SR-402-002 (41)
PCD: S F :JT :AS: KC:J M :f:\plan\share\cou ncil\strpt.2002\98cu p04 7 .doc
Council Mtg: July 9,2002 Santa Monica, California
TO: Mayor and City Council
FROM City Staff
SUBJECT: Environmental Impact Report, Conditional Use Permit 98-047 And Vesting
Tentative Tract Map 52649 To Allow The Construction Of A Ten-Unit
Condominium Project With Twenty-Two Subterranean Parking Spaces
Located At 834-838 Sixteenth Street. Applicant: Norman Salter
INTRODUCTION
This report recommends that the City Council certify the Final EIR, adopt a Statement of
Overriding Considerations, and approve Conditional Use Permit 98-047 and Vesting
Tentative Tract Map 52649 with conditions to allow the construction of a 10-unit
condominium building located at 834-838 Sixteenth Street.
BACKGROUND
The subject property is located in the R-2, Low Density Multiple-Family Residential
District, and consists of two adjoining lots comprising 15,000 square feet in area The
applicant proposes to demolish three existing residential dwellings on the two lots and
develop a two-story, 1 O-unit condominium project.
JUl - 9 2082
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Proiect History
On July 5, 2000, the Planning Commission denied CUP 98-047 and Vesting Tentative
Tract Map 52649. The applicant appealed the Planning Commission's decision to the
City Council On August 8, 2000, the City Council denied the appeal and upheld the
Planning Commission's decision, finding that the project was inconsistent with the City's
General Plan and that additional environmental review was required.
On October 23, 2000, the applicant filed a lawsuit against the City challenging the City's
denial of the permits. Thereafter, the City and the applicant entered into a settlement
agreement which stayed the litigation while the applicant pursued a revised project.
Pursuant to the settlement agreement, the applicant redesigned the project in
accordance with the new North of Wilshire Overlay District requirements set forth in
Santa Monica Ordinance No. 1977 (CCS) which was later extended by Ordinance No.
2042 (CCS), the City prepared a focused EIR for the revised project and the City agreed
to remand the revised project to the City Council for public hearing. Under the
settlement, if the City Council grants the approval of the revised project, the applicant
has agreed to dismiss the pending lawsuit. Alternatively, if the City Council denies the
revised project, the applicant retains the right to proceed with its lawsuit.
The applicant's original application for a Vesting Tentative Map vested the development
standards in effect at the time of its filing. Therefore, the new North of Wilshire Overlay
standards codified in Ordinance No. 2042 (CCS) technically do not apply to this project.
However, the applicant has voluntarily redesigned the project to comply with these
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standards Thus, the redesigned project is less intense than legally permitted For
purposes of a comprehensive overview, this staff report contains a discussion of both
old and new development standards.
ANAL YSIS
Proiect Desiqn
The Mediterranean style condominium project is designed with two two-story
symmetrical buildings facing an interior courtyard. Each building will contain attached
townhouse-style condominiums. Visitor access to the townhouse-style units will be from
16th Street and 15th Court Alley via the center courtyard. Additional access will be
provided directly via interior stairways from the subterranean garage bays to the foyer of
the individual units. The gated courtyard will provide common open space and reduce
the building mass when viewed from 16th Street and the alley, The terrain drops
approximately 3 feet from the north to the south side property lines along the front
portion of the lots, which will necessitate a higher retaining wall along the south building
in order to keep the building heights aligned with one another. The total net habitable
space will be 13,995 square feet. The buildings will be a maximum of 30 feet in height,
which will include the pitched roofs and 4' x 4' stairwells that will access roof decks.
All ten units will have townhouse-style floor plans that range from 1,380 to 1,410 square
feet in floor area. Each unit will feature a common kitchen/dining and living room area
and a half bath on the first floor and two bedrooms and two full baths on the second
floor. The units will also include mezzanines above the second floor master bedrooms
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that range in size from 60 to 82 square feet.
Private Open Space and Site Landscapinq
The private open space proposed for each unit exceeds the 50 square foot minimum
Each unit will have access to a minimum of 218 square feet to a maximum of 450
square feet of private open space at the ground level. In addition, each unit will contain
balconies adjacent to the bedrooms and a roof deck at the mezzanine level. The
courtyard design will provide a shared public space for residents and will provide a view
shed between the buildings from the street.
Fifty-eight percent or 1,159 square feet of the required front yard will be landscaped,
which exceeds the minimum 50% required by Code. Fifty-four percent of the north side
yard and 51% of the east side yard will be landscaped, which exceeds the minimum
50% required by Code. In accordance with Ordinance 2042 (CCS), the applicant will
also provide two 24-inch box trees in the required front yard.
A mature tree is located on the adjacent property to the south at 844 16th Street that
could be impacted during the construction of the proposed project. Condition #24 is
recommended to requires tree protection zone measures be taken during construction
to preserve the tree. These measures are subject to approval of the Open Space
Management Division of the Community and Cultural Services Department.
Conversely, a mature Palm tree proposed for removal is located on the subject property
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close to the property line adjacent to 828 16th Street and a low-rise wall
construction monitoring plan requires adequate measures to protect the wall
possible damage due to the Palm tree removal.
Parkinq and Circulation
Two parking spaces are required and provided for each unit within the subterranean
garage accessed from 15th Court Alley. The garage will also include two visitor spaces
for a total of 22 parking spaces. Pedestrian access to the subterranean parking garage
is through private stairwells from the individual units and from two secondary exit
stairways located in the front yard,
Affordable Housinq Obliqation
The project is subject to the City's Affordable Housing Production Program which
requires a ten-unit development to do one of the following: provide either two low cost
affordable units or one very low cost affordable unit on-site (Section 9.56.050); provide
the affordable units off-site (Section 9.56.060); pay an affordable housing fee (Section
9.56.070); or acquire land for affordable housing (Section 9.56.080). The applicant has
elected to satisfy the Affordable Housing Production requirement through payment of an
affordable housing fee, The settlement agreement provides that the applicant is subject
to the affordable housing fee in effect at the time the original project application was
deemed complete. The project's affordable housing fee, calculated based on a 13,995
square foot project, would be $154,084.95 ($11.01 x 13,995 sq. ft.), The fee will be
recalculated prior to payment based on the actual floor area of the project as
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constructed. The housing fee must be paid prior to occupancy,
Neiqhborhood Compatibility
The subject site is located within a developed neighborhood with a mixture of single and
multi-family residences. The proposed use is consistent with the site's low-density
zoning and land use classification. In addition, the project is compatible with the
adjacent uses. The neighborhood is predominantly developed with multi-family
developments. The sixteen residential developments located within the 800 block of
16th Street all consist of multi-family developments ranging from three to thirteen units,
As previously stated, the applicant has redesigned this project to comply with the
development standards set forth in Ordinance 2042 (CCS). The major differences
between these overlay standards and the R2 development standards are: a) a reduction
in height from 30' to 23' for a building's exterior walls; b) an increase of upper level
stepbacks along the front and side elevations; c) an increase in articulation along the
entire side elevations; d) the elimination of rooftop mechanical equipment rooms and
stair towers larger than 16 square feet; and e) an increase in landscaping along the side
yards and plant material within the front yard. In addition, the architect revised the
project to address the comments provided by oral and written testimony at the prior
public hearings. This was primarily accomplished by choosing to develop in accordance
with Ordinance No. 2042 (CCS).
While this section discusses the new development standards, because these
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regulations are more restrictive than the previous requirements, to the extent the project
complies with the new regulations it follows that it also complies with the old regulations.
All project approvals must be based on the regulations in effect at the time the
application was deemed approved.
The redesigned project will meet the development standards for projects within the R2
district, and will exceed the requirements for landscaping and upper level stepbacks.
The development of ten units on two consolidated 50' x 150' lots will provide greater
side yard setbacks and upper level step backs than would be required for two separate
5-unit developments. The project will provide 9' to 11' side yard setbacks, which
exceed the side yards of most of the existing development. These greater setbacks will
reduce the massing effect upon the adjacent properties and will increase the amount of
landscaped areas provided within these setbacks.
The most significant change is the redesigned project's overall height and mass. The
height of the exterior walls has been lowered 6.5 feet to a maximum height of 23' In
addition, the 9' high, 210 square-foot mechanical enclosures on the roof have been
eliminated and replaced with 6' high, 4' x 4' stairwells that will be integrated within the
building's pitched roofline, The project's pitched roof will extend to a maximum height of
30' above average natural grade, which is consistent with the height limits currently
permitted in the district. Further, the design will incorporate greater setbacks along the
first and second floors of the front and side elevations. The reduction in height and the
increase in articulation will further minimize the building mass and will provide a height
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and scale that is compatible with the adjacent 31' high apartment building to the north
and the 18' high single-story and 21' high two-story apartment buildings to the south.
CEQA Compliance
Based on the initial environmental analysis that the project's potential impact on traffic
and air quality could be significant, the City determined that an Environmental Impact
Report (EIR) was required. The Draft EIR was made available for public review on May
23,2002 and the 30-day comment period ended on June 24,2002. The EIR discusses
the environmental impacts associated with development of the proposed condominium
project including the project's effect on aesthetics, shade and shadows, cultural
resources, construction impacts and neighborhood effects. The Initial Study (IS)
determined that all other issue areas, Geology and Soils, Biological Resources,
Population and Housing, Hazards and Hazardous Materials, Hydrology and Water
Quality, Land Use and Planning, Mineral Resources, Agricultural Resources, Public
Services, Economic and Social Impacts, Recreation, and Utilities and Service Systems
would result in no environmental impacts, or less than significant environmental impacts
pursuant to standard conditions that are imposed on this type of project.
Since the buildings proposed for demolition are over 40 years old, additional analysis of
the potential historic resources impacts was performed. The historic analysis
determined that the buildings are not eligible for listing on the National or California
registers and are not eligible for local landmark designation. Therefore, these buildings
are not considered historic resources. Similarly, the EIR concluded that the project's
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effect on aesthetics, shade and shadows, neighborhood effects (other than traffic) and
construction effects were less than significant or could be mitigated. Finally, as
discussed below, the EIR concluded that the project would have a significant effect on
traffic.
Traffic/Circulation, Cumulative Effects
No intersections will be significantly impacted. However, because traffic levels on Idaho
Avenue between 15th and 7th Streets exceed significant threshold criteria adopted by the
City for local, feeder and collector streets, any traffic attributed to the project is considered
a significant impact. Although the project is expected to only add eleven (11) vehicle trips
on Idaho Avenue between 15th and 1 ih Streets, this traffic impact on Idaho Avenue is
considered significant. Short of significantly reducing the size of the project, there are no
feasible mitigation measures to reduce traffic impacts to a less than significant level.
Public Comment on EIR
A total of 2 comment letters on the draft EIR were received. These comment letters, as
well as the response to comments, are included in the Final EIR (Attachment I). One
concern was raised the issue of the safety of alley access. The City of Santa Monica
Municipal Code Section 9.04.10.08.080 states that alleys shall be used for access to
on-site parking in multi-family residential districts where the site has an adjacent side or
rear alley having a minimum right-of-way of 15 feet The Municipal Code provides for
the use of alleys, as they are intended for vehicular access, and the minimization of
curb cuts both increases the maximum amount of on-street parking as well as limits the
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potential safety conflicts between pedestrians and vehicles Additionally, alleys are
designed to serve all adjoining properties to the maximum density allowed for the area.
There are four exceptions in which a project may provide access from the street: (1)
when the site has no adjacent side or rear alley; (2) when the topography of the site
precludes reasonable access from the alley to the extent that the use of the property is
restricted beyond otherwise applicable Property Development Standards; (3) the
average slope of the parcel is 5% or greater; and/or (4) the Zoning Administrator and
the City Parking and Traffic Engineer determines that a curb is appropriate due to traffic,
circulation or safety concerns. Curb cuts are only determined to be appropriate in
exceptional circumstances, such as the physical inability of vehicles to turn in or out of
the alley or to provide pedestrian crossing between properties with associated uses.
Providing access to the site from 16th Street conflicts with the Municipal Code
requirement as the subject alley adjacent to the project is 20 feet wide and does not
meet any of the four Municipal Code exceptions, The width of an alley is typically 20
feet, allowing access to individual properties and supporting other functions, such as
refuse and recycling areas. If the existing curb cuts are replaced, there will be a net
street parking increase, thus promoting one of the goals of this code requirement.
The other major concern raised by the commentors was the height of the building, As
mentioned in the staff report, the building was re-designed to comply with the overlay
standards and is in full compliance with such standards. Further, the EIR's shade and
shadow study confirmed that the building's height would have no shade or shadow
impact on adjacent buildings
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Statement of Overridinq Considerations
Although the project is expected to add traffic impacts which cannot be mitigated, the
project-related volumes are exceedingly low, with 2 new trips per day on Idaho Avenue
west of the alley access, 8 new trips per day on Idaho Avenue between the alley and
16th Street, and one new trip per day projected on Idaho Avenue between 16th and 1 ih
Streets. Further, the proposed two-story, 10-unit condominium with subterranean
garage is consistent with the General Plan designation for Low Density Housing and
with the purpose, use and development standards of the R2 District. Therefore,
implementation of the project would not alter present or planned land use characteristics
of the surrounding neighborhood (Le other multiple-family residential uses), or
otherwise conflict with applicable land use plans, policies or regulations. In addition, the
overall projected cumulative base conditions associated with traffic in the project area
represent a deterioration in existing operating conditions. Therefore, it is likely that
cumulative growth in the project area would create significant traffic impacts regardless
of development of the proposed project. Since the 11 additional vehicle trips on Idaho
Avenue are distributed over a 24-hour period, a minimal number of vehicle trips are
likely to occur in anyone-hour period. Staff believes the increased housing benefit of
the project outweighs the minimal traffic impacts. Accordingly, adoption of a statement
of overriding considerations is recommended
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Conclusion
Staff believes that the use and design of the proposed redesigned project is compatible
to the scale and character of the neighborhood. The project compiles with all applicable
zoning codes and is consistent with the General Plan for the low-density housing
district. The project will have lower density than most of the existing residential
structures along the block and will be designed to be consistent in height and scale with
most of the structures in the neighborhood. Although, the project will generate
additional trips that would add traffic to the street, the distribution of such traffic will have
negligible impacts on the existing traffic conditions. With the development of a
landscape plan, to be approved by the ARB, the development will meet the City's
standards and provide improved family housing units.
RENT CONTROL STATUS
The single-family structure located at 834 16th Street is exempt from rent control. The
two residential units located at 838 16th Street are under rent control. The applicant is
currently seeking to withdraw the property from the rental market, pursuant to the Ellis
Act.
FEES
The project is subject to
. Parks and Recreation Facilities Tax of $200 per unit for a total of $2,000.00.
. Condominium Facilities Tax of $1 ,000 per saleable unit for a total tax of $10,000.00,
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Affordable Housing Obligation fee of $11.01 per square foot of floor area for a total
of $154,084.95 (13,995 SF x 11.01).
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.22.050, notice of the public hearing was
mailed to all owners and residential and commercial tenants of property located within a
500 foot radius of the project at least ten consecutive calendar days prior to the hearing
and was published in the California section of the Los Angeles Times on June 28, 2002.
A copy of the notice is contained in Attachment B.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal impact.
RECOMMENDATION
The proposed condominium complies with all applicable provisions of the Zoning
Ordinance and the General Plan, The proposed design and use is compatible with the
existing development in the general area It is recommended that the City Council
certify the EIR, adopt a Statement of Overriding Considerations, and approve CUP 98-
047 and Vesting Tentative Tract Map 52649 with the following findings and conditions,
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TENTATIVE TRACT MAP FINDINGS
1 The proposed subdivision, together with its provIsion for its design and
improvements, is consistent with applicable general and specific plans as
adopted by the City of Santa Monica, in that the project conforms to the
provisions of the R2 (Low Density Multiple Family Residential District)
Development Standards of the Zoning Ordinance, and the Low-Density Multi-
Family Residential Section of the Land Use Element of the General Plan. In
addition, although not required, the proposed subdivision complies with Interim
Ordinance No. 2042.
2. The site is physically suitable for the proposed type of development, in that it is a
standard lot with no unusual characteristics.
3. The site is physically suitable for the proposed density of development, in that a
15,000 square foot lot in the R2 District can accommodate up to 10 units and the
project proposes 10 units.
4. The design of the ten-unit condominium will not cause substantial environmental
damage or substantially and avoidably injure fish or wildlife or their habitat, in that
the project will replace an existing development, in an urbanized area.
5. The design of the ten-unit condominium project will not cause serious public
health problems, in that the proposed development complies with the provisions
of the Zoning Ordinance and the General Plan.
6. The design of the ten-unit condominium project will not conflict with easements,
acquired by the public at large, for access through, or use of, property within the
proposed subdivision, in that no such easements exist on the subject site and the
property has vehicular and pedestrian access from Fifteenth Court Alley.
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use is one conditionally permitted within the subject district and
complies with all of the applicable provisions of the "City of Santa Monica
Comprehensive Land Use and Zoning Ordinance", in that the proposed project
application was deemed complete on April 30, 1999 and continues to have
vested rights under the R2 development standards and the Conditional Use
Permit process for condominiums at that time. The project complies with the R2
District Development Standards of the Zoning Ordinance and the Low Density
Housing Multi-family Residential Section of the Land Use Element of the General
Plan.
2. The proposed use would not impair the integrity and character of the district in
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which it is to be established or located, in that the ten-unit condominium building
complies with the R2 District Development Standards of the Zoning Ordinance
and the Low Density Housing Multi-family Residential Section of the Land Use
Element of the General Plan which permits up to 29 residential units per acre.
The project use and density is compatible to the adjacent uses within the
neighborhood, which predominately consist of multi-family developments
between three and thirteen units per site.
3. The 15,000 square foot parcel is physically suitable for the type of land use being
proposed in that the property has no unusual characteristics, can accommodate
up to ten residential units, and has all necessary public improvements and ac-
cess to utilities.
4. The proposed use would be compatible with existing and permissible land uses
within the district and the general area in which the proposed use is to be located
in that it is similar in both density and use to surrounding properties and the
development as conditioned, complies with the Code requirements.
5. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed use would not be detrimental to public
health and safety, in that the proposed development is an infill of urban land
adequately served by existing infrastructure.
6. Public access to the proposed use will be adequate, in that the site is adequately
served by existing streets and alleys.
7 The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood in that the design, as
conditioned, meets setbacks, lot coverage and height requirements for the R2
District and the North of Wilshire Overlay. The consolidation of the subject lots
for a single development will provide an additional 2.5' to the side yards than
would be provided if the lots were developed separately, which will reduce the
massing effect upon adjacent properties and provide an opportunity for additional
landscaping. In addition the project's scale and height will be compatible with the
surrounding neighborhood and is subject to Architectural Review Board approval.
8. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that the area is defined as a low multi-family residential area in
the Land Use Element of the General Plan.
9. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that the project is an appropriate and
compatible use in the R2 District and complies with the provisions of the Zoning
Ordinance and the General Plan. In addition, the proposed density is consistent
with the adjacent residential developments that range from three to thirteen units
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per site,
10. The proposed use conforms precisely to the applicable performance standards
contained in Subchapter 9.04.12 and special conditions outlined in Subchapter
9.04.14 of the City of Santa Monica Comprehensive Land Use and Zoning
Ordinance, in that the condominium development does not contain any of the
special features described in the aforementioned Subchapters and, therefore, the
Performance Standards and Special Conditions relating to those features do not
apply to the development.
11 The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that the area is defined as a low multi-family residential
district, and the project complies with the unit per acre density limitations set in
the Land Use Element of the General Plan.
CONDITIONAL USE PERMIT CONDITIONS
Plans
1. This approval is for those plans dated 6/4/01, a copy of which shall be
maintained in the files of the City Planning Division. Project development shall
be consistent with such plans, except as otherwise specified in these conditions
of approval.
2. The Plans shall comply with all other provisions of Chapter 1, Article IX of the
Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and
General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and
approval of the Transportation Management Division.
4. Minor amendments to the plans shall be subject to approval by the Director of
Planning and Community Development. A significant change in the approved
concept shall be subject to Planning Commission Review. Construction shall be
in conformance with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of Planning and Community
Development.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the
applicant shall review disabled access requirements with the Building and Safety
Division and make any necessary changes in the project design to achieve
compliance with such requirements. The Architectural Review Board, in its
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review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the
applicant shall contact the Department of Environmental and Public Works
Management regarding urban runoff plans and calculations.
7. Plans for final design, landscaping, screening, and trash enclosures shall be
subject to review and approval by the Architectural Review Board.
8. The Architectural Review Board, in its review, shall pay particular attention to the
project's pedestrian orientation and amenities, scale and articulation of design
elements, exterior colors, textures and materials, window treatment, glazing,
height of mechanical enclosures, and landscaping.
9. The planter walls proposed within the front yard shall be no higher than 42'"
above average natural grade. Finished floor of any terrace or patio may not
exceed 3' above grade in the required front yard. In addition, the Architectural
Review Board shall pay particular attention to the scale, height, and massing of
the walls in relation to the one and two-story apartment buildings located to the
south.
10. Construction period signage shall be subject to the approval of the Architectural
Review Board.
11. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in that Part.
12. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.151. Refuse areas
shall be of a size adequate to meet on-site need, including recycling. The
Architectural Review Board in its review shall pay particular attention to the
screening of such areas and equipment. Any rooftop mechanical equipment
shall be minimized in height and area, and shall be located in such a way as to
minimize noise and visual impacts to surrounding properties. Unless otherwise
approved by the Architectural Review Board, rooftop mechanical equipment shall
be located at least five feet from the edge of the roof. Except for solar hot water
heaters, no residential water heaters shall be located on the roof (unless located
within a mechanical room).
13. No gas or electric meters shall be located within the required front or street side
yard setback areas. The Architectural Review Board in its review shall pay
particular attention to the location and screening of such meters.
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Fees
14 A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due
and payable at the time of issuance of a building permit for the construction or
placement of the residential unit(s) on the subject lot, per and subject to the
provisions of Section 6.80.010 et seq. of the Santa Monica Municipal Code.
Demolition
15. The existing site shall be maintained and secured by erecting a security fence,
and removing all debris, bushes and planting that inhibits the easy surveillance of
the property to the satisfaction of the Building and Safety Officer and the Fire
Department. Any landscaping material remaining shall be watered and
maintained until demolition occurs. The lot shall be kept clear of all trash, weeds,
etc.
16. Unless otherwise approved by the Community and Cultural Services Department
and the Planning Division, at the time of demolition, any street trees shall be
protected from damage, death, or removal per the requirements of Ordinance
1242 (CCS).
17 Immediately after demolition (and during construction), a security fence, the
height of which shall be the maximum permitted by the Zoning Ordinance, shall
be maintained around the perimeter of the lot. The lot shall be kept clear of all
trash, weeds, etc.
18. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to insure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
19. No demolition of buildings or structure built 40 years of age or older shall be
permitted until the end of a 60-day review period by the Landmarks Commission
to determine whether an application for landmark designation shall be filed. If an
application for landmark designation is filed, no demolition shall be approved until
a final determination is made by the Landmarks Commission on the application.
The existing site shall be maintained and secured by erecting a security fence,
and removing all debris, bushes and planting that inhibit the easy surveillance of
the property to the satisfaction of the Building and Safety Officer and the Fire
Department. Any landscaping material remaining shall be watered and
maintained until demolition occurs. The lot shall be kept clear of all trash, weeds,
etc.
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Construction
Unless otherwise approved by the Department of Environmental and Public
Works Management, all sidewalks shall be kept clear and passable during the
grading and construction phase of the project.
Sidewalks, curbs, gutters, paving and driveways which need replacing or removal
as a result of the project as determined by the Department of Environmental and
Public Works Management shall be reconstructed to the satisfaction of the De-
partment of Environmental and Public Works Management. Approval for this
work shall be obtained from the Department of Environmental and Public Works
Management prior to issuance of the building permits.
Vehicles hauling dirt or other construction debris from the site shall cover any
open load with a tarpaulin or other secure covering to minimize dust emissions.
23 Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of
the Community and Cultural Services Department and the Department of
Environmental and Public Works Management. No street tree shall be removed
without the approval of the Community and Cultural Services Department.
24 The mature tree located on the adjacent property to the south at 844 16th Street
shall be preserved pursuant to the City of Santa Monica Tree Protection Zone
Measures and subject to the approval of the Open Space Management Division
of the Community and Cultural Services Department.
A construction period mitigation plan shall be prepared by the applicant for
approval by the Department of Environmental and Public Works Management
prior to issuance of a building permit. The approved mitigation plan shall be
posted on the site for the duration of the project construction and shall be
produced upon request. As applicable, this plan shall 1) Specify the names,
addresses, telephone numbers and business license numbers of all contractors
and subcontractors as well as the developer and architect; 2) Describe how
demolition of any existing structures is to be accomplished; 3) Indicate where any
cranes are to be located for erection/construction; 4) Describe how much of the
public street, alleyway, or sidewalk is proposed to be used in conjunction with
construction; 5) Set forth the extent and nature of any pile-driving operations; 6)
Describe the length and number of any tiebacks which must extend under the
property of other persons; 7) Specify the nature and extent of any dewatering
and its effect on any adjacent buildings; 8) Describe anticipated construction-
related truck routes, number of truck trips, hours of hauling and parking location;
9) Specify the nature and extent of any helicopter hauling; 10) State whether any
construction activity beyond normally permitted hours is proposed; 11) Describe
any proposed construction noise mitigation measures; 12) Describe construction-
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period security measures including any fencing, lighting, and security personnel;
13) Provide a drainage plan; 14) Provide a construction-period parking plan
which shall minimize use of public streets for parking; 15) List a designated on-
site construction manager; 16) Provide a plan for protection of the property line
wall located along the northern property line.
26. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
27. A sign shall be posted on the property in a manner consistent with the public
hearing sign requirements which shall identify the address and phone number of
the owner and/or applicant for the purposes of responding to questions and
complaints during the construction period. Said sign shall also indicate the hours
of permissible construction work.
A copy of these conditions shall be posted in an easily visible and accessible
location at all times during construction at the project site. The pages shall be
laminated or otherwise protected to ensure durability of the copy.
Environmental Mitiqation
29. Ultra-low flow plumbing fixtures are required on all new development and
remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0
gallon urinals and low flow shower head.)
Parking areas and structures and other facilities generating wastewater with
significant oil and grease content are required to pretreat these wastes before
discharging to the City sewer or storm drain system. Pretreatment will require
that a clarifier or oil/water separator be installed and maintained on site. In cases
where settleable solids are present (or expected) in greater amounts than
floatable oil and grease, a clarifier unit will be required. In cases where the
opposite waste characteristics are present, an oil/water separator with automatic
oil draw-off will be required instead. The Environmental and Public Works
Management Department will set specific requirements. Building Permit plans
shall show the required installation.
31 The exterior building lighting shall be designed to shed light pools only on the
project site and provide "cutoff" shields, as necessary to prevent an increase in
lighting upon adjacent residential uses.
32. Landscaping illumination and exterior sign lighting shall be accomplished with
low-level, unobtrusive fixtures. Such lighting shall be shielded to direct light
pools away from off-site viewers.
20
33. The applicant shall prepare and implement a Construction Impact Mitigation Plan
to include the plan for traffic management during construction. This plan shall be
subject to review and approval by the City and, at a minimum, shall include the
following: a) a City information program to advise motorist of impending
construction activities b) approval from the Department of Environmental and
Public Works Management Division and all other affected agencies for any
construction detours or construction work requiring encroachment into public
right-of-way, or any street use activity; c) timely notification of construction
schedules to all affected City agencies; d) coordination of construction work with
affected City agencies 5 to 10 days prior to start of work; e) a traffic control plan
for the streets surrounding the work area, which includes specific information
regarding the project's construction and activities that will disrupt normal traffic
flow; f) prohibition of dirt and demolition material hauling and construction
material delivery during the morning and afternoon peak traffic periods and
cleaning of streets and equipment as necessary; g) scheduling and expediting of
work to cause the least amount of disruption and interference to the adjacent
vehicular and pedestrian traffic flow. It is recommended that all weekday daytime
work on the City street be performed between the hours of 9:00 am and 3:00 pm;
h) limiting the amount of queuing of trucks to on-site and prohibition of truck
queuing on area roadways; I) scheduling of pre-construction meetings with
affected City agencies to properly plan methods of controlling traffic through work
areas; j) storage of construction material and equipment within the designated
work area and limitation of equipment and material visibility to the public; k)
provisions to provide off-street parking to construction employees, including use
of a remote location with shuttle transport to the site, if determined necessary by
City agencies.
34. Water trucks or sprinkler systems are to be used during clearing, grading, earth
moving, excavation, or transportation of cut or infill materials, and construction to
prevent dust from leaving the site and to prevent dirt/dust buildup. Provisions
shall be made prior to and during watering of the site to prevent water runoff.
The streets and sidewalks within 150 feet of the site perimeter shall be swept
during construction. Additional sweeping shall be performed as determined by
City inspections.
36. Soil stockpiled for more than 2 days shall be covered, kept moist, or treated with
soil binders to prevent dust generation.
All diesel equipment shall be operated with closed engine doors and shall be
equipped with factory-recommended mufflers and whenever feasible, electrical
power shall be used to run air compressors and similar power tools.
For all noise generating construction activity on the project site, additional noise
attenuation techniques shall be employed, as needed and feasible; to reduce
21
noise levels to City of Santa Monica noise standards. Such techniques may
include, but are not limited to the use of sound blankets on noise generating
equipment and the construction of temporary sound barriers, including walls or
other sound attenuating features, between construction sites and nearby
sensitive receptors. All construction activities, which generate noise levels above
those allowed by the City Noise Ordinance, shall be limited between the hours of
10 a.m. and 3 p.m.
Miscellaneous CUP Conditions
The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
40. If any archaeological remains are uncovered during excavation or construction,
work in the affected area shall be suspended and a recognized specialist shall be
contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning and Community
. Development to determine the significance of the survey findings and appropriate
actions and requirements, if any, to address such findings.
41 Street and/or alley lighting shall be provided on public rights of way adjacent to
the project if and as needed per the specifications and with the approval of the
Department of Environmental and Public Works Management.
No fence, gate, or wall within the required front yard setback, inclusive of any
subterranean garage slab and fencing, gate, or railing on top thereof, shall
exceed a height of 42" above actual grade of the property.
43. A security gate shall be provided across the opening to the subterranean garage.
If any guest parking space is located in the subterranean garage, the security
gate shall be equipped with an electronic or other system which will open the
gate to provide visitors with vehicular access to the garage without leaving their
vehicles. The security gate shall receive approval of the Police and Fire
Departments prior to issuance of a building permit.
44. Mechanical equipment shall not be located on the side of any building which is
adjacent to a residential building on the adjoining lot. Roof locations may be
used when the mechanical equipment is installed within a soundrated parapet
enclosure.
45. Final approval of any mechanical equipment installation will require a noise test
in compliance with SMMC Section 4.12.040. Equipment for the test shall be
provided by the owner or contractor and the test shall be conducted by the owner
or contractor. A copy of the noise test results on mechanical equipment shall be
submitted to the Community Noise Officer for review to ensure that noise levels
- 22
do not exceed maximum allowable levels for the applicable noise zone.
46. Final building plans submitted for approval of a building permit shall include on
the plans a list of all permanent mechanical equipment to be placed indoors
which may be heard outdoors.
Validitv of Permits
47. In the event permitted violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been fully remedied.
48 Within ten days of City Planning Division transmittal of the Statement of Official
Action, project applicant shall sign and return a copy of the Statement of Official
Action prepared by the City Planning Division, agreeing to the Conditions of
approval and acknowledging that failure to comply with such conditions shall
constitute grounds for potential revocation of the permit approval. By signing
same, applicant shall not thereby waive any legal rights applicant may possess
regarding said conditions. The signed Statement shall be returned to the City
Planning Division. Failure to comply with this condition shall constitute grounds
for potential permit revocation.
49. Exercise of rights shall mean issuance of a building permit to commence
construction. However, the permit shall also expire if the building permit expires
pursuant to the requirements of Santa Monica Municipal Code section 8.08.060.
One 12-month extension may be permitted if approved by the Director of
Planning. Applicant is on notice that time extensions may not be granted if
development standards relevant to the project have changed since project
approval.
50. Within thirty (30) days after final approval of the project, a sign shall be posted on
site stating the date and nature of the approval. The sign shall be posted in
accordance with the Zoning Administrator guidelines and shall remain in place
until a building permit is issued for the project. The sign shall be removed
promptly when a building permit is issued for the project or upon expiration of the
Conditional Use Permit.
Affordable Housinq Obliqation
51 Pursuant to Santa Monica Municipal Code (SMMC) Chapter 9.56, the project is
subject to the City's Affordable Housing Production Program which requires a
ten-unit development to provide either one (10%) very low cost affordable units
or two (20%) low cost affordable units on-site (SMMC Section 9.56.050), provide
the affordable units off-site (SMMC Section 9.56.060), pay an affordable housing
fee (SMMC Section 9.56.070), acquire land for affordable housing (SMMC
23 -
Section 9.56.080). The developer has elected to satisfy the Affordable Housing
Production requirement through payment of an affordable housing fee. The
project's affordable housing fee is bases on the following formula:
Floor Area (as defined by SMMC Section 9.04.02.030.315) x $11.01. The
project's floor area as shown on the plans dated 6/4/01 is 13,995 square
feet. The project's affordable housing fee based on this floor area would be
$154,084.95 ($11.01 x 13,995 sq. ft.). The fee will be recalculated prior to
payment based on the actual building floor area of the project as
constructed. The fee must be paid in full prior to the City granting any
approval for the occupancy of the project.
TENTATIVE TRACT MAP CONDITIONS
1 All off site improvements required by the City Engineer shall be installed. Plans
and specifications for off site improvements shall be prepared by a registered
civil engineer and approved by the City Engineer.
2, A subdivision improvement agreement for all off site improvements required by
the City Engineer shall be prepared and a performance bond posted through the
City Attorney's office.
3. The tentative map shall expire 24 months after approval, except as provided in
the provisions of California Government Code Section 66452.6 and Sections
9.04.16.030(e) of the Santa Monica Municipal Code. During this time period the
final map shall be presented to the City of Santa Monica for approval. No
building permit for the project will be granted until such time as the final map is
approved by the Santa Monica City Council.
4. In submitting required materials to the Santa Monica Engineering Division for a
final map, applicant shall provide a copy of the approved Statement of Official
Action.
5. Prior to approval of the final map, Condominium Association By-Laws (if
applicable) and a Declaration of CC & R's shall be reviewed and approved by the
City Attorney. The CC & R's shall contain a non-discrimination clause as
presented in Section 9.20.20.020 (SMMC) and in the case of condominiums,
contain such provisions as are required by Section 9.04.16.030(e)(SMMC).
6. The developer shall provide for payment of a Condominium Tax of $1,000 per
saleable residential unit per the provisions of Section 6.76.010 et seq. of the
Santa Monica Municipal Code.
24
7 The form, contents, accompanying data, and filing of the final subdivision map
shall conform to the provisions of Sections 9.20.12.010 through 9.20.08.090
(SMMC) and the Subdivision Map Act. The required Final Map filing fee shall be
paid prior to scheduling of the Final Map for City Council approval.
8. The form, contents, accompanying data, and filing of the final parcel map shall
conform to the provisions of Sections 9.20.12.010 through 9.20.12.080 (SMMC)
and the Subdivision Map Act.
9. One Mylar and one blue-line copy of the final map shall be provided to and
recorded with the Los Angeles County Recorder prior to issuance of any building
permit for a condominium project pursuant to Government Code Section
66499.30. Applicant shall also provide the County with a copy of this Statement
of Official Action at the time the required copies of the map are submitted.
10. A copy of the recorded map shall be provided to the City Planning Division before
issuance of a Building permit.
11 Pursuant to Section 9.20.14.070 (SMMC), if the subdivider or any interested
person disagrees with any action by the Planning Commission with respect to the
tentative map, an appeal or complaint may be filed in writing with the City Clerk.
No appeal or complaint may be filed after a ten day period from the
Commission's decision on the tentative map.
Prepared by:
Suzanne Frick, Director
Jay M. Trevino, AICP, Planning Manager
Amanda Schachter, Principal Planner
Kimberly Christensen, AICP Senior Planner
City Planning Division
Planning and Community Development Department
Attachments:
A. Municipal Code and General Plan Conformance
B. Notice of Public Hearing
C. Radius and Location Map
D. Written public comments
E. Resolution Certifying the Final EIR
F. Resolution Adopting a Statement of Overriding Considerations
G. CC&R's Resume
H. Rendering & Photographs of Site and Surrounding Properties, Plot Plan, Floor
Plans and Elevations, Vesting Tentative Tract Map 52649
I. Final EIR
f:\Plan\Share\Council\Strpt\2002\98CU P04 7 .doc
June 27,2002
25
ATTACHMENT A
Municipal Code and General Plan Conformance
\4\". 0026
Development
Category
Permitted Use
Classification
Height of Building
Number of Stories
Max. Unit Density
Max. Lot Coverage
Mezzanines and Lofts
Front Yard Setback
Upper Level Setbacks
Front Elevation
. 0' - 14' above
grade
ATTACHMENT A
Municipal Code
Multi-family dwelling units
[SMMC 9. 04. 08. 06. 020(d)]
23' for flat roof
30' for a pitched roof (3:1 min.
slope)
2 stories, plus mezzanine
Ordinance 2042
1 unit per 1,500 SF of lot area
14,987 /1,500 = 9.99 or 10 units
SMMC 9.04.08.06.060 b)
50%
.50 x 14,987 = 7,493.50 SF
SMMC 9.04.08.06.060 c
Mezzanines and lofts shall have a
minimum 7' clear height, and shall
not exceed one-third of the total
floor area in the room open below.
In addition, they shall contain no
walls, partitions, closet, or
bathrooms.
Open rooms consists of:
Units 1, 2, & 9 = 180.88 SF each
Units 3 thru 8 = 248.9 SF each
Unit 10 = 211.75 SF
Maximum SF for mezzanines/lofts:
180.88 SF / 3 = 60.29 SF max.
248.90 SF / 3 = 82.97 SF max.
211.75 SF / 3 = 70.58 SF max.
[SMMC 9.04.02.030.485]
20' [SMMC 9. 04. 08. 06. 060(e)]
. 24% of front elevation from the
grade level up to 14' in height
shall provide an additional 5-foot
average setback from the min.
20' front yard setback.
32.75' x 2 = 65.5'
1 O-unit condominium building
30' maximum height for pitched
roofs.
2 stories, plus mezzanine
5-unit condominium building
7,489/14,987 = .499 or 50%
Units 1,2 & 9 = 60.06 SF
Units 3 thru 8 = 82.35 SF
Unit 10 = 69.75 SF
20'
. [2' x 11.58'] x 10' = 231.6 cf
[1.75' x 11.58'] x 4' = 81.06 cf
[2' x 11.0'] x 10' = 220 cf
2 x (220 + 81.06 + 231.6) =
1,065.32 cf
.08' x 65.5' x 14' = 73.36 cf
~.. v\-27
65.5' x .24 = 15.72' Total = 1,065.32 cf + 73.36 cf
[15.72' x 5'] x 14'H = 1100.4 cf = 1,138.68 cubic feet provided
. 15' plus above . 30% of the front elevation 15' . [13.59' x 3.75'] x 8' =407.7 cf
grade above ANG shall provide an [11' x 4.42] x 8' = 388.96 cf
additional 1 a-foot average 2 x (407.7 cf + 388.96 cf) =
setback from the minimum front 1,593.32 cf
yard setback. [.08' x 65.5'] x 8' = 41.92 cf
32.75' x .2 = 65.50' Total = 1,593.32 cf + 41.92 cf
65.50' x .30 = 19.65' = 1,635.24 cubic feet provided
[19.65' x 1 a'] x 8'H = 1,572 cubic
feet
[Ordinance 20421
Rear Yard Setback 15' [SMMC 9. 04. 08. 06. 060(f)] 15.25' from the centerline of the
allev.
Side Yard Setback 5' + (stories x lot width) /50 = 9.25' to 11' setbacks are
5'+ (2' X 99.98') / 50 = 8.9' provided.
rSMMC 9. 04. 08. 06. 060(q)1
"ut 0\..28
Upper Level Setbacks . No more than 50% of side . Complies
South Side Elevation elevation can be on same parallel
plane. A minimum separation of
at least 2 feet is required
between parallel planes.
124.82' x .5 = 62.41'
. 3'-13'
grade.
. 13-23'
grade.
above
above
An additional four-foot
setback from the required
minimum side yard setback.
(124.82' x 4') x 10' = 4,992.8
cubic feet required.
.
13' - 23' above ·
grade
[Ordinance 2042]
Upper Level Setbacks . No more than 50% of side
North Side Elevation elevation can be on same parallel
plane. A minimum separation of
at least 2 feet is required
between parallel planes.
124.68' x .5 = 62.34'
. 3'-13'
grade.
. 13-23'
grade.
above
above
0'-13' above ANG
62.41' @ 11.00' side yard
49.83' @ 13.00' side yard
9.42' @ 20.74' side yard
2.00' @ 24.00' side yard
1.17' @ 34.50' side yard
13' -23' above ANG
2.75' @ 9.25' side yard
46.92' @ 11.00' side yard
43.67' @ 13.00' side yard
16.50' @ 15.33' side yard
9.42' @ 18.25' side yard
4.42' @ 24.00' side yard
1.15' @ 34.00' side yard
13' -23' above ANG
2.75' x .35' = .96 SF
46.92' x 2.10' = 98.53 SF
43.67' x 4.10' = 179.05 SF
16.50' x 6.43' = 106.10 SF
9.42' x 9.35' = 88.08 SF
4.42' x 15.10' = 66.74 SF
1.15' x 25.10' = 28.87 SF
Total = 568.33 SF x 10' H =
5683.3 cubic feet rovided.
. Complies
3'-13' above ANG
59.26' @ 11.00' side yard
61.42' @ 13.00' side yard
4.00' @ 24.00' side yard
13'-23' above arade
5.50' @ 9.25' side yard
41.00' @ 11.00' side yard
52.84' @ 13.00' side yard
16.50' @ 15.33' side yard
'" 2 9
il1.. lfI \J ~
.
13' - 23' above .
grade
R2 Upper Level
Stepbacks for Front
Elevation
14' - 23'
An additional four-foot
setback from the required
minimum side yard setback.
(124.68' x 4') x 10' = 4.987.2
cubic volume required.
[Ordinance 2042]
. Any portion of the front building
elevation between 14' and 23'
exceeding 75% of the maximum
buildable front elevation shall be
stepped back from the front
setback line an additional
average amount equal to 4% of
the parcel depth, but in no case
resulting in a requirement
step back greater than 10'.
Max. buildable elevation = 82.18'
82.18' x .75 = 61.64'
65.98' front elevation - 61.64' =
4.34'
4.34 x (.04 x 149.9) x9' = 234.2
cubic feet reauired
rSMMC 9. 04. OB. OB. 060(i)(1)1 I
I 8.84' @ 24.00' side yard
...
13'-23' above arade
5.50' x .35' = 1.93 SF
41.00' x 2.10' = 86.10 SF
52.84' x 4.10' = 216.64 SF
16.50' x 6.43' = 106.10 SF
8.84'x15.10= 133.48 SF
,
,
544.25' x 10' = 5.442.5 cubic
volume provided
. [13.59' x 3.75'] x 8' =407.7 cf
[11' x 4.42] x 8' = 388.96 cf
2 x (407.7 cf + 388.96 cf) =
1,593.32 cf
[.08' x 65.5'] x 8' = 41.92 cf
Total = 1,593.32 cf + 41.92 cf
= 1.635.24 cubic feet provided
~fii (j\..30
R2 Upper Level
Step backs
South and North Side
Elevations
Landscaping
. Any portion of the side buildinQ
elevation between 14' and 23'
exceeding 50% of the maximum
buildable side elevation shall be
stepped back from the side
setback line and additional
average amount equal to 6% of
the parcel width, but in no case
resulting in a require stepback
greater than 10'.
Max. buildable elev. = 124.90'
124.90' x .50 = 62.45'
North Side
124.68'- 62.45' = 62.23'
62.23' x (99.98' x .06) x 9' =
3.359.75 cubic feet reauired
South Side
124.82' - 62.45' = 62.37'
62.37' x (99.98 x .06) x 9 =
3.367.31 cubic feet reauired
[SMMC 9. 04.08.06. 060(j)(3)]
. A minimum of 50% of both
required side yards
(124.9' x 8.9')/2 = 555.80 SF
required
[Ordinance 2042]
. Complies
North Side
5.50' x .35' = 1.93 SF
41.00' x 2.10' = 86.10 SF
52.84' x 4.10' = 216.64 SF
16.50' x 6.43' = 106.10 SF
8.84' x 15.10 = 133.48 SF
544.25' x 10' = 5.442.5 cubic
volume provided
South Side
2.75' x .35' = .96 SF
46.92' x 2.10' = 98.53 SF
43.67' x 4.10' = 179.05 SF
16.50' x 6.43' = 106.10 SF
9.42' x 9.35' = 88.08 SF
4.42' x 15.10' = 66.74 SF
1.14' x 25.10' = 28.61 SF
Total = 568.07 SF x 10' H =
5.680.7 cubic feet provided.
North side:
3.33' x 124.9' = 415.9 SF
5 x (4' x 9') = 180.00 SF
Total = 595.9 SF provided
South side
101.92 x 3.33 = 339.39 SF
4 x (4.5' x 12.00') = 216 SF
4.00' x 2.0' = 8.00 SF
Total = 563.39 SF provided
~H' \.;'-'31
. A minimum of two 24-inch box . Two 48-inch box Jacaranda
trees shall be planted in requireo trees are proposed.
front yard.
[Ordinance 2042]
. 50% of required front and side . 579.51 SF x 2 =
yards shall be landscaped. 1,159.03 SF provided.
99.98' x 20' = 1,999.6 SF
1,999.6 SF / 2 = 999.8 SF.
[SMMC 9.04.10.04.060(a)7
Unexcavated area in . 50% required front yard. . 498.5' x 2 = 997 SF
yard areas 99.98' x 20' = 1,999.6 SF 2' x 4.67' = 9.34 SF
1,999.6 SF / 2 = 999.8 SF Total = 1,006.34 SF provided
required to be unexcavated
. 4' wide area along side yards. . 4' unexcavated area along
4' x 149.9 = 599.6 SF each side yard.
[SMMC 9.04. 10.02. 170(a)(1) and
(bJ1
Usable Private Open A minimum of 50 square feet per All units exceed 50 SF. All
Space unit for projects with six or more calculations are taken from
units. ground floor open space only.
[Ordinance 2042] Unit 1 = 327.25 SF
Unit 2 = 378.5 SF
Units 3 thru 8 = 201 SF
Unit 9 = 329.75 SF
i Unit 10 = 165 SF
Building Height . Vents, stacks, ducts, skylights . None proposed.
Projections and steeples may project above
maximum height limit by 5'.
. Legally required parapet walls . Roof deck railings 1.75'
and open work safety rails may above the 23' high maximum
project 3.5'. for exterior walls, but does
not exceed maximum height
limit of 30'.
. Stairwell enclosures (max. 4' x . 4' x 4' stairwell enclosures
4') may project 10' above the project 6.25' above 23' high
roofline. Stairwell enclosures maximum height limit for
may project 12' above the exterior walls, but does not
roofline if a parapet is requirecl. exceed maximum height
limit of 30'.
[Ordinance 2042J
i
?\ntt \;\.;32
. Chimneys may extend no more . Chimneys project 4.25'
than 5' above maximum height above maximum height limit
limit. The chimneys are attach~d or 34.25' above ANG.
to pitched roof area with a
maximum allowable height of
40'; therefore, chimneys may
project up to 45' above ANG.
[SMMC 9.04.10.02.030(c)(1)]
Location and . Mechanical equipment may be . AlC units are screened by
Screening of above the roofline if it is roof deck parapet wall.
Mechanical screened. All mechanical
Equipment equipment that extends more
than 12-inches above the roof
parapet shall be screened from
view. Equipment shall be
screened from a horizontal
plane on all sides with an imp~ct
resistant wall.
[SMMC 9.04. 10.02. 140]
. Mechanical enclosures above a . None proposed.
roofline shall not be allowed
without a variance, and shall n(>t
exceed 12' above the maximum
allowable height.
[Ordinance 2042] i
i
Fences, Walls, and Walls, fences, and hedges I 6' to 8' high CMU walls
. .
Hedges located in the required front yard proposed along side and
shall not exceed 42-inches in rear yards. 42-inch high
height and walls, fences, and walls proposed within front
hedges located in the required yard.
side and rear yards shall not
exceed 8' in height.
[SMMC 9.04.10.02.080(a)(b)J
Parking Access Access from alley is required. Access from 15th Court Alley.
[SMMC 9.04. 10.08.080]
Parking: Number of 2 parking spaces for each unit with 22 parking spaces provided
Spaces 2 or more bedrooms, plus 1 visitor within semi-subterranean
space for each 5 units. garage.
~~ UI...33
10 units x 2 = 20, plus 2 visitor
space = 22 parking spaces
[SMMC 9.04. 10.08.040] !
Refuse and Recycling For multi-family projects containing 5"W x 9'L x 6'H (outdoor
Area 5 to 10 units shall provide a 5' in enclosure) adjacent to alley.
width x 9' in length enclosure withia
8' high wall (or 6' if outdoors)
[SMMC 9.04. 10.02. 151 (b)(3)]
Hazardous Visual 5' from access & intersection point 5' clearance along driveway and
Obstructions [SMMC 9.04. 10.02.090] alley intersection.
F:\PLAN\SHARE\Council\STRPT\98CUP047.16thSt.2001.doc
~~ 0\.134
,ATTACHMENT B
Notice of Public Hearing
,~~ (ji..t35
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT: Environmental Impact Report 99-005, Conditional Use Permit 98-047 and
Vesting Tentative Tract Map 52649 (99TM-002) for a Ten-Unit Condominium
Located at 834-838 Sixteenth Street.
APPLICANT: Norman Salter
PROPERTY OWNER: Norman Salter
A public hearing will be held by the City Council to consider the following request:
The City Council will conduct a public hearing to consider applications for a Conditional
Use Permit and Vesting Tentative Tract Map to permit the construction of a two-story,
13,995 square foot, 1 O-unit condominium with a 22-space subterranean parking garage.
The City Council will also consider certification of the Final Environmental Impact Report
that analyzes the environmental impacts of the proposed project. Adoption of a Statement
of Overriding Consideration will also be required in order to approve the project. The
project site is located on the west side of 16th Street between Montana and Idaho Avenues
in the R2 (Low Density Multiple Residential) District."
,~
The Final EIR, which consists of the Draft EIR and the responses to comments received
during the comment period on the DEIR, is available at the Main Library Reference
Section, at the Office of the City Clerk, and at the City Planning Division Public Counter,
Room 111 in City Hall.
DATE/TIME:
Tuesday, July 9,2002 at 6:45 p.m
LOCATION:
City Council Chambers, Second Floor, Santa Monica City Hall
1685 Main Street, Santa Monica, California
HOW TO COMMENT
The City of Santa Monica encourages public comment. You may comment at the City
Council public hearing, or by writing a letter. Written information will be given to the City
Council at the meeting.
Address your letters to:
City Clerk
Re: 98CUP-047, TM 52649 (99TM-002), EIR 99-005
1685 Main Street, Room 102
Santa Monica, CA 90401 I
MORE INFORMATION
If you want more information about this project or wish to review the project file, ple~se
contact Kimberly Christensen, AICP, Senior Planner at (310) 458-8341, or bye-mall at
kimberly-christensen@santa-monica.org. The Zoning Ordinance is available at the
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Planning Counter during business hours and on the City's web site at www.santa-
monica.orQ.
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The meeting facility is wheelchair accessible. For disability-related accommodations,
please contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. All
written materials are available in alternate format upon request. Santa Monica Big Blue Bus
Lines numbered 1,2, 3, 5, 7, 8, 9, and 10 serve City Hall.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the public
hearing described in this notice, or in written correspondence delivered to the City of Santa
Monica at, or prior to, the public hearing.
ESPANOL
Esto es una noticia de una audiencia publica para revisar applicaciones proponiendo
desarrollo en Santa Monica. Si deseas mas informacion, favor de lIamar a Carmen
Gutierrez en la Division de Planificacion al numero (310) 458-8341.
APPROVED AS TO FORM
F:\PLAN\SHARE\COU NCIL \NOTICES\98CUP047 .doc
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,ATTACHMENT C
Radius and Location Map
Electronic version of attachment is not available for review.
Document is available for review at the City Clerk's Office
and the Libraries.
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I HEREBY CERTIFY, under p " of perjury, tnat to the best of my knOWle." the anached Rac.los Map
correctly depicts the OwnerShip List correctly shows th ' SI names ana acaresses of t!"e
property owners as or (aate). I furtner certify tnat to tM cest of my oWle'~ troe 'ist correc:'y
,ndliq'!tes tni u 'it nun)Oers and street addresses of the tenants wlthm the area as of \ \ ;::,c..-' -1~ ;ca:e)
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.ATTACHMENT D
Written Public Comments
Electronic version of attachment is not available for review.
Document is available for review at the City Clerk's Office
and the Libraries.
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CITY OF
CITY PI
June 19, 2002
'02 JUN 20 p ~ :23
828 16th Street #2
Santa Monica, CA 90403
City Planning Division
1685 Main Street, Rm. 212
Santa Monica,.LCA 90401
Attention: Jean Moore
Re: The draft of the Environmental Impact Report for the proposed construction of
a ten unit condominium at 834-838 16th Street.
This Environmental Impact Report raises several concerns that should be addressed
before approval is given. These concerns are in the order as detailed in the report.
Page ES-13: Of the alternatives as to the number or units to be allowed, the 40%
reduction to six units would be ideal. With six units instead of the ten proposed, the
neighborhood will have less traffic, less noise, and less congestion, and the parking
situation would be a little less jammed; it is now very bad on 16th Street with all the
employees from Montana Avenue parking all day on this street. Santa Monica is
becoming overcrowded with severe parking problems, overly busy streets; thus bringing
on a lower quality of life. Even with a 40% reduction, this proposed project would still
dwarf the other buildings on the block. The apartment building to the north of the
proposed project has only the front unit that approximates 30 feet in height. The back
five units are only 20 feet tall. Subsequently, these residents would be overwhelmed by
the proposed projtfCts eight foot wall and then over thirty feet of building blocking light,
blocking air circulation and invading privacy.
Pages ES-4: Areas of Controversy and Issues to be Resolved.
The height of the proposed building is still a very controversial issue. The city requires a
30' maximum height, but where the measurement begins is a major factor. This property
has almost a 5% downhill grade; subsequently, the height measurement can vary. For
example, the 834 property is artificially raised, since the original builders added soil to
this property, making it much higher than the 838 property. Page 1-12 shows the
proposed development overwhelming the condominium immediately south of the
proposed project. The problem is that both proposed units show as being ofthe same
height. The downhill slope of the street plus the improper measurements for height show
this 838 unit to be much higher than the 30' limit. Something must be done to prevent
this. The subterranean parking structure should be lowered to make the proposed project
less imposing on the next door condominium. As the plans show, the 838 project will
exceed the height limit, especially with the ground levels sharply different between the
two properties (834 and 838 16th St.).
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Page 2-11:
Again the 30' height limit is mentioned. We are worried that variances will be given as
too often it is done; otherwise the builders in Santa Monica would not present blue prints
that exceed the limits. The more square footage a builder can build, the more money he
can charge per unit. Do we want only affluent people to live in this city? Does the
builder's quest for profits override the desire of the present residents for a quality of life?
Page 4-1: Again you present alternatives. Again, we reiterate that a six unit development
is ideal for this neighborhood.
A proposed eight foot wall is planned to separate the property from the neighbors. This
is not acceptable as that height would act like a prison wall and certainly would
contribute to blocking the light and air circulation. A lower height must be made;
compartmentalizing each piece of property is very poor for the neighborhood
In addressing the traffic study, which does not even cover the 15th Street Court (alley
between 15t1i and 16th Stret): this alley has a great deal of negatives as far as having a
garage oulet for the parking structure. There are numerous trash and recycling containers
all along the alley between Montana and Idaho Avenues. These are certainly obstacles
along with the numerous cars parked along the way. Too often, drivers have lost their
side view mirrors traversing this alley. With parking so difficult to find, delivery trucks,
service vehicles, and other cars park along the sides temporarily or often the entire day.
Subsequently this alley is like a "Dodgem Cars" ride at a fun zone.
We know the city wishes to make use of the alley for the garage parking, but 16th Street is
a unique street. It is much wider than any street in a residential area. There are already
two driveways at 834 and 838 16th Street; thus no parking spaces will be lost by having
the garaage entrance on 16th Street. With such a wide street, the safety issue is not a
problem. In fact, a 16th Street entrance to the garage is much more practical. The alley
exits at both Idaho and Montana are potentially very dangerous, with a sharp decline just
before the sidewalks. Both exits are also somewhat blind, as the buildings are right up to
the edge of the alley. A careless driver or pedestrian could wind up in a very serious
situation. Check this out.. There should be no more garage outlets built in this alley.
On the north; side of the 834 16th proposed project and about 100 feet from the front of
the property is a large palm tree that is right at the wall separating the 828 property from
the proposed 834 property. The removal of this tree will cause damage to the wall and to
the walkway that the residents of 828 use to enter or exit their homes. Assurances are
needed to protect the residents, as this walkway is the only way to their homes.
There is an elderly woman in unit 4 that would have serious problems if the walkway
would be unusable for even one day.
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Thank you for the opportunity to comment on this development. Many other residents in
the area have expressed their thoughts on this proposed development and concur with this
letter. If you have any questions or further plans on this proposed development, please
call 310-451-2093.
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Frederick Fink
Lila Fink
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CONCERNED RESIDENTS COALITION
844 16TH STREET, #4
SJ!\NT A MONICA, CA 90403
(310) 394-8089/ (310) 393-0266
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June 21,2002
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City of Santa Monica
City Planning Division
1685 Main Street
Santa Monica, CA 90401-3295
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A TIN: Kim Christiansen
To Whom It May Concern:
Enclosed find our response to the draft Environmental Impact Report on the proposed
Ten-Unit Condominium Project at 834-838 16th Street, Santa Monica. We submit this
response with the understanding that.it will be reviewed by the City Planning Division,
the Santa Monica City Council, and the Landmarks Commission, as well as by any other
bodies and decision-makers concerned with this project. I~ additional materials or
duplicates are required, please advise us.
The response represents the collective views of theiresidents in the neighborhood in
which the project is planned. Additional materials will be fOlV(arded to you regarding this
matter before the next scheduled City Council discussion of the project.
Thank you for your assistance in making this information available as necessary.
I~~YO~'
Robert Bell
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Rebecca Novelli
Ene!. (1)
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CONCEFtNED RESIDENTS COALITION
FIESPONSE TO DRAFT
ENVIRONMENTAL IMPACT REPORT
ON A PROPOSED
TEN-UNIT CONDOMINIUM PROJECT
,834-838 16TH STREET
SANTA MONICA, CALIFORNIA
JUNE 21, 2002
CONCERNED RESIDENTS COALITION
84416TH STREET, #4
SANTA MONICA, CA 90403
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TABLE OF CONTENTS
OVERVIEW 1
TRAFFIC, CIRCULATION J!~ND PARKING 2
1. Alley Access during and after Construction 3
Exhibit 1: 15th StrE!et Court Allev 4
Exhibit 2: Current Parking and Access on
15th Stn:!et Court Alley I 6
2. Parking 7
Exhibit 3: Crowded parking on 16th Street 9
Recommendations 12
AESTHETICS/SHADE AND SHADOW 13
1. Important areas n,ot considered in draft report 13
Exhibit 4: 800 Blclck of 16th Street 14-15
2. Disproportionate size of proposed condominium
Development 16
Exhibit 5: Property line and garden area at 844
16th Street 17-18
Exhibit 6: Balcony security and privacy for Unit 6
at 844 16th Street 21
3. Shade and Shadc)ws 22
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4. Privacy
22
5. Glare
23
6. Landscaping adjlacent to the project
23
Exhibit 7: Trees em property lines at 828 and
844 16th Street ':;;1
24
Recommendations
25
HISTORIC RESOURCES
26
Recommendations
26
CONSTRUCTION
27
Exhibit 8: Failure to maintain property
29
Recommendations
30
NEIGHBORHOOD EFFECTS
31
Recommendations
31
Appendix A: Memo from Maureen E. Hosier, Ph.D~
32
Appendix B: City of Santa Monica Preferential Parking
Citizen Handbook
33
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CONCERNED RESIDENTS COALITION
844 16TH STREET, #4
SANTA MONICA, CA 90403
JUNE 21, 2002
TO:
THE CITY OF SANTA MONICA, SANTA MONICA CITY
COUNCIL, SiANT A MONICA LANDMARKS
COMMISSION
ill'
FROM:
CONCERNED RESIDENTS COALITION
RE:
RESPONSE TO DRAFT EIR FOR PROJECT AT 834-
838 16TH ST. I
OVERVIEW
The draft of the Environmental Impact Report for the Ten-Unit Condominium Project at
834-383 16th St., Santa Monica, dated May 2002, and prepared by CottonlBridges
Associates details the impacts of the proposed project on the following areas:
. Traffic and Circulation
. Aesthetics/Shade and Shadow
. Historic Resources
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. Construction
. Neighborhood Effects
The effects described in the above-narned report were determine largely on the basis
of existing formulas. Reliance on such standard formulas, however, overlooks the
existing living and working patterns of the residents of the neighborhood. Thus, in
several important instances, the report fails to identify and :analyze some very real
environmental issues and problems that would be created by the proposed project. The
following response to the draft report identifies and describes the latter issues and
problems in accordance with the categories listed above and in the draft report. More
accurate photographs and a discussion of their significanct1 is also provided for the
benefit of city planners and others concerned with the proj~ct in the hope that decision
makers can better address the project's potential adverse outcomes for the neighborhood
in which it is planned.
TRAFFIC AND CIRCULATION
We believe that the draft EIR understates the traffic impact, though it appears to
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rely on accepted formulas for such calculations. The analY$is focuses only on traffic at
nearby intersections, but does not mention-much less adQress-the more pressing issues
of alley access and parking.
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1 Alley Access during and after Construction
The north-south passage between 15th and 16th street i~ misleadingly termed "15th
Street Court alley" and a "two-way" street in the draft EIR In fact, it is a 21' 4" wide
alley with a drivable width of 13' 6" between City trash and recycling receptacles. When
it was re-paved after the recent condominium construction! on 15th street, the name change
ensued. It remains a narrow alley-not a street with all the amenities implied by the term
"15th Street Court." It will suffer significant damage from (l;onstruction equipment if the
proposed project goes forward. We understand that the builder will bear the costs of
repairing the alley and any construction damage to affected private property.
As the photographs on page 2-10 of the draft EIR demonstrate, the 15th Street
Court alley is very narrow and obstructed by cars and city-owned trash/recycling
containers. Photo number 7, page 2-10 shows the back of the proposed site as it looks
currently. Note that the outside walls of existing developm~nts on both sides of the alley
are set on the respective property lines and, in many cases, there are no setbacks from the
alley. The alley is already heavily used. Exhibit 1, page 4 below provides additional
evidence of the current situation. Approximately 51 residents park in carports that open
on the alley. In addition, at least three subterranean garages open onto the alley; these
numbers are not included in the 51 above. Carport users back out and enter around the
twenty-seven Santa
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