9392 (SMMC) and in the case ot con-
dominiums, contain such provisions as are required by Sec-
tion 9122E (SMMC).
- 1.3 -
D
CUP 91-011, 7?M 5~563
2333 Oak S~reet
5 Unit Condo
Filed 2/25/91
cup 91-012, VTTM 50246
1138-11'4 Yale Street
9 unit condo
Filed 3/4/91
I . ...
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Terry Moore
(213) 396-3228
(818) 593-5570
6/5
(Buckley)
Nancy Mc Cord
Susan Stark
Gary Safronoff
828-2249
Cont to 5/8
(Whi te)
CUP 91-013, VTTM 50580 Henry Yarrnark
1142 18th Stree~ 454-7825
5 lJni~ Condo
F~led 3/5/91
"*
CUP 91-015, VTTM 50523
911 12th Street
5 Unit Condo
Filed 3/15/91
CUP 91-016, VTPK 22787
1457 Berkeley Street
4 Unit Condo
Filed 3/18/91
WPM 90-001,
VAR 90-039
2039-2045 11th Street
Lot Line Adjustment
'I'orca Cases
TPC 150
2021 Cloverfield
TPC 134
638 Hill street
TPC 147
1621-25 centinela
TPC 148
2331 28th Street
TPC 149
2247 20th Street
TPC 151
2249 20th street
Cont to 5/8
(Ambo)
Richard Chang
Elizabeth Srour
372-8433
6/5
(Whlte)
Leo & Marian Orr
R. Nikkhessal
(213) 820-3313
Continued
(Martin)
Continued
(White)
6/5
(Buckley)
6/5
(Buckley)
6/5
(Buckley)
6/5
(Buckley)
6/5
(White)
p
- 4 -