SR-400-003 (6)
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Counc~l Mtg.: August 14. 1984
Santa Mon~cat Californla
TO:
Mayor and City Councll
11-.])
AU' 1 4 1984
FROM:
City Staff
SUBJECT:
Reconuuenda tl.on to Amend
Delet~ng Section 9390 of
Code.
the Subdi VlSlon Ordlnance by
the Santa Monlca Munlclpal
Introductlon
The purpose of thl.s report lS to recommend an ordinance amendment
to eIlmlnate a confllct between the Subdiv1sion Ord~nance and the
Zonlng Ordlnance regardl.ng mlnimum lot Slze for subdlvislons.
This conflict in regulations directly affects the processl.ng of
.
two appllcations pendlng before the Plannlng COffimlSSlon.
Back9Tound
In connection with the reVlew of two parcel map requests recently
subm1tted to the Plannlng and Zonlng Dlvis~ont an apparent con-
fIlct ln regulatlons has emerged.
The Subdl.v1sl.on Qrdlnance con-
talns a proVlslon (Sectlon 9390) Wh1Ch prohlbits the subdlvlsion
of a property containlng a lot with less than 50 feet of frontage
or 5,000 square feet of net area.
In contrast, the Zoning Or-
dlnance prescrlbes a varlety of lot Slzes WhlCh vary from DJ..s-
trict to D1strict.
The City Attorney has advised staff that the
mlnlmum lot S1.ze contained 1.n the Subdi v1.sion Ordinance 1S an
absolute standard, not subJect to varlance procedures for lot
Slze as set forth in the Zonlng Ordinance (Section 9145A3).
Even though the 5,000 square foot subd1 vlsion lot Slze standard
caslonal
s1.tuations where consideratlon of subdlVls1.ons not ln
11-))
AUG 1 " '984
lS reasonable for general Clty-wlde applicatlon, there are oc-
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conformance w~th Section 9390 15 merited, situations ln whlch the
strict application of that Code sectlon would result in practlcal
d1fflcul ty In ach1.eving reasonable development of a property or
result ln a standard that is l.nCOnslstent w1.th other propert1es
1.n the same zone.
The Zonlng Ordl.nance contalns a var1.ance pro-
cedure through whlch m1.nor lot Slze adJustments may be granted
with appropriate flndings. The Subdlvlslon Ordlnance has no such
mechanism.
Therefore Sectlon 9390 In the Subdl vis ion Ordlnance
prohib1ts any cons1.deration of unusual C1.rcumstances.
Examples
ReVlew of lot Slzes throughout the Cl ty reveals that there are
several areas ln Wh1Ch many of the lots are less than 5,000
square feet.
The Ocean Spray Tract lS an example.
An appllcant
may argue reasonably that di vlding a large parcel that l8 not
quite 10,000 square feet into a 5,000 square foot lot and a 4,672
square foot lot may be conS1.stent Wl th the maJority of other
propertles ln the zone and would represent a reasonable way to
develop the property.
Ms. Haidy McHugh has requested such conslderation of her proposal
to subdlvide the lot at 601-613 Pac1.fic.
Originally the lot had
been subdlVl.ded lengthwise (east/west) lnto a 40 x 141 and a 30
x14l lot.
Subsequently Tract Map 37912 was approved and recorded
for subd1.vl.sion 1n connection with a seven unlt condominlum proj-
ect.
Ms. McHugh I s request would revert the subd1 vlsion to two
parcels with the lot Ilne runnlng north/south. The sllghtly sub-
standard lot would be for development of a single famlly home for
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hersel f, with the remal.ning standard Slze lot avallable for fu-
ture development.
A slte plan and radius map are lncluded as
Attachment A to illustrate the request and the surroundlng lot
area.
Another example 1S a proJect approved by the Plann1ng COmmlSSl.On
in Fall 1983.
Davld Mizrahi recelved approval for development of
two duplex apartment bUlldings on three exist1ng lots at 155
Ocean Park Boulevard 1n the Sunset Beach tract.
The proposal
involved comblning portlons of three indivldually substandard
lots lnto two lots, each of which would he 2,632 square feet. A
varlance was granted to allow the reductlon In lot size from
3,000 square feet allowed by the Zonlng Ordlnance on the basls
that the majorl ty of the lots in the tract are less than 3,000
square feet, and that this development was an approprl.ate scale,
intensity and design, conslstent wlth development standards and
existing development in the zone.
The appl1cant has submitted a parcel map request to proceed with
the proJect. However, Beetlon 9390 prohlbits approval of the map
because the lot is less than 5,000 square feet, even though the
m1nl.mum required lot Slze in the R2R zone is only 3,000 square
feet.
The recommendat:ton to delete Sectl.on 9390 s:tmply clears the way
for the Plannlng Commission, and by appeal, the Cl.ty Council, to
conslder unusual situations under the varlance procedure.
Dele-
tlon of thlS conflicting section does not imply a recommendatl.on
to relax property development standards or lmply a recommendatl.on
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for approval of el.ther case noted above.
Each case must proceed
through the permit process on ltS own merlts.
Plannlng staff, after consultatlon with the Cl.ty Attorney. recom-
mends that Section 9390 of the Santa Monica Municl.pal Code be
deleted in lts entlrety. on the basl.s that minlmum lot size stan-
dards are more appropriately located in the Zonl.ng Ord1nance
where they currently are speclfled, and on the basls that the
absol ute standard contalned in Seetlon 9390 prohibits conslder-
atlon of occaslonal si tuatlons where tentative subdl. visions for
lots less than 5,000 square feet in area may be approprlate.
Flnancial Impact
The recommendation presented in thls report does not have a
budget/financial lmpact.
Recommendation
Staff recommends that the Clty Council d1rect the Cl.ty Attorney
to prepare an ordinance deleting Sectl.on 9390 of the Municlpal
Code and set the matter for publl.c hearlng at the next possible
Council meetlng 10 order to ellminate the confllct between the
Zonlng Ordlnance and the Subdlvision Ordinance noted above.
Prepared by: Paul Silvern, Actlng Director of Planning
Carol Waldrop, Manager
Planning and Zonlng Dlvlslon
Communlty and Economic Development Department
Attachments: A.
B.
C.
Slte Plan and Dl.strict Map - 601 Paclf1c
Dlstrlct Map - 155 Ocean Park
Section 9390, Subdivl.sion Ordinance
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LEGAL DESCRIPTION LOT -zf3;, fbr2.. 27/ z.~ BL.oc..j.:::. c- CASE NO
c..c.NT,zAL 8et\CH r{Z~ r-V3 it.- 77/76 rvrJ2...
STFlEET AVDRESS IS? DC 6A,..,J PAc?' ~ Bcu!""GV~RO
ZONE
APPLICANT JosePI-t AND OA\}ID MI~R..A.l--\ I
DATE
RADIUS MAP FOR
PUBLIC
HEARING
DATE
w[kj\~~J~@ [Q)~f>ffi\~~[PJ~~~
<C~T1 ~~
S~ Jl1,,".c~
fbj\!!aD~@~~JD~
Reference
Alles Mep
Sheel No
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Subc~acter
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S~anca~~s ?cr ~eC~5~C~S.
s:::C?:o~~ 9390.
Lot Slze.
Slzes 0:::
lots In any subdivis~on shall be car.~en-
surate w~t.h the S1.ze of lots 1.:1.. CO:l,-
tl.guous or adJacent areas but l.TI no event
shall any lot have less t::.an f1.::ty (50)
feet of street frontage or less than f~7~
thousand (5,000) squa~e feet of net area.
SEC'I'ION 9391.
CO"1"olla:1ce wlth
Condor..i:1i un La 'J/.
~o ~entative ~aD sha~l
be approved under thls Chapter Eo= a!":.y
SUbCl7~Slon or parcel t~at does ~O~ "eet
the =eaUl=e~er:ts of ti1e Conc.CfTl.:.:1lt.:;n La -.v
ccnta~ned In Sectl.on
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Ccc.e.
SECTION 9392.
No~-Discr~~~~a~~c~.
;.,11 te~ta t.i VB ~aps sl:al2. be co~d l ~10 r:ec
upon the Declaratlo~ 0:: Ccve~a~~s,
COndl.tlons, and Rest=~ctlOr.S contal.~i~q a
ncn-disc=~~1nat~on clause ~~ subs~a~~la:-
ly the followlng rom:
It::ro '..ln~t owner shall execute c=
fi. le for rec ord any inst1:'"UMent w'" icr. i::n-
poses a restrlction upon t~e sale,
Ie asing or cccupa :lcy of hi s or 'ber ur..i t
73
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