SR-101486-12B
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OCT 1 4 IN6
CjED:PC:RAS:AS:ljw
council Mtg: October 14, 1986
Santa Monica, California
TO: Mayor and city Council
FROM: City staff
SUBJECT: Appeal of Planning commission Condition of Approval of
Tentative Parcel Map 17954 and Conditional Use Permit
425, 1217 22nd street, Four-unit Condominium.
Applicant/Appellant: Anoosh Askari.
INTRODUCTION
This report recommends that the city Council deny the appeal of
the applicant and approve Tentative Parcel Map 17954 and
Conditional Use Permit 425 for a four unit condominium as
recommended in the staff report and approved by the Planning
Commission.
On September 15, 1986, the Planning Commission
approved the project by a 5-0 vote with the condition that
alley-only access to the parking garage be incorporated into the
design.
The applicant is appealing that condition.
(Attach-
ment A) .
BACKGROUND
On September 15, 1986, after a public hearing, the Planning
Commission approved this project as a two-story, four-unit
condominium with subterranean parking.
A Special Condition
stipulated that the applicant must redesign the proposal to
provide rear alley-only access to the parking garage.
The applicant originally received approval by the Planning
Commission for a four-unit condominium with street access to the
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garage on this site on April 20, 1981. The City Council reversed
the Planning Commission decision and denied the proj ect on May
26, 1981, due to the passage of a building moratorium. since
this time a new Land Use and Circulation Element has been
approved which encourages in policies 3.4.7 and 4.3.6 the use of
alley access to parking garages. The project site has both a
side and rear alley. The Planning Commisison staff report,
however, concurred with the applicant that side alley access
would not be feasible in that it would not provide enough ramp
length to allow subterranean parking.
A more detailed project description may be found in the september
15, 1986, Planning Commission staff report (Attachment B) and
proj ect plans which are attached. The Planning Commission IS
statement of Official Action is contained in Attachment c.
ANALYSIS
The applicant states that Land Use Element Policies 3.4.7 and
4.3.6 (Attachment A of Planning Commission Staff Report) do not
apply to this site. However, alley access would eliminate the
need for an additional curb cut which would, in effect, widen the
break in the streetscape to 25' (15' alley plus 10' driveway).
Alley access would also help control ingress and egress on 22nd
street. Vehicles generated by the project would be utilizing the
existing access from the alley to 22nd street, reducing safety
hazards that could result from an additional driveway onto the
street.
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. 4
The applicant contends that an electrical power and telephone
pole and two supporting cables prevent rear alley parking access.
However, according to an engineer at General Telephone, moving
poles to accommodate development is a routine procedure. The
cost of moving the pole, depending on the size and layout of the
alley, would be between $1,000 and $3,000. This procedure is not
unusual and does not constitute an unnecessary hardship for the
applicant.
The applicant refers to other proj ects that have been approved
without providing rear alley access. These projects either were
approved prior to the Land Use Element or had unique and
compelling reasons for needing street access (e.g., topographic
constraints) . staff sees no compelling reason for the subject
proj ect not to comply with Policies 3.4.7 and 4.3.6. Other
projects have been built with rear alley access on similar size
lots.
COUNCIL CONSIDERATION
In acting on this item, the City Council may deny the appeal and
approve the Tentative Parcel Map and Conditional Use Permit with
the findings and conditions contained in the September 1, 1986,
Planning Commission statement of Official Action; may uphold the
appeal by approving the Tentative Parcel Map and Conditional Use
Permit, as above, but deleting Special Condition 1; or otherwise
act to approve, conditionally approve, or deny the project as it
deems appropriate.
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BUDGET/FISCAL IMPACT
The recommendations presented in this report do not have a
budget/fiscal impact.
RECOMMENDATION
Staff respectfully recommends that the city council deny the
appeal and approve Tentative Parcel Map 17954 and Conditional Use
Permit 425 with the findings and conditions contained in the
September 15, 1986, Planning Commission statement of Official
Action.
Prepared by: R. Ann Siracusa, Director of Planning
Suzanne Frick, Principal Planner
Amanda Schachter, Assistant Planner
Planning Division
Community and Economic Development Department
Attachments: A. Letter of Appeal by Anoosh Askari
B. September 15, 1986, Planning Commission Staff
Report
C. September 15, 1986 Planning Commission Statement
of Official Action
D. Project Plans
AS:ljw
CC17954
10/3/86
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ATTACHMENT A
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S a ~"t a ~1 0 n 1 c a, Ca. 90403
Se1Jter10er 25,86
~rs. R. Ann Slracusa, dlrector of Plannlng
Clty of San~a Honlca
1685 Ha::.n Street
Santa lloru.ca, Ca. 90401
SUJect.
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ConC1.t1.on
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?lann1.ng COnn1.SS10n
0: Approval
(.. CUP425
St., 4 Un::.:s Condom1.n1.U1ft-~
T P }~ 1 7 9 5 .4
22nd
Dear M~s. Slrac~sa:
I wro"te you a let~e= on September 22,86 =eq~estlng the resub-
ffi1.SS10n of ~y plans for the above project to P1annlng CO~Q1SS1on.
ThlS recuest ~as ~ade due to Omffi1.SS1.0n 0: Qater1.al fact ~esa~c1.ng
the e x 1. s t c.. n ceo f e 1 e c t r 1 c a 1 ;) 0 \,' era n d tel e 'J h 0 n e pol e S 3 I - G" 0 f f 5 e t
fror. the center l~ne of the rear alley of the above lot. T~ese
poles reduces the effect1.ve ~1.dt~ of the alley fron 15' to 11' and
w~ll be a potent1.al cause of hazare lf all the parklng ac~esses
iron nelghbo~~ng proper"tles are ul~ected to use thlS alley. ~t
the present tl~e It 15 unsafe to use th~s alley tie ~a, ::.t lS 'c~t~
t~e ex~s~lng parKlag access c..ud any fu~the~ lacrease to t~e =:O~
of t7a=f~c ~~ thlS alley, Whl~h lS dar~ at nlg~t, ~lll ~rc~ease
the chance c: the acclden~ lE thlS alley. ~he ex:s~ance 0= G~e 0:
these po~es a~ong ~~:h ~:s suppo~tlng guy ca~les a~'ace~~ to L\
prODe~t~- Ilne :n the =ear a~le}r has prac~lcal~.elLr1na:ej 2 sa:e
access :0 :re ~arklng fro~ the rear a:1ey.
Slnce you have not nade a declslon on ~y reques: vet anc Sl~ce
have UTItl! 5:00 F.~. today to flle my appeal to Cl:Y CaUDCll,
an fl11~b thlS le~te~ as part 0= ~y a?peal :0 ~he ceC1Slon c:
Plaanlng CO~~lS5lQ~ on Septe~ber 15,86 vltheut =orfel~l~g ~: ~~~~~
to ny prlor re~uest. ~n case you f~nd It posslj~e to reconS10e~
my a p p :.. l C a -:: :. 0 n f 0 ~ the P 1 ann:. n b C 0 r'Ha 1 S S 1 0 n , I",," 1 :.:. .-i 1. -: h c. ~ a'... _ .. _ ~
appeal.
Attachec 15 c.. re~ort ?re?ared In support 0: r, ap~eal. re:~es: ~
copy of th:.s repor: anG thlE letter to be ~lven :0 eacr ~er~er 0=
Clty Cour.cll p~lor te hear1.ng of ,y ap7ea1. I also a~~rec:~te If
you sc~edule ~y hearlng ~n the f~rst ha~f of :he sc~ec~led ~ubl~c
hearlng age~Qa. In t~e past, all the ?~bllC ~ea~1.~;s fC7 ~~:5 J~0Jec~
had been scheduled at tbe ent of agenda a~d eve7y:~m~ ~ac to be
coat1.nued :0 t~e ~ext ~eetlng.
S 1 :l C ere;' -; "' 0 '.1 ~ S ,
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Anoost. As,,-a:-~,
Encl.
A STUDY OF 5T~ZEI PARKI~G ACC[55
VS.
REAR ALLEY PARKING ACCESS
FOR A
4 UNITS CONDO~IXIUM PROJEC~
A:
:217 22nd Strret
San~a ~lornca
T p !-~ 1 7 9 5 4
cup 425
Appllcan~fAppellant: Anoosh Aska=l
For: Clty Coc~c~:J ~~en~er of P~j:~~, ~la~~~~s CO~~~SSlO~,
Plannl~g & Zonl~g ~~vls1on & Ot~e~ ~~~e~es~e~ ?art~es
S<3:J-;-.e,.,jer 23,86
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prRros~:
The pur~ose of t~lS study lS twofolds; fl=st, to de~onstrate t~e
lnaDpl~cab1~ty of the Lane Use Zlement POllCY Sectlon 3.4.7 &
4.3.6 referred 10 the staff reDor~ of Sep~e~'ber E,86 to the Slte
of thlS proJect, and second, to establlS~ tne p~act~cal dl ff~cult~e5
and unnecessary hardshlps th~t are be1ng ca~sed ~y strlct li~e~al
lnterpretatlon and enforce~ent of t~~s pol~cy.
S~MMA~Y:
Th1S project was flrst Sub~ltted by t~e sa~e app~lcant on Feb.10,Sl.
Plannlng Conmlsslon approved the uroJect ~lt~ street parKlng access
on Aprl~ 20,81. The Archltectu~al Revle~ 30c7d ~P?roved the ~la~
on AP=ll 22,51. Tte Clty counell appealed ~tlS app=o,cal due to
~or~tO=lun on June 10,81.
7he ?roJect ~as re-subrr-ltted to tpe Pla~nlr-b & Zonnlng dlV1S10~ O~
Ma=ch 21,86. ~urnerous suggest10ns weere ~aGe jy ~he ~1an~lng s~atI,
none 0= wrlch ~ncluded ~Ge ch~nge or par~lnG a~cess :ro~ the st=ee:
to the rear alley.
o~ Se?te~be~ :5,86 the ?~annl~g COWIT1SSlO~ aDDrov~c t~e staff =epo=:
reco~~e~~at~on fo~ app=oyal o~ !P~. 17954 ~ C~?~:5 ~-l:~ t~e COGCl~lOn
tha: ~~e pa~k~~g access ~e ?~cvlded =ror ~he ~e2~ alley ~at~er :1a~
the stree: and ~eq~l=eQ tIe app:~cant to ~eSU~rl: :re ~~ans :0 t~e
?lan~~Lg Co~~~ss~cn =or cpp~ov2l.
:~e aD~:~can~ a~?eals ~~~S co~dltlon 0: a~~ro~~al O~ :~e ~olloKl~g
grour.~5:
1. T~e =eason~ng stateG fo= ~ear alley access l~ ~a~c tse Ele~elt
SeCtlons 3,4.7 a~c ~.3.6 are nct a?~llcaJle to LhlS ~ar:lcul~~ Ie!.
2. The eXlsta2ce 0= ele~tr~cal power & tele~~one poles a~d lts
suppo~:~ng :~o guy caoLes adjacent to the rear alleT ?reve~t a safe
parK~ng access fro~ the rear a~ley.
3. 7he use of ~ea= alley ~ark1~g access Vl~: cawse ~ra~~:cal G~=:l-
cU~:les and un~ecessa~y ~~~QS~lP for t~e appllc~~t.
4. Tbere a=e ~any ot~e= p=OJ8cts ~hlCh have ob~al~2t ?:apnl~g
co~m~SSlon ap?=oval for ~he s~~eeT ?a~Kl~G access a=te~ ~~e e{=ec~lve
da~e 0: La~d Use ~llene~~ and ~hlC~ tre1= rear ~lle~s ~ere less
res~=lcted ~harr proposed ~7oJect.
5. T~e appllca~~ bel18ves ~~S deslgc allows fo= :ess ~~a~ 6Q~ ~o:
coverage. He 1S ~ll:lng to 51t ~~t~ ~~e s~aff to s~:"e :hlS ~lfference.
7he appllca~t req~ests :~e a~~roval of ~te nla~s 2S Sub~l~:et ~o
the P:a~nlnG :O~'~SSlO~, ~~e a~n~o\ral o~ :P~l :705~ ~ aDp~ov~l Q~
CC? 425 ~l:ho~: c~ang1~; ~h~ ~arh~ng access ~ro' ~he st~2et ~o a:le~r.
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The appilan! !u=ther request ~a~ve= of Incluslona~y Lnlt Condltlons
ner C~~y ~ounc~l approval of s~cr a "alver fc~ ~ U~l:S CO~dO~l~~UT.
P~OJ[CT S=T~ & LOC~TIO~ DISCR~?~IO~:
Ihe prouosed project ~s a 4 unlt condonlhlu~ on_2 cor~er lot bounded
by 40 ft. h'ldth frontage to 22:1d street, 127':-;:/-/i.:." long to the s:.de
alley, 35' ',,-ldth 'to the rea~ ;:;.lley and 132'-7~/4" long to the neLg~-
borlng ho~e. The slde alley separate the R-2 reSluentlal zone f~o~
C - 4 c 0 I"F'1 e ~ C 1 a i Z 0 n e. bot b a 11 e y s are 1 5' " 1 G e s. The lot has a s lop e
of approxl;nately 2~~ east to ....est. 1.e., fro"" the rear alley to the
street frontage.
T~e po~e= supply and 'telephone 11nes are transffilt:ed by ma~y long
heavy 12" ?oles. These Doles are locatee ln the =ea:"' alley 4' east
or the ::-ear pro,erty 11ne. One of the pole ~s located 12' =ro~ the
sou~h-e2S~ corner of the lot. There are t~o guy cables supportlng
~h~s pole :0 the ground a: 30' & 31'-S" f~o~ :he sap€ lo~ corn€r.
The locat:.ons of the lot, pole & tne su~po:~~g cables are shoun be!ow:
L
C-4 Propec:'ty (Abbey ::ec.:.cal
BU11Clnb1
:5' s~.je alley
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FIG~R;:: 1
P?.. lOR ~ F P ~ I ~ ~\ T = D ~\ F 0 ~ S .:-' ~1 ~ F? 0 j;- C T, T T ~f L 19(.. 9 :
T~e n~~c? 2p~Llcatlo~ fc~ ~~~S project ~as f~~s~ subrrltted b'.
the Bupl:can: :'0 the ?l<in,"lng CO""j"~SSlO~ 0:: ~e;-;. 10,21. ".rs.
El:zabe~h Rozenyal- \aro, 2 local arc~ltect, orepared the des:;u
d~awlngs ~lth the stree Da~klng access. T~ese plans ~ere 2nuroved
by the el~ector of Plannlng CLxhlblt 1) and t~e Plannlng Co~rlsslo~
on Aprl: 20,81 and r:~ apuroval was granted. The Archltectu~al ~evlew
Board aporoved the plans on ;prll 22,81. Ho~eveT, due to the ~assa~e
of morator:u~ on ne~ constructlon, the Clty councll annealed :~e
Plannlng Cor~lsslon apuroval of TT~ and the project went :nto ll~bo
leavlD6 ~~e 2pullcant Wlt~ bcrden of hlgh :nterest paynent a~t
eventually the llquldatlon of all thelr assets to meet t~e norgage
obllgatlon on thlS lot.
~.;E~': ..\PP:"IC~:IOX ~OR TP:r :795~ ~ C~p Ll25:
The flrs~ atte~pt ~G :lle a new appllca:lon tor t~e sane ~~O'ect
~as lunc~ed on ~arch 21,86, w~en ~ set of ne~ ~lans we~e sub~lttet
to ~r. Rlc~ard ~llls, Assls~an~ olanner, ~or hlS reVle~ ~ conre~:s.
Eventhough thlS 4as not a warrant aporoval, never:heless, ~e "o:ea
c~s corrwents on the pla~s ~hlC~ ~~d not lnc~ude apy obJec:~on :0
the s~~ee~ pa~Klng access (E~h~b11T 2). The ~ark1~b/7Taf~~c :~glneer~ng
app~oved :he pa=klng pain on ::ay :4,36 wlthou~ any oJJec:~on ~c :~e
street park~~g access (Zxr~b~l 3). On J~ly ~,86 a,c ;ug~s: :9,56 t~e
Parklng/~raf:lc ~nglneerl~g aup=oved t~e -oa~::ec D~=~1~3 :ayoc:s
~l~hOJ~ ahv o~:ec~~o~ to stree~ ~a~kl~g access (~xr~~~l:s ~ ~j.
0:1 Jt:l,- 2..S6-:-r, :Ir. rlC:l2.::-c. ~tll:s, 1':. he L\SSJ..st2.:l1: ?:'2.rne::--, :--:;cor~-2G al~
~he ~ecess2:. jCC~Je~ts :o~ ~cce~~a~ce fo~ [~l~nE 0: IV ~~~~:c~~~on.
11 e c:.. 1 d n 0 :. ad.::: ::- e sse .:: a:l "'.- c. b J e c "': ~ 0 :: t. C :J 2. -:-l~ :. p g 2. C C '9 5 S : r 0 --.. t j e a l :. e y
(:::X::-tl':)~:' oj..
o~ ~ne ~C=~l~b of Se~t. 3,86, :he or~~l~al scjecu~ed j~~e :or ?~bllC
6ear1ng, contac~et ~r. ~ll~s to recelve a CCDY c: :~e sta~~ =e~o=t.
I then not~=ed t~2t t~e =epo~t ~as s~gned by ~1~ss A~anaa Sc'ac~te~,
~ho '~as aS5~g~ec to ~y ~ase J~st ~ecen:l'. a~n l~as ~pDa~e~:ly _~~~~are
o f Tf any rev l e ~,' san Q C 0 :l. -n en -: s ~ h a.j :- e c e :. y e d ~ :- c., :: r. ?" l C :- a r ::l :::.. ll. 5 .
I~ thlS re~or~ s~e tad re2o~~e~dej :he a~~rcY2i oi :p~ ~ C~P ~~l~h
~he co~~~::on 0: t~e use
~ad a~~o obJac-:e~ ~o t~e
s~ateG e~ceedeQ ~y 92.L
of :~e rear al:ev for Dar~:~g access. S~e
60: :0: cove=~ge ~e~c~~e~e~~ ~~~ch s~e
SC. ft. ~~e ?la~~lng :O-PlSSlon ,e2=1 ~~lS
case, ~~lcr ~as ~~e 12st case O~ tje agend~.
appro"ed ~t1e staff ::e:)o-:: prOY1Cec. tGe pL:r.s
Plaan:~g CO~-lSSlOP :0= 2??roval.
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APP~IC-\:::: ;RG~i~l~~~-=-S ::-O? ;?P~~\~:
1. Lane Lse ~le~e~: ?O:lCV Sec~~or 3.~.
T~e 5:&:: ~e~o~t ~as b2sec r:s recom~enda::c~ :0 ~~a~ge ~le par~~~g
access =ro, ~~e st~~e~ :c ~re rea~ alley O~ :It.eral ~~t.er?=e~at.lon
of t;~o seC~lC~S 0= ~~e Land 1se ~lene': Polley.
.L:12 ap:JelL:.,t.
alley access;
reCO~~lzes :~e 1~~e~~lC~S OT t~e ~o~~cy _V~ ~~co~raG~ng
'--:ot..;e,cre::-,. ie coes '10:' 2.gree ~",:.:r ::,'---e :.n:er~::et2.t:"D"!: 0::
~h~s pol~cy as apDl~e~ :0 ~h~s ~a~~lc~lar slte fo~ :~e ~O~:Ot{1Pg:
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a; The contlnulty of the streetscape ~s already broken
by :he s~de alley for thlS corner lot WhlCh lS adjacent
to Abbey Medlcal BUlld1ng. Th1S slde alley 1S congested
with trafflC generated from thlS comnerclal building.
(see photographs), A par~ing access from the street
lnmedlately next to t~lS alley w11l not cause an andltlonal
lnterruptlon of the contlnulty of the streetscape, but
It wl1 wlden thlS already eXlstlng lnterrupt10n by
an addltlonal 10'.
b: the safety of chlldren will be enhanced rather than reduced
due to the fact that the speed of the cars gettlng 1n
anc out from the parklng, WhlCh has a ramp slope of 15%
and 20% slope, shall be much lower than the speed of
the trafflcs gettlng ln and out of the slde alley, Thus;
the parklng access wlll act as a buffe~ zone compared to
trafflc from thlS alley.
There wlll not be any reductlon of on-street park~ng due
~o requested 10' w~de parKlng access adjacent to the
eXls~lng Sloe alley.
The appellant has based th~s on hlS comprehensive on-
s:reet parking data complIed by the appellant as exhlblted
~n Appendlx 1 to thlS Tepor:. An anaIysls of thlS data
reveals th&: the rat~c of thecompact cars to the total
nu~be~ of the ca~s parked on the 22nd Street between
Klls~~re Blvd. and Arizona Ave. 1S between 47 to 69 per-
cent depend1ng to the t~me of the day as sho~n below:
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[.Llme I Total No. I ~o. of i~o . 0: .. of cOr.lpact
(end Da:.l Cars Parked lCompact Is 1: and. a:- G. ~o ~o:.al Ca~s
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18:00 t I I 65;;
P:I 37 I 24 l3
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34 10 1& I 47;0
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The Sante ~onlca Pa~klngJ:raf=lc Englneer:ng staff was
contacted =eg~rclng the~r Vle~s on thiS rat:er. One of
the staff ~nd~cated a ~atlO of 40% fo~ seve~al years ago.
Slnce the manufactur:ng of the compact cars are In-
creaslng, one wo~ld aSsune that at least 1 and most
llkely 2 out of e~ch 3 ca~s parked on th~s s~reet wlll
be o~ COQpac~ type.
~OWt let's sea ~f the requested 10' ~lae pa~Klng access
adJacent to the eXlstlng alley wlll reduce the number
0= avallable street p~rklngs.
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Referr~ng to F~gure 1 on page 2 o~ th~s report, one
can observe that there ~s 70' curb d~stance between
the street park~ng access of ne~ghborLng resident~al
property to the edge of s~de alley of the proposed
proJect. The nunber and type of the cars parked along
thlS 70' street curb was observed for several ~ays. As
you may observe from the attached photographs, 3 cars
are parked wIthIn thIS curb d~stance wIth an additIonal
unused space WhLCh LS not adequate, as per Park~ng/Traffic
EngIneering Standard, for the parkIng space of a 4th car.
The avaIlable extra space lS 11' or 14' dependlng whether
two standard cars & one compact car or one standard and
two compact cars park Ln that space. (See Flgums belo~.)
22nd Street
'r! Ex 1 S t 'r' 15 ' 1 8' ~ 18 ' T 18 ' f
~ Ac c e s s :UTl)""'~~~ em=;- ;rH
~ 70 '
11' .1
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Si1:e of Proposed
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:~gure 2: Parklng Layout
( LWO Standards & One
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1 70'
15 ' ~
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14'
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EXlstlng house Slte of Proposed :;... F
ProJect Qj c;
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I'V ~ u: <Ii
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Flgure 3: Parklng L~yout ( One Standard & Two Compacts)
The dlill€nS10nS used above (~.e., car Slzes & requ~red
spaclng) are taken from :ransnorta~lon & Traf:~c Englneerlng
Handbook by Wolfgang S. Houburger, P. Obi, 2nd Edltlon,
Pr~ntIce-hall PU~llsh~ng Co. Th~S HancbooK 15 used by :he
Parklng/7rafflc Englneerlng Dept. of the C2:Y of Santa MonIca.
-6-
As one can observe from the above figures the 11'
o~. most l1kely, the 14' aVa~lable spaces are use-
less spaces that can accomedate the 10' parklng
accesS neeaed for th~s project w~thout reduc~ng the
nUTIber of on-street parking.
2. Land use Elem~nt POllCY Sect~on 4.3.7
Sectlon 4.3.7 of Land Use Element states "New drlveways and
ill1d-block access p01nts shall be Ilnlted. espeClally along
na)or roads. ....... , l-:here alleys eX1st that do abut
resldentlal nelghborhoods, alley access shall be encouraged
only when the potentlal trafflC lntruslOn lnto the nelghborhood
~s mJ..n1I'11zed."
The appellant be11eves the quoted POllCY does not apply to the
proposed project because of the follol-:J..ng reasons:
a) The proposed parklng access 1S from 22nd Street. ThlS
street 1S not a major street accordlng to the Techn1cal Report
prepared for the Land Lse Slenent. Accordlng to thlS Report,
2lnd S~reet ~s catoger1zed as res1dentlal local street ( Page
4, Santa Mon1ca General Plan C~rculatlon Analys:s, ~arch 11,83).
As such,as quoted from the sane ReportJ"The phys~cal trafflC-
ca~~Y1ng capac~~y lS generally not the prlffiary concern when
analyzlng such street. A more ~easonable approach 28 to :dent:fy
the env:ronmental capaclty of those street; l.e. a measure of
the level of t::-afflC that 1-S acceptable to res~dents". It also
s~ates that "In ~any locatlons, the deslrable upper 11m:t
on the env1ronmental capaCity of a t~o-lanes resldentall street
:s ap?roxlmately 2200 vehicles per day. Thus, those portlon
of Land Lse Element's obJect~ve, pollcles and progra~s that 1S
based on the above Clrculatlon analysis covers only those
s~reet s w~tn volume of traffiC greater than 2200 vehlcles per
day, and ~hlS does not lnclude 22nd Street.
b) As stated ln the above, in reSidential street such as
22nd Street, the environmental capaclty should be taken :nto
conslderat10n. Append:x A of the above quted Circula~lon
Analysis states that: " The res~dentlal s"t~eet. shoulc. (a) be
safe for all, ~ncludlng ch~ldren and elderly, (b) prov~de
access to home, and (c) should feel "rlght" to use=sJ i.e. be
envlLonmen~ally acceptable.
~he ques~~on of safe:y ~as addressed in seC~lon b onpage 4 of
th1S report. The appl~cant ~lshes to add that the rear alley
is already congested ~ltn ~raf:1CS us~ng the 57 pa~k~ngs all
havlng access :0 thlS alley. Any addltlonal flow 0: traf:~ce
lnto th1S a:ley ~lll cause hazardous cond~t~on WhlCh w~ll be
unsafe for ""he resulents. It 1S also "the right of access to
home" and "fe€llng r~ght as users" that the appllcant 1S con-
ce::ned abou":.
-7-
c) ~he adcltlon 0= street parkIng access for the proposed
project ~lll not mlnlr~ze the IntrUSIon lnto the neIghborhood.
The project IS locatee on a corner lot and 15 separated fron
hllshlre blvd. by an cdJacent COMPerclal bUIldIng. the slde
alley runs parallel tc ~llshIre Blvd. between 22nd And 23rd
Streets. the locatIon of the lot 15 shown below.
, I
~ ~Z.2ND STR~S'T ~
Hi :-: : : : : ~ pll ~
-Z 3 ~D . STIZ€El ~ ~
2-1
rIg u r e 4._11'50.. ,10M PLAI--l -----
It IS ObVIOUS tha~ KIth a rear alley parkIng access for
the proposed p~oJect, the probabIlIty of the occupants uSIng
such an alley to get to ArIzona Ave. lS unllkely. The appl~nt
and any future occupants of the above project would more lIkely
use the SIde alley to get to 22nd or 23rd streets rather than
USIng a na~ro~ congested rear alley uIth so many poles InSIde
the alley. In fact, the present accupants of neIghborIng unlts
to the rear alley whose parklng accesses are much deeper lnto
the alley are USlng the SIde alley rather to get lnto h~lzona
Ave. VIa elther 22nd or 23rd Streets.
The appellant ~ould also llke to brlng ~o the attentlon of the
Honorable Cl~y counell ~hat accordlng La Table 5 of the Santa
Mon~ca Clrculatlon Analysis, the da~ly t=lP rate of each reSl-
dentlal urr~t ln thlS street IS 6.1 trIpS per unIt.Slnce the
proposed project conslsts of 4 unlts, the total dally trlp of
the generated trafflCS IS 24.4. OrJ approxinately 1 trIp per
hour. The appellant does not see how the Plannlng D1V1S1on
reaches to concluslon that thlS ffilnute trlp generatIon ~1:1
Increase traffIC IntrUSIon lnto tne nelghborhood, whlle on the
other hand, they have reconNended the approval of DR328, CUP
419, June 2,86 "Removal of Dwelllng Vnlts to Expand Parklng Lot
for SaInt John's hospltal" for 84 cars to be entered fro~ 22nd
Street VIa Wl1shlre Blvd. rather than the eXlstlng Arlzona Ave.
wlth a trafflc gene~a:Ion 0: 75 tr~ps pe~ hou~!!
Lhere 5ee~s to be ~ncons~s~ant ~n~erpretat~on of sect~on 4.3.7
of Land Use Element by the P:anh~ng Staffs as applled to trafflC
lntrusIon Lnto the 22nd Street between Kllsh:re Blvd. and
ArIzona Ave. On o~e hand, C~~ of the plannlng staff quotes sectIon
4.3.7 of Land use Ele~ent as the baS1S for her reco~mendatlon
to use the rear alley for va=king access to reduce the traf:lce
lntrusLOn lnta 22nd Street ty a ~ax. of 1 t~lp per hour; and
on the other hand, another ?alnner recohnends approval of a
proposed proJect ~~lC~ ~~ll ~dc 75 trlps per hour to the sa~e
street.
-8-
3. Pract~ca1 Dlfflccltles & Unnecess~~y HardshIp
The use of the rear alley as parkIng access for the proposed
project ~111 cause pract~cal dlfflcultles and unnecessary
hardshlp for the appellant/applIcant because of the followlng
reasons:
a) EXlstance of the electrIcal and telephone pole adjacent
to the rear lot 11ne has practIcally ellminated a safe access
to the parklng from the rear alley. Removal of such pole, If
at all posslble, wIll cause further delay In thlS already 7
years long proJect. Any further delay In start up of thIs
project wIll take the applIcant and hIS fa~lly Into fInanCIal
dIsaster and emotional difficultIes.
b) The lot for the proposed project 1S small and ItS length
on one Slde IS smaller than other sl~~lar lot In the CIty of
Santa ~onlca. In order to nalntaln the standard slope of the
ramp to the parkIng for mln~mum requ~red h:ght clearance of
6~' and s~ill have a sub-Lranlan garage WhlCh shall not cons-
tItute one sto~y, the IT-ln. horlzontal length of the ramp requlred
fo:.- a. completely flat lot ~s (allol{lngl'-5~" for the th~ckness
0: f~rst floor slab):
F:a~
SIte G:.-ade
~o,
", '
ri)~
I
i
,- (XI
~
\J'I
~~l
I
I
i
~i
1st F:lnlShed
Floor Elev.
-..:
~
/S/
-~ oN
.:::--:.
cl
. ..J
"\Sl (.j
I ..,...
.~ t;
l!.l
.:r::
.. .
1"'../
/s-/
----.....
" I
5'-0" I
- -- ~ -- ,. ~-- - -
N1.n. Req'Q
~
-I
~
~- - ----
x
5~-O"
- ---- -- - ~ - ~-~--------- ---- - ----.
~11 n.
P,eq 1 d
L= Req'c. Ramp
,
I
1
r
FIGure 5: Ca:culatlon 0: P.equ~red Ra~p Leng~h
.15(S)+.2(x)+.l5(S) :: 4.958
X = li.33'
L = 5'+17.23'+5 = 27.33'
ro~ever} the lot 15 not cowple:ely flat and 1S sloped :owar~
the ocean} (fro~ East to West, or fro~ rear alley to front street),
8}' an ai.'e~age of 1'6". Thus} uSl.ng ~he re2.r alley for parkIng
entrance ~1.11 add an addItIonal 1.5' .2:: 8' to the leng~h
0: the ra~? wh~le us~ng the street access ~lll ~ake such
recuctlon ~n t~e length of the reculred ra~p.l.e. a total of
approx. 16' Glfference. ;.150, SInce the rear yard 1-S 7.5' and
-9-
the front yard 1S lS', the total lost space w~ll be 23.5'
tlmes the wldth of the ramp ~lnus the wldth of the requ~red
s~de yard, 1n thlS case 4', wheh adds up to 23.S'x6=141 sq.ft.
ThlS reductlon of space wlll cause practlcal ellmlnatlon of
the Ilv1ng area of rear unlt and reduces the parklng area and
the proposed approved park1ng layout substantlally.
c) The appllcant has redrawn the plans several tlmes to
lncorporate the suggestlons provlded by the plannlng staffs 1n
the last 6 years. The appllcant can not afford the expense and
the loss for the fees and the tlme loss for changlng the plans
and reproduct1on costs.
4. Exem?~~o~of Other Pro~e~t~ for Rear Alley Access
Although the appellant belelves every project should be treated
on lts own separately from another proJect; however, s~nce the
staff report presented to the Plann~ng COMmlSSlon for thlS
project had made reference to other projects WhlCh have been
exeMpted f~on the requlrement of rear alley parklng access due
to topography of the Sltes, the appellant has no alternatlve
than flaK1ng a comparlson ~lth such proJects.
From the record books of the Plann~ng D~v~s~on made avallable
to ~~~S appellant, It was extracted that 24 appl~catlons for
condoMlTIlun projects have been flIed from Feb. 10,81 (the Gate
the appellant flIed h2S flrst appllcatlon for thlS proJect) to
Ju~y 2,86 (the date th appellar.t reflled hlS appllcatlon). The
addresses ane CUP nU8bers of all these projects are llsted 1n
AppendlX 2 of tnls report. Out of these 24 appllcations, 7
appllcants have obtalned street parklTIS access, 6 have obtalned
rear alley access and ~he appllcatlons for other 11 lots are
elther penclng approval or thelr flles are not yet completed.
It 1S lnterestlng to observe ~hat all of the accepted proJects,
except one, have ~lder and safer rear allles tahn the rear
alley 0: the apnllcant; further more, thelI sltes hcve a topo-
graphy WhlCh lnClcated a flat:er slope than the appellant lot.
See photog=aphs attached. A more lnterestlng fact ~s that all
of the above 10:5, WhlCh have got app~oval for street parklng
access, a~e larger than the appellant's lot and have longe~
length whlCh reduces the lmpact on the reasonajle use of thelr
property ~hen uSlng the rear alley for the parklng access.
CO~CLUSIO~
Based on ~he abcve flndlngs, the appellant respectfully request
:ne re]€ctlon of :he Plann~ng Conr.1SSlon Condltlon of approval
of TPM 17954 & C~P 425 and approval of the plans as submltted
to the Plann~ng ~~vlslon.
-10-
Traff~c Data Parked On-Street 22nd Street Between ~~1sh~re-Ar~zona
APPENXOIX 1
T~me: 8:00 P.~. 9/23/86
Type of Car
C
C
C
C
C
S
C
C
C
S
S
C
C
C
S
S
C
C
G
S
C
r
v
,...
"
C
C
S
C
S
S
S
S
S
C
C
S
C
C
Total 37
Compact "C" 24
Standar "S" 13
Nodel
Llcense Plate
Ford fiesta IBVM432
B~V 2002 lLDM919
Honda Accord 070ZLR
BU1Ck Sky Hawk lLQV414
Porch 944 IJEY735
Olds. Cutlass 238WVP
Subaru GL IDTB843
Subaru GL 1LU:335
Datsun 310GX IBGC456
Cad~llac Cupe De V~11aNRL437
~onte Carlo, Chev. IBZJ803
Toyota Corola Mar~na del Ray Dealer L1C. Plate
Toyota Ce11ca Supra 166 ZKD
Ford TeTIpo GL 2AXX256
Ford Contlnental VGBSi6
DU1Ck Regal 1BVZ427
Nlssan Sentla INMXI08
V~ Bug 200SEI
aIds Fienza lKJV308
Da~sun P~ckup lU07S06
Dlas :lenza 28401 Idaho
V~ SCT1CCO 705ZBA
Nlssan 200SX lLSEl03
Hazda 626 LX 2CKA938
?ord Plnto 198CRK
Chev. Caprlce 656VOV
VK Bug 2ATY412
Chev. MallDU Stat~on 318UXC
~ercury ~onarch lETF321
Ford Mavarlck G77HYV
Fo~d LTD lLX?369
Toyota SR5 P~ckup 2K32332
Honda ClVlC GHS846
V~ Bug 330 ZAR
Olds. Cutlass Supro~o 2ALB285
Toyota Lift Back 339VZc
Honda Acco~d 153~XZ
-11-
Tlffie: 10:30 A~ 9/24/86
Type of Car
S
C
C
S
S
S
,..
v
C
S
S
C
S
S
S
S
S
C
"
v
S
S
"
"
S
C
C
C
S
C
S
"
v
C
r
....
C
S
S
Iotal 34
compact 16
St~ndarci :;'8
Nadel
Ford Falcon
YK Bug
Subaru
~arcury GraND Marquls
Mercedes Benz 300
Chev. Statlon wagon
Datsun 280 ZX
Honda Accord
Plymuth Dart
Chrysler New yorker
Honda C1V1C
l\:.ssan Stanza
Cadlllac Eldorado
Oles.
Chey. ~onte carlo
Ford Granda
VI...
~: a z d a
BUJ..CK sky Lark
DOClge
Dodge Celt
Yolvo
Honda C1V1C
For d ~1 \.! s tan g
n'l- Bug
Ford ~lavarlk
Honda Accord
',o'ovo
Toyota Cellca
Honda Cl.V1C
Datsun 200SX
Datsun 510
Cadl:..lac C::.y::..1
Ford. Branco
Vacant spo'!:
License Plate
RSD965
692 YLR
lPJHl14
IMAH418
o 90\.JR Y
389FBC
IHRB132
2F}1426
864NAS
FH19 7 5
INTX327
IPGX813
409Vl>!K
BIJOG
40 9 'i/~r K
835SAW
IBTL198
Culver Clty ~azda Dealer Pl.
419RSY
ARJ085
IPB12Lt
2DES585
983 PJA
~ON306
IBOL864
077HYV
INFH175
lEIY295
IDUX94Q
77QVGD
lBPC995
305E:SZ
lCH1J754
lGSXP61B
-12-
T~me: 7:15 A.~. 9/25/86
Type of Car
C
C
S
C
C
S
C
C
C
S
C
C
S
C
S
C
C
,...
'"'
C
S
,..
'"'
S
S
S
,...
"
,..
'"'
C
C
C
To:e..l
cO"'lpact
Standard
Model
Toyota Cel~ca
Datsun 210
Bu~ck Regal
Datsun 810
Datsun 510
Ford Econol~ne 150
BNW 3181
Toyota CorDIa
chev. celebrty
BU1Ck skylark
\'1-1 Scr1occos
Ford Tempo GL
~oyoto B2000?
VI; R a b b 1 t
Datsun P1cl';.up
Dodge colt
n.. Bug
Honda CVCC
nonci.a C\tCC
Ford
V\\' Bu g
Chevrolett 510 Pickup
ford Thunderbird
Cad111ac Coupe de Vl1:a
Toy"o1:a
Chev. Camero
\,'1': Rabb::..t.
Ford ~us'tang
Datsun Nlssan Sentra
Vacant Spots
29
20
9
L1cense Plate
166 ZKD
IHHG502
lKOE871
H1ADO 21
305 ESZ
lS64518
1KBZ438
Mar~na del Ray Dealer Pl.
IPTL931
419RSY
AKASTA
2AXX256
2842409
IDVH356
IV"07506
IPPB124
744 E':S
983PJA
452 HZE
886 TZD
IBTL:98
MYH227
lLEF203
NRL437
394 vcr
lFHS961
200 ZLE
IFOIl647
IGGT420
-13-
Tlme: 4:45 P.~. 9/25/86
Type of Car Hodel
S Chevrolett ~~alibu
S Ford Granada
C Ford Hustang
r' Audl 4000
v
C Porsche
S Chev.
S BU1Ck Regal
S Volvo
C Toyota coral a
S Volvo 244DL
C VW Bug
S BU1.ck Regal
S ~1erc ury Honterey
C Dat.sun Stanza
C Vh' Bug
C V" Rab~)1t
l\
C Datsun 210
C RUlek S kyha t.;k
C Vl.;' Bug
S BH\'; 528
,... V.,' Slroeco
v
~ Toyota Starlet
"
S Chev. ~1 0 n t e Carlo
C Datsun 210
{' :1 u s tan g Ford
v
C Dat.sun
S :-1ercea.e s Benz
S BU1Ck Cente:.-y
I"' Hond.a C1V1C
v
C Vi,' Bug
C Ronda Accord.
S Fo:.-c. LID
S Olds. Cutlass
C Toyot.a C:.-esseda
C Honca G1Vle
~ V\,' Bug
"
S Contlnental Hark11;
L 1 e ens e P 1 ate it
IFGC828
797NAT
SEPPL2
IDTY252
IGKZ196
656VOV
1ECE7B7
2CU\\840
339vze
106SYA
1BTL198
537\.;\.;'C
463 GIe
1L1B159
lEYV502
390Z0}l'
lDQPl76
IGAA895
605 liLY
IMQZ146
705 ZBA New Jersey
lCZ5366
409P1K
lCH~339
'I'HV162
IDHH366
JVL1EC
1 :1 0 :1 9 7 4
GHS6i16
744 ETS
x~KKXGXg ~e~ Car ~o License
644 GYS
944 ",YU
IDTh'700
2CEF385
200 SEr
lLEE829
Total 37
Compact 22
S:.andard 15
-14-
APPEKDIX II
S~tes ~lth CUP AD~l~cat~on for Condom~nlun Frolects
-- - -
1. Property wIth Plann~ng Co~nlss~on Approval of Street Access
CUP
210
387
169
421
413
252
Street Address
1007 5th Street
911 5th Street
1027 11th Street
925 17th Street
1024 Bay Street
2624 5th St.
1534 7th Street
Photo ~o.
...-:.
2, Prope=ty ~lth Approved Park~ng Access from Rear Alley
154
268
265
377
220
':Ie?
-'~~
1133 5-::h Street
922 Llnco1n Blvd.
957 11th Street
1239 9th Stree't
1418 14th Stree-::
1240 24th Street
400
_< Other PendIng A?Jllcat~ons - Kot clear
957 5th Street
415
368
399
276
297,378
280,372
363
375
403
406
~21 Gal:.:. .;"ve.
522 CalIfornIa
944 9th Street
1128 22nd St~eet
707 Pacifl.c
2.207 6th S-::reet
1338 Yale Street
2618 21on:ana
2506 28th Street
1617 franklln
oIt
L/ tJ 2. ~ ctJ'!r
-=j ~ 1
:t ::;': I
~ ..: )I~
- ,-,'_..l.
.:::~~ P~27N::::~G C-EPA..':tT:i!.E~lT
c=:""'! 0:= S;'~ITA. :-lCi-TICA.
J
.--
~Y~/6// /
:-1 E: :.f 0 RAN DUM
DAT~:
Apr.:.2. 6, 1981
TO:
Honorable Plannlng Cc~~ss~on
FROM:
D~=ec~or of Plannlng
S..-- ---.-"'" .
lJ.t:........c.........- .
Tentat~ve T=ac~ No; 41969, New 4 Unit Condornini~~
1217 - 22nd St=eet, R2, K. Lee.
Th~s is a resubmiss~on of an application deferred on March 2,
1981 for an a1te~nate plan addressing the Co~mission's
concerns regarding livlng roo~ and front entry plac~ent,
garage access, three story appearance, furnit~re arrangement
in bed=ocms, landscaping and enerqy considerations.
The plans have been revisec as follows:
_",,_-r_
1. The garage plan has been revised to provlde a cent~ally
located ac~ess sta~r to the entry sideyard substantially
dec=easlng the travel dlstance and increasing both
sec~=~ty and front yard lanscaping.
2. The f~rst floor plans have been significan~ly altered
by p1ac~ng the l~ving reoms on the soutb side of the
st=~c~~re ?way from the alley.
- -
3. The lefts have been modified by inc=eas~~g L~e slant
of the roof to lowe~ the edge and reduce the he~ght of
t~e eaves by about 31.
4. Planters have been acded at each ent~y way.
5. Elect=ic ranges have been replaced with gas ranges.
RECOr-1!1E:JDATION~
Approval w~th usual condi~ions.
...
Respect=ully submitted,
lNM >III
James LunJiold
/zoning Administrator
JL:nh
.
J
I
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I
J
,
I
(
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E;;'(' />-> ,....' / :;.
'"
A. Askari
P.D.Box 3465
Santa Monlca, Ca. 90403
Tel: 3954090
Harch 21,86
Plan Check Dept.
Plannlng & ZOTIlng Dlvls10n
Clty of Santa Monlca,
Clty Hall, room 212 , 1685 Ma1n Street
Santa ~onica, Ca. 90401
Dear Sir:
enclosed please flnd a set of drwiag for 4 unit condo proJect.
Please nake a prellffilnary reV1ew of the plan and g1ve your
5uggestlon for the changes before I make the structural cal-
culations. Please also see if I can allow a 4'-0" side clear-
ance 1ntead of 5<-0" 1ndicated onthe plan.
g+~ '
~~c! ~J-
~ ~~-r~-'
-}2 It ~ 3/~/#~
~ ~r~ elL"""=> ~-+ C~
~ ~ ~~~~
VI~yAtrulv yours,
.// L:n.. / - -
/:,/ r -/1 /L-- -
A. Askar1.
----.-------
r-
~: ~.-/
-'
Park~ng & Traffic Eng~nee=~ng
C~ty of Santa ~o~~ca
1685 ~aln Stree~
Room l1S
San~a ~onlca, Ca. 90401
A. Aska-:=:.
P.O. Box 3465
San~a Monlca~ Ga. gO' ~
___< .\ 1 '[
/ ~ _~ ....... i. oJ
/. "1 \ L....... i,.............v oJ
(213)3954090 f,~")- .i-,\
I......................~ ...
_t.~' 19(;3
/~"
~~
L'"'~
>~~
'~~':_' -;-:; c.....,./
~ p,;,~ :: - i ;- ~/
,/r. S"~.-' ,~: Q:y1
o//" ~
,/ )1 ('~
'-( ') ~r ~l i~ \ \. '
t "j ~ ..........
Attn:
~r. ErlC J.
Falkowsk~, C1Vll Englnner Assoc~ate
Dear Mr. Falkowskl:
I ~. at~ac~lng 3 diffe=ent prellrn~nary deslgn of the park~ng layout fo~ the
lot loca~ed a: 1217- 22nd St. ln the Clty of Santa Manlca (Lot 29, Block 3,
Chelsea Green).
The ls~ layou~ dated Ap~~l 25,36, was rejected by you due to s~de alley set
back requ:.rement. However, I ~ S~~illl~~lng l~ agalc for the record and for
readlng iy arg~~en~ before I have to accept an alternat~ve layout. Your Stan-
dart Draw~ng :;4034 ant ~he last Ilne 0: ?arklng Requlrenen~ of Res~dentlal
Develop~en~ GUlde:~~e furn~shed JY =lannlng C~V1S10n calls for 7~6. se~ back
fo-:= a 15' w~~e alley. Eve~~hough ~~e ?roposed layout has allowed only 4' for
the se~ baCK ~~ has ?~ovlded a ~uch w_deE s~al: wld~h than req~~red In the
reques~ed Stancards. In fact, out of 8 requlred ,a~klng spaces only ~~o s~alls
have wld:~ of 11' and t~e rest are 13' and 14.5'. I ass~~e ~he requlred set
back was dete~~ned w1~h ~ega~d to safe~y for oack up cars assUDlng that the
wldth o~ s~al: would be 8.5' would not pe~l~ the dr~ver of the back up car
to see ~~e L~co=ming traffic In the alley. Ho~eve= w1th such a proposed WlOe
s~all there lS plenty of room for maneuver1~g of the vehicle back~ng off from
the ga~age to pe~lt the drlver to see the lncomrnlng tra~:ice In the alley.
The 2~d layout dated Aprll 30,86, uses 7~' set ~ack as requ~red by your Stan-
dard. However, due to the l~ltatlon of the overall width of the lot (40') and
the requlred max. allowable slope of 20: ~~th 15: t=~~s~t~on slope) I ac la=~
in-:h 16.5' of s~all len.gt.h and. 2'-9~" ~eigh: below ~ade.. TI:~s I need to raise
the fl.rst floo= by 4'-3" to ob~ai:l. ... he:.g...'1t o~ 7'-O?t'. Allow1ng 62;:" for the
floor thi ~MesS a 6 '-6" bel.ght clearance is obt';::'lllec:.. Rais~ng 'the fi=st. floor
by 4.1.3" reql.a=es pl."l.nn~g d:iX~J.O;J. approval wh~ch allows only 3' -0" r::.se above
ave. ~ade. I can malntalr. the ent=Y Slde se~ back at 3.1.0" a~ove ~ac:.e bu: not
the floor.
The 3rd layout also dated Aprll 30f36) 1.S my last alter~atl.ve ~f I ~ant to aV01C
a suot.:-an1.ar. garage Wl. tb en~=y =::-OJJ1 fron~ or back alley. Th::.s type of ent=~. wlll
cause ?ractlca: d:.f=lcult~es and unnecessary hardshl?, l.fe. why not any o~~e= 0:
40x132 R2 lo~ ~n the Cl.ty of Santa Mon~ca has not dare to start the const=~c:l.on
or the~= lo~ due ~o ilnanc::.a: dlsast.er. Beslde, the p=o~osed slte 1S a cor~er 10:
and by havl~g the entry :rom t~e slde alley one can ellmlnate thl.S bur~er.. The
3rd layout lS a park~ng lot whl.ch : hope to get apuroval 1f none 0= ~he above
layou~ passes you and :he Plannlng D~v~slon.
S:.nce=ely you.rs,
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i CI"l4'- OF S,/"'NTA MONICA
I G~~ffi/;.L S<R~':;.ES ~E.A?T>.'(~T
, PLANS APfF.:''-~ _ _ -'- _.:..: S. -
BY,
'OR
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SANTA
lVI;ONI':CA
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CITY PLANNING DIVISION
(213) 458-8341
1685 MAIN STREET
SANTA MONICA. CALIFORNIA 90401-3295
June 20, 1986
Mr. Cy AskarJ.
P.O. Box 3465
Santa Mon~ca, CalJ.fornJ.a 90403
SUbJect: TP~ 17954, CUP 425 {2#A-
Dear Mr. Askar1:
Your prelJ.mJ.nary submJ.ttal of a tentat~ve subdJ.v1son map, along
WJ.th accompanying data and reports, for prope~ty located at 1217
22nd Street has been revJ.ewed for completeness J.n conformance to
SectJ.ons 9321-9322 (SMMC) and has been:
<<~C:Pted f~7/2.1BCo 12A-~
X ReJected for fJ.IJ.ng.
For applJ.catJ.ons reJected for fJ.IJ.ng, the following J. terns have
been found mJ.ss1ng or J.nadequate and must be submltted, completed
and/or corrected, as appropr1ate, before process1ng of your ap-
p11catJ.on may proceed:
()f...
~
/~
01< -
Ok-
@
Two sets of self-adhes1ve mal11ng labels on standard 8 1/2" x
II" Avery sheets.
Twelve copLes of full SJ.ze s1te and bU1ldJ.ng plans (submJ.tted
reduced capLes not clear)
Par~1ng Eng1neer approval stamp on one copy of BU11d1ng plans
(submJ.tted approved parkJ.ng plan not cons~stent w1th bu~ld1ng
plans)
Second copy of C.C. & R's.
Note: w1ule an application r.tay be found complete and accepted
for f.:11ng, per Sect10n 9322(b) (SMt-1C), the var~ous time lim1ts
set for~h 1n the Subd1V1sJ.on Ord~nance shall not be deemed to
commence untJ.I the subdJ. V1S10n 15 found exempt or an 1n~ t.l.a2.
- 1 -
study is completed and a negat~ve declarat~on or envl.ronmental
impact. report, as apprcpr~ate, ~s prepared, processed and con-
s~dered ~n accordance W~ t~ the .Cal~fornl.a Environmental Cuali ty
Act. --n--- ~ -.4 C-~o-'-<..C"~~ ~ C~A ~
Please contac"t. th~s off~ce for deta~ls or clarification. 7/~/8~
S~ncerely,
~J~
Richard M~lls
Assl.stant Planner
&'1 : ca
tsrn17954
6/25/86
.
- 2 -
ATTACHMENT B
~o Z--(l(/~
CITY PLANNING DIVISION
community and Economic Development Department
MEMORANDUM
DATE: September 15, 1986 (Continued from September 8, 1986)
TO: The Honorable Planning Commission
FROM: R. Ann siracusa, Director of Planning
SUBJECT: TPM 41969, CUP 425, New Four-unit Condominium
Address:
Applicant:
1217 22nd street
Anoosh Askari
SITE LOCATION AND DESCRIPTION
The sUbject property is a 5,606 sq. ft. parcel located on the east
side of 22nd Street between Wilshire Boulevard and Arizona Avenue
having a frontage of 40 feet. surrounding uses consist of one
and two-story mUlti-family residential uses (R2) abutting the
site to the south, across 22nd Court alley to the east, and
across 22nd street to the west and commercial uses (C4) across
wilshire Place South alley to the north.
Zoning District:
R2
Land Use District:
Low Density Housing
Parcel Area:
5,606 sq. ft. (including 1/2 the rear alley)
PROPOSED PROJECT
Proposed is a 2 story 4-unit residential condominium building
over an 8-car subterranean garage divided into 4 individual 2-car
garages. Three separate stairways are provided between the
garage and the units above. The lot is currently vacant.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code and in
conformity with the General Plan with the exception of lot
coverage and the front curb cut, as shown in Attachment A.
CEQA STATUS
Categorically Exempt, Class 3 (2) Santa Monica Guidelines For
Implementation.
- 1 -
ANALYSIS
Parking access is from 22nd Street. The site has a slight one to
two foot drop from the front of the property to the rear alley.
Given the slope of the site and the fact that the site has
commercial uses on the north side, the applicant feels street
access is appropriate and of no harm to the area. Access from
the side alley would not allow for enough ramp length to allow
subterranean parking; thus, there would be room for only one
floor of living space above the parking. However, since the site
has both side and rear 15' alleys, staff believes the project
could be redesigned to provide rear alley access to the garage.
At the policy level, alley access is encouraged by the Land Use
and circulation Elements to preserve the streetscape, provide
on-street parking, and protect pedestrians. (See POlicies noted
in Attachment A.) proj ects have been exempted from this in
previous actions where there is no alley or where the topography
of a site is such that providing alley access would significantly
impact reasonable use of a property. Based on the General Plan
pOlicies, staff has attached Special Condition 1 which requires a
redesign of this proj ect to provide for alley access to the
garage.
The north side decks overlook the C4 District across the side
alley and do not overlook abutting residential uses.
The proposed project exceeds the 60% lot coverage requirements by
92 . 4 sq. ft. The lot coverage must be revised to conform with
this limitation.
Conclusion
The proposed project, as conditioned to have alley access and
reduced lot coverage is consistent with applicable regulations.
RECOMMENDATION
It is respectfully recommended that TPM 41969 and CUP 425 be
approved with the following findings and conditions:
TENTATIVE PARCEL MAP FINDINGS
1. The proposed subdivision, together with its prov~s~on 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 and
density 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
precluding the proposed development.
- 2 -
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.
CONDITIONAL USE PERMIT FINDING
7. The proposed use and location are in accordance with good
zoning practice, in the public interest and necessary that
substantial justice be done and the proposed use is com-
patible with existing and potential uses within the
general area, traffic or parking congestion will not
result, the public health, safety and general welfare are
protected and no harm to adjacent properties will result
based on the findings and analysis contained in this re-
port and incorporated herein by reference.
SPECIAL CONDITIONS
1. The project shall be redesigned to incorporate alley-only
access to the parking garage. The revised plans shall be
subject to review and approval by the Parking and Traffic
Engineer, the Planning Division and the Architectural Re-
view Board.
2. The 61.6% lot coverage of the project exceeds the 60% lot
coverage requirement and shall be revised to conform to
the 60% limit.
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
- 3 -
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 (SMMC) and in the case of condomini-
ums, 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 parcel map shall conform to the provisions of Sec-
tions 9350 through 9357 (SMMC) and the Subdivision Map
Act.
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.
r~p AND CONDITIONAL USE PERMIT CONDITIONS
9. The Conditional Use Permit shall be deemed to be of no
further force or effect if Tentative Tract Map 41969 ex-
pires prior to approval of a Final Map for said tract.
10. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
11. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept may be subj ect 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.
12. 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.
- 4 -
13. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
14. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
15.
No noise generating compressors
shall be placed adjacent to
buildings.
or other such equipment
neighboring residential
16. 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.
17. openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
18. Natural light shall be provided in at least one bathroom
in each dwelling unit.
19. 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.
20. 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.
21. The approval granted herein shall not become effective for
a period of ten days from the date of determination or, if
appealed, until a final determination is made on the ap-
peal by the City Council.
INCLUSIONARY UNIT CONDITIONS
22. The developer shall 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 one affordable unit is provided and maintained over
time and through subsequent sales of the property. An
affordable unit shall be defined as being affordable to
households with incomes not exceeding 120% of the (HUD)
- 5 -
Los Angeles County median income, expending not over 25%
of monthly income on housing costs, as specified by the
Housing Division of the Department of community and
Economic Development.
This agreement shall be executed and recorded prior to the
issuance of building permits. Such agreement shall speci-
fy 1) responsibilities of the developer for making the
unites) available to eligible tenants and 2) responsibili-
ties of the City of Santa Monica to prepare application
forms for potential tenants, establish criteria for
qualifications, and monitor compliance with the provisions
of the agreement.
This provision is intended to satisfy the inclusionary
housing requirements of Program 12 of the Housing Element
of the General Plan of the City of Santa Monica ("Program
12") . Developer may satiSfy the obligations created by
this Agreement by demonstrating to the Director of Plan-
ning compliance with any ordinance or resolution adopted
by the city within two years from the effective date of
this approval, which is intended to provide an alternative
method for compliance with Program 12. An alternative
method may be, but is not limited to, the payment of a fee
in-lieu of providing an Affordable Unit.
prepared by: Amanda Schachter, Assistant Planner
AS:nh
CUP425
09/15/86
- 6 -
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category
Land Use
Municipal Code Element
Density
4 Units 4 Units
project
4 units
Height
2 stories/3D' 2 stories/3D'
2 stories/27'-ln
Setbacks
Front yard
sideyard
15'
16'-9"
4'
4'
Rearyard
15'
15'-2"
Lot Coverage
Parking
Spaces
60%
60%
61. 6%
8
8
8
The proj ect is inconsistent with Land Use Element Policy 4.3.6
which states that "Use of alley access to service residential and
commercial buildings shall be encouraged", and Policy 3.4.7 which
states that "In multiple family residential areas, encourage
access from the alley side, to reinforce the continuity of the
residential streetscape, to preserve on-street parking, and to
ensure safety of children."
The proposed project exceeds the lot coverage requirement of 60%
in an R2 District. A lot coverage variance would be required and
is a condition of approval for this project.
- 7 -
ATTACHMENT C
L(o-v--oo~<
. .
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: TPM 17954/ CUP 425
LOCATION: 1217 22nd street
APPLICANT: Anoosh Askari
REQUEST: To construct a four-unit, two-story residential
condominium building. Eight parking spaces will
be provided in a subterranean garage. The site
is vacant.
PLANNING COMMISSION ACTION
9-15-86
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
Other.
TENTATIVE PARCEL MAP FINDINGS
1. The proposed subdivision, together with its prov~s~on 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 and
density 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
precluding 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.
- 1 -
6. The design of the subdivision does not preclude future
passive or natural heating or cooling opportunities.
CONDITIONAL USE PERMIT FINDING
7. The proposed use and location are in accordance with good
zoning practice, in the public interest and necessary that
substantial justice be done and the proposed use is com-
patible with existing and potential uses within the
general area, traffic or parking congestion will not
result, the public health, safety and general welfare are
protected and no harm to adjacent properties will result
based on the findings and analysis contained in this re-
port and incorporated herein by reference.
SPECIAL CONDITIONS
1. The project shall be redesigned to incorporate alley-only
access to the parking garage. The revised plans shall be
subject to review and approval by the Parking and Traffic
Engineer, the Planning Division, the Planning Commission
and the Architectural Review Board.
2. The 61.6% lot coverage of the project exceeds the 60% lot
coverage requirement and shall be revised to conform to
the 60% limit.
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 & R's
shall be reviewed and approved by the city Attorney. The
- 2 -
~-:
CC & Rls shall contain a nondiscrimination clause as pres-
ented in Section 9392 (SMMC) and in the case of condomini-
ums, contain such provisions as are required by section
9l22E (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 seg. of the Santa Monica
Municipal Code.
7. The form, contents, accompanying data, and filing of the
final parcel map shall conform to the provisions of Sec-
tions 9350 through 9357 (SMMC) and the Subdivision Map
Act.
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.
MAP AND CONDITIONAL USE PERMIT CONDITIONS
9. The Conditional Use Permit shall be deemed to be of no
further force or effect if Tentative Tract Map 41969 ex-
pires prior to approval of a Final Map for said tract.
10. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
11. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept may be subj ect to Planning commission
Review. Construction shall be in substantial conformance
wi th the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
12. 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.
13. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
14. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
15. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
- 3 -
16. 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.
17. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
18. Natural light shall be provided in at least one bathroom
in each dwelling unit.
19. street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS) I 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.
20. 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.
21. The approval granted herein shall not become effective for
a periOd of ten days from the date of determination or, if
appealed, until a final determination is made on the ap-
peal by the City Council.
INCLUSrONARY UNIT CONDITIONS
22 . The developer shall 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 one affordable unit is provided and maintained over
time and through subsequent sales of the property. An
affordable unit shall be defined as being affordable to
households with incomes not exceeding 120% of the (HUD)
Los Angeles County median income, expending not over 25%
of monthly income on housing costs, as specified by the
Housing Division of the Department of Community and
Economic Development.
This agreement shall be executed and recorded prior to the
issuance of building permits. Such agreement shall speci-
fy 1) responsibilities of the developer for making the
unites) available to eligible tenants and 2) responsibili-
ties of the city of Santa Monica to prepare application
forms for potential tenants, establish criteria for
qualifications, and monitor compliance with the provisions
of the agreement.
- 4 -
. '
This prov~s~on is intended to satisfy the inclusionary
housing requirements of Program 12 of the Housing Element
of the General Plan of the city of Santa Monica ("Program
12") . Developer may satisfy the obligations created by
this Agreement by demonstrating to the Director of Plan-
ning compliance with any ordinance or resolution adopted
by the City within two years from the effective date of
this approval, which is intended to provide an alternative
method for compliance with Program 12. An alternative
method may be, but is not limited to, the payment of a fee
in-lieu of providing an Affordable unit.
VOTE
Ayes: Burns, Farivar, Israel, Perlman, Hecht
Nays:
Abstain:
Absent: Kirshner
Vacancy: One
I hereby certify that this statement of
accurately reflects the final determination
Commission of the City of Santa Monica.
Official Action
of the Planning
signature
date
print name and title
AS:nh
STCUP425
09/18/86
- 5 -
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