SR-12-B (29)
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CjED:PB:DKW:SW
PCjA2226
council Mtg: October 9, 1990
OCT 9 i9QO
Santa Monica, California
TO: Mayor and City council
FROM: city Staff
SUBJECT: Appeal of Planning Commission Approval of Conditional
Use Permit 90-048, vesting Tentative Parcel Map 22393,
2226 6th Street, to Allow the Construction of a Three
unit Residential Building (3 unit Condominium) on a
5600 square foot parcel in the OP-2 (ocean Park Low
Multiple Residential) District.
INTRODUCTION
On August I, 1990, the Planning commission approved Conditional
Use Permit 90-048 and Vesting Tentative Parcel Map 22393 to allow
the construction of a three unit condominium with the conditions
contained
in the
attached Statement of Official Action
(Attachment A).
A neighbor has filed an appeal of the project
approval regarding the number of stories for the rear unit. The
appeal form is provided as Attachment B. This report recommends
that the city council uphold the approval of the project and deny
the appeal of the project approval.
BACKGROUND
The applicant is proposing a two story, three unit condominium
building over a seven-space subterranean parking garage accessed
from 6th Street.
The front and middle two story units provide
living room, dining room, kitchen, two bedrooms, and two
bathrooms. The Planning Commission approved plans which included
a rear unit with two full stories and a subterranean level with a
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DC 1 !J 1990
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bedroom and full bathroom (see Attachment C). The 5ubterreanean
level extended more than 3' above theoretical grade which defined
it as an additional story in the Ocean Park residential district.
The commission approved the project with the condition that the
subterranean bedroom be lowered to no more than 3' above
theoretical grade (Attachment A & C). The Commission also
specified that a deed restriction be recorded to prevent the use
of the subterranean bedroom as a separate rental unit.
Subsequently, the applicant redesigned the rear unit to include
only two stories with a intermediate loft level. The first floor
includes one half bathroom and living and kitchen areas with
access to a rear yard patio area (Attachment D). Two bedrooms
and two bathrooms are on the second floor with an intermediate
loft level opening to the first floor below. The building would
be a maximum of 3D' in height with a pitched roof, as measured
from theoretical grade.
ANALYSIS
Neighbor's Appeal
A neighbor is appealing the project approval on the basis that
the original plans were designed with three floors of living
space (Attachments B & C). The neighbor is concerned that the
intent of the OP-2 development standards was not to allow three
full stories for a residential project. The project plans were
approved however, with the condition that the subterranean level
not exceed more than 3' above theoretical grade.
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The code specifies that a basement or subterranean level shall be
considered a story if the finished first floor exceeds 3' above
the average natural grade of the parcel. For the Ocean Park
districts, the finished first level is measured above the
theoretical grade. (Theoretical grade is defined as an imaginary
line from the midpoint of the lot on the front property line to
the midpoint of the lot on the rear property line.) The original
design showed the subterranean level more than 3 I above the
theoretical grade.
The applicant redesigned the rear unit to include two stories
with an intermediate loft level (see Attachment D). The redesign
of the rear unit conforms to the OP-2 requirements for a maximum
of two stories and a height of 30' with a pitched roof as
measured from theoretical grade. (The code specifies that
building height in the Ocean Park Oistricts shall be measured
vertically from the theoretical grade to the highest point of the
roof [Section 9040.3J).
Additionally, the loft level does not exceed 33 1/3% of the rooms
below nor does it exceed 99 square feet in total area. A
"catwalkll 4' in width by 18 I in length leading to the mezzanine
is not included in the total area calculation. Redesign of the
rear unit does not increase total parcel coverage of the proposed
structure.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
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RECOMMENDATION
It is respectfully recommended that the Council uphold the
Planning Commission approval of Conditional Use Permit 90-048
with the findings and conditions contained in the July 1, 1990
Planning Commission statement of Official Action:
with the
deletion of Special Conditions #1 and #2 as they relate to the
previous design of the subterranean level bedroom which has been
eliminated; modification of Condition #3 to refer to project
plans dated August 20, 1990; and approve the revised project
plans with two stories and an intermediate loft level for the
rear unit.
Prepared by: Susan White, Assistant Planner
Paul Berlant, Director of Planning
Planning Division
Community and Economic Development Department
Attachments: A. Planning Commission Statement of Official Action
dated August 1, 1990.
B. Appeal form dated August 13, 1990.
C. Project Plans dated June 11, 1990
D. Project Plans dated August 20, 1990
SW:SW
PC/a2226
09/28/90
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