SR-402-002 (10)
LftJ~ ~ oo-z.-
1:Z-~
~tf ~ : rl87
Santa Monica, California
CjED:SF
Council Mtg: October 13, 1987
TO: Mayor and City Council
FROM: City staff
SUBJECT: Appeal of Planning Commission Denial of Development
Review 390, 1344 l8th street, To Permit The Removal of
a Single Family Dwelling Unit and The Construction of a
Surface Parking Lot.
INTRODUCTION
This report recommends that the city Council deny the appeal and
affirm the Planning Commission decision denying the application
for removal of the single family dwelling unit and construction
on a surface parking lot at 1344 18th street.
BACKGROUND
On June 15, 1987, the Planning commission conducted a public
hearing on a request to remove an existing single family dwelling
unit and replace it with a surface level parking lot at l344 l8th
street. The parking lot is zoned R2A and was designed to provide
seventeen new customer and employee parking spaces for the
adjacent Acura and Volvo automobile dealerships.
The Planning commission denied the request on the basis that the
proj ect did not meet the criteria for a categorical exemption
under the California Environmental Quality Act (CEQA). The
proj ect is adj acent to the lot at 1348 18th Street vlhich is
designated as the lot for vehicle loading and unloading in
connection with the proposed Honda Dealership building at 1801
- 1 -
t:l-~
OCT 1 3 1987
OCT 2 1 19&7
--
Santa Monica Boulevard. The Commission concluded that the
application proposed at 1344 18th street is interrelated with the
adj acent lot and therefore should be evaluated as a cumulative
project in the environmental impact report (EIR) being prepared
for the dealership building. Based on this conclusion, no
development could proceed until the EIR was reviewed and
certified for the project at 1801 Santa Monica Boulevard.
The second finding for denial was based upon the conclusion that
the project was not compatible with the surrounding neighborhood.
This was based upon the fact that the project represented further
commercial encroachment into the residential district and would
result in increased light and noise.
ANALYSIS
Under the provisions of CEQA, the Planning Commission, or City
Council upon appeal, is considered to be the decision-making body
on CEQA determinations. As such, the decision-making body may
find that a categorical exemption is inapplicable when there is
the potential for cumulative impacts due to successive or related
projects. When presented to the Planning Commission, staff
recommended a categorical exemption in that the project was not
associated with the Honda dealership building. However, the
Planning Commission determined that a categorical exemption was
not appropriate and that the proj ect was interrelated to the
adjacent lot proposed for the Honda dealership's off-loading
requirements.
- 2 -
As noted in the Planning Commission staff report, the project is
consistent with the Zoning requirements for surface level parking
lots in the A District.
Under Ordinance l3 21, the Planning
commission must make a finding that the change of use from
residential to commercial would be compatible and relate
harmoniously to the surrounding sites and neighborhoods. Based
upon the public testimony of approximately ten speakers in
opposition, the Commission found that the project would be
detrimental to the neighborhood.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the council deny the appeal
and uphold the decision of the Planning Commission according to
the findings and conditions contained in the June l5, 1987
statement of Official Action.
Prepared by: Suzanne FriCk, Principal Planner
Planning Division
Community and Economic Development Department
Attachments: A. Planning Commission statement of Official Action
B. Applicant's Letter of Appeal
C. Planning Commission staff Report
SF:Dez
PCjdr3901
10jOlj87
- 3 -
,.
f\r\achrtent- ~
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 390
LOCATION: 1344 18th Street
APPLICANT: Kramer Motors
REQUEST: Demolition of Single Family Dwelling to Construct
Surface Parking Lot on R2A Lot.
PLANNING COMMISSION ACTION
6/15/87
Date.
Approved based on the following findings and
subject to the conditions below.
x
Denied based on findings below.
other.
FINDINGS
1. The project does not meet the criteria of the California
Environmental Quality Act (CEQA) for Categorical Exemption
on the basis of the cumulative impacts which may result
from this and related projects.
2. The proposed project is not compatible with, and does not
relate harmoniously to surrounding sites and neighborhoods
in that the project would result in negative impacts re-
lated to increased light and noise being projected farther
into the R2 residential district.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Vacancy:
Burns, Lambert, Nelson, Perlman
Farivar
Hecht
one
- I -
."
I hereby certify that this statement of
accurately reflects the final determination
Commission of the City of Santa Monica.
STDR390
RM:nh
06/30/87
~
/)o,,~//.Le~;~ A/~~o~
print name and title
- 2 -
Official Action
of the Planning
7~"fr ?
date r
th~..e- - C?.io;;-
)"", ~~aJt~ Es~ t
CITYOFS~.~!-:\~~~,~f~" SHE~'v\AN L STACEY
CITY PLAHi. .~:'"" - ~,' A PAO~ESS' :)NAL LAW CORPORATIQ"
299 OCEAN .ll.VEl\IUE
A-.::!EA. COCiE: 2'3
,3;94-' 63
o 5' I-E 3 :)
-87 J.H 32 r 3:5 SA' TA, \'0"" IC; CALlFOR1'.IA 904:)1
t7'2.je>7 ~~
"75.00 ~:~ i:. IU<t't'f-
July 2, 1987
Dlrector of Plannlng
City of Santa Monlca
1685 Maln Street
Santa Monica, California 90401
Re: Kramer Mo~ors, Inc.
Applicatlon for Development Revlew No. DR-390
Dear Sir:
On behalf of Kramer Motors, Inc. I hereby appeal the
decislon of the Plannlng Commlsslon on June 15, 1987 to deny the
Appllcation for Development RevieN Perml t No. DR-390 for the
demolltion of an eXlsting vacant single famlly residence and the
construction of a parking lot at 1344 18th Street, Santa Monica.
The decision to deny the applicatlon is inconsistent with the
perml tted uses under zone R-2A and is lnconsistent with the
provisions of the Santa Monlca General Plan. The decision as to
whether or not A zoned lots would contlnue to be available for
use to serve adjoining businesses which front on Santa 'Monica
Boulevard was made when the Land Use Element of the General Plan
was debated and adopted. The Planning Commlsslon could not make
adequate findings to supports its deClsion to deny a use which is
spepifically permitted on the property.
I am enclosing a check for $75.00 in payment of the
appeal fee.
Very truly yours,
c9{~ ;f sIa ~
SHERMAN L. STACEydr
SLS/sh
cc: Mr. Robert Kramer
e
e
Mro.c.hlNrk- C;
76
,
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE:
June 15, 1987
TO:
The Honorable Planning commission
FROM:
Planning Staff
SUBJECT: DR 390, Demolition of Single Family Dwelling to
Construct Surface Parking Lot.
Address: 1344 18th Street
Applicant: Kramer Motors
SITE LOCATION AND DESCRIPTION
The subject property is a 7,500 sq.ft. parcel located on the west
side of 18th street between Santa Monica Boulevard and Arizona
Avenue. Surrounding uses consist of a Volvo automobile
dealership to the south (C4), an Acura automobile dealership and
mUlti-family residential across 18th street to the east (C4, R2A,
and R2), an automobile dealership across 17th Court alley to the
west (C4, R2A and R2), and a two-story, eight-unit mUlti-family
residential building to the north (R2).
Zoning District:
Land Use District:
R2A
Low Density Housing
Parcel Area:
7,500 Sq.Ft. (excluding rear alley)
PROPOSED PROJECT
Proposed is the demolition of a single family dwelling and the
construction of a surface parking lot. Seventeen new parking
spaces would be provided, including ten standard, six compact and
one handicap space. Circulation would be one-way, with vehicles
entering from 18th Street and exiting onto 17th Court alley. A
20' deep landscaped front yard and a l' 8" to 5' wide landscaped
north side yard would be provided. A 51 high masonry wall would
be provided along the north property line. The wall would drop
down to a 3'6" maximum height in the front setback area.
The Parking and Traffic Engineer has approved the parking plan,
with the requirement that the paved width of the double-loaded
parking lot be 48' -4 II where standard spaces are placed on both
sides of the aisle.
The lot would be used for employee and customer parking for the
adjacent Volvo and Acura automobile dealerships. The lot would
- 1 -
e
e
not be utilized in conjunction with the Kramer Honda dealership
building proposed at 1801 Santa Monica Boulevard.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with Municipal Code and
General Plan requirements as shown in Attachment A.
CEQA STATUS
Categorically Exempt. Class 1 (11) and 3 (14) Santa Monica
Guidelines for Implementation. Note: The subject project is not
associated with the Kramer Honda dealership building proposed at
1801 Santa Monica Boulevard and is not subject to environmental
review within that project's pending environmental impact report.
ANALYSIS
As noted, the proposed project is fully consistent with
applicable Municipal Code and General Plan requirements for nAif
District lots. The lot would be used for customer and employee
parking only, and would reduce the demand for on-street parking
in the adjacent neighborhood.
The existing single family dwelling has been issued a permanent
exemption from rent control and qualifies for removal pursuant to
rent control regulations.
Conditions of approval would minimize impacts on the residential
uses to the north. Public address systems, vehicle repair work,
and trash containers would be prohibited. Lighting would be
shielded from adjacent residences and landscaping would be
provided in the front and north side yards. Final design would
be subject to approval by the Architectural Review Board.
The alley and street access is acceptable in that it allows more
parking spaces to be created via a one-way double-loaded diagonal
parking aisle. Also, requiring alley-only access would increase
traffic on the residential-serving alley by forcing both arriving
and exiting vehicles to drive on the alley. Applicable General
Plan policies are stated in Attachment A.
CONCLUSION
In that the project conforms to zoning standards for "An lots,
the Land Use Element of the General Plan allows commercial
parking use of nAif lots, and the removal of the residential unit
is permitted by Rent Control regulations and the Housing Element,
the project should be approved.
RECOMMENDATION
It is respecfully recommended that DR 390 be approved with the
findings and conditions below.
- 2 -
e
e
FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the proposed
parking lot use will not include any structure; landscap-
ing will be provided in the front yard setback area and
adjacent to the north side property line; and a 5' high
block wall will buffer the use from the adjoining residen-
tial lot.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that the use will not generate in-
creased parking demand but, rather, provide needed addi-
tional off-street parking area; and alley and street ac-
cess are acceptable given the one-way parking lot circula-
tion system and in order to limit traffic volume on the
residentially-serving alley.
4. The existing and/or proposed public and/or private health
and safety facilities (inClUding, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
5. The proposed development is consistent with the General
Plan of the city of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Low Density Housing and
Commercial Corridor Districts as specified in the Land Use
Element of the General Plan and conform to the appropriate
R2A District standards contained in the Zoning Ordinance.
SPECIAL CONDITIONS
1. The subject lot (Lot I, Block 132, Town of Santa Monica)
shall be used only for customer and employee parking and
not for the display or storage of vehicles intended for
sale or lease.
2. Customer and employee parking spaces shall be made avail-
able without cost to the users. Signage designating the
availability of the free parking for customers and em-
ployees shall be posted on the subject lot.
3. No loudspeaker or public address system shall be utilized
on the subject lot.
- 3 -
e
e
4. No vehicle repair, servicing, detailing or finishing work
shall occur on the subject parking lot.
5. There shall be no trash containers or trash enclosure on
the subject lot.
STANDARD CONDITIONS
l. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in substantial conformance
with the plans sUbmitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. The parking lot shall be striped, screened and landscaped
in conformance with Sec. 9l27.J.l and Sec. 9129.F.7
(SMMC) .
6. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
,
7. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.I (SMMC).
8. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
9. 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 Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
- 4 -
e
e
10. 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 General Services.
11. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property. (Reference
Section 9112A.3 SMMC)
l2. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
Prepared by: Richard Mills, Associate Planner
RM:nh
DR390
06/10/87
Attachments: A. Municipal Code and General Plan Compliance
B. site Plan
- 5 -
e e
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Land Use
Category Municipal Code Element project
pennitted Use Surface Surface Surface
Parking; Parking*; Parking
Residential Residential
Setbacks
Front yard 20' 20'
Sideyard None Required l' 8"
Rearyard None Required O'
Parking
Access Alleys and Alley and Side
Side Streets, street
but Minimize
Residential
Intrusion**
* Land Use Element Policy 1. 2.3 allows "An District lots
adjacent to the C4 District to have surface commercial
parking and, subject to site review/development review,
parking structures and underground parking as well.
** Applicable Land Use and Circulation Element policies related
to parking lot access are as follows:
3.3.2 Ensure continuity of the sidewalk by limiting curb cuts;
locating parking behind buildings or below grade; and,
except for development on large parcels in the
Oceanfront/Civic Center area (such as the Rand site and
civic AUditorium), the Special Office District, and at the
Airport, encouraging vehicular access from alleys and side
streets. Encourage alley and side street access only when
the potential traffic intrusion into adjacent residential
neighborhoods is minimized.
4.3.7 New driveways and mid-block access points shall be
limited, especially along major roads. Where alleys exist
but do not abut residential neighborhoods, access from the
street shall be discouraged. Where alleys exist that do
abut residential neighborhoods, alley access shall be
encouraged only when the potential traffic intrusion into
the neighborhood is minimized.
- 6 -
e
e
4.7.9 Encourage parking and service access from existing and
future alleys that do not abut residential neighborhoods.
Where existing or future alleys abut residential
neighborhoods, encourage parking and service access from
the alley only when the potential traffic intrusion into
the residential neighborhood is minimized.
- 7 -
e
e
~
~
,
,
--4. nlh COU~ l')O',I:l.l...l..n)
f~
~o'
.00'
.--...J _ . ___ _
.;
-
Q.
_~~n
i
L ~
I
~
;
~
jl
-fl' .
.'1.
~ ~r
\ I.
If ~
~I.
~ ~~~ ~
; gji !~
\ \~ll f~
\ ,s. !i
'- P : ~) Ai
-~~~-
"', I ~, ""4T6 e&1UC....._ - - ~ I. '''-. \ ).
o it '/ . 'T -." - I ' !
- - .:! "? ~- ~- ---~~- -\ --~-+J ___..'x: . I I
!~ m it i - i;i_I.:~f l !~ijt !~i~~1
.~i,1 U 1 '11" n !"HlUil
-f II f tt ~ )( c ~ ~:s ,~
~. 4: leU"='T ~-- --t-t- I lor 1"$::
~ & ! ~ ~ ~tt ~ ~ :
~ '8 ~ OJ ~
~&~~ J
..
~
'::
I
Ij~ ~
,.oi ~ 1"
~~l ~
~~! ~
i;j p 1\
~~. r
~
:::!
[
<i\
~
~
I
J
J
~
"
,
0..
~ I I
<!ioll"'PL.AooU/1'"l..~I+.lG- ~L.,.,..,o.J oe..,.....,1..
';'lJQ.F,o.c~~~Iuc;. I-OT l'!l~b I&V-.T
~"~Q. C. qo4o.\