SR-402-001 (48)
PCD:SF:JT:AS:F:\PLAN\SHARE\COUNCIL\STOAS\02APP003.doc
Council Mtg: July 23, 2002 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Certification of the Statement of Official Action for Appeal 02-003 of the
Landmarks Commission Denial of a Certificate Of Appropriateness LC-02-
CA-001, at 2553 3rd Street to Allow Construction of a Semi-Subterranean
Garage With Balcony and Entry Stairs at the Front of the Property Under
the Existing First Floor of a Residence in the Third Street Neighborhood
Historic District.
INTRODUCTION
This staff report transmits for City Council certification the Statement of Official Action
for Appeal 02-003 of the Landmarks Commission denial of a Certificate of
Appropriateness LC-02-CA-001, at 2553 3rd Street to allow construction of a semi-
subterranean garage with balcony and entry stairs at the front of the property under the
existing first floor of a residence in the Third Street Neighborhood Historic District.
On June 11, 2002 the City Council upheld the decision of the Landmarks Commission
and denied the appeal by a vote of 6-1. The City Council’s decision was based upon
the findings contained in the attached Statement of Official Action.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal impact.
RECOMMENDATION
It is recommended that the City Council approve the attached Statement of Official
Action.
Prepared by: Suzanne Frick, Director
Jay Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Kimberly Christensen, AICP Senior Planner
Elizabeth Bar-El, AICP, Associate Planner
Planning and Community Development
Attachment: Statement of Official Action
CITY OF SANTA MONICA
CITY COUNCIL
STATEMENT OF OFFICIAL
ACTION
PROJECT
CASE NUMBER: Appeal (Case No. 02APP-003) of Certificate of
Appropriateness (Case No. LC-02CA-001)
LOCATION: 2553 Third Street
APPLICANT: Shirley Bly
APPELLANT: Shirley Bly
PROPERTY
OWNER: Shirley Bly
CASE PLANNER: Elizabeth Bar-El, AICP, Associate Planner
REQUEST: Appeal of the Landmarks Commission’s decision to deny
the application for a Certificate of Appropriateness to allow
construction of a semi-subterranean garage with balcony
and entry stairs at the front of the property under the
existing first floor of a residence that is a contributor to the
Third Street Neighborhood Historic District.
CEQA STATUS: The proposed project is statutorily exempt from the
provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15270, which states that
CEQA does not apply to projects which a public agency
rejects or disapproves.
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CITY COUNCIL ACTION
June 11, 2002 Date.
Approved based on the following findings and subject to the
conditions below.
X Denied - Appeal 02APP-003; Denial of Certificate of
Appropriateness No. LC-02CA-001 upheld.
______________ Other.
EFFECTIVE DATE OF ACTION:
June 11, 2002 - Appeal 02APP-003 of Certificate of Appropriateness No. LC-02CA-001
FINDINGS
1. The proposed alterations to this contributing building within the Third Street
Neighborhood Historic District would be incompatible with the exterior features of
other contributing improvements within the District, and would adversely affect
the character of the District, and would be inconsistent with design guidelines
and standards that have been developed and adopted by the Landmarks
Commission specifically for the District. The proposed garage would require
excavation and grading that would be incompatible with the properties of other
contributing structures in the area. The consistent development pattern on the
east side of Third Street includes side driveways leading to rear yard parking and
front yards that are raised from the curb behind retaining walls. The current
location of the front steps on the property is also consistent with that of many
dwellings within the historic district of similar vintage. The overall effect of the
neighborhood is a pedestrian oriented character with continuous hilly green front
yards along the street. This cohesive development pattern has been identified as
a character-defining feature of this historic district, and remains largely intact.
The proposed garage and relocation of the front steps would irreversibly alter
that characteristic pattern and as such would be inconsistent with design
guidelines and standards that have been developed and adopted by the
Landmarks Commission specifically for the District.
2. The proposed alteration of this contributing building within the District would
adversely affect exterior features of the historic structure because the garage
would change the scale of the structure significantly by making the house appear
to be over two stories and by irreversibly locating a parking use as the prominent
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street-level feature of the front facade. This is inconsistent with the Craftsman-
style architecture of the existing building and with the Secretary of Interior’s
Standards for Rehabilitation. Therefore, the proposed modifications would result
in a major physical impact on both the dwelling and the site.
VOTE
Ayes: Bloom, Genser, Katz, O’Connor, McKeown, Feinstein
Nays: Holbrook
Abstain: None
Absent: None
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive and Zoning Ordinance, the time within which judicial review of this
decision must be sought is governed by Code of Civil Procedures Section 1094.6, which
provision has been adopted by the City pursuant to Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
_____________________________ _____________________________
MARIA M. STEWART, City Clerk Date
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