SR-12-C (5)
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SEP 10'1ft5
CjED:PC:R"1:nh
Counell lI4tg:
'fC>2-00~nta
September 10, 1985
~onlca, Callfornla
TO: "1ayor and Clty Councll
FRO~: C~ty Staff
SUBJECT: Appeal of Plannlng CommlSSlon Condltlons of Approval of
DR 307, CUP 382 and Z.A. 4822-Y, 2801 Colorado Avenue,
R2, for Reconstructlve and Plastlc Surgery "1edlca1
Facl11ty. AppllcantjAppe1lant: Dr. Steven "1. Hoefflln.
INTRODUCTION
On "1ay 13, 1985, the Plannlng Commlssion approved a Condltlonal
Use Permit, Development Revlew Permlt and Parklng Varlance for a
burn care, reconstructlve surgery and plastlc surgery medical
faci1l ty at 2801 Colorado Avenue.
Condl tlons of approval In-
eluded a ten-year tlme llmlt on the Cond1tlonal Use Perm1t and a
restr lction that the 1,745 sq. ft. Colorado Avenue wlng of the
9,000 sq. ft. bUl1ding be llffilted to storage use.
(See attached
TI1ay 13, 1985, Staff Report for detal1ed proJect descrlpt1.0n and
Statement of Off1clal Actlon for findlngs and condltlons of
approval. )
The appllcant, Dr. Steven "1. Hoefflln, requests that full use of
the Colorado Avenue wlng be allowed and that the Condltlona1 Use
Perm1.t tlme l1m1.t be extended to 20 years.
BACKGROUND
At lssue 15 the conversion of an eXlst1ng commerclal buildlng
houslng a fl1m product lon, warehouslng and distrlbutlon bUSlness
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SEP 1 0 1985
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(PyramJ.d FJ.lms) to a specJ.alJ.zed medJ.cal facJ.IJ. ty. The present
user, Pyram1d FJ.lms, 1.S operating under an approved CondJ.tional
Use PermJ.t (CUp 329) to allow a commercJ.al/lndustrlal use on an
R2 Distrlct parcel. The proposed change of use requ1res approval
of a development reVlew permlt, a new condltlonal use permlt and
a parklng var1ance to provlde 25 parkJ.ng spaces (lncluding flve
In tandem) ln lleu of the 30 spaces requ1red by Code.
The PlannJ.ng Comm1ss1on, 1n 1tS ~ay 13 flnd1ngs, determJ.ned that
the proposed use represented good plannlng practlce, was conS1S-
tent with the Land Use Element, and would not be detr1mental to
the surroundJ.ng neJ.ghborhood.
The CommissJ.on was concerned, however, that full medical use of
the 9,000 sq. ft. facJ.IJ.ty would result 1n excessJ.ve parklng de-
mand not adequately served by the 25 space parklng lot. The
restr1.ctJ.on on use of the 1,745 sq.ft. wing 1.n effect brought the
proJect lnto parkLng conformance. The COITmllSS10n prov1ded that
full use of the wJ.ng would be allowed at such tlme as the CommlS-
51.0n "rev1ews and accepts a detal1ed park1.ng analysJ.s demonstrat-
lng that adequate park1ng lS avallable..." On July 15, 1985,
add1.tLonal parklng demand data was submltted to the CommlSS1on.
The CornmJ.ss1.on chose to defer any actJ.on on the case, however,
untLl the Councl.1 acts on thlS appeal.
In response to concerns over posslble future negat1.ve l.mpacts on
the ne.1.ghborhood due to the l.ntens1.ty of the med1.cal use r the
COmm1.SS10n reduced the t1.me period of the Condlt1.0nal Use PermLt
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to 10 years, at WhlCh pOlot the use would automatlcally be sub-
Ject to publlC re-evalutlon prlor to any renewal.
ANALYSIS
Subsequent to the Plannlng Comrnlsslon hearlng, the applicant sub-
mltted an addltlonal parklng analysls based on current patlent
load data to document that the proposed type of medlcal faCl1ity
lS a less lntenSlve use than a standard medical offlce, and that
the aval1able on-51 te parklng at the Colorado Avenue locatlon
would be adequate. In summary, the data shows that the number of
dally patlents seen by Dr. Hoefflln's present offlce ranges from
3 to 37, wlth an average of 13.4. The appllcant malntalns that
the peak number of patlents In the office at anyone tlme seldom
exceeds 25% of the dally total and that, therefore, even on the
eXlstlng peak days, no more than 10 parklng spaces are requlred.
Revlsed schedullng permltted by the new facillty and the use of
an addJ. tlonal part-t1.me or full-t1.me equl valent physJ..cJ..an would
spread the patient load more evenly, accordlng to the applicant,
and not lncrease the number of patlents on peak ddYS. The appll-
cant concludes that, wlth an antlclpated ultlmate staff of elght,
the 25 on-51 te parklng spaces appear suffJ..cient to meet peak
demands.
Staff accepts thlS analysls. However, Slnce lt lncludes lnforma-
tlon submltted after the orlg1nal Plannlng corrunission action,
staff recommends that the parking analysls and Condltion 13
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restr~~t~ng use of the Colorado Avenue wing of the sUbJect bu~ld-
~ng be remanded back to the Planning CommlSS1on for thelr rev~ew
and consLderation.
wlule the Plannlng Comm~ss.l.on set a lO-year tune l.l.m.l.t on the
Cond~tional Use Permit, staff notes that 1) the eX1stlng Condl-
tlonal Use Permlt for Pyramid F~lms would perm1t the~r continued
commerc~al use of the property unt1l the year 2004 (19 more
years) and 2) Sect~on 9l48F of the ~un~c1pal Code permits a revo-
cat~on of any COnd.l.t10nal Use Perm1t prior to 1tS eXp1rat.l.On .l.f,
after publ.l.c hear.l.ng, any of the follow.l.ng are found: that the
perm1t was obta~ned by a mlsrepresentat~on of fact, that any con-
d~t~on of approval has been violated, that the use has occurred
1n a manner detr1.mental to the publ1.c health or safety or so as
to constitute a nU1sance, or that cont.l.nued exerc~se of the use
would be detr~mental to the publ.l.c health, safety or welfare.
Thus, .l.f a longer t~me l~m.l.t were allowed, the nelghborhood st11l
would have recourse should the use become a problem 1.n the nearer
term.
In act~ng on th1S appeal, the Counc.l.l may support or deny the
appeal 1n full, or act separately on the two ~ssues.
FINANCIAL I~PACT
The recommendatlons presented .l.n th~s report do not have a
budget/flnanclal lmpact.
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RECOM"'IENDATION
It ~s respectfully recommended that the C~ty Counc~l remand back
to the Plannl.ng ComnUSSl.on the question of parkl.ng adequacy and
use of the Colorado Avenue w~ng.
Should the Councl.l wl.sh to ex-
tend the Condl.tl.onal Use Perm~t tl.me lim~t, the f~ndl.ngs and con-
d~t~ons of approval of DR 307, CUP 382 and ZA 4822-Y should be
modlf~ed as follows:
1. F1.ndl.ng 7: reference to "10 years" be changed to "20
years."
2.
Cond~ tl.on 2 :
"twenty (20)
reference
years."
to II ten
(10) years" be changed to
Prepared by: Peggy Curran, Actlng C/ED Dl.rector
Suzanne Fr1.ck, Act1.ng Prl.nc~pal Planner
R~chard ~1.11s, Asslstant Planner
Clty Plannl.ng D1.v1.sl.on
Communlty and Economl.c Development Department
Attachments: Locatlon ~ap
~ay 13, 1985, Plann1.ng Commission Staff Report
~ay 13, 1985, Statement of OfflCl.al Actl.on
~ay 23, 1985, Letter of Appeal
June 24 and July 5, 1985, Appll.cant Correspondence
Sl.te and Floor Plans
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PLANNING AND ZONING DIVISION
CO~~UNTIY fu~D ECONO~IC DEVELOP~ENT DEPART~ENT
~ E ~ 0 RAN D U ~
DATE:
f\1ay 13, 1985
TO:
Honorable Plannlng CommlsSlon
FROIvJ:
Paul J. S11vern, Director of Plannlng
SUBJECT:
DR 307, CUP 382, ZA 4822-Y: 2801 Colorado Avenue: R2:
Change of Use From F11rn Product1on, Warehouslng and
Dlstrlbutlon to l\1ed1cal Offlces Speclal1z1ng in Burn
Treatment: Applicant: Dr. Steven ~. Hoefflln.
Summary: Th1s is an appllcat10n to convert an eXlst1ng
commerclal bUlld1.ng houslng a f11m productlon, warehouslng and
distrlbution business (Pyramld Films) to a medical facillty
speC.1..allzlng ln out-pat1ent burn treatment and rehabilltatlon.
PyraIn1d Fllms is currently operatlng under an approved
COnd.1..t1onal Use Perm1.t (CUp 329) to allow a commercial/1ndustrial
use On an R2 D1strlct parcel. The proposed use requ1res approval
of a development reVlew perm1t, a new condlt1onal use perm.1..t and
a park.1..ng var lance. The appl1.cant 1S Dr. Steven ~. Hoefflln.
The staff recommendatlon 1S for dpproval W1.th condltions.
Background: The 100' x 145' (14,500 sq. ft.) R2 site .1..S located
on the northeast corner of Colorado Avenue and Harvard Street.
One and two-story res1dentlal bU11dlngs and small, slngle family
dwell.1..ngs are located to the immedlate east, across an alley to
the north, and across Harvard Street to the west. The eastern
port.1..on of the mixed-use Greenwood-Campeau/Sedgwick development
agreement proJect 1.S located to the south across Colorado Avenue.
The S.1..te has a h1story of lndustr1.al and commerc.1..al use.
Construction of a wart.1..me 1.ndustr.1..al bU1.ld.1..ng was author1zed by
the C.1..ty .1..n 1945 on the basis of Han .1..rruned1.ate and crl.t1.cal
need. II Subsequent uses l.ncluded a contractor, a mov1ng and
storage bUS1ness, and an auctl.on house. The auct10n house was
the subJect of numerous publlC compla1.nts .1..n the mid-1960's.
PyrdInld Fllms acquired and expanded the bU1.ld1.ng 1.n 1970. The
bUlld1.ng was further expanded In 1974 to 1.ts present 9,000 sq.
ft. Slze. The parkl.ng areas at the rear and side are approved to
hold 30 vehlcles, lnclud1ng five In tandem.
In 1970, 1974 and 1983, the Plannlng Commission approved or
mod1.f1ed a condltl.onal use perml.t for Pyram1.d Fllms. In 1983,
the Commiss1.on found that Pyramid Fllms was operat1ng In a manner
compat1.ble w1.th the adJacent nelghborhood and extended lts C.U.P.
to January 1, 2004. The present C. U. P. lS appllcable only to
cont.1..nued use of the property by pyram1d Films.
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Proposed ProJect. The proposed medical offlce faclll ty would
occupy the entl.re two-story, 9,000 sq. ft. buildlng. No floor
area would be added nor would the buildlng exterlor be
substantially changed. The subject bUJ..1ding would serve as an
out-patlent burn treatment fac111 ty, speclfl.ca11y lnvol ving the
care and treatment of dl.sabled patlents Wl th burns, surgical
faelll tJ..es for out-pat lent plastJ.c and reconstructJ. ve surgery,
and pre- and post-operatl ve support and care of such patients.
The appl~cant's detalled descrlptlon of the proposed use and the
reasons for selecting the subject bUl.ldlng and Sl.te are attached.
Two doctors and seven support personnel would handle a dally
patl.ent load of 25 to 39 persons. A detalled parking needs
analysls prepared by the appllcant is attached. ThlS analysis
shows a maXlmum parkl.ng demand of 23 spaces. The parklng plan
has been approved by the Parklng and Traffl.c Engl.neer.
Inter10r areas would be reconfl.gured to lnclude areas for
receptlon, waitl.ng, dresslng, examl.natlon, and offl.ce uses. An
1,100 sq. ft. vault, des1gned and used for fl1m storage, would
remaln a storage area.
~unicl.pal Code and General Plan Requirements The site is located
on the edge of an R2 nelghborhood, d1rectly across Colorado
Avenue from the Land Use Element 's deslgnated Specl.al Offlce
Dlstrlct. The proposed use lS a modiflcatl.On of a non-conformlng
use wlthl.n a multlple resldentlal dlstrlct and, as such, requires
approval of a new condl tlonal use perml t. The proposal also
represents a change from an "11 type use (film productlon and
distrlbution) to a medlcal offl.ce use perrnltted 1n all commerclal
dlstr1cts.
Parklng for medlca1 offlces lS requ1red at a ratlo of one space
per 300 sq. ft. of adJusted gross floor area, for a total of 30
requ1red parkl.ng spaces. Thus, a parkl.ng var1ance 1S needed to
have 25 parklng spaces, includ1ng fl.ve tandem spaces, ln lleu of
the 30 spaces requlred. (Pyram1d Fllms meets '1uDlclpal Code
parking requlrements due to 1ts ml.X of off1ce uses wlth less
parking lntenSJ.ve ~ndustrlal and warehouse uses.)
CEQA Status: Categor1cal1y exempt. Class 3(14) Santa '1onica
Guide11nes for Imp1ementatlon.
AnalyslS: The proposed change of use lS a reasonable reuse of an
eX1sting commerclal bUl1dlng located at the trans1tlon between
the Speclal Offlce Dlstrlct and the R2 mul tl-faml1y resldentlal
dlstrlct. There wlll be no expansion or mOdlfl.cal ton to the
exterlor of the eXlst1ng bU11dlng.
The parklng area would be restrl.ped to conform to the approved 25
space parklng plan and would provlde adequate parklng for staff
and patients. Staff would be d1rected to park 3.n the tandem
spaces to reserve the maXlmum number of dlrect-access spaces for
patient and Vl.Sl.tor use.
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In order to assure that the medlcal use remalns compatlble wlth
the nelghborhood and does not grandfather-ln a more lntense
standard medical offlce or other potentlally detrlmental use,
staff recommends Ilmitlng the C.D.P. to the speciflc proposed use
and Ilmltlng lts term to 15 years.
Recommendatl..on: It is respectfully recommended that DR 307, CUP
382, and ZA 4822-Y be approved with the following flndings and
cond.1.tJ.ons:
Development Revlew Flndlngs:
1. The development J.S conslstent wlth the find.1.ngs and
purpose of Ordlnance 1321 as set forth below.
2. The phys1cal locatlon and placement of proposed structures
on the slte are compatlble w1th and relate harmon1ously to
surround.l.ng sites and neJ...ghborhoods J.n that the buildlng
J.S eXlstJ...ng and no expanslon lS proposed.
3. The existlng and/or proposed rlghts-of-way and facil1tles
for both pedestrlan and automobile traffic will be
adequate to acconunodate the antlcipated results of the
proposed development lnclud.l.ng off-street park1ng
fac.l.llties and access thereto In that a detailed parklng
demand analys.l.s for the proposed use was prepared wh.l.ch
indlcates that on-slte park.1.ng w111 be adequate, and the
parkl..ng layout was approved by the Parklng and Trafflc
Englneer.
4. The eXlstlng and/or proposed publ.1.c and/or pr.l.vate health
and safety faCllltles (lncludlng, but not llffilted to,
sanJ.tatlon, sewers, storm draJ.ns, flre protection devlces,
protecti ve servJ.ces, and publlc utlli tles) wlll be
adequate to accornmodate the antlc1pated results of the
proposed development.
5. The proposed development .l.S consistent with the General
Plan and the Zonlng Ordlnance of the Clty of Santa ~on1ca
In that the proposed change of use 1S a reasonable reuse
of an eXJ.stlng commercJ..al bUJ..ldJ..ng that will not
slgnl..flcantly negatJ.vely lmpact the adJacent ne1ghborhood
and will serve as a loglclal transltJ..on between the
Special Offlce Dlstr1ct to the south and the R2 DJ..str1ct
to the north.
Cond~t10nal Use PermJ.t Flndlngs.
6. The proposed use and locatlon are 1n accordance w1th good
zonlng practlce, ln the publlC lnterest and necessary that
substantial Just1ce be done in that the use would serve as
a 10glcal transJ.. tJ..on between the SpecJ..al Off1ce DJ..strlct
and the R2 DJ..str1ct, an out-patlent burn treatment
faC111ty 18 a use whlch w11l benef1 t the public
cornmun1ty-at-large, and the sUbJect slte provldes a un1que
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set of bULldLng and locat~on characterlst~cs necessary for
such a facllLty.
7. The proposed use 15 compatlble WJ.th eX1st1ng and potentJ.al
uses W~ th1.n the general area, traffic or parkJ.ng
congest1.on WLll not result, the pUbl1.c health, safety and
general welfare are protected and no harm to adJacent
propertLes w11l result Ln that the proposad use wlll
replace an ~l LndustrLal use wlth a commercLal use,
adequate on-s1te parklng wLlI be prov1ded, no expansLon of
the eXLstLng bULldLng will occur, and the COndl.tlonal use
permlt wlll be revlewed prLor to any tlme extensLon beyond
15 yedrs.
ParkLng VarLance FlndLng:
8. The strJ.ct applicatl.on of the provLsions of the ZonLng
Ordinance would result in practical dlfflcult1es or
unnecessary hardshlps 1ncons1stent WL th the general
purpose and lntent of the Zonlng Ordlnance (Article IX,
SlIvl"1C) r there are exceptl.onal CLrcumstances or cond i. t10ns
appllcable to the property lnvol ved and to the Lntended
use and development of the property that do not apply
generally to other property 1n the same zone or
neLghborhood: and the grant1.ng of a variance would not be
materlally detrlmental to the pUblLC welfare or 1nJurlou5
to the property or l.mprovements Ln such zone or
neJ.ghborhood 1.n WhlCh the property LS located Ln that a
parklng demand analysJ.s J.ndLcates that on-s1te parkLng 15
adequate to meet the ant1.cl.pated demand generated by thlS
unLque medlcal use and the bU11dLng and park~ng areas are
1.n eX1stence, makLng the prOV3.S10n of addJ. t10nal on-SL te
parking very dLff1cult.
Cond1tlons:
1. Thls approval 15 for the sole use of the subJect slte and
buildlng as an out-patJ.ent burn treatment facLll.ty,
specJ.flcally Lnvolv1ng the care and treatment of d1sabled
pat.l.ents wlth burns, surglcal faclll t1es for out-pat~ent
plastl.c and reconstructLve surgery and pre- and
post-operatlve support and care of such patients. No
authorLzation 15 granted for any other med.l.cal use or
other use not speclfically descri.bed hereln.
2. The condlt~onal use perm1t shall be val1d for a period of
fifteen (15) years from the effectlve date of approval and
shall be of no further force or effect thereafter, unless
extended accord1ng to approprl.ate regulat~ons 1U effect at
the t~me of any requested exten5~on.
3.
Plans for any
subJect to the
Review Board.
exterJ.or remodel~ng
rev~ew and approval
or s Lgnage shall be
of the Architectural
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4. ~lnor amendments to the plans shall be subJect to approval
by the D1rector of Planning. An 1ncrease of more than 10%
of the square footage or a slgn1f1cant change 10 the
approved concept shall be subJect to Plann1ng COllUTI1ss1on
Rev1ew. Constructlon shall be 1n substantial conformance
w1th the plans submitted or as mod1fled by the Plannlng
Comm1sslon, Archltectural ReV1ew Board or Director of
Plannlng.
5. The n.ghts granted herein shall be effect1 ve only when
exerclsed wLth1n a perlod of one year from the effectlve
date of approval. Upon the wr1tten request of the
appllcant, the D1rector of Plann1ng may extend th1S period
up to an addltlonal SlX months.
6. The appl.lcant shall comply with all legal requ1rements
regard1ng prOV.lS10nS for the d1sabled, lnclud.lng those set
forth 1n the Cal1fornJ..a Admin1stratl ve Code , Title 24,
Part 2.
7. The parklng lot shall provide a m1nimum of 25 dpproved
park1ng spaces, lncludlng no more than flve tandem spaces,
and shall be strJ.ped, screened and landscaped J.n
conformance with Sec. 9127.J.l and Sec. 9129.F.7 (SIIiJ.1I1C).
Plnal parklng lot layout and speclflcatlons shall be
subJect to the review and approval of the Parking and
Trafflc Engineer.
8. On-si te park1ng shall be made aval.lable Wl. thout cost to
bUlldlng employees, patlents and v1sltors.
9.
Refuse areas,
be screened
Refuse areas
need.
storage areas and mechan.lcal equlpment shall
1n accordance wlth Sec. 91l7J.2-4 (S~IIiJ.C).
shall be of a Slze adequate to meet on-slte
10. The operat1on shall at all tlmes be conducted 1n a manner
not detr1mental to surroundlng properites or resldents by
reason of 11ghts, nOlse, actlvlties, park1ng or other
actlons.
11.
No nOlse
shall be
bUlldlngs.
generat1ng compressors
placed adjacent to
or other such equlpment
ne~ghborhlng resldent~al
Prepared by:
Rlchard ~llls, Asslstant Planner
PS:R'1:ca
DR307
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STATE~ENT OF OFFICIAL ACTION
PROJECT.
NU~BER: DR 307, CUP 382, ZA 4822-Y
LOCATION: 2801 Colorado Avenue
APPLICANT: Dr. Steven ~. Hoefflin
REQUEST:
Burn Care, Reconstruct1ve and Plast1c Surgery
~edlcdl Fac1llty
PLANNING CO~~ISSION ACTION.
5/13/85
Date
x
Approved based on the following f1ndings and sub-
Ject to the cond1t1ons below
Denled
Other
FINDINGS:
Development ReV1ew Flndlngs:
1. The development 15 cons1stent W1 th the findl.ngs and pur-
pose of Ordlnance 1321 as set forth below.
2. The phys1cal locat1on and placement of proposed structures
on the slte are compat1ble wlth and relate harmonl.ously to
surround1ng sltes and ne1ghborhoods 1n that the bUlldlng
1S eX1st1ng and no expanslon lS proposed.
3& The eX1stl.ng and/or proposed rights-of-way and fac1lit1es
for both pedestrlan and automob1le traffl.c wlll be
adequate to accommodate the antlclpated results of the
proposed development lnclud1ng off-street park1ng
facllltl.e5 and access thereto In that a detalled parking
demand analysis for the proposed use was prepared whJ.ch
1ndlcates that on-site parklng wlll be adequate, and the
park1ng layout was approved by the Park1ng and Traff1c
Eng1neer&
4. The eX1stlng and/or proposed public and/or prlvate health
and safety facil1tl.eS (lncludlng, but not llrnlted to,
sanitatlon, sewers, storm dra1ns, f1re protect1on devlces,
protective servJ.ces, and publJ.c util1tJ.es) will be
adequate to accommodate the ant1c1pated results of the
proposed development.
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5. The proposed development l.S consistent with the General
Plan and the Zon~ng Ord~nance of the City of Santa ~on~ca
in that the proposed change of use ~s a reasonable reuse
of an eX1.stl.ng commerc~al bu~ld~ng that w~ll not
sl.gn1.fl.cantly negatl.vely 1.mpact the adJacent ne1ghborhood
and wl.ll serve as a log~c1al trans1t1.0n between the
Specl.al Offl.ce D1.str1ct to the south and the R2 D1str1ct
to the north.
Condl.tional Use Perm~t Fl.ndl.ngs:
6. The proposed use and locatlon are 1n accordance with good
zon1ng practl.ce, ~n the publlc 1nterest and necessary that
substantl.al Justl.ce be done in that the use would serve as
a logl.cal tranSlt~on between the Special Offl.ce D1strl.ct
and the R2 D~str~ct, an out-pat lent burn treatment
fac111.ty 1S a use whl.ch wl.ll benefl.t the pub l:l c
cornmun1ty-at-large, and the subJect slte provl.des a unlque
set of bUl.lding and locatl.on character1stics necessary for
such a facJ.IJ.ty.
7. The proposed use l.S compatlble wl.th eXJ.sting and potent1al
uses wJ.thl.n the general area, traffic or park1ng
congestl.on wl.ll not result, the pub11c health, safety and
general welfare are protected and no harm to adJacent
propertl.es wl.ll result 1n that the proposad use w~ll
replace an ~l l.ndustrl.al use wl.th a commerc1.al use,
adequate on-sJ.te parkl.ng wlll be provided, no expans10n of
the eXl.stl.ng bUl.ld~ng Wl.l1 occur, and the cond~tl.onal use
perml.t wl.ll be revl.ewed prl.or to any time extens10n beyond
10 years.
Park1ng Varlance Fl.ndl.ng:
8. The strl.ct appll.catl.on of the prov1slonS of the Zonlng
Ordinance would result In practl.cal diffl.cultles or
unnecessary hardshlps lnconSlstent with the general
purpose and lntent of the Zoning Ordlnance (Artlcle IX,
S~~C); there are exceptlonal Clrcumstances or condl.t1.ons
appl1.cable to the property l.nvol ved and to the lntended
use and development of the property that do not apply
generally to other property l.n the same zone or
ne1.ghborhoodi and the grantlng of a variance would not be
materially detr1.mental to the publlC welfare or l.nJurlOus
to the property or lmprovements in such zone or
neighborhood 1.n WhlCh the property l.S located in that a
parklng demand analys1s lnd1cates that on-slte parking 1.S
adequate to meet the ant1.c~pdted demand generated by thls
unl.que medical use and the bU1.ldlng and parklng areas are
l.n eXlstence, maklng the provl.s1.on of addl. tl.onal on-S1 te
park1.ng very dlfflcult.
Cond1.t1.ons:
1.
ThlS approval
bUl.ld~ng as
l.S for the sole use of the sUbJect Sl.te and
an out-patlent burn treatment facill.ty,
- 2 -
e
e
speciflcally lnvolv1ng the care and treatment of dlsabled
pat1ents wlth burns, surglcal facill tles for out-patlent
plastlc and reconstructlve surgery and pre- and
post-operatlve support and care of such patlents. No
authorlzat1on is granted for any other medJ.cal use or
other use not speciflca1ly descrlbed hereln.
2. The condlt10nal use permit shall be val1d for a perlod of
ten (10) years from the effectl ve date of approval and
shall be of no further force or effect thereafter, unless
extended accordlng to approprlate regulations 1D effect at
the tlme of any requested extenslon.
3.
Plans for any
sUbJect to the
Revlew Board.
exterlor remodellng or
reVl.ew and approval of
Slgnage shall be
the Archl tectural
4. ~lnor amendments to the plans shall be subJect to approval
by the Director of Plann1ng. An l.ncrease of more than 10%
of the square footage or a sLgn1flcant change 1n the
approved concept shall be subJect to Plannlng CommlSS1on
ReVlew. Constructl.on shall be 1n substantlal conformance
wlth the plans subml.tted or as mOdlfl.ed by the Plannlng
Commlss~on, Architectural ReVlew Board or Director of
Plannlng.
5. The rlghts granted hereln shall be effectlve only when
exerclsed Wlthln a perlod of one year from the effective
date of approval. Upon the wrltten request of the
appllcant, the D1rector of Plannlng may extend th1S perlod
up to an addltlonal six months.
6. The appllcant shall comply Wl th all legal requ1rements
regardlng provlsions for the dlsabled, lncludlng those set
forth In the Callfornla Admirustratlve Code, Title 24,
Part 2.
7. The parklng lot shall provide a m1nlmum of 25 approved
parking spaces, lncludlng no more than flve tandem spaces,
and shall be str1ped, screened and landscaped ~n
conformance wlth Sec. 9127.J.l and Sec. 9129.F.7 (S~~C).
Flnal parklng lot layout and speclficatlons shall be
SUbJect to the reVlew and approval of the Parklng and
Traffic Engineer.
8. On-site parkl.ng shall be made avallable without cost to
bUlldlng employees, patlents and Vlsltors.
9.
Refuse areas,
be screened
Refuse areas
need.
storage areas and mechanical equipment shall
ln accordance with Sec. 9117J.2-4 (S~~C).
shall be of a size adequate to meet on-slte
10. The operatlon shall at all tlmes be conducted ln a manner
not detrlmental to surroundlng properites or resldents by
- 3 -
e
e
reason of lights, no~se, act~v~ties, parking or other
actJ.ons.
11.
No nOlse
shall be
bUJ.ldJ.ngs.
generat~ng compressors
placed adJacent to
or other such equ1pment
nelghborh~ng residentlal
12. The med~cal practJ.ce shall be IJ.mited to two (2) full-t1me
doctors, or the equ~valent.
13. The 1745 sq. ft. Colorado Avenue w1ng shall not be used
for off~ce I med1cal or other commerc1al use, except for
general storage of equ1pment, mater1als, files and the
l~ke, unti 1 such t1me as the Plannlng Commlsslon rev~ews
and accepts a detalled park~ng analysls demonstrat~ng that
adequate parklng 1S avallable to support medlcal off1ce
use of the entlre subJect bUJ.ldlng.
Date
/s/ChaJ.rperson
R"1 : ca
cup382
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LEGAL DESCRIPTION L.,rs [1.' 20 e. 7-6 -'-"'VJ~:; r-r~ CASE NO. "
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STFEET ADDRESS, ?-~ot f~ 280 ~
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LEWITT. HACKMAN HOEFFLlN. SHAPIRO &. HERZOG
SUITE 1115
18181 990-2120
(213) 872-1480
"_EO N L=:W 'T~
"""ICHA::::L I-IACK"1A"'J'"
RICI-iA~G ...... '-ICE==-F'-.IN
At-.: ORE'''..' L SHAp-.;,.O
.JAM ES ~ t-I ERZOG
_Ie......"'" 8 'vIA~SHALL
A LA\-V C:::::~cORATICr-..-
16633 VE'JTURA 90ULEVARD
ENC1NO Ctl.lIFORf\;J..... 91436
o~ COUNS E:I_
GEORGE M WrENEt:;l
CA~OL D SCOTT
JONATrlA..... M FELDMAN
GAl.... 0 ~ASS
ROE!~R~ A I-\:,AI-IN
:JA......ID 5 HAMILTON
C....ARLES R H'::NOR~C~S
BRUCE""" :-O~MAN
May 23, 1985
REFER TO FIL.E NUMI5E:Q
2048-1
C::;';:;'T'" ~o T~J' 5PC:::IALI5T
CAl-.FCiU.. A ~C.c."':) Or LE'J"i.. SPECIAL.IZATlON
Santa Monica Plannlng Commlssion
Santa Monlca Clty Councl1
1685 MaLn Street
Santa Monlca, Callfornla 90401
Re:
Applicatlon:
Locatlon:
Number:
Dr. Steven M. Hoefflin
2801 Colorado Avenue
DR 307, CUP 382, ZA 4822-Y
Dear Commlsslon and Councll:
On behalf of our cllent, Dr. Steven M. Hoefflln,
we respectfully take these means to notlce an appeal
of the Plannlng Commlss1on actlon taken on May 13, 1985
pursuant to WhlCh the Appl1catlon was approved based on
the F1ndlngs set forth In Statement of Offlc1al Actlon
and subJect to the thlrteen (13) condltlons set forth
thereln. The condltions Wh1Ch we are presently spec1f1-
cally concerned with are Items 2 and l3 ln the State-
ment of Offlcial Actlon. However, we shall hopefully
d1SCUSS our concerns w1th the approprlate lnd1v~duals
and dellm1t the lssues accordlngly.
It lS hoped that the matter can be resolved at
the earllest poss1ble tlme, and your courtesies and
responslveness 1n these matters are most sincerely
apprec1ated.
Very truly yours,
LEWITT, HAC~~N, HOEFFLIN,
SHAPIRO & HERZOG
~, ;",
f ,,!I J / j /\./~' /)
I' {.y 1"7 {' ,/ i
By r~iv fL[,!~ ___
RIC,HARD M. HO~lfLIN
J 'u
RMH:lgh
cc: Steven M. Hoeffl1n, M.D.
Pia sttc and Reconstruc'bve Surge ry
teven M Hoeffhn, MD. FA C 5 e
A Medical CorporatIOn
1260 Fifteenth Street
SUite 707
Santa Montca. CalifornIa 90404
Te~ephone
Area Code 213
393 2755
DipLomate Amencan Board of Plas"tlc Surgery
June 24t 1985
Mr. RJ.ck ~hlls
Planner
Santa MonJ.ca CJ.ty PlannJ.ng Department
Santa MonJ.cat California
RE: 2801 COLORADO BOULEVARD - STEVEN M. HOEFFLI~t M.D.
APPEAL OF TEN-YEAR VARIANCE LIMIT AND UTILIZATION-
OF 1,749 SQUARE FEET.
Dear Rick:
I have enclosed two caples of the "dally sJ.gn-in sheet'l
and the correspondlng "dally patlent 10g'1. Patlents may
be on the "log't and not on the "sJ.gn-J.n sheet 11 lf they
do not show up, Slnce the 1Ilog" reflects appoJ.ntments. The
days J.ncluded are May 14t 1985, through May 28, 1985t whJ.ch
are the flrst ten days followJ.ng the hearJ.ng. If the
commlsslon, or councll, would llke to p1ck certaln speclflc
days, I wlll provide the informatlon.
Our attorney requlred that I black out the patlent names
due to confldentlallty. It is lmportant to the patlents to
remaln anonymous and some use flctitlOUS names to protect
thelr ldentJ.ty.
SUM~ARY OF ENCLOSED DATA:
DAY:
PATIEXTS SIGNED IN:
DAILY LOG:
Tuesday, May 14, 1985
Wednesday, May 15, 1985
ThursdaYt May 16t 1985
FrJ.day, May 17, 1985
Monday, May 20, 1985
Tuesday, May 21, 1985
Wednesday, May 22, 1985
Thursday, May 23t 1985
Friday, May 24, 1985
Monday, May 27, 1985
Tuesday, May 28, 1985
TOTALS:
AVERAGE PER DAY:
~2
22
9
4
37
3
25
6
6
Holiday
10
134
13.4
7
24
7
4
37
3
30
6
4
6
128
~2.8
Slncerely,
-=--
~ '.~i
ROGER~ILEY. c.~
AdmlnJ.strator
RER:ca
e
e
(2..'::.:;l , 1"'11 e s
Jl-~
LEWITT. HACKMA'" HOEFFUN SHAPIRO (1 HERZOG
....EON LEW~T'"
MICHAEL HA.C;.<;,......AN..
RICHARD M o-tO===-F"'L'.....
ANCNEw '- SHA~IRa
JAMES p .....i::RZOG
...JOHN 8 MARSHALL.
A '_AW :::.Oh:;POPA.....ICt'-.!
SUIT.!:: II~S
(8'BI 990-2"20
121.3; 872-1480
16633 VENC";JRA aCULEvARD
ENCIl'.'O C"'LrFOR~IA,. 91436
OF" COU,....S~L
GEOt:i'G€. M ....'{I~......ER
CA"'O~ 0 SCO"'T
.JONATHAN M F'EL,:)M.o.N
GALL D KASS
ROBEF=l'T A KAhN
DAV~O 5 HAMI;..TO.....
CHARLES R HEI\:DRICKS
BRUCE M LORMAN
July 5, 1985
REF"EFi TO F :..E Nu...,eSR
2048-1
.CESITII"II[:;) 1'.~ SPCC'AL'5T
~I..IFOlilhl. 8C,-.A:J OF'" Lt:Gal SP.[.~I.LIZATIOI'.I
Santa Monlca Planning Comm~ssion
1685 Maln Street
Santa Mon~ca, Californ~a 90401
Attent~on:
Mr. R1chard M~lls
Re: Appl~cant:
Property:
Steven M. Hoeffl~n, M.D.
2801 Colorado Avenue
Dear Hr. l'-hlls:
ThlS letter is be~ng transm~tted to you ~n furtherance
of our cl~ent's request for reconslderatlon and/or modlfl-
cat~on of the actlon taken by the Plan~~ng COR~lSSlon on
May 13, 1985 grantlng a Cond1t1onal Use Permlt w1th var10US
conaltlons.
The Applicant has prov~ded you with the results of a
study perta1n1ng to the average number of office patlents
seen on a daily baS1S for the purpose of determ~nlng the
effect on the present parking and traffic In connectlon
therewlth. The summary demonstrates that there is clearly
ample parklng for at least two (2) full time equlvalent
physlc~ans, staff and patlents.
The study appears to be val1d 1nasmuch as the Appll-
cant has an established pract1ce which has been ln the
Santa Monlca area for several years. It is not a situatlon
where a newly adm1tted physlclan lS attemptlng to construct
a model, but rather one that has, over the years, been re-
fined to the pOlnt where It 1S reasonably known based on
the nature of the pract1ce, the number of patlents and the
trafflc patterns in connectlon therewith.
r
e
~~
LEWITT, HACKMAN HOEFFUN SHAPIRO [" HERZOG
e
A LAW CORP'ORATrON
Mr. R~chard M~lls
Santa Monica Plann~ng Co~~~ssion
July 5, 1985
Page Two
The l,745 square foot Colorado Avenue w~ng is presently
being used as off1ce space by the eX1sting owner/tenant.
There 1S other space 1n the fac1lity Wh1Ch is presently
be1ng used for storage and would also be more compat~ble
for such usage by the Appl~cant. Sufflc1ent off1ce space
and storage ~s a necessity of the Applicant's anticlpated
ut111zation.
Based on the park1ng study and the anticlpated ut1li-
zat~on it appears that the present parklng spaces are
clearly adequate for such antlclpated usage, lnclud~ng the
proposed use of office space ~n the Colorado Avenue wing
(i.e., rather than using It for storage space only).
The Appl1cant has also requested a modificatlon and/or
reconslderat~on of Condltlon No. 2 perta~n~ng to the grant~ng
of the Condlt1onal Use Perm~t for a per10d of only ten (10)
years from the effectlve date of approval.
The Appllcant has been pract~c~ng ~n Santa Mon~ca for
several years. It 1S h~s deslre to malntaln hlS pract1ce
ln Santa Monica for many, many years to come. In that regard,
the comfort of know1ng that h1S pract~ce can be flrmly estab-
lished at the Colorado Avenue locat~on for at least twenty
(20) years wlll prov1de the ~ncentlve for h~m cons~der~ng
such h~s home forever. Certainly, the Slmllar knowledge
that the subJect property may be used for such purposes
w11l also have a poslt1ve lmpact on the ne~ghbors 1n the
area. The surround~ng neighbors assuredly do not want to
encounter differing posslble usages of the property durlng
relat1vely short lntervals in tlille and the accompanYlng un-
certalnty ln the destiny of a partlcular plece of property.
Stabl1~ty of the property will be furthered by a twenty (20)
year Permit, rather than a shorter terM ten (10) year Permlt.
The foregoing ~s further supported by the protectlve
provlsions of ~9l48f of the Santa Monlca Munlcipa1 Code
WhlCh permlts the Commission to revoke the Condlt1onal
Use Perm1t If It can be shown that such Permlt has been
abused by the Appl~cant. Indeed, the present Condltlonal
Use Permlt has been granted for such longer period of tlme
wlth seemingly no adverse impact on the communlty and th1S
precedent has benefited the neighborhood.
.,#.
-k (jft'_ ·
LEWITT, HACKMAN HOEFFU:--: SHAPIRO 8 HERZOG
.
A !..AW COFtPORAT'ON
Mr. Richard Mll1s
Santa Monlca Planning CommlSS1on
July 5, 1985
Page Three
The grant1ng of the Conditional Use Permit for a perlod
of at least twenty (20) years will perm1t a cons1stent use
and malntaln a constancy which the nelghborhood would cer-
tainly appreciate and feel a sense of securlty wlth the
knowledge that further change w1ll not be made 1n the fore-
seeable future as a result of the threat of having to
relocate the Appl1cant1s practlce.
The concept that on or before the eXp1ratlon of the
tenth year an appl1catlon can be brought to extend the
Cond1t1onal Use Perm1t does not m1tlgate the uncerta1nty
which the App11cant and ne1ghborhood face about the change
of potent1al use of the property durlng any perlod of t1me
1n a short period of ten (10) years. Tremendous lead t1me
15 ObV1ously requ1red 1n relocat1ng a f1rmly establlshed
med1cal practice and, therefore, the Appllcant and/or
ne1ghborhood would constantly face the 1nsecurlty of such
uncerta1nty, and such 1S not 1n the best lnterest of the
known, stable prospectlve ut1l1zat1on of a medlcal pract1ce
of th1S nature. Aga1n, any such abuses are subJect to the
potent1al revocat1on of the Cond1tlonal Use Permlt and such
wlll clearly be the contlnulng enforcer.
The Appllcant enJoys an excellent reputatlon 1n the
medlcal COIT~Unlty, 1S proud to have hlS practlce ln Santa
Mon1ca and would llke the securlty of knowlng he can
practlce at the subJect locat1on for many years to come.
Very truly yours,
LEWITT, HACKl1AN, HOEFFLIN,
SHAPIRO & HERZOG
RMH:lgh
cc: Steven M. Hoefflin, M.D.
Roger Rlley, C.P.A.
L.;><;",', _~/' /J_. IJ'1
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B It ~/.~{ _ t..1-.// /1- [---::1\::'v--,:"'--Y v',-
y , ' .1, J'
RICHARD M. HOEFFLIN' Ui;fr)
. )
U