SR-071288-12A
/(tJ2'- (}05
l2-b
lJUL 1 2 19~8
Santa Monica, California
1)
C/ED:PB:LM:lm
Council Mtg: July 12, 1988
TO: Mayor and City Council
FROM: City staff
SUBJECT: Appeal of Planning Commission Approval of Tentative
Parcel Map 19007 and Conditional Use Permit 487 ~ A
Proposal to Construct a 4 Unit Condominium at 245
Hollister Avenue. Applicant: Barbara Coffman and
Associates. Appellant: David L. Ganezer.
INTRODUCTION
This report recommends that the City Council deny the subject
appeal and approve Conditional Use Permit (CUP) 487 and Tentative
Parcel Map (TPM) 19007 for a 4 unit condominium, as recommended
in the Planning commission staff report, and approved by the
Planning Commission, by a vote of 6-0, on May 4, 1988.
The appellant cites the projects detrimental impact on the
surrounding neighborhood as grounds for the subject appeal
(Attachment A).
BACKGROUND
On November 2, 1987 the Planning Commission continued the
applicant's request to construct a 3 story, 4 unit condominium at
245 Hollister Avenue. In continuing the hearing on the proposal,
the Planning Commission directed the applicant to meet with
adj acent neighbors and incorporate their concerns into revised
plans. The Planning Commission also directed the applicant to
reduce the height of the building to 2 stories, provide screening
- 1 -
12-A
tlUL 1 2 138&
"
for the roof decks, and address the relocation of on-site
vegetation.
On May 4, 19S8, after a public hearing, the Planning Commission
approved revised plans for the development of a 3 story, 4 unit
condominium. The applicant had met with neighbors in an attempt
to address their concerns. The overall height of the building
was reduced from 35' to 27' and the roof decks were set back from
the perimeter of the building and screened with a 4.2" high
parapet wall. In addition, the applicant agreed to maintain
significant on-site vegetation, and a condition to that effect,
Special Condition #2, has been placed on the project.
A more detailed project description may be found in the Planning
Commission staff report dated May 4, 1988 (Attachment B). The
Planning Commission Statement of Official Action is included as
Attachment C of this report.
ANALYSIS
The proposal to construct a 3 story, 4 unit condominium at 245
Hollister Avenue is not subject to the Ocean Park Interim Zoning
Ordinance adopted by the City Council on August 11, 1987. The
application for the subject proposal was deemed complete prior to
the July 28, 1987 cutoff date imposed under the interim
ordinance, and the project may, therefore, be developed to the R3
zoning standards.
The structure, as originally designed, was 3 storiesj35' in
height, with stairway enclosures providing access to the roof
- 2 -
y
decks extending an additional 91 above the roof line. (Stairway
enclosures are permitted above the maximum height limit per SMMC
section 9126B.) The applicant has reduced the building's overall
height from 3 stories/35, to 3 stories/271 as measured the
average natural grade. The maximum height limit under the R3
zoning standards is 3 stories/40', and the maximum height limit
under the Ocean Park Interim Zoning Ordinance is 2 stories/27'.
Although the building exceeds the maximum number of stories
permi tted under the Ocean Park Interim Zoning Ordinance, the
building's overall height complies with the maximum height limit
imposed under the interim ordinance.
Under the R3 zoning requirements, a total of 4 units, or 1 unit
per 1,250 square feet of lot area, are permitted on the 4,490
square foot lot in question. Under the Ocean Park Interim Zoning
ordinance, a total of 3 units, or 1 unit per 1,500 square feet of
lot area, are permitted on the subject lot. At 4 units, the
subject proposal is at the maximum density permitted under the R3
zoning standards.
The subject proposal meets all applicable R3 zoning requirements
pertaining to building height , density and setback. The plans
approved by the Planning Commission on May 4, 1988 reflect the
applicant's attempt to reduce the size and scale of the building
and address neighborhood concerns over the impact of the building
on adjacent residences. In addition, the roof decks have been
set back from the perimeter of the building so as to minimize any
impact to adjacent residents privacy, and the applicant has
agreed to maintain significant on-site vegetation. Also, the
- 3 -
~
applicant has provided side yard setbacks greater than the
minimum 4' required, and the building elevations along the side
property lines are articulated and stepped back at the upper
floors so as to minimize the impact of the proposed structure on
adjacent residents.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
CONSIDERATION
In acting on this item, the City Council may deny the appeal and
approve the Conditional Use Permit and Tentative Parcel Map with
the findings and conditions contained in the May 4, 1988 Planning
commission statement of Official Action; may uphold the appeal by
denying the Conditional Use Permit and Tentative Parcel Map; or
otherwise act to approve, conditionally approve, or deny the
project as it deems appropriate.
RECOMMENDATION
It is respectfully recommended that the Council deny the appeal
and approve Conditional Use Permit 487 and Tentative Parcel Map
19007 with the findings and conditions contained in the May 4,
1988 statement of Official Action.
Prepared by: Larry Miner, Assistant Planner
Paul Berlant, Director of Planning
Planning Division
Community and Economic Development Department
Attachments: A. Letter of Appeal by David L. Ganezer.
B. May 4, 1988 Planning Commission staff Report.
- 4 -
~
PB: LM: 1m
PC/CUP487CC
06/07/88
C. May 4, 1988 Planning Commission statement of
Official Action.
D. Project Plans.
- 5 -
(; J i
. . , \'~ i \ · '-\ t" l"l r ;......
,-,,,_ ~ -,,__ v-j j ,.-\
j UN.- j.~ fi {;
V1uf
Moy 23, 1988
-
...
TO Mr Paul Serlont, DIrector of Planmng
Cl ty Pl anm ng 01 VI 51 on
16B5 MElln Street
5ant8 Momco, 90401
Deer Mr Berl ant
On behalf of the owners and tenants at 2328 ThIrd Street~ I hereby oppeal
the 245 HollIster Project to the C1ty CouncI1 on the grounds that It 1S not
In the best Interest of the ne1ghborhood
If ony necessary Item IS mlssmg from thlS oppeol. pleose notIfy me ot
2328 ThIrd Street #6
SentEl Momce, CA 90405
(213) 396-6485
;f):r~1--- .~p'---
DavI d L Genezer ./
.,
I
4-
i
('\1 T l"",-C H 1'-\1:::: N f (::,
(
.....
CITY PLANNING DIVISION
Community and Economic Development Department
I1EMORANDUM
DATE: May 4, 1988
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: CUP 487, TPM 19007
Address:
Applicant:
245 Hollister Avenue
Barbara Coffman and Associates
sm.rMARY
Action:
Application for Conditional Use Permit and Tentative
Parcel Map to construct a four unit condominium.
Recommendation: Approval.
SITE LOCATION AND DESCRIPTION
The sUbject property is a 4,940 square foot parcel located on the
north side of Hollister Avenue between 2nd and 3rd streets, with
a frontage of 38 feet. Surrounding uses consist of multi-unit
apartments to the north, south and east (R3) and a single-family
residence to the west (R3).
Zoning District:~
R3
Parcel Area:
Medium Densit~Housing
4,940 Square Feet
Land Use District~
PROPOSED PROJECT
This is an application to construct a 3 story 4 unit condominium.
All units have similar floor plans consisting of 3 bedrooms and 2
bathrooms. Access to the units will be from individual exterior
stairways leading from a ground level walkway, located along the
building 1 s western elevation, to the second floor. Exterior
stairways leading from the third floor living rOOInS in each unit
will provide access to the roof decks. The roof decks are set
back from the perimeter of the building so as to minimize any
impact to the adjacent resident's privacy. Balconies are
proposed to extend from t)le second and third floors along the
western elevation of the structure, and from the second floor
along the buildings southern elevation.
- 1 -
.
.
.
(
.~
A total of 8 subterranean parking spaces are provided with access
taken off of Hollister Avenue.
The applicant has filed a "Declaration for Permanent Single
Family Home Exemption" with the Rent Control Board in order to
remove the single family residence existing on the subject site.
MUNICIPAL CODE AND GENERAL PLAN CONFOID1ANCR
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan as shown in Attachment A.
~EQA STATUS
The proposed proj ect is Categorically Exempt per City of Santa
Monica Guidelines for the Implementation of CEQA; Class 3(2).
FEES
The proposed 4 unit condominium is subject to a Park and
Recreation Tax of $200.00 per unit, and a Condominium Fac~lities
Tax of $1,000.00 per saleable unit.
BACKGROUND
On November 2, 1987 the subject proposal was brought before the
Planning Commission. The proposal was cont~nued at that time,
and the applicant directed to redesign the structure based on
input from adjacent ~neighbors. The Planning Comm~ss~on also
directed the~applicant to address building height concerns, roof
deck screening, and the relocation ~f on-s~te vege~a~lon.
The proposal is not subj ect to the Ocean Park Interim Zoning
Ordinance as adopted by City Council on August II, 1987, and is
therefore subject to the standard RJ zoning requirements.
ANALYSIS
The applicant has addressed the tw'o maj or issues the Planning
Commission raised at the November 2, 1987 meeting. The applicant
has met with adjacent neighbors, the height of the building has
been SUbstantially reduced, and the roof decks have been PUshed
back from the perimeter of the building.
The subject proposal meets all RJ Planning and Zoning
requirements concerning height, lot coverage, setback and
density. The proposed structure will be 27' in height as
measured from an average natural grade of 47.52' to the top of
the roof. A parapet wall extends approximately 42" above the
roof. This proposal conforms to the maximum height limits imposed
under the Interim Ordinance. The previous proposal was 35' in
height with stairway enclosures extending an additional 9' above
the roof. The proposal is~at the maximum density of 4 units and
will provide a minimum of 4' side yards, a 10' front yard and 15'
rear yard.
- 2 -
(
(
The average natural grade as indicated on the plans is 47.521,
and the finished first floor elevation is the same. The
subterranean garage, therefore, does not constitute a story.
The parking plan has been approved by the Parking and Traffic
Division, and the City Engineer has appro~ed the tentative parcel
map.
CONCLUSION
The proposed project is consistent with all applicable
regulations and, therefore, merits approval as conditioned below.
RECOMMENDATION
It is respectfully recommended that CUP 487 and TPM 19007 be
approved with the following findings and conditions:
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use and location are in accordance with good
zoning practice, in the public interest and necessary that
substant~al justice be done and is compatlble with
existing and potential uses within the general area,
traffic or parking congestion will not result, the public
heal th, safety and general welfare are protected and no
harm to adjacent properties will result.
TENTATIVE PARCEL MAP FINDINGS
1. The proposed subdivision, toqether with its provlslon for
its design and improvements, is consistent with applicable
general and specific plans as adopted by the City of Santa
Monica.
2. The site is physically sui table for the proposed type of..-_
development in that the project is an in-fill of urban
land adequately served by existing infrastructure and
having no signlficant physical site characteristics pre-
cluding the proposed development.
3. The design of the SUbdivision or the proposed improvements
will not cause substantial environmental damage or sub-
stantially and avoidably injure fish or wildlife or their
habitat.
4. The design of the subdivision or the type of improvement
will not cause serious public health problems.
5. The design of the subdivision or the type of improvements
will not conflict with easements, acquired by the public
at large, for access through, or use of, property within
the proposed subdivision.
6. The design of the subdivision does not preclude future
passive or natural heating or Cooling opportunities.
- 3 -
(
TENTATIVE PARCEL ~~P CONDITIONS
1. All off site improvements required by the City Engineer
shall be installed. Plans and spec1fications for off site
improvements shall be prepared by a registered civil en-
gineer and approved by the City Engineer.
2. Before the City Engineer may approve the final map, a sub-
division improvement agreement for all off site improve-
Dents required by the City Engineer shall be prepared and
a performance bond posted through the City Attorney1s
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 be presented to the city of Santa Monica
for approval.
4. The developer shall provide the Engineering Department of
the City of Santa Monica with one Dizal Cloth print
reproduction and microfilm of each sheet of the final map
after recordation.
5. Prior to approval of the final map, Condominium Associa-
tion By-Laws (if applicable) and a Declarat10n of CC & Rls
shall be reviewed and approved by the City Attorney. The
CC & R's shall contain a nondiscr1mination clause as pres-
ented in Section 9392 (S}n1C) and in the case of condon1ni-
ums, contain such provisions as are required by Section
9122E (Sl'n-!C).
6. The developer shall provide for payment of a Condominium
Tax of $l~OOO per saleable residential unit per the provi-
sions of Section 6651 et seq. of the Santa_ Monica_
Municipal Code.
7. The form, contents, accompanying data, and filing of the
final subdivision map shall conform to the provisions of
sections 9330 through 9338 (srrnc) and the Subdivision Map
Act. The required Final Map filing fee shall be paid
prior to scheduling of the Final Map for City Council
approval.
8. The final map shall be recorded with the Los Angeles Coun-
ty Recorder prior to issuance of any building permit for a
condominium project pursuant to Government Code Section
66499.30.
9. A Park and Recreation Facilities Tax of $200.00 per
residential unit shPll be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unites) on the subject lot,
per and subject to the provisions of section 6670 et seq.
of the Santa Monica Municipal Code.
- 4 -
(
STANDARD CONDITIONS
1. The Conditional Use Permit shall be of no further force or
effect if Tentative Parcel Map 19007 expires prior to ap-
proval of a Final Map for said tract.
2. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
3. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
6.
Refuse areas,
be screened
Refuse areas
need.
storage areas and mechanical equipment shall
in accordance with Sec. 9l27J. 2-4 (SHHC).
shall be of a,!equate size to meet on-site
7. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings;,
-",
8. project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation Standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Pennit.
9. Natural light shall be provided in at least one bathroom
in each dwelling unit.
10. Street trees shall be maintained, relocated or provided as
required in a manner consistent with 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 Depar~ent of Recreation and Parks.
- 5 -
(
(
-11. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the proJect if and as needed per
the specifications and with the approval of the Depart~ent
of General Services.
12. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
13. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
14. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon written request of the applicant,
the Director of Planning may extend this periOd up to an
additional 6 months.
15. Low flow toilets (1 1/2 gallons per flush) shall be used
in all water closets.
Prepared by: Larry Miner, Assistant Planner
LM: nh
CUP487A
04/27/88
~
- 6 -
c
ATTACH!1ENT A
MUNICIPAL CODE AND GENERAL PLAN CONFOR}1ANCE
Category
Municipal Code
Permitted Use
1 unit/gOO
sq. ft. of
lot area =
5.48 diU.
Height
Setbacks
Front yard lO'-on
Sideyard 41-0"
Rearyard l51-O"
Parking 8 Parking
Soaces
Required
Lot Coverage. 50%
Land Use
Element
1 Unit/1250
sq. ft. of
lot area =
3.93 diu.
3 Stories/40'
"
- 7 -
(-
Project
1 unit/1250
sq. ft. of
lot area ==
3.93 (4) diu.
3 stories/27,
1.01-0"
4 1-0" lo1 elev.
51-6" E elev.
15' -0 II
8 Parking Spaces
Provided
50%
Rt~~8j~ ,{ '1-1] .' <}" h~.~:;
B. .~ ~ ~., r)'f ~ :r--;
... ~3~ D I IIJ~~ L:..-{
~ ': 0 :: . I':'" ,.,.. lP.~- I
.. : :l: '7 ~;o ~.
" ,p .": 1,-' ~~
~:;0 I~ i i.; :1, ~ ..11
~-!:.J D 0 r":~ {iI I i I.
i'. ~~tS I:h ~J. ~ { ; 1,[~J1'
~ ~JO II:. ~ I ; j.!.r ; I' '.. I.:
~ I~J ".C; I ''':
;nt NIl .#is
"
,: ,
fJ-
.
.
.,~
(
l' '" c i
\
~
'"
IV
~
325
. #lo-'
: .11--:'"
....;~ __~C!~ __._.
I
t
t'
I
r~' h r:':~'j1 ;; rf;
g ~~~'..~I ~~
~ ~. .~~.G1. .tj
o "-2tn€t- ", tr.:'
-;;:;:CH~ OFI:ESUS ~ lq@lli1"""
CHRIST OF Lf TTCR lWY : "?v"
"'~ i'~T' I.:~" Ru" I
r . kr
1 .. .l,~ ~.. r=rl
. ~ - v.,J1'. J
B
.W~:_.1:1.'
:ir:-'] .
~ L--:.:J ~
b "':;"6 JI~
r3c~-"'-m.c.,<..
~ ... ~ I
.- ~~ -~
~ - ~
"
i
i
I
I 1
I
:J
~,n.
. .".,
: ~:-'(
~, .~"'.
, . II
.
.. - '"/
l'~ 7""'"
~[,.. ,: #J
rID"
.FJt'J~ ""
rJ..~
--@'"-- '."/.'\S+UNGTON
.....
,"!
P .. it I( tI
, l~
,
J
-
.
.,
---t.- f' T .j
~; ~~....
~c I jc ~~If
I~:I
"'I r -'-'" ~, I I .
~ '.4-1 (U ........., ,..,
""
.... ... Jrlil.l
-~ .. it-.. . - . . .
I' ,.. G
W~
.
~
>::
I Tt/'
.'
'juF
o
.,
~"l1fJ:'
...,
--
r.."
""
@'
ST
:) ".D
7t1'
~.()~
'.~' ,.
iF
2.:'"
~.
.- I...~~~:'. --
1 r...[ 1__'
_A,. _ II'tJ .~
c
~
-, ..
rJ ~ pr .r_~_J
.
n'
t,.,' .
~t
~~
, ;
...
3A.""
etvD
a:
w
...
<II
:i
.J
o
J:
" i '
J 1(.;';"
',,"I I... I ..
.....1 c!. - --"
I
I
I
I
t
711
."iil '-rn --
e
MAIN
~
....~ - , - ....... -#
.
.
.r=...,. .I...~.-:",...
~g' .---------'
.
.
.
.
.
23
~
~
:!
i
24
.
LL...
,..,
,u
[0~~
JI .11 I :
: J JI, D
- .
~ :
~/Al ~
iU' "
..
I
1.::1
Pi :':1
~:LI
......
~..,I
rJY;
..
C..."
SlWI
t ~
nr
-rq
L"lO"~
~""CKJAl4
I _.~
...
1
~ '7
it:
.. . I
~ : ~J
("
L ('~11 fT../"
#..,. II
<._ 0'1'
. ~..,.:.
-,,-
KALe 01' "~'t
. ..
1 1
.
I
ta-...,. .......... --.......
o 0
~ STREET I .~~
~ ..........~.
.~, :., :.~WlJ,~':. " ,: 1~~l1n;I'
-12: I - - ~ '.
,. u 1I....~...r.o.... z !
'~'.M"", O(OUIl.. -.. ..
... Ill. r1. .- -L ....r .....
.... ....._LA hr':"7.1~"",::. ~ ~'.c..or""""
t3k::k- ~ ~ VaW"h'~ 0LefV'\ V;e-vJ
)
fra.et , ~kk. q I P 1-1..
7-4(""" Hc.lh $te(
'.. .
T :. ~ :.~:
I, l~ " 'I, ~ " ..
4
II 9 '0
...; .
T
'!. Q ,"~C
J',l
c;
I:
I
,
..
10 oq
STREET II
110 10 '" u ..
": ~ !i!
~ !
'7 II IS IS 11 II
,
B" tll "
J.:
10 S :I S
"9
II II :I :
" v \:
It :ll s :i
'19 - '"
,
S ~ .. , ~
.
lo:
- '"
~
!
..
lor D~ ..
.c
LEGAL DESCRIPTION
STREET ADDRESS,
./
a
z
.0:(
ot:
( 8 ' 1
? C3 4 ;;
.... W!ID
~
~ .(
- ~
- .
IT RAe T 'N'9 n 4 0 I ~ :
" ., . 4 'J' ._,.
, ~ ~. . ID' - . 4 . ~ · .. ~ , .:I~ . ~-?:~.
... ..... f~l("
~ -
'Z ~ :3 ~ 0' ~ 11 ;. ~...) L
n . -
T -
~
~
u..J
......
01) ..
~ :j
~_~~J-h.~,; l~_
c;
..
, ..
"\
8
~
..
:;.;
_ -40'1 ,
~
.k'" .. ......
.
\
"
,..
'1
i S
..
....
I., ," ,..
E R' S
~
...........
\~ " I';"
~~. .
s IV
... ! '9"
I"f
...
I.' I
v'
A
s
\
'LXII 5
'.
\5
\
B\ D
,
..,
~ THIRD \
~ F :~. ~::;. ;Jfl~;J~;l;l'~; .
~ ~ .. 4 V ~. 2)11 ~ j ~ I ~ 1 Q. c ~
- ~ r~I~"'T!]~I~(I'ffl';~' ~ft{L~~~~;~~ en ~_...~! ...~o ~
S .e ~:: ~' 511 SJ 'JO l'riM 11 '~1!'4it~n:31 i)?i33i~ ~ 11 _ 12 _ 11 I'
.... Q... '" 0 w - - - -. . ~ - - It ~ "I - ~ ~ ~ It ~
.. t ur JD -'2"171U.1...1"'1"'.1~~" nln "lop. I ,.1~.~ll'in!"ir...... flI ,. ~,..
s ~ SECOND j ~
~l" 1 ~ ! "~1"~" ;'~n~n~"~"~'.~-'~-~I-~:-~-~I~I'a;r51:"~:"a\'~~~~:>J ~-~~n~.~
~ .gJ ,o~. Q . ~ ~ 'ltjJI4rl.~7Ia+91Ioi"(,~t?),)111'e!191"T"I22i2J2TSI16:
Vl ~ ~~ ~~ "'; n 3 'T' ~f'l Tr~ 'I ': 'i><"~i": 'K;~rLl""!"i","i" "I"I"!
":'15~;' . "Jj c5 ~e.:"l:~:)I:pi33IHJS~tf:3a'39> ';4., ""L.~ "1'4aI49!S051152153'
- ~, -! I j:.J :I:; p~ ~ 8J lit al B: ~&! ~ -I oj , ~ '. . III .. ~I l!j II ~ IS;
;} In.... I 10' . _ I ; ~ V'-. '!io' \ "'" ~I I 4 "... !Io I u I' .. ... I ,,-=' ," l:n p~ ~ I :J5
I .rt'l 20i;; ~..... I ~ I I I I
1<1 ~I' .".__
_...~-r~"'-- ~I\ A I 'l
~... .- lat' L:A'" ~l1"'r' l,..t.iruJoTIILJTI. O.~-IOflJ
! .111'" -:,... ~I.. -",,-\ "... r~_'" _ _.~( - ..,..~ '- -.'1..... :,,\'... _, 'I.. -, ~ ." _ r'.....
I ~, ! ,;: ':' .':'." I:"=-~~r~ ~l~~";"'-'''''''''~ ......._'>1 "r'
'IL ~"" "t' J~ .. , " .. )./ ... II -...nl~....l\. .
# I.. " . 1 " . - "j".. ","",':" ~ ~ .. . . ;.ot~ r;- n': ;;..: ..J '.~;o;:,1.
i If.... ~ J.. . "'....L .... -t.~ .. ~ ...... ~.. JL II :t~..., ::-I '1lII :iii
I . PORno~ OF llL.OCK 0 ~"WTE~~ :o~~.:~';'~' -'.. ,...r'.. - -;.: -- I
t .11 0"\ R T' 1ff~~ U' \ 'U2"
.... ,
=: \ Nf" II .C:;CiN
L UtA. S, T I fa.. C i ~
,
~
1
~
......
-.....
0::
~
tV)
I 30
5u
...is
01
~
'" g tl' ~ 1lI
s
" I'
....
"9
or
-
roo
<3
.....
.r
...
Q
~
CASE NO
ZONE
APPLICANT
i:>Q.JI1 ~
'"
DATE
RADIUS MAP FOR
PUBLIC
HEARING
!
)
:li
1-
,
( CHRO:~CLOGY OF DISCUSSIOXS(
~I~H I~T[RES :J NEIGHBORS CO~C[~;ING
PLANS TO DSVELO? 245 HOLLISTER AVENUE
1987
November 2 - Planning Co~~ission meeting. Comiss~on adv~sed us that
we should meet and discuss our plans w~th interested nei-
ghbors to effect a compromise.
November 4 - Telephone conversation with Max Ganezer, owner of the ap-
artment next door. He gave no input but did exprss inter-
est in buying 243 Hollister.
November 19- Letter to Max Ganezer confirming the phone conversation of
Nov. 4 and requesting h~s assistance ~n arranging a meeting
with the residents of his bu~ld~ng.
November 20- Telephone conversat~on with Dav~d Ganezer, one of the res-
ldencs. Our w~sh for a dlrect ~eetlnb was ClSCUSSeQ.
December 12- DlTect ~eetlng with Davld and Ell~ot Ganezer. No d~scus-
sian of s?eclflcs. only to scale the proJect smaller.
December 18- First ma~ling of post cards to every unlt, aSK1ng the~ to
to call back to arrange a mutually conven~ent tloe to
meet and discuss. No response.
1983
January 12 - Second ma~ling of post cards, one ~Esponse. ~eet~ng a~-
ranged for Feb. 9. That ~eet1ng was cancelled due to t~me
coni-lie ts.
January 22 - LetteT from-the res~dent? of t~e a?ar:~en: (copy at~ached).
- February 17- Third ma~l~ng of post cards, suggesting a meet~ng Feb. 22.
Our post card crossed ~n the nall a letter from the i~hab-
itants of 2328 3rd St. suggesting a :'leeri:lg Harch 1. (Copy)
February 22- Meet~ng. None of the nelghbors appeared. Ralph Mechu~ of
the Planning CO~tiiSS10n was present.
March 1
- Meetlng with eight of the resldents plus Max Ganezer. They
acknowledged our efforts to co~promise but informed us they
wanted an even smaller project: no hlgher than 27 feet, pus
the building farcher lnto the rear yard and provlde on-
grade parking. No more than three units.
,
.'
(
F-
\
Fet~u~' ':l
12-,:;-3
4-
. ,
.
,y
Mr. DanH!l Fac;~n
410 S. HdU~~~ EIvd.
Lcs A~gele5. CA 90036
Dear Mr. Ragan u Mr. hurst,
We the re5icents of 2328 3rd Street were e~gerIy ant~Clry?tlng The
February 9t} meeting arrnaged by you betwee~ y~~~ ar=hltec~ r~~~~~~
Coffman, anc o~rselvee. Sin~e that rneetlc;. ~o 3ee the re~-pEccllle~
rev~s~ons at your bluepr~nt. was cancellec when M~ Cotfman couldn't
attend. we ~'ould like to rescheaule ~t W~ suggest Tue5~~v M~rcr 1
a tIme ~lJfLcIE:J.tly far from now to perrrlt eve~yone to m~l::~ i:..r~'na("em'''nts
tc ~..tter.L~+ c:.r~~ rv-le all Ci.o v..l1S~~ tc \?'J.e\.': -.:!~e :;l&...s :-~ ::.e€ .....;;....:. ~t:....~::-:::II'L;. ..~s
ar~ pos~~bIE Please prevIde us wlth a~?:e tl~e to In!o~~ ~l~ partln~
cCilCernec. ~hoL' Ie t~a:-ch 1 st ~)ro'..e ~~12c"'ep~ ,.~: e, n$ L he ;- c'i: H:=:' :r.::::--;: '\'..>":'.
o~ the morn:DQ of February 9 resulted ~n r:e?'i: ~ncorve~l~~~e
Tr.e Inha~~~2n~~ of
............r--r-t,
~.jLO
3rd
<::"+-
...-'"
Ccpy Plan~:n: :cn~l5S~O~
"
,.
,
,~.
?J.
...1 c..:n\!...:.:-"'~'
r ,.
- - ,
: ~ "1 f
~
.,
Mr. DaLJel R~~an
410 S. Hau5er Blvd,
Los Angeles, CA ~OOS6
Dear Mr. Ragan,
Since you have 5ul~cited the opJnJon of the tennants res;dln~ ~: 2=28 3rd st.
as to the speGjf~catlons rEgardJnq your pro;)os~d proJ~ct at 2e~ Hc:llE(~r we
the termants, :laVf- c.greed or_ tr.e tc.dlcwJ.r.g. We 'tn~ undersJ.g:r.'w 'UjC ll:-c -:0 f
a b~jlclng th.:t c:hJd'?s t'y the mos. rccer"': b'~:lr:J.!"1'.:' c~'le~ Sf"t te, ''::~J .1,-, --::;:''-I.C.
MonJ.ca. Thl'; l~ <; t:...u.ldlI.~ 'that 1$ no mO~r~ tLe:; :: :ee~ :),1;:-. ==cr. -;:t:~ llWe!
to the h.lghe::;-: pClnt, (any =ocf. peal: or fe:.ce). anc one tli2:t: h.:A!; r() IT;):-e :ha
3 rentc..l or :5>..l.J.e \..!.rd t"s, In :-egards tc an un'ie:-s;:'o',,:,::,:: ]'c.::-: ge. ~.;e C~l :IC: ::::..::...c:
the J ecpa:: :::J:; -lir 0 ~ c -J .:leer t: Frop~:'t. e8 0)' '_;-,,? C':' ~Z':':-l -:- c - ::-_: ~ :,_~ _::-.':' ~1': -=.
This JS the O:l]Y sor: 0::: b1JJlc1ng we w.lll allm'" cr. tt:..:.s ~o't ;:IlY- r;J.~.{' 1T~=e wo\...
be un;;.c ce~t2b "_ .::...... .( ...".....- r....'1 I)~.~<.I.\''''':.I ....J..w~=.- -rn, -- 1"'- ....'~ i l..... - I). L L \.
~ 4....:.. (l {/I'(-tulc. (
~~Qff3 ·
~ 3LA-J
..i<V~-y,-
2~.Rd ft~~ JFL(
UJ.Hltry cyJ~.lA-- 4f tn
~.1cMJj~J rf-jc:L
@..-4: ~~ ~//
~~~q1(
$J~J);1. ~1t~
~C ~~~~. 11=Y '-
~/t;L ~~~S
'-'0~-_-~ Z. I~~~~ ~ '. '-\-
..) r~.... 0
C,\...l-.e.l.~V'..r\......""t...r~'to. is. I
1~ - ~
./ /]/7 / -?-- 7
...t:... /___ ~ < r b~'- - ----..-
.~ ' .
~-
;::;/7
,r I ~( l r f \ ill
\;v" U" "- N I ,\{jD 1 I --. ....J..:..... ,.
/' \; '\~ \ 'J\.A.;V~ 1T {
~7~~
/0 '-l-.
Ca-L U;:~ ~j/ '
d/ ~ OU~. / -+
1/ '. l ~ W'LcI: -:-: J
/ j"vLtJ.- v. --
(
F
DAi\'IEL P. RAGAl'{
410 SOL:TH H \USER BOULE\'<\RD
SUITE :2B
LO'; ",,'>,GELES CALlFOR"'IA 900:16
213,9U-f9~O
Nove.r.ter 19, 19 R 7
Mr. ~1ax Ganezer
2216 Cartrlen Avenue
Los Angeles, CA 90064
Dear Mr. Ganezer:
It was a pleasure to speak with you on the phone on November 4. After-
all the messages left back and forth I'm olad \ve fL~ally qot togeth~r.
I aC:JreCl.ate your lllterest m purchasLlg t.'1e house at 245 P.oll~stcr frc"':1.
!'1V partner a.d r.e. However, as I told you, ~t 1S my goal to l~ve ill the
flll~shed product at 245. Be=ore ~~ bought L~a~ pro?8rty we s~arc~eG ~~o~l~-
out Sa-:ta !-b:-ll.ca ::or four m:mths and ::o'..lr:c ncthmg ever vacuely s~-..:.lur.
1>,5 I &'":1 sure you &.0',01, that:. ne1.ghtxJ.rhood 0: O::can P~k 1S very s;;eclal --
qtllet and ;::E'ace::ul yet so near the ocean a'1d !JaL. Street. I lY'tc:--c. ::...~e
neT.... bU1ldll1g at 245 to l::e an asset to the nE1gh::xJrhccd, to f:.t 111 l.~ a..-:~
to per.-u t new faTLl11es to share a.d co:::.tn..h..lte to 1. t.
p..s I sal:: 1..:; O'J.r conversat:::...on, I leek for\\oxd to ~et}:)9 ,:l:th YO;J ar.~
t.~e tenants 0: your bUl.l6.ll1g to get L.put .on the arC;l1:c.cct~c.l era'. '~~gs ror
the c:mstruc-:~on. at 245. I hc;:e tha:: w~th t..'1e adclt10n of tile ~d=as 0': you
and vo~ tena...ts my Da.rt:.'1er a.."'c. .:.. '.-.'lll be 2.ble to bUlld a ~::::-oJec~ ,:.:.lch ~s
both- 111 ha.rr.o:-:.y w~th~ yo'Jr des~res an:::" utlll..zes "C..~e potent.:~l 0': t..~e prc;>:~y.
Since our pho:>e conve~sa.tlO:1 I have trl..ed to reach yo~ several tlJl"eS,
unsucessfu2.lv. I wl:ll CO:1.::i...l~e to tr'./ but l= you \,.al1 call r"E, too,- I he;>:
we can fL.d a tLTi2 to get tcge"'.:....~er \:.;'1..-:..11 yo:.rr tena.'1ts to hear t.'1eu lOSa.S
1n the very near fut:;re.
VenT t....--u2. v yours
06 ... _ ,
~~
Dan Ragan
tI
~~"""'4' L..
~~~~~"""-"::";~'::_"n
_ - . - ___ 1,1iP~ ....
(
,
,-
{
..
.
J
,
I
u
.&.- .
~~
; -- ::
; -:---
~~:: ----~
~r ~: 14
........: 'I-.~-,,:.
"..,........--.......--....---- -- ~
~.
hr;7f-. Ilf
.
c23c2J'
~~ AI./Yv c~/ C;-
-'-
..... \ ......... .
3r....- ~
c../
-/ f ,
/: ,-
~". '''-u .'''''
J~/ I - 'V
~ usps 1987
,oJ
-1'
,
~~-'"-~.. ~- .l..--.p
~~.......-~."""-""'-"'- - .....--.....-----. . -.-------.-..........~-~-~..w.o_'-."- =-_'._
1/'~/S8
Hello agc.:.n,
In late Decenber- we sent you a pCs:card
Slmllar to th1.s l.nv::lI~g you~
11"';::t.::
1 r: the
redeslgn of ou'" prc~osed constr-:Jc':.:.or a: 2!i5
Hclllster Avenue.
Please
C-"
r:.~_
one of' us
as
soon
as
ccn\'er.l €J"'1t
SO we can arrange a ~utually agreeacle tl=e to
meet and d1SCUSS.
- .-
Thank you.
Kevin 11511-1060
Dan 9311-692D
~ -"--JI:,.U~~""-t(.,;"'_"o/t~
,
"-... .._.....-...._-_......,.~~"'-..r...-....~-:a.-~_____...___..~_....... ~.r--_
"
\..-1
.J
CUP 487, TPM ~90(7
';prJ.l ~6, 1938
ClTY OF S.!~J'i h. MQ~lr!:.
CITY PLAt~~ Re~:d~n ~s
~32E< 3r~ S":.
"B8 APR 1:lni?i :II'ulca. CA 904).:)
~ 1
c1ly planning DivIsIon
Santa Monica City Hall Roo~ 212
1685 Main St.
Santa Monica. CA 90401
.-
~~4"
~;(f_-!,
bear Santa Monica City Planners:
-.
- ,~
We the unders~qnEd cbJect ~tronglv tc the proposed pr~Ject at ~t5 J~ll~st ~r.
It 1s an unne,;eE:~ ary eye-sere being :.mposed upon our homes.. A-: tl ~ pt"lC'
meeting wIth ~he PIEnnl~g Comrrlss~on the In'lestors were tole to a~l .n;~
meetings with thE nElghoors. we ~ou:d llke to pClnt ou~ that ciiy Qlie
meeting was arrargeL for our 71ewlnq ot the alr~ady comp:ete~ ~w 2~ans
and thIS was ,lOll' 01 1 Y after ;, great deal 0:' ef fort pTt :rOr'L1 b'I U~ ;. t ":: 1:''=
meeting we were oo~n t~e ~ew plans rut In ~ plesenta~lO~ ocly 13nL~r. At
the meetln9's c:,~e i: ~aE clear that our opIr.lons were n~t gOlu~ ~~ :e
taken J.nto CO_1S1Ce:;:;:;t~on b~" t.:-:e b-.ul(.ers.
We would l~ke 1:~.t ;....'~m:==rs 'to please note ele encl~5ed cCP?:lr ~\.~r ?~tlt~.)n
that we all ::. l:-~': -.W _:ll;:lITl-:t:-=G -:0 i::r. Rag-in r-.nd ~ylr. Hec-rs1: In J.:..r.:2.rI
1988, stat~l>c;r '-',. :=C: .:::: :-ecues::s ;:or :::ha~ge~. T~e '.nVE-S1:or'~ .1aV€- tec}:e~l
none of these S~ ;L'_[:~~S _~t= aCCD~&t. t.hu~ ~cnor~ng anc ma~ln1 a ~r&Ve5:Y
of the CCIl"ml::' 1_- ,_:::....~:t .:-r-:ar ':hat they 'coT.sult Wltr.. the ile.ignLors."
There is no r.?al c'u[er~nce betwe~n the :::ur~'ent design. end the de~.1gn
rejected by the (omrrlSS.10n on N9vemb~x 2. 1~87. Four unl!s ~er~ lr.slsted on
then; four unlts ~r'e In3isted on now. Thre~ floors were insIst3d on then.
three are inslstFe rn now. T~is despite th~ Ccmm1ssion'E dlrec-: order
limiting the pro.;ect to "t....o Etories and a loft." The se"tback h3.5 bp.en
increased onli m~rg~nally from a rIdiculously small four feet. Their
suggested 27 :oo~ helg~t (rruch hiqher than anyone here wants) 13 itself a~
illUSIon. Un~eC[SS2ry chlrrneys and an unnecess~ry 5u~deck (requir:ng ?
three and a h.ll f fact s"11ic raIl ing) wi 11 destroy for,~ver the s'''eepIng vi ~w
from our third f~oor. ~hlS 1S essen~lally :he same manst~Oslty we :ought
and you rejec~ed l~~t y~ar.
We are rea&onlbl~ pEopl~. pnd would accept ~ rp~sonable ~uIliinl tt~t 15 lot
out of scale WItt our neIgtborhood. But we are all in strong opposItion ~o
this project. wh_ch would completely and permanen~ly disrupt the l~ves or
the 21 resIdent& or thl~ b~11dlng and those in the 5urroL~d1ng
neighborhood. Tle fact that this neIghborhood 15 already.too crowcpd mak~s
1 t no less of a r e.1ghborhood to th"se of us who have long lived hel'e and
loved it.
.
~.. ~ ~
.
-- -----... -.....- ~........-....~
~- _.....~--
~~ ~\~
/"~~//
~ ~q
-. &~#-l
7
w~ 4t~
~~~ ~drR~~ Jfltf
~ ~ -#ff
!YW~ iFl2-
j&,~" Q;;P-!VM.- ~ iv
cEJ~/l-.~ -fig
~y~ =Iff
~ !J, A 0 A C '::J::i:::::: -i.
(S~'C \~~<Z~ j~
~ ~ - 41--.-/7 -
/~~A~ ~7?7:
~{/..I~II "l9f/f/ -# s-
WJa;..~ ~ #(6
c1 Cfr ~J( -- -
/-7 ~
~ /-h" 7~ ~ "")
..,"..._-< ~~/?-"'~ ../"'. .".:;. ~
..
\~!
.. I' - ~ -, J-' ~ -;l....
: ~ ':V" -- -) (";,{ 'A. ,.: ':: . \ -. , _ ", (j e
.\110. '- ~. "...,..,.., 1/~1 1 i ~ ,} 1-1 L If J..!.-' - ~
, J1....... "......y~. 4...J11' I , J . ' .. .. A.,..
..~ ~ -... - J "",V ~ ~_'I Sr
:.Ft}~ {',; Fe :'t~l .J./OJ' J r)
....... ' ",r" ,
: '.:l..~~ L NL"1-\.~......,~
. J f
? t.j"3 1~.-cL."7 t, ~ .--d- n1 '
~/ ) - ~I ~ I I.
)loz...t..l '-G (I ~>''-<-c~''\. (j <?
-r.q;.. f/r.:1/t J r:..~ R /i "- f' \_ ,;> ~
f
1
j
I
I
I
J
1---
~
/
..
J
January 22, 1988
.
Mr I Dan1 e 1 Ragan
410 S. Hauser Blvd.
Los Angeles, CA &0036
-... ~".
Dear MI. Ra.gan,
~ - .
Since you have ~v11cited the opinion of the tennants resid1ng at 2~28 3rd st.
as ~o ~he specifications regarding your proposed project at 2~5 Hollister we
the tennants have agreed or- the tcllow~ng. We the unders1g~woulc like to se
a building that abides by the most recent building codes set forth in San~a
Monica. Thjs is a bu11djng that 1s no more then 27 teet high from the lowest
to the highest p~int, (any roof. peak or fence), and one that ha~ no m~re th~i
3 rental or sale unjts. In regards tc an underground garage. we C8r.fiOt cO:ldcr.e
the jeopardi:ang of adjacer:t propertJes by the dIggIng O! thi~ 'm~c'\.:.nc he le.
Thh: ~~ tt.2 0.11 Y E'-J! t 0:: b\.!J lCing we. ~.111 a.!loh on th~s jot., ;;my--.:tu.i. g n .:'.E 1000,,1
be una(ce~t~b~e..J:...... .. ""'Co.; ",,"''1 .,...1.~,~~ '-)"D~~~ -th"...... I~ ~"l t L-o_oJ IJ \:; L \....
t1 ... " 4.Lc. ~ t't"..bl~ t
~ ~tT3
r;...,....;1 ~ ;; /7
~ ~ 1F~
~ID ;l-/~
~. ~~ -:it/ /
~~-111
JJ~tP;t, t~
~~.
Or:~'U;1- ~r7PS-
~~ ~ t.. ~~cg~"'-\--
~..~~Cl~~" It
~~ " :/J~z.
, ~ I ___ _ -fI-"Ic___ ... ....~____ I' __~....__.__-..........-.-.~.. _.....____ ........... ...._~--~....~.........
~~~~~,~
~
&-L ~ -itj{
#:-~ !~J-I1/
, .
.
~j
,J
Paullts & Eu.llio Hernandez
243 Hollister Avenue
Santa Monlca, CA 90405
DATE:
TO:
RE:
April 26, 1988
Santa Monlca City PlannIng
Proposed project at 245 Hollister
(CUP487 TPM 19007)
Dear Planners:
My husband and I want to ask you again, like we did last November, to please
keep this project from rUlning our home. The excavation mlght cause our
little house's foundation to collapse. Also, a twenty-seven foot hlgh build
would block all th~ light from us, invade our pri vacy, and generally make
life fo~ur family unpleasant.
They are saying that this is a nelghborhood of high denslty apartments anywa
so one more blg bUllding won't matter. Well, I am a single famlly house-
holder, and! neIghbor on the proposed proJect. I was not consulted
enough on thIS, and am very upset at havlng to flght a blg-CIty developer
agaln.
o t.../N- 5
I grew up around the block, in a bUlldlng my dad stlll '
to all of thIS, too. Maybe somethlng smaller would be OK;
make llfe mlserable for us by puttlng such a big, four-unlt
project next door. As one of you sald last tlme, It's just
our nelghborhood~ and with the lot they want to put it on.
,__u. He objects
but please don't
condomlnlum
out of sc-ale WI
Sincerely,
Paullta Hernandez
Emlllo Hernandez
and thelr chlldren.
#
~_.-,;;-- ..;_-.:" ......... --''-''"111' _ ..... ~__ ~_
-
.. - -. - .. ............. IIIa4' ........-_--...-""IA&- --.... _.....-_..#I-.#>~ ---.,;.-..
To;
City ~alnnlng division,?oom 212.Santa Vonic~
16~5 Main Street,Santa Monlear Cal.9nhOl
C"uf 787 (J2Y
"TjJ/l1 /1&&7
C1tv Ba'l,
c'
/
~ro~: The resioents of the apartment buildin~ at '-328 Thi~d ~t.
~auta Mooiea, and the owners of this bullrlln2 (~ax and ~lorence
Ganezer) ad10ining the p~opnsen develop~ent at 245 Pol1ister Ave.
qe wish to 8ub~lt for YOUT consideration our stron~ and uu@quivocable
o~position to this 9ro~osed develop~ent for the follo~iD~ TeAsons:
1. It would significantly undeT~ine .n~ eTode the nuaJitv of 'lfp. in
the immediate neiphborhood.
Li~ht.air,ocean brpev.-s,Aunshlne, and ocean views all would he
substantially obstructed and reduced.
Heated exhaust fumes naturally rising from the B cars and noss1bly
an equal Dumber of motorcycles would beraftp.d into the open windows
and doors of the nearby apartment building.
Add noises ~enerated hy vehicles arriving Rnd leaviop a~all hours
of the day and ni~ht.
c.
Traffic congestion and 9aTkinp probl@ms would be contributed by this
develooment. ~arkiDF. is now a9a premium in this preferential zoned
area.
These condominiums would nrobably be affordable and attractive to
affluent "yuppies" in this area of Ocean bark with visitors competin<<:!
with residents of the neighb~rhood for the limited paBklng spaces,and
of course, contributing to a worsening of traffic flo~ and con!estion
on nearby Main Street.
L. Burden1n~ of local life-support and utility systems
a Los Angles County iR ra~idly running out of s~ier capacity and ~ay
face a shortage of cap' city by 1991. This situation is vtewerl by the
city manager as a potential Moratorium on development.
t.A. is considering iftposin~ atrict l~mits on amount of sewa~e that
cities) includinv. S.~. could ship to overbnrdenerl Bynerf.on Aewl\ge
Treatment Plant after July 1.
T
Lengthy water drou~ht lies ahead.
Severe restrictions on use are nlanned for the L.~. ~etropolitan area.
{
v
~i
.J
Community pressure for slow-growth
O Suggestions are widesoread for buildinv restrict'ion.,downzon1n~,down-
scaling, density reddut1ou8,and halving of height limits.
This propose. development is a classic exa.ple of an an attemot to
squeeze the maximum amount:of square foot livin~ aBea into a shallow
lot with no rear accesa; and sandwiched between a 17 anit an.rtment
buildin~(4 f~et from the common property line) OD tbe e.st side and
a SFa on the,eat a1ae.
The existing 17 unit apt.bldg. will be severly impacted by the for-
midable height and size and the SFa on the west would also be over-
whelmed by the height along almos,t the entire length of the lot.
And even the proposed 3 story building would itself be adversely
~ affected by.the close proaimity of the anartment buildiu2 on the east.
The proposed 4 unit condominium woald have a sq. ft. area almosat equal
to that of the existin~ 17 unit building sited on a larger c~rner lot.
c
L
1
o
c
c
\
~;
The four condominium project would harshly affect the quality
of life of the existing seventeen family building ad 1nf1nitum.
For the developer, there 1S the immediate incentive of extracting
maximum developmental profit from the sale of four condominiums
on completion. For the existing apartment building, there is
a prompt cutoff of vital environmental factors that make living
here so desirable and inspiring; no fresh cooling breezes constantly
blowing from the nearby ocean--noY a concrete wall effectIvely
bars the way. Substantially reduced light and sunshine is blocked
by the same concrete wall--almost within touching distance. and
of course, Ocean VIews are closed to thirteen famIlies and are
vIsible from the fourth floor of the existing bUIlding only.
There are many people who feel that the four natural factors
(lIght, alr, sunshine, and ocean view) are vital to their health
and well-beIng. Medical science supports thIS VIew.
In naked terms, there would be an exchange of four condomIniums
(reaching out for every square inch of land area and square foot
of buildIng area).
The proposed buildIng would be difficult to operate ~
and burdensome to the neighborhood, since all entry for cars, motor-
cycles, residents, and services must be carried into and out from
the front. The bUIlding must be serviced from the front, includIng
garbage collection, water, gas, and electric metering.
It would
be expensive to build, and therefore only affordable to the well-
to-do. All gas fumes from cars must be exhausted from the front,
towards the street. If exhausted from the rear or sides CO fumes
would be dangerous to all forms of lIfe.
u
J
/-
i
~
The return to the developer could be "lottery sized" or meager,
depending on tbthousing hunger at the time of completion and market
acceptance of expenslve condominiums in a moderate income area.
On the other of the moral equation, seventeen families would
have to learn to adjust to a much lower quality of life.-- 'Hoving
for them out of the question. Where would fifteen families go
where the~tal rates are about one-half that paid by the two low
^
income HUD tenants in the building? This is an old but comfortable
building with all utilities centrally metered and probably the last
surviving low apartment building in the city affordable to all
classes (profession to HUD, young and old). No gentrIfication here.
Maximum tolerable paramaters to acceptance of projected bUIlding:
A) HeIght not to exceed two stories: Eighteen feet, 0 Inches
from natural ground level to roof line, except for vents and fIreplace
,-
chimneys.
Absolutely no further heIght or structural additions or extenslons
of any kind whatsoever, such as solariums, saunas, or gardens,
the latterto be housed elsewhere.
B) Slde setback from common property line: Eight feet.
C} Density reduced by one-half, to two condominium units.
D} Exhaust Carbon Monoxide gas from the front to the streets,
and not the sides.
'-
Financial consequences of alternative buildIng plans:
A) Repairs to existing structure may be economically feasible.
If not: A new single family residence or duplex homes of moderate
size can be comfortably and probably profitably grafted to the site.
B} Speculative land fever in Santa Monica is so intense that
developer can probably (if so desired) dispose of the property,
r
/~,
\._ J
-)
purchased about fifteen months ago, at a profit.
,
'-
cj Developer purchased existing building and site with full
knowledge of the impending down-zoning sentiments and imminent
building restrictions--caveat emptor.
- oD) Residential development is available to the developer,
but not at theprice of delivering a devastating blow to the quality
of life of the residents of adjoining buildings to the east and
west.
In summation, a course of development is clearly available,
profitable for the developer, and not grievously and permanently
damaging to the adjoining property owners and residents.
However, if developer is allowed to proceed as presently planned,
lt would cause great irreversible harm to all contiguous resldent
neighbors.
C'
It would further represent:
1. Acceptance of a last mlnute attempt by developer to circumvent
bUllding restrictlons in force nlne months ago.
2. Deny a strong public mandate and swelling outcry to control
unrestrained growth (including building height and density).
3. No regard for traffic congestion and air pollution.
4. No regard forincreased burden on city sewerage system
nor for th impending water shortage.
5. Noregard for increased traffic across the street from
the City Fire Department.
6. No studies have been done by experts on the poss1bilty
of shifting soils, thus denying our old and large building proper
lateral support.
C.
7.
No regard for the City of Santa Honica's moratorium on
sewer hOOk-ups (July, 1988).
/"
o
(-
'--
. ..
/
, \
V
(..J
It is public information that height restrictions are a focus
., ,_ L"_
of efforts in Santa Monica, 'with two story limits general.l.l' 'propo8ed-:~.~~;:-=- -
. ~'A--r":~."..t~4;:' _ _ ~~}."':;.w
in m~st areas, except Wilshire Boulevard, downtown sa~~~~~~ca,
a.nd - special areas. c:.-""t~~.~
': ... ~- . ...
~1~ _... _-:.. "" ~:..". ~_r
;.:i~~viev o~ the-harsh conditions confronting the C1~~.~fSanta
". ~~.~:'t~-~-.- ~-o<~ -.....",.".-~.....,.JC5- -
Monica, it is well within the bounds of reasonableness and equity
~4 _",-;:1;"
to consider favorably only the Belect~few from the ~lood of building
6~"-- '
applications seeking to ~get-inft befvore ~be imposition of a building
mora torium.
And, we submit that only those few applications may merit
favorable consideration that have clearly demonstrated redeeming
characteristics that respond significantly to community needs,
and do not lead to the deterioration in the quality of life in
the neighborhood.
...:i" -
, !.~-~
--... ~ ..
..o-~-:..,~...-~ ".
':l ..~. ~ tJ'L ~
"'- ~ ...,t-.. ..V:i\-::,":
:..~ ;_:-~- ' ~-
~.o:: ~ -<\.
'+ - '
-, ;::~;;~:;:~ ~
<-
.... "i'-~
.....~ ~
c.
" -.-5';y'~i:"":...,,-'" -:.~:~ .J_?...
- ~-......"::
~ ~~ ;-:~~~ :,. --:~~: ~
,,~ ~1.3-~ ~___~~_...
~~~--...----:...;---~~..t-~.;' ;::..-
~::-~ ~:-<
... _-:.i.-.... .I- .... .. T .~.... :10. -"0"1:" -
.-: 0- ~ -- .,. &-::_~~ -.. :-;if..:;;:~..-
t..,...
,
- - ~
~-~.
_ ..... __ -;-' L ;;,.....-..
- --,..
fo_
1\ lIi\C-hll.YCI'\ T <-
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: CUP 487, TPM 19007
LOCATION: 245 Hollister Avenue
APPLICANT: Barbara Coffman and Associates
REQUEST: To construct a 3 story, 4 unit, condominium with
subterranean parking for 8 automobiles.
PLANNING COMMISSION ACTION
5/4/B8
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
other.
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use and location are in accordance with good
zoning practice, in the public interest and necessary that
substantial justice be done and is compatible with
existing and potential uses within the general area,
traffic or parking congestion will not result, the public__
heal th, safety and general welfare are protected and no
harm to adjacent properties will result.
TENTATIVE PARCEL MAP FINDINGS
1. The proposed subdivision, together with its provision for
its design and improvements, is consistent with applicable
general and specific plans as adopted by the city of Santa
Monica.
2. The site is physically suitable for the proposed type of
development in that the project is an in-fill of urban
land adequately served by existing infrastructure and
having no significant physical site characteristics pre-
cluding the proposed development.
3. The design of the subdivision or the proposed improvements
will not cause substantial environmental damage or sub-
stantially and avoidably injure fish or wildlife or their
habitat.
- 1 -
4. The design of the subdivision or the type of improvement
will not cause serious public health problems.
5. The design of the subdivision or the type of improvements
will not conflict with easements, acquired by the public
at large, for access through, or use of, property within
the proposed subdivision.
6. The design of the subdivision does not preclude future
passive or natural heating or cooling opportunities.
TENTATIVE PARCEL MAP CONDITIONS
1. All off site improvements required by the City Engineer
shall be installed. Plans and specifications for off site
improvements shall be prepared by a registered civil en-
gineer and approved by the City Engineer.
2. Before the City Engineer may approve the final map, a sub-
division improvement agreement for all off site improve-
ments required by the City 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 be presented to the city of Santa Monica
for approval.
4. The developer shall provide the Engineering Department of
the City of Santa Monica with one Dizal Cloth print
reproduction and microfilm of each sheet of the final map
after recordation.
-
5. Prior to approval of the final map, Condominium Associa-
tion By-Laws (if applicable) and a Declaration of CC & Rls
shall be reviewed and approved by the City Attorney. The
CC & Rls shall contain a nondiscrimination clause as pres-
ented in Section 9392 (S~rnC) and in the case of condomini-
UIllS, contain such provisions as are required by Section
9122E (SMMC).
6. The developer shall provide for payment of a Condominium
Tax of $1,000 per saleable residential unit per the provi-
sions of Section 6651 et seq. of the Santa Monica
Municipal Code.
7. The form, contents, accompanying data, and filing of the
final subdivision map shall conform to the provisions of
sections 9330 through 9338 (SMMC) and the Subdivision Map
Act. The required Final Map filing fee shall be paid
prior to scheduling of the Final Map for City Council
approval.
- 2 -
8. The final map shall be recorded with the Los Angeles Coun-
ty Recorder prior to issuance of any building permit for a
condominium proj ect pursuant to Government Code section
66499.30.
9. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permi t for the construction or
placement of the residential unites) on the subject lot,
per and subject to the provisions of Section 6670 et seq.
of the Santa Monica Municipal Code.
1.
STANDARD CONDITIONS
2.
3.
4.
5.
6.
The Conditional Use Permit shall be of no further force or
effect if Tentative Parcel Map 19007 expires prior to ap-
proval of a Final Map for said tract.
Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic--
Engineer.
Refuse areas,
be screened
Refuse areas
need.
storage areas and mechanical equipment shall
in accordance with Sec. 9l27J .2-4 (SMMC).
shall be of adequate size to meet on-site
7. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
8. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative COde,
Title 24, Part 2, (Energy conservation Standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
- 3 -
9. Natural light shall be provided in at least one bathroom
in each dwelling unit.
10. Street trees shall be maintained, relocated or provided as
required in a manner consistent with 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.
11. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
12. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
13. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
14. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon written request of the applicant,
the Director of Planning may extend this period up to an
additional 6 months.
,
15. Law flaw toilets (1 1/2 gallons per flush) shall be used
in all water closets.
SPECIAL CONDITIONS
1. Roof decks shall be set back from perimeter of building__
and screened with landscaping to be approved by the Ar-
chitectural Review Board.
2. On-site vegetation shall be maintained through relocation
during construction.
3. Construction hours shall be posted in a visible location.
4. All units shall be deed restricted in order to prevent the
partitioning off and subsequent rental of the first floor
bedrooms.
VOTE
Ayes: Farivar, Mechur, Nelson, Perlman, Pyne, Hecht
Nays:
Abstain:
Absent: Lambert
- 4 -
x hereby certify that this statement of
accurately reflects the final determination
Commission of the City of Santa Monica.
signature
print name and title
STCUP487
LM
06/06/88
- 5 -
Official Action
of the Planning
date