SR-400-002 (18)
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City Counc~l Meetlng: July 9, 1985
Santa Monlca, Cal~fornla
TO:
Mayor and Clty Councll
IO-A
JUl - 9 '985
FROM:
City Staff
"
SUBJECT: TransInl.ttal of Plannlng Comm~SSlon Recornmendatlon to
Change the Zonlng of SlX Parcels in the 1100 Block of
Frankll.n Street and Centinela Avenue From R-IA to R-l
INTRODUCTION
Th1.s report transml. ts the Plannl.ng Cornrn1.SS1.on 's find1.ngs
and recommendat1.on that 51.X parcels 1.n the 1100 block of both
Franklln Street and Cent1.nela be re-zoned from R-IA (off-street
park1.ng) to R-l (one-famlly res1.dentlal).
Exten51ve background
informat1.on about th1s proposal, wh1.ch was 1.n1.t1.ated by a record
owner of one of the subJect parcels, 15 conta1.ned In Attachment
A, the staff report to the Plann1ng Cornm1.SS1.on.
Attachment B
conta1.ns the Comm1.ss1.on's f1.nd1.ngs in support of its recornmenda-
t1.on that Councll amend the Distrlctlng Map.
It lS recommended
that the Councll dlrect the Clty Attorney to prepare an ordlnance
to amend the Distr1.ct1.ng Map to accomplish the zone change, and
conduct a publlc hearlng on the ord1nance July 23, 1985.
BACKGROUND
On Aprl.l 25, 1985 staff rece1.ved an app11cat1on from Novell
DuVardo Hendr1.ckson, record owner of property at 1157 Frankl1.n
Street, to re-zone three R-IA parcels, includ1.ng her own, to R-l,
and three other adJacent R-IA parcels to R-2.
The appllcation
bears supporting signatures of thirty-one area res1.dents and
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property owners. The applicat10n was amended on May 8, 1985 to
request re-zon~ng of all s~x parcels to R-l. The amended ap-
pl~catlon date ~nltiated a new procesSlng time schedule requlred
by Mun~c~pal Code Bectlon 9l49C(3).
On June 3, 1985, fol1owlng pub11catlon of a pub11c notlce
and mailing of not1ce to all res1dents and property owners with1n
300 feet of the subJect propert~es, and Wl. thl.n the 30-day tl.me
lirnl.t specl.fl.ed l.n Munl.cl.pal Code Sectlon 9l49C(3), the Plannlng
COmml.SS10n opened a pub1l.c hearing on the app11catlon. The Com-
illl.SS10n cons1dered a staff report and letters in support and l.n
OppOSl.tlon to the applicatl.on (see Attachment A). The COmml.SS10n
also heard from several members of the publlC. The COmm1SSl.0n
then voted to contl.nue the matter to June 17, 1985, 1n part, be-
cause only four Comm1SS1oners were present that evenlng (Genser,
Larmore, Perlman absent).
On June 17, 1985, the COmmlSS10n resumed the publlC hearlng
and heard from addl.t1onal members of the pub11C. Fol1owl.ng the
publl.c hearl.ng and considerable dlScusslon, the Comml.ssl.on adop-
ted a motlon by a vote of 4-2-1 (Genser, Hecht, Klrshner, Shearer
1n favor; Heybald-Heyman, Larmore opposed) recommending that the
Cl.ty Counel.l approve the requested zone change and adoptl.ng fl.nd-
lngs ln support of l.ts recommendatl.on (see Attachment B). This
actl.on occurred on the fortl.eth day followl.ng subml ttal of the
amended appl~cation, and therefore compl~ed with the time liml.ts
establl.shed in Munic~pa1 Code Section 9149C(3). A copy of these
findings s~gned by the COmmlSSl.0n Cha~rperson was ma~led to the
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appl~cant on June 18th, and cop~es were d~strlbuted to the Clty
Councl1 as an Informatlon Item.
CITY COUNCIL AUTHORITY
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The Clty Councl1 may by ordlnance effect the proposed
change, or any portion thereof, and may set the matter for publlC
hearlng prlor to adoptlon of any such ordlnance. The CounCll may
also decllne to take any actlon on the recommendatlon.
Adoptlon of an Ordinance to amend the Dlstrlcting Map must
be reviewed for compllance wlth the Callfornla Enviornmental
Quallty Act (CEQA) and the Clty'S adopted CEQA GUldellnes. The
Plannlng COffiffilss1on's recommendatlon would conform the zoning
claSSlflcatlon to reflect eXlstlng land use and therefore would
be exempt from CEQA under PubllC Resources Code Sectlon 15385 and
Clty CEQA gUldellnes Artlcle VII, Sectlon 5(e)(13). The Plannlng
Comnllsslon al so found the zone change exempt under Cl ty CEQA
GUldellnes Artlcle VIII, Sectlon 5(e){l2) because the zone change
reduces the maXlmum lntenslty of land use but does not change the
nature of use. The proposed zone change would also quallfy for
the General Rule Exemption from CEQA because It can be seen wlth
reasonable certalnty that the irnplementatlon of the proposed or-
dinance could not posslbly have a signlflcant effect on the en-
vlronrnent, as meant by CEQA.
BUDGET/FISCAL IMPACTS
Callfornla Government Code Sectlon 65863.5 requlres that
whenever the zon~ng coverlng a property is changed from one zone
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to another, that the C~ty must not~fy the County Assessor w~th~n
th~rty days. To the extent that the proposed zone change would
increase or decrease property tax assessments, the C~ ty would
ga~n or lose its approximately fourteen percent share of such
....
change 1n assessments on these parcels.
Th~s would be an 1ns~g-
n1f1cant sum in compar~son to the total C1ty budget.
RECOMMENDATION
It is respectfully recommended that the C~ty Councll direct
the C1 ty Attorney to prepare an Ord1nance for l.ntroduct10n on
July 23, 1985) amendLng the D1strLctlng Map as recommended by the
Plann1ng Commiss1.on, and to set the matter for pub11c hearing.
Prepared by:
Paul J. S1.lvern,
D1rector or Plannlng
Attachments:
A.
Plann1.ng Cornm1ss10n Staff Report, Appl1.catlon
and Var10US Letters
B. Planning Comm1ss10n's Adopted F1.ndlngs
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PLANN:NG fu~D ZONI~G DIVISION
Cornmun~ty and Econom~c Development Department
M E M 0 RAN DUM
DATE:
June 3, 1985
TO:
The Honorable Plann~ng Comm~ss~on
,
FROM: Paul J. Silvern, D~rector of Plann~ng
SUBJECT: Zone change Number 25. S~X parcels located w~th~n the
1100 block of Cent~nela Avenue and Frankl~n Street pro-
posed for re-zon~ng from R-IA to R-l. Applicant:
Novell Duvardo Hendr~ckson property owner of 1157
Frankl~n Street.
SUMMARY.
The applicat~on for Zone Change Number 25 cons~sts of the re-
zon~ng of s~x parcels on Centinela Avenue and Frankl~n Street
from R-IA to R-l. The appl~cat~on ~s by a record owner of prop-
erty w~th~n the area proposed for change per Sect~on 9149 of the
Mun~c~pal Code, and ~s supported by 31 other owners. The report
prepared for th~s appl~cat~on prov~de5 background ~nformat~on on
the events wh~ch prompted the appl~cat~on, ex~st~ng land use and
zon~ng patterns, the h~story of R-L1\. zon~ng for the area, a
detaLled analys~s of the proposal, the procedures the Comrn~ss~on
and Counc1.l must follow l.n cons~der~ng the a991~cacions, and
f~nally staff's recommendations. A ser~es of maps are attached
for further clar~f~cat~on of the ~ssues involved ~n thLS
appl~cat~on.
BACKGROUND.
On March 1, 1985 Mustafa and Gladys Uke f~led an ap91~cat~on for
a Var~ance to develop a park~ng loc on the~r property at 1165-67
Frankl~n Street ~n the R-lA D1.str~ct. The property 1.S currently
improved w1.th a duplex for wh~ch the Uke!: rece~ved a letter or
exempt~on for the purposes of removal fr~m the Rent Control Board
on May 16, 1985. The Ukes also own the adJacent R-2A and C-4
D~strl.ct propert~e.s to the south wh1.ch are l.r.lproved W1. -:.h Uncle
John's Pancake House restaurant and assoc~ated par~~ng lot, wh1.ch
they are known to des lore to redevelop along w~~h the R-1A lot.
The varLance was requ~red because a portLon of the proposed park-
ing lot layout encroached W1.thin the requLred front yard.
On March 26, 1985 a hearing on the var~ance was conducted by tae
Zon1.ng Adm~n~strator. After consLder~ng the record and testLIDony
of S1.xteen interested persons I pr~marl.ly neighbors 11.vLng near
the subJect site who opposed the applicat~on, the Zon~ng Ad-
m~n~strator indicated hl.s tentat~ve rul1.ng would be to deny the
requese for lack of adequate hardsh~p just~f~cat1.on by the Ukes.
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Dur~ng ~he pubI~c hear~ng several spea~ers lndlcatec an lnceres~
In havlng all the R-IA lots on Frankl~n Stree~ re-zoned to R-l.
On Aprl1 25, 1985 the Zonlng A~~lnlstrator ~ssued a wrltten
deter~natlon denYlng the varlance and caples were mal1ed to all
neLghbors who requested a copy ~n additlon to ~he Ukes, me~bers
of the Plannlng CommlSSlon and the BU11dlng Qfflcer. No appeal
of that deC1Slon was flIed wlthln the ten day appeal perlod. On
Aprl1 3, 1985 the Dlrector of Plannlng sent the Ukes a letter at
thelr request, outllnlng all the sr.atutory requlrements under
Santa Monlca Munlclpal Code Sectlon 9112 for developlng thelr R-
LA lot for surface parking wlthout a varlance.
On Aprll 25, 1985 Ms. Novell Duvardo Hendrlckson, conservator for
Ruth Duvardo at 1157 Franklln, flIed an appllcaclon supported by
the slgnatures of 31 adJacent property owners to re-zone three R-
LA lots on Franklin and Cent1nela to R-l, and three others from
R-IA to R-2. After a prellffi1nary reVlew by Plannlng staff, and
an evaluatlon of the consequences lnvolved ln rezonlng the three
lots to R-2, Ms. Hendrlckson on May 8, 1985 amended the appllcan-
tlon to re-zone all SlX lots to an R-l des~gnation. A new pet~-
t~on was submltted w~th the s~gnatures of 24 adJacent property
owners.
On May 8, 1985, Jlm Lunsford, agent for the Ukes, submltted an
ARB applicat~on for the development of a surface level park~ng
lot on the property located at 1165-67 Frankl~n Avenue. The
scheduled hean.ng date for thJ.s applJ.catl.on J.S June 5, 1985 at
the regularly scheduled ARB meetlng. The applJ.catJ.on appears to
conform to the Santa Monlca Munlc~-pal Code requlrements Wl "t.h~n
Sectlon 9112 per~alnlng to surface .level lots developed on R-LA
propertles. ~o varlances or adJustments are requ~=ed for th~s
appllcatlon.
The Dlrector of PlannJ.ng has de"t.er~lned that the development of
the surface level parkJ.ng lot, as proposed now by the Ukes, is
exempt from requ~rlng a development reVlew under OrdJ.nance 1321
prov~ded that the crl.terJ.a outlJ.ned 1n the letr.er dated May 24,
1985 regardlng removal of the eXlst~ng duplex are compIled wJ"th
(See attachment A).
EXISTING CONDITIONS
The area proposed for re-zonlng consJ.sts of SJ.X R-IA parcels lo-
cated north of WJ.lsh~re frontJ.~g on CentJ.nela Avenue and 2ranklJ.~
Street. All the subJect propert~es are 60' x ISO' parcels, and
are currently J.mproved wlth slngle famJ.ly dwelllngs or duplexes.
The surroundlng land use pattern canslsts of a ffilxture of
resldent~al uses, commercJ.al uses and surface level parkJ.ng. The
commercJ.ally zoned parcels extend 120' to the north of WJ.lshlre
Boulevard wlth one 60' x 150' R-2A lot separat~ng the C-4 parcels
and the R-IA parcels. Currently, the C-4 propertles are all de-
veloped wlth commerc~al uses, and the R-2A parcels are developed
Wl th resl.dentl.al uses or surface level parklng. (see F~gures 1
and 2). As currently zoned, and as illustrated by the Lucky' s
Supermarket development, commerclal uses could potentially extend
as much as 300' into the adJacent resldentlal Dlstrlct.
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Residential Uses
(:-l'umber = Un~ ts)
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EX:Lst1ng Land Uses
Sal"'..Dorne ~1aps
e
e
:'~e c:::r..merc:r.al charac'Cer of t~e ncr':.h s:r.ce of ~hls~"1J.=e oer.......een
2=~nceton and CentJ.nela Avenue ~s pr~~arJ.ly retaJ.l and ~ncludes
AAhs (g=eet~ng cards and other reta1.l ~er~hand1.se), B1.g 5 Spor~-
J.ngs Goods, Uncle John's Pancake House, Lucky's Supermarket and
Hamburger Henry's. The south side of WJ.lshJ.re Ln thLs same area
-J.ncludes Frank's Nursery, Penn Corp O=fLces, Small Shops, Ban~ of
--Amer1.ca-;- the- BekLns BUJ.ld:r.ng etc. Overall the- development on
both the north and south sLdes of WLlshLre cons~sts of low scale
1.ndJ.v!.dual bUJ.-lcl.ngs that do not. extend past the R-2A. property
adJacent to the C-4 D1.str!.ct.The only except!.on to t~l.S pa~tern
l.S -~e--hu<:ky...!...s- Supermark-et--whl.-ch - eX'tend s--300 '- -to-----t:rre nort~, 0 f
Wl.lshl.re BoulevaFd,_the R-2A and R-IA lots be1.ng used for surface
parkl.ng. -
East of Centinela, in West Los Angeles, office development wl.th
hel.ghts up to 20 stor1.es are currently under ccnstruct!.on. The
CLt.y of Los Angeles has recently reduced the maXl.mum heLght per-
mLtted .J..n thLS dJ..str~ct - to -3 stor~es, 45 I w~th a maxLmum floor
Area Rat1.o (FAR) of 3.0. Unde~ the eX~st.lng zon~ng ordLnance,
the C-4 parcels !.n Santa MonLca would be permJ..tted 1.n FAR of 3.3
(or highter w~th a ccnd.J..tJ.onal use perm~t) and up to Sl.X stor~es
and 90' (or also hLgher Wl. th a conal. tJ..onal use Perm]. t) . polLey
1.6.1 of the Land Use Element adopted 1.n October of 1984 would
l1.m~t a_ FAR of 2.5, four s~orJ..es and 56' or 3.0 FAR, s~x storJ..es
and 34' wJ..th S.lte reV.lew.
_ ZONING HISTORY
Pr.lor to 1961 the zonL~g pat~ern for the area north of W~lsh1.re
extendlng f=~m the west sLde of Harvard Stree~ to Cen~~nela, con-
sJ..sted of 120' of C-4 zoned property, one 60' X 150' R-2A par~el,
one 60' x 150' R-2 parcel and then the begJ..nn~ng of t~e R-l ClS-
tr.J..C1:. The zon~ng pattern was des.lgned to protec~ the a-l d~s-
trJ..ct by prov.J..dJ..ng two transl.t.lonal lots whJ.ch served as a buffer
from the commerC.lal uses (see FLgure 3).
As a result of the need to expand the Lucky's Super~arker. whlch
was eXLst.lng on W.lISnLre Bouelvard ~n 1961, 1.t a9pears the Plan-
n.lng COWmLSSl.on .ln~t.lated a resc1ut1.on for the re-zon.lng of all
those propert.les now cur=ently zoned R-IA. The or~gLnal R-l and
R-2 zonLng classLf~catl.ons were recommended for R-IA classlf~ca-
t~on to enable expanslon of parkLng for Luc~y's Super~ar<et and
other corrlIner.~lal developents along ',.hl shL~e Boulevard. To thJ.s
date, only t~ose R-1A progert~es assoclated wLth the L~C~y's
cevelopment are J.D-use as surface level parkJ.ng.
The Cl ~y' s. fJ..les reveal the follow.J..ng chronology leadl.ng to the
1960s rezon~ng:
November 6, 1961: Plann.lng Comrn1.ssLon adopted a resolutlon for
rezor.1.ng of 19 parcels between CentJ.nela and har-
vard from R-l and R-2 t.o R-IA zon.lng. Specl f1.c
crLter:r.a were proposed for par~:r.ng lots developed
on R-IA propertLes.
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ZonJ.ng Pat~e::-n
"
.
e
-
November 14, 1961: The C~ty Counc~1 held a PUDL~C hearl~g tak~ng
lnto ccnslderat~on testlrLlOny f::)r and agalns"::.
the zone change. The Plann~ng COmffi.1.SSlon
recommenda~.1.oos were accepted and the c~~y
Attorney was dlrected -to-prepare-~n ordlnance-~-
November 21, 1961: Two ordlnances were ~ntroduced for f.1.rst reac-
lng amrnenolng the Dlst=lct~ng Hap and addlng
SMMC Sectlon 9112A.
--.- November-28, 1961:- The two ordlnances as approved_on ~ovembe~ .~l,
1961 were adopted and became ef=ectlve 6n
January 27, 196L - - -----
February 13, 1962: The Councll approved an Ordlnance for ~nt=o-
ductlon whlch amended Sectlon 9112A to prevent
"resldentla1 ~slands" by requ~=~ng that park-
log uses on "~" 10~s be eont~guous.
February 27, 1962: The Counell adopted the above Ord~nance WhlCh
became effectlve on March 29, 1961.
When thlS area was re-zoned, ~n 1961 the Munic~pal Code provlded
no max~mum height l~m~tatlon or floor area rat.1.O for the C-4
zone. One of the rat~onales for creatlng the "A" lots on ~..JJ.l-
shl=e was that these lots would accomodate the an~.1.clpated park-
~ng demands generated by commerc~al development.
ANALYSIS:
Sectlon 9112 or t~e Mu~~c~pal Cede currently perill1ts the fol1ow-
~ng uses on "A" cies~gnated lots.
o Any use perm1ttea ~n the res1dentl.al c::J.strl.ct 1.:1 wh~ch the--~--
lot ~s located subJect to the property development standards
of that Dl.s~rJ.ct (1.e. R-2 uses on R-2A lots}.
o Autornobl.le park~ng lot 1.n 1~eu of the USeS per:n1. tc:.ed
t~e res~dentl.al development standards for the d~str1.ct,
Ject to certa~n condltlons.
up-der
sub-
Consistent wLth pol~cy 1.2.3 of the Land Use Slemenc:., it 1.5 an-
tl.C19ated that these standards w:l,.ll be c~anged ~n the revl.sed
Zonl.ng Oral.nance to per;n~t parJ.ang structures and underground
par}c~ng W~ th 51. ~e ..review on those IIA" lots ac ]acent to all COffi-
merc~ally zoned property except C-2.
R-1A Lots D~d Not Serve Thelr Intended
Purpose
.
The propose of the "A" lots throughout the C1.ty has been both to
provl.de for surface parkl.ng behind commercl.al develo9ment and to
prov~de a t=ansl.tion or buffer between the Ccmmerclal Dl.str~ct.
and adJacent or abutting Re51.dent~a1 Dlstr~cts. Examples of
thlS pattern currently eXl.st along the maJor ccmrnercl.al corr~dors
of PlCO Boulevard, Santa Mon~ca Boulevard, Wilsh~=e Boulevard and
~cntana Avenue. A Plann~ng Department study prepared 1.0 January
- 4 -
. ~
e
e
1980 ~n response to Counc~l concern over cOIT~erc~al encroacn~e~t
~n~a res~denc~al neLghborhoods, found that w~thLn t~e San~a ~onL-
ca-\'i~lsh.J.re Cor::-.J.dor, approx~mately 28.6 acres '.....ere zoned for "A"
use. Of thai:., 28.6 acres, 9.3 acres (32%) were Ln use for :1on-
::-es.J.dent.J.al parkLng and 3.3 acres (11 %) were ut.l.1..1.zed for non-
res.J.dent.J.al uses. Thus, the rema.J.n.J.ng 16.6 acres (58%) were
be.J.ng ut.J.l.J.zed for res.J.dent.1.al uses (see F.J.gure 4). Thus, Ln all
the years since the A lots were created, only 32% of the area
avaLlable for surface park.J.ng had actually been used as Lntended.
Currently the 19 "A" zoned propert.J.es located north of W.J.lshl.re
Boulevard between Cent1.nela and Harvard total approx.l.:nately,. 4
acres. Of those 4 acres, 1.2 acres are those S.J.X parcels pro-
posed for re-zon1.ng. It appears that the el.J.mLnat1.on of 1.2
acres would not s.J.gn.J.f1.cantly decrease the amount of acreage
ava.J.lable for off street park.J.ng, part.J.cular ly .J.n l.J.ght of the
lower property development standards now appl1.cable to the C-4
property. In the 23 years si:J.ce these R-IA lots were created,
only one commerc~al proJect has been developed to ta~e acvantage
of the perm~tted area.
Changlng Patterns of Develo~ment .J.n the SUbJect Area
As demonstrated in the Env.J.ronmental Impact Report for the Land
Use and Clrculatlon Element, the development growth potentlal and
automob.J.le tr.J.ps generated 1.n the W.J.lsh1.re/Santa ~onlca Carr.J.dor
.J.s expected to lncrease over tlme as the follows;
1982 EXlstlng
Land/Use Square Da.J.ly
Foo~age Tr.J.ps
Generated
YR 2000-Proposed LUE
~quare Dally
~ootage T~~ps
Generated
Offlce
Retall
ReS.J.den-
t.J.al
Total
(% .loc=-)
1,101, 000
1,416,000
5677 DUs
13,540
3i,670
34,630
1,801,567
1,813,316
6034
~S,170
44,050
30,200
85,840
92,420(+8%)
Be~ween 20th Street and the Easter:-:l C~ ~y l.:.m1. t along ~'hlshl.re
Boulevard, the average da.J.ly two way traff.J.c volJmes .1.n 1982 were
36,500 veh1.cle tr.J.ps per hour. Assum~ng a ccntlnuatl.C~ clf eXl.st-
.J.ng trends es~ablLshed .l:J. the Land Use Element, the :::-ate of
c~ange ~n dally trl.ps generated ~s proJected to be 40,800 w.J.~h.ln
thl.s same area. (Source: Land Use and Cl=culatlon E~e~ents =l.nal
EIR pg. 29 & pg. 74). ThlS inc:::-ease .l.n traffl.c volu~,e has the
potentLal of .l.mpactlng the adJacent res.J.dent.J.al d.J.str.l.cts as
motor.J.st.s seek alternat.J.ve routes to the.l.r dest.l.natLons. Th.ls
problem w111 be compounded even further Ln the area addressed by
the zone change appl.J.cat.J.on because of the concentrat.J.on of h~gh-
r.J.se off.J.ce development now under construct.lon Just a few block
east .J.n Los Angeles.
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Con=ormance w~th the Gdneral Plan
Throughout the Land Use Elemem:. adcpt~cn process, 1.-:' was clear
that ~t was the Lntent of the Plannl.ng COmffi1.SSLOn and C~ty Coun-
c.::.l to protect the scale and character of eX:Lst~ng =-es!-dent~al
ne~ghborhocds as l.dent1.f1.ed 1.n Ob]ect..1.ve 1.10 of the Land Use
Element. In some areas of the Clty, the Land Use Element
develcpmen";:. standards were spec!.f1.cally des~gned to reflect the
eX~st1.ng land use pattern. such as 1.n the Nel.ghbcrnocd Ccmmer~1.al
D1.str1.cts on P1.ca Boulevard, ~ncoln Avenue and W1.1s~re
Boulevard. This pol1.cy ob]ect1.ve should be cans1.dered in
evaluat1.ng the present appl1.cat1.on. By exam1.n1.ng the pattern of
developme~t over the past years, wh'::'ch prov1.ded for substant!-~lly
more general standads, there appears to be no press1.ng demand for
add1.t1.onal commerc1.al park1.ng w~th1.n the 1.mmed1.ate area proposed
for re-zon1.ng part1.cularly Ln 11.ght of the lower standards now 1.n
effect both 1.n Los Angeles and Santa MonLca. The ex~st1.ng uses
on all the R-lA propert~es are reS1.d.ent1.al, and are currently
buffered from the commerc1.al property by an R-2A zoned parcel.
It ~s therefore sound plannlng polley to conform the zonlng W1.th
the eX1.st1.ng land-uses. part1.cularly when the opportun~ty ex~sts
to do so without creating any s1.gnif~cant ~mpact on t~e potent1.al
to develop the C-4 propert1.es.
Alternat1.ves to the Pro?osed re-zon1.ng
Planning staff has consldered the poss1.b1.1~~y of return~ng to the
or~gnal zone pat~ern WhlCh eX1.sted pr~or to the 1960s, cons!-st~ng
of d C-4, R-2A. R-2 and then the R-l_ d1.str~ct. As 1.1lust~ted ~n
F~gure 5, the cornmerc~al Lntrus~on ~nto the Res~dentLal D~st~~ct
could ult1.mately extend up to 240' north or W~lshl=e 30ulevard If
the R-IA parcels are re-zoned to R-2. ~'h th thJ.s pat "':.ern, no
tranS1.~1.on or buffer would be prov~ded between the cc~~erc1.al and
res1.dent1.al uses. (See FLgure 5)
Should the R-IA parcels be rezoned to R-l, the only per~1.t~ed use
would be a slngle faml1y dwell1.ng or a duplex as per~L~ted under
SMMC Sect~cn 9l06A. In cons~de=-lng the two opt~ons, sta~~ flnds
that the R-l zon~ng as proposed would prov1.de the waX~~UQ protec-
t~on wh~le at the same tLme allow for a reasonable translt~onal
use.
Should the S1.X lots be re-zoned ~o R-l as proposed, ~he !-~pact on
future co~~erc1.al ~evelopment on the C-4 ~arcels LS noe s~sn~f~-
cant. Under the present zonlC1g. the ava1.1able S.l. te area for
development includlng the R-2A lot, ~s 27,000 square feet. US1.~g
the maX1.ffiUm 3.0 floor area rat~o per:tutted under the Land Use
Element, the development perm1.tted for these s~tes totals 81,000
square feet. Under the current provlslons of SM~C SectlOn 9112
the only uses permltted on the R-IA parcel cons~st of a sLngle
ram1.ly res:.dence, a transltlonal duplex or surface level par~1.ng~
no co~~erclal bU1.1d1.ng use would be perm1.tted. Therefore, If the
- 6 -
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C~ =
?-2A =
Rl =
CommerCLal Uses
R2 Res~dentia: Use, ?ark~ng Lot, or
w/use ?er~~t Commercial Use
S~nce ad~acen~ to ?-2, S~ngle ~aml1~
~esidence, or Duplex
Develocment Pe~m~tted Under
Ex~sti~g Condltions:
Cornmerc~al Use
- R2 Res~dent.l.al Use, Parking ""Lot,
or wjuse perm~t, Co~~ercial Use
Rl~ = Single Fam~ly D.D., D~plex, or
1?arking Lot
C4 =
R2A =
- ,
Development Pe~.l.tted Uncer
EX.l.sting Cond~t.l.ons:
= Corrmercial Uses
C4
R2A =
R2 Resldential Use, Park~ng Lot, or
w/use permit, Commerclal Use
R2 = R2 Residential Gse, or w/CUP
Ccrnmerclal Use
RIA = S.l.~gle Fam.l.ly D.U., Duplex, or
Parking Lot
w
c::
Vi
~-If Re-Zcn.l.ng .l.S Approved:
C4 = Cornmerc.l.al Use
R2A = R2 Res.l.dential Use, Parking Lot
or wi ~se pe~it, COIT~e~cial Use
R2 Res~dent~al Use, or wi CUP
Ccmrnerc.l.al Use
-
Cl
c:: R2 =
-=c
:>
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C :rt.l =
<D
~
Since Adjacent to R2, S.l.~gle Fam.l.l:
Res.l.~ence or Duplex
F.l.g~re 5
LEGE:.lD
n C4
F77i1 R2.~
f9 R2
I:,. ::; :~ R1A
COffi."TIercl.al
ReS.l.dent~al/?ark~ng/Ccmmerc~al
Res.l.dent~al/Ccmmercial
Resident.l.al/Parklng
?otent.l.al Uses ?e~~itted by Zon.l.ng
"
e
e
rg-zcn~ng of the R-lA lot werg aP9rcved, there wo~:d oe ~o rec~c-
t~on ~n the s~te area ava~lable ~or co~~e=c~al ou~ld~ng develep-
rnen~_ The only ~mpact would be the ellrr.Lnatlon of ~he ?otent~al-
fo~ suriace level park~ng er, posslo1y a parklng struc~ure up to
30 feet as 1mplled by POllCY 1.2.3 of the Land Use E~ement.
Durlng the analys1s of thlS appllcatlcn, staff has carefully ex-
ar.aned the poss1.o.l.11.ty of re-zcn.lng all the R-1A lots n.orth of
t'i.1.1sh.l.re Boulevard be1:.ween Harvard Street and Cent.l.nela Avenue
(see f.l.gure 6) Staff has found that the threat of f;"rrther com-
rnerclal encroachment and the dlsparlty between eXlst1ng land use
and zon.l.ng class.l.f.l.cat.l.on also appl.l.es to thlS area and not Just
to the SlX parcels east of Franklln Avenue. However, the threat
of comrnerc.l.al expans.l.on 1.S no1:. as lwpend.l.ng due to the eX.l.st~ng
zon.l.ng pattern. Currently the R-lA parcels west of Berkely abut
R-2 zoned property wh.l.ch are all developed w.l.th res.l.dent.l.al uses.
As a result, SMMC Sec~ion 9112 prohl.~.l.ts the use of the R-lA lots
for park.l.ng unless they are cont.lguous w~th the commerc.l.al use
(.l.e. no park.l.ng ".l.slands"). It.ls h.lghly .l.mprobable that the R-
lA parcels would ever be developed as surface level park.l.ng at
th~s t.l.me. In keep.lng w.l.th gcod zonLng practLce and the polley
of protect~ng eX.l.st.l.ng res.l.dent~al D.l.strlcts, sta=f recomends
that the Plann.l.ng CommLssLon con5Lder re-zon.l.ng th.l.S area w.l.th.l.n
the ccmprehens.l.ve re-zon~ng whlcn w~ll occur as a result of the
Zonlng Ord.l.nance reV.lS.l.ons. Th.lS result would not 5everly .lmpact
the acreage des.lgnated for co~~e~c.l.al parklng S.l~ce ~t 15 h.lghly
unl.lkely these lots would ever be developed for park.l.ng because
the R-2 lots are developed Wl.th cenc.ornJ..n.l ums or ;nul ~.l.-fam.l.ly
apartments protected under Re~t Control.
Should the COmInlSS.l0n supporc t:.e proposed re-zon.:..ng of all the
~-lA lots, the eX.l.st.lng non-con=orm.l~g uses would be ?erm.l.tted to
reraaLn fer at least 25 years under the snHC Sect.lon 9136D per-
ta.l.n1.ng to non-confornung uses. In the event the Ukes' pa~'<.l.ng
lot .J.S developed, .l.t too would become a ncn-coniorr.ung use and
perill.l.tted to rema.l.n for a per.:..cd of at least 25 years. Under
thlS scenar.lO, any new development for that lot must ccnfor~ to
the R-l Res~den;:'lal D~str.lc"t s~andards. Of the 19 a-IA zor.ed
parcels w.lth.ln the W.llsn.l.re D.l.str.lct under conslcerat.l.on, 6 lots
would s~:nllarly feature non-con,::oJ::mlng uses, e.l.t::er res::..dent.l.al
developments over 2 un.l.ts or surface level par~.l.ng.
PLJUVNING CO~~ISSION AUTHORITY ~~D PROCEDURES.
T:te appl.l.cat.l.on fer a zone change .lS un~que arrong ap91~ca:'l.ons
cons.:..dered by the Comm.l.ss~on ::..n that very Sgec.l.f~c prccedu=es and
t.l.~e l~m.l.~s are prov~ced for under SM~C Sect~cn 9149:
Sect.l.on 9149: Whenever the publ~c necess~ty, publ~c conv~ence,
general welfare, or good zcn.l.ng pract.l.ce requ~=es, the CounC.l.l
by ordlnance I after a report thereon by the CommlSSJ..on, and
subJect to the procedure prov~ded WJ..thL71 SectJ..on 9149C, the
Counc.l.l may amend, supplement or c:tange the zon.l.:1g ord.l.nance
.l.ncluding the regulat~ons, d~st=ict boundarles, or class.l.f~ca-
tlons of property. An arnend~ent, supplement, re-class~fJ..catJ..on
or change may be initlated by a resolut.l.on of .l.ntent.l.cn by the
- 7 -
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F~gure 6
RIA Dist=~ct North of Wilshire
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Co~n~ss~on. or L~e Counc~l, or by a ver~f~ed ap?l~ca~~on of one
or mere of the record owners of ?roger~y w~th~~ the area pro-
posed to be c~anged.
Sect~on 9149J(2): After the f~lLng of a zone change applLca-
t~on or the aaoptLon of a resolu~~on of Lntent~on, the CC~~LS-
s~on w~thLn 30 days thereafter, shall conduct a publLC hearLng
on the matter. When an appl~catLon L5 :!.nL tLated by a record
property owner notLce of the t1.:ne, place and purpose of the
hearl.ng shall be rnal.led to the applLcant and to the owners of
all property wl.thJ.n 300 feet of the elCter~or boundar~es, ~nd
notLced once ~n a dal.ly newspaper of general c~rculat1.on. In
the case of a change whJ.ch LS ~nJ.tLated by a resolut~on of 1.n-
tent1.on, the not1.ce shall be rnaLled only to the owners of the
proper~y involved.
Sect~on 9149 (3) : If from the facts presented, the COmInl.SS loon
f1.uds thac publ1.c necess1.ty, publl.c conVl.ence, general welfare
or good zonLng practJ.ce requ1.res the change, the CcmnussLon
shall then recommend such change to the Councl.l. OtherwLse the
applLcatl.on shall be d~sapproved. The CornmLSSLon mus~ make LtS
f~nd~ngs and recommendat~ons in wr~t~ng 40 days from the date
of fl.ling of an appl~cat~on.
If the Cornm~ssLon recommends approval, the a~pl1.cat.lon, the
CO~m.lSSLon's report and recornmendatJ.ons shall be tranSffi1tted to
the Councl.l. The Counc~l may by ord~nance effect such change
and 1= deemed adv1sable, before the adopt.lon of sa~c ord.l~ance
may set the matter for publLc hear.l~g.
If the appl~cat.lon 1.S d.lsapproved by the ComrnLssLon, the aool.l-
cant may appeal the decLsJ.on WLt~~~ 20 days from the date the
not~fLcatLcn of d~sapproval was ma.lled to the appl~~ant. The
applLcant's appeal must state specl.fically whereLn the Comm~s-
sLon's r.lndLngs were Ln error pe~taLn~ng to the pUblLC necess.l-
ty, publ.lc conV.lence, general welfare, or good zon~ng pract~ce.
The CommLssLon then must subm~t to CouncLl a report dJ.sclos~ng
1.n what respect It fa~led to fLnd that the above cr.lter.la ap-
pl~ed to the app11.cat~on. The Coune.:!.l may grant an appeal bu~
pr.lor to l.nLtLatLng any 'change, the Councll must fLrst hold a
publ.lc hear1.ng on the matter.
The appl.lcation before the
tered property owner of one
Lng. The app11cac.lon f1.1ed
to the follow~ng tJ.me 11ne:
CO..lllUSSLon was
of the parcels
on r-1ay 8, 1985
Ln~t.lated by a regLs-
involved ~n the rezon-
~ust proceed acco~cl~g
May 8, 1985:
ApplLcat~on fLled by reg~stered p;:ooperty
owner.
May 24,
1985:
PublLC notLces are maL led
property owners and tenants
of the proposd re-zonl.ug.
out to
wL'!:.hl..n
all
300'
May 27, 1985:
Publ~c not~ce ~s publ.lshed w~thLn the
EvenLng Outlook.
- 8 -
.~ e
e
June 6, 1985:
30 day ?er~od expL=es.
June 17, 1985:
40 days af-:.er date of applLca7.~on belng
flIed, flndl~gs and reca~endatlon of t~e
Corr~lss~on must be compLeted.
f'""I___._.... .......1-
CEQA -
Under the Clty of Santa ~onlca GUldellnes for lm?le~entatlon of
CEQA,. Ar_'tlcle VI I Sect~on 5 (e) ( l) (z), zone changes are exempt
from~corn?l~nce wlth CEQA if they "...reduce the maXlmum lnten~l-
ty of-use of the land, but do not change the nature of the use."
By:changlng the R-lA class~flcatlon to R-l the ~aXlmum lntenslty
ls-recuced and the nature of the use lS not changed Slnce one may
only develop uses permlt~ed In the R-l zone plan sur=ace parklng
on R-1A lots. Therefore the appllcatlon as proposed 1.S categorl-
cally exempt from the provlslons of CEQA.
_,-I,l:""l '-'f:=::L u
RECOMMENDATION
It is respectfully recommended that the Plann1.ng Commlsslon:
1. Conduct a publlC hearl.ng on the proposed zone change pro-
Vl.dlng the applicant and any other lnterested mernbers of
the publ1.c an opportunlty to be heard and present. adc1.-
tlonal l.nfor~atl.on.
2. Approve Zone Change Number
below, and reco~end such
CO_Ilslderatlon.
25 accorc.1.ng to
change to ':.he
the flnd~ngs
Counc~l for
-'
FINDINGS
1.aaTbe~pllbl~c necess~ty, publ~c convenl.ence and general wel=are
r~q~~re_~he proposed zone change from R-1A to R-l ~n that:
a. The rate and scale of commerclal develo?ment. l.n the lr.t-
medlate vlcln~':.y of the area under ccnslde~atlon w~ll
result ~n lnc::-eased trafflc ccnges~:.cn. on ;'hlsh~::-e
Boulevard whlch would be exacerbated J.f t:.he COmr.lerclal
---- ---propertles plus adJacent ".'\" lots were fully developed for '
commerClal uses; and
b.- The appl~cat~on has been supported by t~ur':.y-one other
property owners J.n the ~~ed~at:.e area; and
C. Because of the speclflc pattern of zon~ng on t.he SJ.X lot.s
under conslderat~on, ~':. ~s llkely that f~ll cor.merc1.al use
of the "A" lots, lncludlng the R-IA lots, WJ.Il occur l.n
the near future.
2. Good zonlng pract~ce requlres the proposed zone chdnge from
R-IA to R-l J.n that:
a. The result wlll conform Wl.':.h the general
spec1.fJ.c polJ.cJ.es of t.he General Plan
obJectJ.ves
,....h~ch seek
and
to
- 9 -
.. I t.
e
e
restr~ct commerc~al ~ntruslcn lnto ad:acent resldent~al
ne~ghborhoods; and
b. In the 23 years Slnce ~he R-IA lots were created only cne
property owner has developed an R-lA lot for surface park-
~ng wh~le other owners have developed ccrnmerc~al proper~y
WhlCh d~d not requ~re use of the R-lA lot to be v1able;
and
c. The recently enacted standards 1n both the C1 ty of Las
Angeles and Santa Mon1ca w1ll permlt smaller scale commer-
clal development on W1lshlre Boulevard than would have
been permltted when the R-IA lots were created; and
d. The rema~nlng R-2A lots, together wl":.h the potent~al for
transltlonal uses on R-l lots abutlng R-2A lots, wlll pro-
vlde an adequate buffer between ccmmerclal development on
Wilshlre Boulevard and theabuttlng R-l Dlstr1ct.
Prepared by:
Paul J. Sllvern, Dlrector of Plann1ng
Suzanne Frlck, Act1ng Manager
Plannlng and Zonlng Dlv1slon
Atta.chments:
Exhlblt A:
Olrector of Plannlng's Admlnlstratlve
Determlnatlon Letter Regardlng 1165-67
Franklln
Exh~b1t B:
Apol~cat~on for Zene Change No. 25
and l.rnendraent.
Exhlb~t c: ?etl tlon 1n Support of Zone
No, 25, A~ Amended
Change
Exhlo~t D: Latter to CO~~lss~on from
Appllcant.
Exh::..blt E: Letters ~n SUP90rt of Zcne Change No.
25.
Exhlb~t F: Publ~c Notl.ce of Hear~ng on Appllca-
t~on for zone change no. 25
Exh1D1t G:
CSQA Exe~ptlon Cer~lfl.cate
Exruln t H:
Lat:.ter
Jectl~g
Amended.
f~~m Ch~lst~pher Hard~ng
to Zone Cha~se number 251
ob-
as
Zone25
- 10 -
,~
. ,
.
-E'trttpt-r A
---
e
--
CITY OF SAiVTA J.HOiVICA
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPJIENT
o PLANNING AND ZONING DIVISION
arr HALL. 1685 ;'.tAlN STREET. SANTA JfONICA. CALIFORNIA 90401-3:'95
PHOiVE (213) 393-9975. EXT 341
May 24, 1985
"
Chr~stophe~ M. Hardi~g, Esq.
Rhodes, Maloney, Hart, Mullen, ~akle & Ea~c~ng
P.O. Box 1069
Santa Mcn~ca, California 90406-1069
RE: Develocment of ?a=~i~c Lot at 1165-1167 F=ankl~n St=eet
Dear Mr. Harding:
Th1.S letter responds to cert.a:..n s:ues~~cns ral.sed in you= letter
to the C~ty A~torney dated May i, 1985 and let~er to ~e cated May
17, regard:..ng tr.e ap911.ca~ion of Ordl.~ance NUu~e= 132~ (CCS) and
Housing Element Program 10 to YOQ= cl:..en~'s prc?osed GevelC9men~
at 1165-1167 ?rankl~n st=eet. ~o b=l.ef~v rec~un~ t~e fac~s, t~e
orocosed develooment wl.ll recu~=e the re;oval of a haol.table du-
.... .. .&.,: -
plex s:-t.uatad en. an R-l-A, lot and" "':.;.e de"el.oFrr:.e~.':. of a st1r::ace
park~~g lo~ on ~~e R-I-A lo~ tcgec~~r w~t~ so~e ml.~or adJus~~en~s
to t:-:.e ad:ac~n~ R-2-.;' let t also owned ~y your c2.1.ent:s ar.c. C'..lr-
rently ~n pa1"k.:.ng use. At the pI:"esen't. t.J.ille, a su=::ace par:c.ng
lot l.S a pe=:n:..tted use on 't4"-le ;t-2-'?" and R-I-A locs alt:.cugn. as
you well know, t~ere is c~r=ently pending an ~~ended a;p~.:.ca~.:.on
to rezone these and other lo~s in the v:.c.:.:a tv to a,-l, wh1.c:'
would c.learly proh:'olot use as a eornrne:::c:.al ?ar""nng lc~, T:.~s
rezonl.ng ap91.:.eat~cn wl.ll l.:.~ely be ac~ed upon by t:-.e p.!..annJ.::.g
COffi!l1.1.SS1.0n fo11ow~:la a otlcl:..c hea.r~:1C' en June 3. ~.nv rezor..:.ng
would nc,- be e==ect~ ve ~r!.1:'1.1 af~er a';oroval 0:: the C:.. ~v Coune:..l
wh:..ch would occ~r at a later date. -~ ~
On Februa1"Y 19, 1965, the P:..ar:ra:1g and. Zcn:.ng Dl.vl.s:..on l.sst1ed
C~.ar:.c:e of Use Acoroval A.;o.. 74 ("Ap!.:H:"cval") en t::.e :::as~s t:"\a>:.
the ~.?rcccsed c.ivelocr.tent .....as oresumeci. exer:l'::::t f=om Develo:;::ment
Rev~e'..... by the ?lann.:ng Ccmr.ussicn p:.l1"5uar:.t to Sec~:'cn 2 of 0=-
d1.nance Nu~ber 1321 (CCS). T~e Ap9~oval was granted en ccnd~tl.cn
t:tat the DJ.=ec"t.ot" of Planninc ve:-J.::'" thaI:. the workl.:1c drawl.nss
fer the p~oJect c::::mply vnth Mun~cipa~l Coce Sec~ion 91i2, be ap-
proved by the Cl.ty's Park~ng and Traf::l.c Eng~~ee= and be approved
by t:.e Arc:.:.tectural Re'lloe'", 3oa:::d ("ARS"). plans dat.ec. January
30, 1985 required a Var~ance. Followl.ng a publl.c hearl.ng on
March 26, 1985, the Variance was den:.ed and no aooeal was fJ.led.
Revl.sed working drawl.ngs accordJ.ng to Sectl.on 9112-have been sub-
rnl.tted for my review and a hearl.ng before the AR3 lS scheduled
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=0= J~~e 5. The rev~sed placs ca~ed Mar=h
?r~ved by the Par~~~g and Traf=~c Eng~~eer.
we~t has proceeded.
1, 1965 have bee~ ao-
To da~e, no develc?-
Subsesuent to February 19, 1985, certa~~ leoal and =ac~ual ~at-
ters have been revealed wh.l.ch ra~se .l.ssue as to the 9rop~et:.y of
the Ap?~oval. ThLS letter presents my r~sponse to these ~ssues
and attempts to clar~fy the current status of t~~s proJect.
1. De~olit~on of the Du~lex ~s Exe~9t Frem Devele?ment ~e-
view Prcv::..ded Compl~ance 1>lun~C1?al Coc.e Sec~~ons 9.112
and 9123 and Program 10 of ~he Eeus1ng Element.
Sect~on 2 (b) of Ord.~nance Nurncer 1321 (CCS) provJ.des clear au-
thorl.. ':.y to allow "the demo 1.1. tl..on, or mov.1.ng of... tTNO or -nore
resident~al un~ts" without development rev~ew prov1ced the aooro-
priate consistency findi~gs w1th the Zcn.l.ng Ord~~ance and General
Plan can be made. The only appl~cable prov~s~ons of the Zon~ng
Ord~nance are Municipal Code Sect.l.ons 9112 wh~c~ governs how sur-
face park~ng is to be constructed on "A" lots and Sec:t~on 9123
wh~c:J. requ~res a bu~ld~ng perrn~t for an approved replacement
proJect pr~or to the removal of the un~ts. If the approved re-
placement proJect does not requ~re a bu~ld~ng per:n~t, I would
conclude that this sect.l.on ~s satisfied when your cl~e~t obta~ns
the last necessary governmen~al perrn~t for t~e replacement proJ-
ect. In th~s case that would be ARB approval of the park~~g let,
and any bu~ld~ng perm~t the ARB may requ~re to assure ~nspect~e~
and compliance w~th the ter~s of t~e~r approval.
,
F~nd~ng cons~stency w~th the Gene~al Plan creates a more ccmpl~-
cated problem. Although ~~ere ~s no cc~ot tha~ the Lane Use Ele-
men~ of the General Pla~ per~~ts beth aspects of t~e develc?~ent,
Program 10 of the Hous~ng Element of the General Plan s?ec~f~cal-
ly prov~des:
Demol~t~on of ex~stJ.ng multi-fao~ly res~dentlal dwell~ng
un~':.s shall nct be author~zed unless prov~s~or. has been
made for replacement of those un~ts.
The ex~st~ng duplex at 1165-1167 clearly const.l.t~tes an a==ord-
able mult~-family res~dent~al unL~ subject to Progra~ 10. T~ere
is a prov~s.l.on for exe~pticn f=e~ prcgrao 10 wher~ ~~ ~s de~cn-
strated tl1at compl~ance is net feas~ble l.n a partl.c'...:.:'ar case.
Based on current ~n=cr:nat~on I have no basl.S t.o ccr:.cl.ude t.:-:.a.t.
compl~ance would_ n.ot be reaS10l.e. A!-~::'ol.lgh a val~d Le':."':.e~ 0=
Exenpt~on for ?urpose of Re~oval has been ~ssued by the Ren"':. C~n-
tre1 Board. pursuant to Regulat~cn 5017, thLS does ~o~ exc~se your
cl~ent from compl~ance w1~h Preg=a~ 10 of the Hous~ng Element. I
would generally concur w~t:.h the assertl.on ~:1 your May 17 letter
t~at Program 10 does not conta~n the same degree of deta~l and.
ad.rn~nl.strat~TJe dl.rectl.on found ~n Program 12, the ~nclus:.onary
housl.ng requLrement, and therefore Program 10 may not be "self
execut.l.ng". I disagree Wl.th your contenc~on that Program 10 was
not intended to apply to indiv~dual development proJects. After
carefully reviewl.ng the 1eg~slat1ve history of Program 10 begl.n-
nl.ng w~th Ken Genser's and Donald Hagman's orl.g~na1 proposals to
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t..:'e C~~.:.zenls Adv:!.sory C:::.:r~'TIJ.-:'-:.ee, ~~=-:Jugh t~e ?la!1:ll..:lg C::::~_L'llS-
s~cn's vers~on of the Program ~~ ~~s Dra=~ Eous~nq ~:e~e~~, I a~
pursuaded that program 10 was ::.r:. t'ac~ 1.utended to ap?ly on a
case-by-case basl.s. However, 1.~ c~e absence 0= clearer ad~l.~LS-
tratl.ve gULdell.nes for cornpll.ance wh:-ch would nor:::ally be EY=0-
v1.ded l.n a future l.rnplernent.l:!g ord~nance, I ca.:! only l.:1~erpret
how to appLy program 10 to your c11.en~s' proJec~.
I read program 10 to requ.lre a"C. leas~ an af:::-rmatl.',fe eI:=o=~ by
your cl;.ents to re:91ace, reccnst=-'..lC~ or move the t...;o d:..;e~)..=-ng
un.::.ts now .loca-ted. _on--tS:e sUbJec't. R-1-A lot. Under the C1.r~~r:1.--
stances, movina-the-uoLts to anotner-res1.dential s::.te w1.th::.n-the
Santa Menica -City limits would appear to be the only feasl.ble
opt.lon. I am prepared to f.lnd your cl~ents' pro~ec't. ::.~ sucstan-
tl.a~ cornpl~ance w~th Program 10 prov~ded at leas~ the follow:!.:lg
act~ons are taken:
a. That your cl~ents ~rnmed.:.ately contac":. at least three
compan.les w~th ex;?ert~se movl.ng comparable res:!.cent:.::.al
structures, and of=er to sell at no more than (replace-
ment value for the dwell:!.ngs not l.nclud~ng land) or do-
nate the duplex for re1ocat:.::.on with~n the C::.ty l':'.ill:!.ts.
Such contacts must be ::'0 wr~tl.~g, delLvered by cert~f~ed
or regLstered maLL r w::.th. C09~es of such coIt'_'1lun:!.cat.:.ons
and preof of the~r del.:.very prcv~ded to tn:!.s off.lce.
-
b~ That your cll.e~ts Lmrned~acely concact the Exec~~~ve O~-
rec~=r of Co~~unl.ty Ccrporat~on of Sanca Menl.ca and of-
fer to sell (as notec. above) or dona":.2 t:1e duplax to
t~at non-proi~t, tax exe~?~ organ.:.zat:!.on for re:ocat~on
w~th1.n t~e Cl.~Y. EV:!.cence of such c~~tact ~ust be pro-
v::.ded as ncted 1.n (a.) above.
c. _That your cl.::.ents l.rrmed1.ately publl.sh a le;al not~ce 1.n
the Santa MonLca Even:!.ng Outlook nC1: o.tte~ less than
three consecu-:.ive week days indica"tl.:1.g that t:te duplex
~s ava:!.lable for sale or donation to be moved to anQt~er
locatl.cn. w~th~n the C.l. toy, and prevl.ee eV1.ce:1ce to thJ.. 5
off.lce that such legal nct~ce has bee~ puol.l.shed
accordl.ngly.
d. All suc~ ccmmun.::.cat~ons and nc~~:::::es mus-=. speci.:y that
the duplex 1.S ava.l.lable to be re:oc:tec t~rcuqh July 5,
1985 or 1.5 suance of a bu.:.lc':':lg pe.:::n1. ':. to co,"st.::::.c":. the
proposed parkl.ng lot, wh'::'c~ever ~s later, aroci prcv.l.ded a
bona f:!.c.e orcDosal to :nOVe the duole.< 1.S :-ece.:.. 'led bv
your cl.:.ents on or before June 21 ~ 1985. If no sue;
bona f::.de proposal ~s rece.l.ved by t:us daC2 and proper
eVl.dence is presented as outll.ned ~n paragraphs a), b),
and c) above are cresented, .1. t w1.l1 be nresuIt'ed vour
cl~ents have ccmol{ed. Coo1.es of all Droo~sals to ;ove
the duplex must be prov~ded to th.l.S Of~lC~. If no such
proposals are recel.ved by June 21, 1985, your cl;.ents
must cert~fy to th.l.s result.
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In ~y cp~~~en, c~e above ~easures ~e?resent a ~~~~fuu~ goed =a~t~
ef::cr-,: to ccmply Wl.c.~ ?roqram 10 0= the Hous :::..r.g E:emem:." I
bel~eve t;hat the need. to ccmply w:.-:.h pr.ogram 10 :nay hav"e .:::eS:l
over1cc~ed by Carol Waldrop, fcr~er ?lannl.~g and Zcnl.~S Manager,
when s~e 1.ssued t.'1.e February 19 jI..pproval. The aC~:'O:-lS ll.s-=.ed
above are necessary 1.n order to preserve the vai:::..d:::..-:.y of the
Approval.
2. Develo!=,rnent of the Surface Par'c..ng Let:. is ;'.150 Exe!"~t:.
From Development:. Rev.J.ew.
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Assuming that the removal of the unl.ts w.J.ll be exemot .J.f Prccram
10 is addressed as noted above, the pavl.ng and landscap:.ng of-t:.~e
lot is also exer.lpt from development revJ..sw, .J.n my op:.nJ.on. A.
careful rev.J.sw of the workl.ng drawJ.ogs of the park.J.ng lo~ reveals
that no structure requJ.=ing a bUJ.ld:::..ng permJ.t appears to be re-
qu:::..red by the Uniform BUJ.ld.l.ng Code although a gradJ..ng pe~:rut,
plumbing per:n~t and elec~=.J.cal pe!:'::tit may be necessary. The
Planning and Zon~ng Dl.visJ.on enforces t..."1e Zcnl.ng Or:i~nance by
requJ.rl.ng D.J.visl.on approval before a bUJ.ldl.ng pe~:nJ.t wl.ll .J.ssue
for a proposed development. In ef:::act, the requ1.~err.ent of a
bUl.lding perrnJ.t 1.5 the thresnhold for whether a proposed actl.vl.ty
is a "build~ng or structure" for purposes of applY1ng Sectl.on 4
of Ordl.~ance Number 1321 (CCS). Th~s acccun~s for why tnl.s m~~or
for:n of conS1:.rUC~l.on is not exolic:.tlv exe:u.o1:.ed from Orc.J.nance
Number 1321 (CCS). - - -
However, ccncluding that a prc!?osed act.:.v~ty 1.5 not suo:;ec":. to
Orcl.nance Nu..."'"1.Cer 1321 (CCS) dees no1:.. mean the.':. the ac~~vl.-=.y .l.S
exempt from the ZcnJ.ng Crd~nance. fer example, a c~a~ge of face
on a S1.g~ may not requ:.re a bUl.ldl.~g per:nl.t bue weuld clearly be
subJect to Aas reVl.ew. S1.ffiJ.lar2.y, "altr.ougn the par<1.~g lot may
be exempc for Or:il.~ance ~ur.~er 132l (CCS) 1.C 1.5 s~l.ll suoJec":. to
the ZcnJ.ng Ordinance. and mus~ be revl.ewed. and approved "by t:.e
ARB. The City may also requl.re that a bUl.ldl.~g perml.t be l.ssued
for the parlcl.ng lot improvements to ensure cornpl.J..ance 'N~ th t;"e
ter:ns of ARB approval. Thl.s result 1.5 consisten':. WJ.th seune.
plannJ.ng and zorl:.r'l.g prac';..J.ces, !-:. also ~mplemen-:.s t;..e obvl.cUS
intem:. of the PlannJ..ng CCillffiJ.5S':'0n and Cl.-:.y Cc~nclol t:J pe~lliJ.~
small scale development to proceed Wl.thout:. the cos~s and delays
assocJ.ated wit~ ccnd~ct.:.ng a full-scale publ~c hea=l.~g before the
Plarn~ng Comml.ss~on. As your letter gra?h~~ally l.1lustrated, lot
wou:d be unreasonable to exeTpt from Developmen-=. Rev~ew t~e con-
str~ctl.on of a 15,000 sq~are feet cc~~ercl.al bUl~dl.~g O~ t~e ad-
J acent C4 let wh~le requl.::- long Developme::.t. ReVl.='N fer assoc~a ced
surface park1.ng on the subJect; R-I-A lot. I <~cw for a fact thac
thJ.s was net my intent :.n prepar:.ng draf-:.s of t:'1.l.S ordinance.
ThJ.s general intent to exe~pt small scale and d.:.m.J.~l.ffiuS proJects
was repeatedly dl.scussed not only durl.ng adopt:.on of Ord1.nance
Number 1321 (CCS) but also dur.J.ng subsequent d~scussl.on on t~e
SUbJect of an appeal procedure from consl.ste~cy dete:::m.J.:.a':.l.cns
pursuant to th':'5 ordl.nance. To conclude, I an conf~c.ent that
adm.J.n.J.strat.J.ve reVl.ew under SMMC Sactl.cn 9112 and ARB rev.J.ew are
the appropr.J.ate procedures for protect.J.ng the nel.ghbcrhood and
enforc::.ng C.J.ty design cr.l.ter::.a for develoElment of the surface
parlung lot.
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T~e fo:=egoJ..ng analys~s ~ep:::-esen-:.s lty ces~ pre ies s :'C!1a2. Jt.:.c.~r::e~ 'Co
l~ resolv~ng C~~S d~=f~cul~ c~de ~~cer?re~a~~o~ r.a~~e=. To
;:-epea~, no development. may proceed pu=suant to ":.::.e ?re'J'l.'ous!..y
l.ssued Approval unt1.1 after prov~s~on 1.S ~ace fer c~m?l~ance w~~h
prograr.:t 10 of the HOU5J.~g Element as :loted above. r l.:1-:.e:-:.c. co
l.S5Ue an aaml.nl.stratl.ve deterrn~:;.at:.cn pursuan'l:. to S~::'~C SeC"':.:'on
9112 approvl.ng the proposed plans wl.th cond~~~ons no later t~an
May 31, 1985. The proJect wl.ll be heard by the ARE as c~==ently
sc~eduled on June 5, 1985. As al~ays, r remaL:1 aval.laole to d:'5-
cuss any of the a~v~ Wl.ch you further.
"
Sl.ncerely,
~~~inning
cc: Mustafa and Gladys Uke
James Lunsford
Novell Hendrickson
John Jalili, Cl.ty Manager
Rober~ M. Myers, Cl.~y Attor:ley
Wl.lliam Rome, Bu~ldl.ng O~=~cer
Peggy Cur=an, Actl.ng Comm~n~~y and Econcm:.c Dev~lcpmen~
D~=ector
PJS:ca
devpark
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C/ED:PS:CW:nh
Information: November 5, 1984
Santa Monlca, Callfornla
TO:
Mayor and C1ty Council
FROM:
C1ty Staff
SUBJECT: Property Development
Ne1ghborhoods
Standards
1n
81ng1e
Falnlly
INTRQDUCTIO:r:-;
In response to Counc1lmember Reed's lnqu1ry, th1S report reVlews
zon1ng comp11ance of a slngle family structure under construct1on
at 475 25th Street and examines the larger lssue of the appropri-
ateness of current development standards 1n R1 zones.
BACKGROUND
On May 31, 1984 a bU1ld1ng permlt for a 5,000 sq. ft. 2nd story
add1t1on and remodel of an existlng structure was issued for 475
25th Street.
The maximum he1ght shown on the plans is 34.5 feet
w1th a steeple extend1ng to 39 feet.
The structure, lnclud1ng
the bays, maintalns a 33 I setback from the front property 11ne
and 5' setbacks on the Slde. The structure as shown on the plans
conforms to the development standards of the Rl zone as follows.
Category
Standard ProJect
Helght
35' (subsequently 34.5'
reduced to 30' by
the Clty Council 1n
adoptlng the Land
Use Element 10/23/84)
Number of Stor1es
2 2
Setbacks
Front
Slde
Rear
30'
5'
25'
33'
5'
25'+
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yard increases
by 1 ft ~ ~ f
3 stories
Sacramento
35'
5'
60% open
Beverly H1115
VarJ..es
Santa Monlca
35'
2
5'
~fulle Santa Monlca's helght 11mlts are ln the same range as other
areas, the potentla1 for recyc1lng of propertles and the eXlstlng
modest scale of the neighborhood undergolng change may be unlque
and requlre speclal attention.
As a result of fleld surveys of Rl neighborhoods and graphlc
studies of various zoning envelopes, staff has developed two al-
ternatlve approaches to addresslng the lssue of nelghborhood
scale for conslderation by the publlC, Plannlng Cornmlss1on and
Clty Council.
Alternatlve 1:
Reduce Helght to 30' Wl th no other changes to
development standards.
The Clty Councll actlon reducing Rl
helght Ilmlt to 30' was a slgnlflcant step towards addresslng the
concern of over-scaled development; however, 1t does not address
the lssue of setbacks and adequate separatlon between structures
on ad] acent lots and could still result ln apparently maSSl ve
structures crowding the property Ilnes.
Alternatlve 2:
Develop a proportloned relatlonshlp between lot
slze, helght, and setbacks.
The staff recommended alternative
lncorporates the concept of reduced helght and attempts to create
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a proportloned relat~onshlp among the lot size, open space, set-
backs and permitted helght.
The development standards proposed
are as follows:
Lot S~ze
Setbacks
Hei9ht
Storles
Under 50' wlde
10% of lot w1dth
25'
2
50' w1de or
greater
5'
25'
2
In all cases 1 extra foot in height could be perm1tted by the
code per each add1t1onal 6" of sldeyard prov1ded, up to a maX1IDum
3D' he~ght. For example, a 27' h1gh structure would prov1de a 6'
sldeyard. A 30' structure would prov1de a 7 1/2' sideyard. Th1S
provis1on would apply to new construct1on.
If a structure 1S
being remodeled to add a second story, the new port1on must con-
form to the new setback requ1rement and any wall demolished ~n
connect1on W1 th the remodel would be requ1red to be rebu~l t at
the new setback llne.
AdJustments would be cons1dered only under extremely unusual con-
d1t1ons.
Any var1ance procedure, 1f required, would ensure the
opportun1ty for publ~c comment and poss1bly arch1tectural review.
Staff 1S 1n the process of illustrat1ng the two al ternat~ ves
graphically and wlth slldes of eX1stlng examples.
Staff lS also
prepar1ng word1ng changes and m~nor amendments to the sect~ons of
the Mun1c1pal Code dealing w~th adJustments and prO]ect1ons ~nto
yard spaces w1th the 1ntent1on of prov1d1ng clear def1nlt1ons and
thresholds for the approprlate level of reV1ew for unusual C1r-
cumstances.
Staff 1S target1ng January 19, 1985 for a publ1C
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workshop Wl th the Plannlng Comrnlss~on to conduct full presenta-
tlon and publ~c d~ScusS1on of proposed Ordlnance amendments
necessary to ~mplement new standards.
Councll Members will be
adVlsed of exact meetlng arrangements when scheduled.
Prepared by: Carol Waldrop
Manager, Plannlng and Zonlng Dlvislon
Communlty and EconOilllC Development Department
CC7
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APR 1 3 1982
CA:RMM:r
City Council Meeting 4-1B-82
Santa Mon1ea, California
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STAFF REPORT
TO: Mayor and C~ty Council
FROM: City Attorney
SUBJECT: Ordinance Adding Mun1cipa1 Code Section 9120D
Relating to MI-A Special Industrial D1str1ct
Regulations
At ~ts meeting on March 9, 1982, the City Council
introduced for first read1ng an ordinance add1ng Municipal
Code Sect10n 9120D relat1ng to MI-A Special Industr1al
District regulations. The ordinance 1S now presented to the
City Counc11 for adoption.
RECOMMENDATION
It is respectfully recommended that the accompanying
ordinance be adopted.
PREPARED BY: Robert M. Myers, C1ty Attorney
b-Q
At'1\ J, J l~o'::
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CA:RMH:r
C1ty Counc1l Meet1ng 4-13-82
Santa Mon1ca, Cal1fornIa
ORDINANCE NUMBER 1250(CC5]
(C1ty Counc1l Ser1es)
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA ADDING
SECTION 9120D OF THE SANTA MONICA
MUNICIPAL CODE RELATING TO
MI-A SPECIAL INDUSTRIAL DISTRICT REGULATIONS
THE CITY COUNCIL OF THE CITY OF SANTA MO~ICA COES ORDAI~ AS
FOLLOWS:
SECTION 1.
Sectlon 9120D 1S added to the Santa Mon1ca
MunlClpal Code to read as follows:
Sect Ion
912QD.
"MI-AII Speclal
Industr1al DIstr1ct Regulatlons. The
uses permitted, the property development
standards, and the uses prohiblted in the
IIMl-A" Speclal Industrlal Dlstrlct shall
be the same as the uses permItted, the
property development standards, and the
uses
prohlbited in the IIMIII LImIted
IndustrIal
D1str Ie t
except
th at no
bUllding or structure shall have a he1ght
of greater than thIrtY-SIX (36) feet and
that not less than ten percent (10%) of
any bU1ldIng SIte shall be devoted to
landscaplng.
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SECTION 2.
Any provlslon of the Santa Mon~ca ~uniclpal
Code or appendlces thereto inconslstent wlth the prOV1Slons OI
thlS ord lnance, to the extent of such 1nconslstenc1es and no
further, are hereby repealed or mod1f1ed to that extent necessary
to affect the provislons of thls ord1nance.
SECTION 3. If any sectIon, subsectIon, sentence, clause,
or phrase of thlS ordlnance 15 for any reason held to be lnval~d
or unconst1tut~onal by a declslon of any court of any competent
]urisdlct1on, such decision shall not affect the val1dIty of the
remaln1ng portlons of the ordlna~ce. The Clty Councll hereby
declares that it would have passed thlS ordlnance and each and
every
sectlon, subsectlon, sentence, clause or phrase not
declared invalid or unconstltut1onal wlthout regard to wnether
any portlon of the ordlnance would be subsequently declared
lnvalld or unconstltut1onal.
SECTION 4. The Mayor shall sign and the Clty Clerk shall
attest to the passage of thlS ord1nance. Th1S CIty Cler~ shall
cause the same to be published once 1n the off1c1al newspaper
wIthIn 15 days after Its adoption.
The ordInance shall become
effectIve after 30 days from lts adoptlon.
APPROVED AS TO FOPM:
~ 1M.. ~ "- 'f
Robert M. Hyers ""
C1 ty Attorney
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ADOPTED AND APPROVED THIS
13th
DAY
OF
April
t 1982.
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MAYOR
I HEREBY CERTIFY THAT THE FOREGOING ORDINANCE,
(CCS), WAS DULY AND REGULARLY INTRODUCED AT A
NO. 1250
MEETING OF THE CITY COUNCIL ON THE 9th DAY OF ~.larch
1982; THAT THE SAID ORDINANCE WAS THEREAFTER DULY ADOPTED
AT A MEETING OF THE CITY COUNCIL ON THE 13th DAY OF Aprll
1982 BY THE FOLLOWING COUNCIL VOTE:
AYES:
COUNCILMEMBERS: Conn, Edwards, Press, Jennlngs, Reed,
Zane and ;..fayor Yarmatta Go1dway
NOES:
COUNCILMEMBERS: ~one
ABSENT:
COUNCILMEMBERS: None
ABSTAIN:
COUNCILMEMBERS: Xone
ATTEST:
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