SR-400-002 (10)
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~PR 1 1 1989
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council Mtg: April ll, 1989
Santa Monica, California
TO: Mayor and City council
FROM: City Staff
SUBJECT: Recommendation to Approve Zone Change 33 and Direct the
city Attorney to Draft an Ordinance Which Would Amend
the Zoning District Maps by Reclassifying a Parcel
Located at 1448 24th Street from R2 to C4.
INTRODUCTION
This report recommends that following a public hearing, the City
Council direct the City Attorney to prepare an Ordinance amending
the Zoning District Maps as requested under Zone Change 33. The
Zone Change is proposed by Broadway Cloverf ield Ltd., and has
been recommended for approval by the Planning Commission.
Zone Change 33 would specifically reclassify a 5,534 square foot
parcel from R2, mUlti-family residential, to C4, general
commercial. The parcel is located at 1448 24th Street.
BACKGROUND
On February 1, 1989, the Planning commission conducted a public
hearing on a request to construct a three story/4l', 32,996
square foot office building with two 1,950 square foot
residential units located on the third floor.
The proposal required the following discretionary permits: 1)
Development Review (DR) 472 to permit construction of a building
over 15,000 square feet in size; 2} variance (ZA) 5362-Y to allow
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residential uses below the fourth floor in the C4 Zoning
District, and 5362A-Y to allow the use of compact parking spaces;
3) the adoption of a Negative Declaration based on EIA 899; and,
4) Zone Change (ZC) 33 to permit the reclassification of an R2
parcel to C4. A more detailed description of the project may be
found in Attachment A of this report. The specific property
proposed to be rezoned is Lot 24 of Tract 4208 (1448 24th
Street) .
By rezoning the 5,534 R2 parcel to C4 and cOmbining it with an
existing 16,828.8 C4 zoned parcel, a parcel of 22,362.8 square
feet is created. A parcel of 22,362.8 square feet would permit a
building with 44,725.6 square feet of floor area (an FAR of 2.0).
The building reviewed by the Planning Commission had 36,896
square feet of floor area. This is an FAR of 1.65, 7,829.6
square feet less tha~ permitted by right. Without the R2 zoned
parcel included in the proposal, a building of 33,657 square feet
could be constructed. The proposal reviewed by the Planning
Commission is only 3,238.4 square feet larger than would have
been permitted without the zone change.
On a 5,534 square foot R2 zoned parcel, a total of 4 dwelling
units could be constructed (1 unit per 1,500 square feet of lot
area) . There would be no inc1usionary housing units required
pursua.nt to Chapter 4A of the Santa Monica Municipal Code, in
that the inclusionary housing requirement pertains only to
projects with 5 or more units.
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The proposal that was brought before the Planning Commission
included only two residential units. The Planning Commission
required, as a condition of approval, that a total of four
residential units be provided in the proj ect (Attachment B).
This would ameliorate the loss of housing units as a result of
the proposed zone change. There were no maximum or minimum unit
size restrictions placed on the proj ect. In providing the two
additional units, the overall project size may increase. The
project will, however, still be governed by a maximum FAR of 2.0.
The last issue relates to the proposed zone change and its impact
on the park that currently exists on the east side of
Cloverfield, between Broadway and Santa Monica Boulevard. The
building, as proposed, will occupy the southern half of the R2
parcel proposed to be rezoned (Attachment C). This will leave a
landscape buffer of 24 I ale 'I"lg the northern half of the R2 lot
adjacent to the residential district (Attachment D). This
landscape buffer will tie into the existing park on Cloverfield,
visually expanding the size of the park. The Planning Commission
conditioned the project 50 that this area is open to the public,
benches are provided, and a walkway or meandering path is
provided to tie in with the existing park. The building's owner
will be required to maintain the landscape area.
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 direct the city
Attorney to prepare an Ordinance approving Zone Change 33.
Prepared by: Paul V. Berlant, Director of Planning
Larry Miner, Assistant Planner
Planning Division
Community and Economic Development Department
Attachments: A. Planning Commission Staff Report Dated
February 1, 1989 and January 25,1989
B. Planning Commission Statement of Official Action
c. Parcel Map
D. Site Plan
E. Draft Ordinance
ill
HP/ZC33CC
02/23/89
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