SR-121305-6A
PCD:AA:AS:SR:RT:F:\CityPlanning\Share\COUNCIL\STRPT\2005\05APP-010 (1248-1260 18th Street).doc
Council Mtg: November 22, 2005 Santa Monica, California
TO: Mayor and Councilmembers
FROM: City Staff
SUBJECT: Appeal 05-010 of the Planning Commission’s Approval of Conditional Use
Permit 05-004 and Variance 05-006 at 1248-1260 Eighteenth Street for
the Expansion of the Unitarian Universalist Community Church of Santa
Monica.
Applicant: Unitarian Universalist Community Church of Santa Monica
Appellant: Blair Calderhead
INTRODUCTION
This report recommends that the City Council deny the appeal and uphold the Planning
Commission’s approval of Conditional Use Permit 05-004 to establish the Unitarian
Universalist Community Church as a legal conforming use, allow a 3,402 square foot
expansion to the existing church facility at 1260 Eighteenth Street, permit conversion of
the existing residence at 1248 Eighteenth Street to a church office; and uphold the
Planning Commission’s approval of Variance 05-006 to allow for the expansion of the
church facility and conversion of the existing residence without providing the twelve
additional parking spaces that would be required on site.
BACKGROUND
The subject Conditional Use Permit and Variance applications were submitted by the
Unitarian Universalist Community Church to the City Planning Division on February 18,
2005. After holding a public hearing on July 20, 2005, the Planning Commission voted
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to approve Conditional Use Permit 05-004 to establish the existing Unitarian Church as
a legal conforming use and to allow the expansion detailed below:
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Construction of a 3,402 square foot, two-story addition to the existing social hall,
including expansion of existing 1,153 square feet of classroom uses located in
six rooms to 3,063 square feet of classroom uses located in eight rooms.
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Expansion of the existing sanctuary from 2,363 square feet and 201 seats to
3,198 square feet and 240 seats.
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Relocation of the existing residence at 1248 Eighteenth Street approximately 6’-
0” from the north side property line and 13’-0” toward the east property line to
comply with current setback requirements, and conversion of the residence for
use as a church office.
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Relocation of 1,301 square feet of office and nursery uses from the existing
church sanctuary and Seventeenth Street property to the converted residence
and proposed addition.
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Establishment of three on-site parking spaces accessed off the rear alley
(Seventeenth Court).
The Planning Commission also approved Variance 05-006 to allow the church facility
expansion without providing twelve (12) of the fourteen (14) additional parking spaces
required on-site for the additional square footage. The applicant will continue the shared
use of an off-site Santa Monica-UCLA Medical Center parking garage located within
approximately 500’ of the subject property on Sundays in lieu of providing on-site
parking.
A detailed description of the proposed project is contained in the July 20, 2005
Planning Commission staff report (Attachment B).
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The appellant, Mr. Blair Calderhead, appealed the Planning Commission’s approval of
the Conditional Use Permit and Variance on August 2, 2005. The appellant’s appeal
statement is contained in Attachment C.
Planning Commission Action
The Planning Commission’s review of the Unitarian Universalist Community Church
(church) facility expansion project included consideration of public testimony regarding
an existing shortage of both on-site and off-street parking in the neighborhood that
would be further exacerbated by the church failing to provide the required number of on-
site parking spaces. The Commission also heard testimony in support of the church’s
long-standing commitment to community service and the need for the proposed facility
expansion.
The applicant noted that a previous Conditional Use Permit (03CUP-008) and Variance
(03VAR-018) was approved by the Planning Commission in 2004 for a similar project on
site, and also included a similar provision for the continued implementation of a shared-
use parking agreement with the Santa Monica-UCLA Medical Center.
The Commissioners discussed with the applicant potential scenarios for providing more
than the three (3) proposed on-site parking spaces, but found that it would be an
unnecessary hardship for the applicant to provide the additional twelve required on-site
parking spaces. Such a proposal would result in the elimination of key features of the
project such as necessary classroom space, the children’s outdoor courtyard, and/or the
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proposed church office to be converted from the existing bungalow on the adjacent
parcel.
The Commission also found that, as conditioned, the project:
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Will allow church activities to operate in more suitable spaces and generally does
not intensify current uses on the property;
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Is a modest 3,402 square foot addition designed to be compatible with
surrounding uses;
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Will not increase the number of activities nor increase the number of participants
in activities or events at the church except for modest increases within the
sanctuary;
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Provides for a shared parking agreement with the Santa Monica-UCLA Medical
Center, which has been successfully utilized by the church for the past
seventeen years; and
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Provides for a shared parking arrangement that allows for church use during
Sunday services when the parking demand generated by the church is at its
maximum.
The Statement of Official which reflects the Planning Commission’s action is included as
Attachment D. Minutes from the July 20, 2005 Planning Commission meeting are also
included as Attachment E.
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APPEAL ANALYSIS
The appellant has appealed both the requested Conditional Use Permit and Variance
associated with the proposed project. The appellant states that, due to the existing lack
of parking available in the neighborhood, the applicant should be required to provide on
site all fourteen parking spaces required for the proposed project. Therefore, the basis
for the appeal appears to primarily relate to the parking Variance.
The applicant proposes a modest 3,402 square foot expansion to the existing church
facility. Fourteen additional parking spaces are required by Code to allow for the
conversion of the residence, and for the enlargement of the sanctuary seating area and
social hall, which includes the relocation of the nursery and the addition of two
classrooms.
The church has an existing agreement with the UCLA-Santa Monica Hospital that
allows the church members to utilize the hospital’s employee and doctor’s parking
facility on Sundays between 8:30 a.m. and 2:30 p.m., and later for special events. The
UCLA-Santa Monica parking facility is approximately 500 feet from the church. There
are typically at least 150 parking spaces available for church members/visitors on
Sundays. The church is proposing to continue this arrangement to accommodate the
additional parking request for the expansion. Although this parking is only available on
Sundays, it is only on Sundays that the proposed project may result in a modest
increase in parking demand. The applicant has also adopted a Good Neighbor Parking
Impact Reduction Plan that is being implemented and distributed to all groups utilizing
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church facilities. This Good Neighbor Plan requires that groups using the facility
encourage participants to use alternative modes of transportation, and coordinate use of
nearby off-street parking facilities when feasible.
As conditioned, the proposed project would allow more space for the existing
parishioners and for participants of existing programs offered at the facility, but would
not facilitate expansion in enrollment or overall use of the facility, except for a potential
modest increase in use at the sanctuary on Sundays (39 seats) and two new
classrooms which will not be used during weekday evenings. The proposed uses and
hours of operation for the church facility are the same as the current facility uses and
hours of operation.
The applicant will be required to maintain the existing shared parking agreement and
the Good Neighbor Parking Impact Reduction Plan. The church will be not be permitted
to use the two new classrooms during the weekday evenings as noted in the following
conditions imposed by the Planning Commission:
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The applicant shall be obligated to maintain at all times a shared-parking
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and church guests on Sundays within 1,000 feet of the church
property. Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
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The applicant shall be required to implement at all times the adopted Unitarian
Universalist Church of Santa Monica Good Neighbor Parking Impact Reduction
Plan. The applicant shall submit verification of compliance with this requirement
annually.
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The applicant shall be limited to using a maximum of six (6) classrooms from the
hours of 5:00 p.m. to Midnight, Monday through Friday.
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The provision of off-site parking addresses the increased parking requirement created
by the modest expansion on Sundays when the sanctuary and church school are in
operation and generate the highest demand for parking. In addition the number of
parking spaces available to the church on Sundays at the UCLA-Santa Monica Hospital
greatly exceeds the twelve additional on-site spaces required by the Municipal Code.
Conclusion
The appellant states that due to the existing lack of parking available in the
neighborhood, the applicant should be required to provide on site all fourteen parking
spaces required for the proposed project. However, the Planning Commission found
that a modification to the off-street parking requirements for the project is warranted as
the expanded church will not increase the number of activities nor increase the number
of participants in activities or events at the church except for modest increases within
the sanctuary. The Planning Commission also found that the shared parking agreement
with the Santa Monica-UCLA Medical Center, which has been successfully utilized by
the church for the past seventeen years, allows for church use during Sunday services
when the parking demand generated by the church is at its maximum, without
significant impact to the surrounding neighborhood.
CEQA STATUS
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Sections 15303 and 15331, Class 3 (e) and Class 31, of
the State Implementation CEQA Guidelines in that the project proposes an addition to
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the existing church facility that is less than 10,000 square feet, and rehabilitation of a
historic resource that is consistent with the Secretary of the Interior’s Standards for the
Treatment of Historic Properties. The existing sanctuary building is listed on the City’s
Historic Resources Inventory with a 4S3 evaluation code. This evaluation indicates that
the structure may become individually eligible for the National Register with expanded
contextual information. As such, the building is locally eligible for City of Santa Monica
Landmark designation, and is also considered a historic resource for the purposes of
CEQA. Several minor exterior alterations to the existing church sanctuary building are
proposed in order to accommodate the addition, including reversal of door swings,
replacement of two windows with doors similar in style, and filling in one small window.
Staff reviewed the proposed project and determined that it is consistent with the
standards for rehabilitation as set forth in the Secretary of the Interior’s Standards for
the Treatment of Historic Properties in that the proposed alterations and new
construction would not detrimentally change, destroy, adversely affect, or materially
impair the historic character of the church building.
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, and to all members of the public who submitted a request
to speak at the initial hearing. A notice of public hearing was also published in the
“California” Section of The Los Angeles Times at least ten consecutive calendar days
prior to the hearing. A copy of the notice is contained in Attachment A. In addition,
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pursuant to Municipal Code Section 9.04.20.20.080, prior to the application filing the
applicant posted a sign on the property regarding the subject application and has
updated the information to reflect the pending Appeal hearing.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any budget or fiscal impact.
RECOMMENDATION
It is recommended that the Council deny the appeal and uphold the Planning
Commission’s approval of the project based upon the following findings and conditions
of approval:
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 expansion of
places of worship are permitted in the R2 Zone District by approval of Conditional
Use Permit. The project, which relocates existing church uses from the existing
buildings located on-site and across the alley to new facilities on the same site as
the church is consistent with Objective 1.10 of the Land Use Element. Objective
1.10 calls for protecting the scale and character of existing neighborhoods and
the proposal allows for additional space for existing on-site uses but does not
increase the intensity of the uses that currently occur at the site, except for a
potential modest increase in use of the sanctuary on Sundays.
2. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the proposal maintains the historic
character of the site and original church structure that contribute to the
neighborhood integrity and character, and the proposed addition combined with
the existing structures on site have been designed to buffer outdoor activities that
will occur in the courtyards from the surrounding residential uses. Additionally,
the proposal will continue existing church uses on site that have occurred since
its establishment in 1930 and the construction of the social hall in 1961. The
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proposal is an effort to consolidate existing uses from a location across the alley
on to the same site as the church. The expanded church will not increase the
range of activities or events at the church except those that occur within the
sanctuary associated with an increase of thirty-nine seats.
3. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed addition will occur on a relatively flat lot with no physical or
topographic constraints. Additionally, the uses will be relocated from existing
buildings on-site and from a location across the alley to an on-site location in the
new addition.
4. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the church is the only
existing on-site use and that this proposal is for an expansion of the space
associated with this existing use.
5. 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 the proposed use is a continuation of existing permissible use.
The project allows these continued uses to operate in more suitable spaces and
generally does not intensify current uses on the property. The 3,402 square foot
addition is designed to be compatible with surrounding uses. The expanded
church will not increase the number of activities nor increase the number of
participants in activities or events at the church except for modest increases
within the sanctuary.
6. 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 project is located on a fully developed
parcel with adequate access to all necessary utilities and will not be detrimental
to public health and safety.
7. Public access to the proposed use will be adequate, in that the church is an
established community church that draws its membership from the surrounding
neighborhood, allowing members to walk to the church. The site will have
pedestrian access from both Eighteenth Street and Arizona Avenue and from the
alley parking spaces. Public transportation to the site is available on Wilshire
Boulevard (Big Blue Bus route No, 2), on Santa Monica Boulevard (Big Blue
Buses routes No. 1 and No. 10), on Fourteenth Street and Twentieth Street (Big
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Blue Bus route No. 11). On-street parking is limited to two hours between certain
times, except for neighborhood residents. In addition, Condition #43 requires the
applicant maintain at all times a shared-parking agreement that makes available
a minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property. Verification of this shared-
parking agreement, or other communication acceptable to the City, must be
provided annually.
8. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the proposal will
relocate a structure that is located in the required side yard setback area. The
relocated structure will be moved from a location that is approximately 3’-0” from
a side property line that is shared with a multi-family residence to a location that
is compliant with the required side yard setback. The 3,402 square foot addition
to the social hall is located at the rear of the property and is separated from
surrounding residential uses by an alley to the west. Additionally, the location of
the “L” shaped addition, the relocated residence and the existing buildings aid in
buffering the interior courtyards from the surrounding residential uses.
9. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that Land Use Policy 3.1.3 encourages the “retention of historic
and architecturally significant resources” and the expansion of the social hall
retains a historically significant church sanctuary building. The proposed project
is consistent with Land Use Objective 1.1 to “Improve the quality of life for all
residents by providing a balance of land uses consistent with 1) recognizing that
the City is part of a metropolitan area with regional social problems and 2)
protecting the quality of life in all residential neighborhoods” since The Unitarian
Universalist Church of Santa Monica will continue to operate as an active place
of worship and provide programs and space for programs that address the needs
of the greater community. The number of programs and events will not increase
thus protecting the quality of life in the surrounding residential neighborhood.
10. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that places of worship are conditionally
permitted uses within the R2 District and parking for the proposed expansion of
the sanctuary, classrooms, social hall and kitchen, as well as for existing uses
will be provided for by a shared-parking agreement that makes available a
minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property, as required per Condition #43.
Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
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11. Additionally, the location of the “L” shaped addition, the relocated residence and
the existing buildings aid in buffering the interior courtyards from the surrounding
residential uses.
12. 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 no such standards apply to places of worship.
13. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that the Conditional Use Permit will allow an addition to an
existing church that first began operating in 1930. The proposal will not create a
new church use nor will it result in an over-concentration as it is not a new use.
VARIANCE FINDINGS
1. There are special circumstances or exceptional characteristics applicable to the
property involved, including size, shape, topography, location, or surroundings, or
to the intended use or development of the property that do not apply to other
properties in the vicinity under an identical zoning classification. Specifically, the
church sanctuary building, which was constructed in 1930, and the social hall,
which was constructed in 1961, were approved without on-site parking. The
subject site contains existing structures, including one building with historic
attributes, and is fully developed, thus restricting the ability to provide parking on-
site. The expanded uses will require an additional twelve parking spaces that will
be available on Sunday when parking demand generated by the church is the
greatest. Per Condition #43, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. The church has participated in a shared-parking
agreement for the past seventeen years.
2. The granting of such variance will not be detrimental nor injurious to the property
or improvements in the general vicinity and district in which the property is
located in that the variance allows existing church and community uses to
expand into more suitable spaces but does not allow for an expansion in the
scope of existing uses. The variance will not alter the traffic that is associated
with activities at the church.
3. The strict application of the provisions of this Chapter would result in practical
difficulties or unnecessary hardships, not including economic difficulties or
economic hardships in that if parking were located on-site the existing church
and community facilities would be unable to expand as proposed on one
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contiguous parcel in lieu of separate parcels as is the current condition.
Therefore these uses, which have had a long-standing presence in the
neighborhood, could not operate as proposed in existing buildings with modest
expansion, with protected outdoor space, on one contiguous parcel.
4. The variance would not impair the integrity and character of the district in which it
is to be located in that the parking variance allows existing church and
community uses, which have had a continually presence in this neighborhood, to
be offered on one contiguous parcel instead of on two parcels separated by an
alley, as is the current condition. The applicant is able to provide three on-site
spaces and will provide the twelve additional required parking spaces at an off-
site parking lot which the church has had a long-standing agreement to utilize
these spaces. This facility, which is available for Sunday services when the
parking demand generated by the church is at its greatest, has been successfully
utilized by the church for the past seventeen years.
5. The subject site is physically suitable for the proposed variance in that while the
proposed addition will occur on a relatively flat lot with no physical or topographic
constraints, several of the uses will be relocated from a location across the alley
to a compatible addition to a historic church building on site, in order to more
suitably operate a single long-standing community facility on one contiguous
parcel.
6. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to public
health and safety in that the subject property is located within a developed
urbanized environment that is adequately served by existing infrastructure, public
utilities and services. It is not anticipated that approval of the subject application
will create a need for additional utilities or services.
7. There will be adequate provisions for public access to serve the subject variance
proposal in that the church is an established community church that draws its
membership from the surrounding neighborhood allowing members to walk to the
church. The site will have pedestrian access from both Eighteenth Street and
Arizona Avenue and from the Seventeenth Court parking spaces. Public
transportation to the site is available on Wilshire Boulevard (Big Blue Bus route
No, 2), on Santa Monica Boulevard (Big Blue Buses routes No. 1 and No. 10), on
Fourteenth Street and Twentieth Street (Big Blue Bus route No. 11). On-street
parking is limited to two hours between certain times, except for neighborhood
residents. Per Condition #43, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. This shared-parking agreement has been
successfully utilized by the church for past seventeen years.
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CONDITIONS:
Plans
1. This approval is for those plans dated May 31, 2005, 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 design, layout and specifications for the three proposed on-site
parking spaces 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. 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.
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
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. Construction period signage shall be subject to the approval of the Architectural
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Review Board.
8. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the
project's scale and articulation of design elements; materials; window treatment;
glazing; landscaping, location and number of proposed trees; and the project’s
compatibility with the existing structures on site. In addition, the Architectural
Review Board shall pay particular attention to the nature and character of the
design in relation to the historic church structure. The Board shall also closely
review use of materials, details, and any attachments to the existing church
structure.
10. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
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 the Subchapter.
12. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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.
Demolition
13. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, erecting a security fence, and removing all debris,
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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.
14. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
15. 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.
16. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
17. No demolition of buildings or structures 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.
18. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
19. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
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AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
20. 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.
21. 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
Department 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.
22. 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.
Immediately after commencing dirt removal from the site, the general contractor
shall provide the City of Santa Monica with written certification that all trucks
leaving the site are covered in accordance with this condition of approval.
23. 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 construction 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
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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-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 construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
24. 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.
25. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
26. 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 Mitigation
27. 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.)
28. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
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29. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Miscellaneous Conditions
30. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
31. 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.
32. 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 to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
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33. 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.
34. 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.
35. 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
do not exceed maximum allowable levels for the applicable noise zone.
36. 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 outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
37. Prior to Final Inspection the applicant shall post a notice at the building entry
stating that the site is regulated by a Conditional Use Permit and Variance and
the Statement of Official Action, which includes the establishment’s conditions of
approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
Validity of Permits
38. In the event permittee 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.
39. Within ten days of 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 Planning Division, agreeing to the Conditions of approval
and acknowledging that failure to comply with such conditions shall constitute
20
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.
40. This determination shall not become effective for a period of fourteen days from
the date of determination or, if appealed, until a final determination is made on
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire if the rights granted are not
exercised within one year from the permit’s effective date. Exercise of rights
shall mean issuance of a building permit to commence the first phase of
construction. A detailed phasing plan is required prior to issuance of this permit.
In addition, a building permit for all phases of construction must be obtained
within five (5) years of Conditional Use Permit effective date. However, the permit
shall also expire if the building permit expires, if final inspection is not completed
or a Certificate of Occupancy is not issued within the time periods specified in
SMMC Section 8.08.060. One six month extension may be permitted if approved
by the Director of Planning. Applicant is on notice that time extensions shall not
be granted if development standards or the development process relevant to the
project have changed since project approval. Additionally, the rights associated
with this approval shall expire if the establishment ceases operation for a period
of one year or longer.
Special Conditions
41. The applicant shall discontinue all use of 1253 Seventeenth Street authorized by
Conditional Use Permit 94-015 and cease to exercise any rights under that CUP
immediately after final inspection of the proposed new classrooms at the 1260
Eighteenth Street property.
42. The applicant shall be limited to using a maximum of six (6) classrooms from the
hours of 5:00 p.m. to Midnight, Monday through Friday.
43. The applicant shall be obligated to maintain at all times a shared-parking
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and church guests on Sundays within 1,000 feet of the church
property. Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
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44. The applicant shall be required to implement at all times the Unitarian
Universalist Church of Santa Monica Good Neighbor Parking Impact Reduction
Plan (Attachment H). The applicant shall submit verification of compliance with
this requirement annually.
45. For purposes of noise abatement in residential districts, organized outdoor
activities shall be limited to the hours of 9:00 a.m. to 8:00 p.m.
46. Prior to issuance of a building permit, the applicant shall photo-document the
subject property with black & white film, supplemented with digital photography
and a new State Inventory Form (DPR 523 form) for submission to the City
Planning Division. Photographic documentation shall be conducted in a manner
acceptable to the City Planning Division and by an individual familiar with the
recordation of historic buildings and prepared in a format consistent with the
Historic American Buildings Survey (HABS) guidelines and standards for field
photography. Views should include contextual views, all exterior elevations and
detailed views of significant architectural/historical features.
Prepared by: Andy Agle, Interim Director
Amanda Schachter, Planning Manager
Paul Foley, Principal Planner
Stephanie Reich, Urban Designer
Roxanne Tanemori, Associate Planner, City Planning Division
Planning and Community Development Department
Attachments: A. Public Notice
B. July 20, 2005 Planning Commission staff report
C. Appeal Statement
D. Planning Commission Statement of Official Action
E. July 20, 2005 Planning Commission minutes
F. Letters received since the July 20, 2005 Planning
Commission meeting
G. Project Plans & Photos
H. Unitarian Universalist Church of Santa Monica Good
Neighbor Parking Impact Reduction Plan
22
ATTACHMENT A
PUBLIC NOTICE
23
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICACITY COUNCIL
SUBJECT: Appeal 05APP-010
1260 & 1248 Eighteenth Street
APPLICANT: Unitarian Universalist Community Church of Santa Monica
APPELLANT: Blair Calderhead
PROPERTY OWNER: Unitarian Universalist Community Church of Santa Monica
A public hearing will be held by the City Council to consider the following request:
An appeal of the Planning Commission’s approval of Conditional Use Permit 05CUP-004 and Variance
05VAR-006 to establish the existing Unitarian Universalist Community Church as a legal conforming use
and:
?
Construct a 3,402 square foot two-story addition to an existing building on site currently used for
church-related educational activities;
?
Convert the existing residence at 1248 Eighteenth Street for use as a church office and to
relocate it approximately 6’-0” further away from the north property line and 13’-0” toward the
east property line in order to comply with sideyard setback requirements;
?
Consolidate the activities currently held in the sanctuary building and in a building across the
alley at 1253 Seventeenth Street on a single parcel; and
?
Allow for the proposed expansion on site without providing twelve (12) of the fourteen (14)
parking spaces required for the additional square footage.
DATE/TIME: TUESDAY, November 22, 2005, 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: Appeal (05APP-010)
1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION
If you want more information about this project or wish to review the project file, please contact Roxanne
Tanemori at (310) 458-8341, or by e-mail at roxanne.tanemori@smgov.net. The Zoning Ordinance is
available at the Planning Counter during business hours and on the City’s web site at www.santa-
monica.org.
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
24
notice, or in written correspondence delivered to the City of Santa Monica at, or prior to, the public
hearing.
ESPAÑOL
Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa
Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación
al número (310) 458-8341.
APPROVED AS TO FORM:
__________________________
AMANDA SCHACHTER
Planning Manager
F:\CityPlanning\Share\COUNCIL\NOTICES\05APP-010 (1248-1260 18th Street) Notice.doc
25
ATTACHMENT B
JULY 20, 2005 PLANNING COMMISSION STAFF REPORT
26
CP:AS:SR:RT:f:\plan\share\pc\strpt\05\05CUP-004 (1260 18th Street)_7-20-05.doc
Santa Monica, California
Planning Commission Mtg: July 20, 2005
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Conditional Use Permit 05-004 and Variance 05-006
Address: 1260 and 1248 Eighteenth Street
Applicant: Unitarian Universalist Community Church
INTRODUCTION
Action: Application for Conditional Use Permit 05-004 to establish the existing Unitarian
Universalist Community Church as a legal conforming use, allow a 3,402 square foot
expansion to the existing church facility at 1260 Eighteenth Street, and permit
conversion of the existing residence at 1248 Eighteenth Street to a church office use.
The applicant is also requesting Variance 05-006 to allow for the expansion of the
church facility and conversion of the residence without providing the twelve new parking
spaces that would be required on-site. The applicant proposes the continued shared
use of an off-site parking facility located within 500’ of the church on Sundays in lieu of
providing the twelve on-site parking spaces. The proposal meets all applicable
development standards with exception of parking requirements.
Recommendation: Approve with conditions.
Permit Streamlining Expiration Date: August 17, 2005
SITE LOCATION AND DESCRIPTION
The subject property consists of two adjacent parcels at the northwest corner of
Eighteenth Street and Arizona Avenue. The parcel at 1860 Eighteenth Street contains
an existing 3,338 square foot Unitarian church sanctuary building and an existing 4,936
square foot, two-story social hall (Forbes building). The adjacent parcel to the north at
1248 Eighteenth Street contains an existing 1,807 square foot single-family residence
and detached single-car garage. Nine mature trees will be removed as part of this
proposal, including a 10” diameter maple tree, a 10” diameter fig tree and an 18”
diameter palm tree. All three existing structures will be retained and incorporated into
the proposed project design.
Surrounding land uses consist of multi-family residences and a church in the R2 and C6
Districts to the north, multi-family residences in the R2 District to the south, multi-family
27
residences and a church in the R2 District to the east, and multi-family residences in the
R2 District and the UCLA-Santa Monica Hospital in the CP-3 District to the west.
Zoning District: R2 (Low Density Multiple Residential) District
Land Use District: Low Density Housing
Parcel Area: 1260 Eighteenth Street: 75’-0” x 150’-0” = 11,250 SF
1248 Eighteenth Street: 75’-0” x 150’-0” = 11,250 SF
Total: = 22,500 SF
PROJECT DESCRIPTION
Places of worship are permitted in the R2 District with the approval of a Conditional Use
Permit (CUP). The existing church at 1260 Eighteenth Street was established prior to
this CUP requirement and is considered a legal, nonconforming use. The applicant
requests a Conditional Use Permit to establish the existing church as a legal conforming
use and to allow the expansion detailed below.
The Conditional Use Permit includes five primary components which comprise the
proposed project:
1) Construction of a 3,402 square foot, two-story addition to the existing social hall,
including expansion of existing 1,640 square feet of classroom uses located in
seven rooms to 3,189 square feet of classroom uses located in eight rooms.
2) Expansion of the existing sanctuary from 2,363 square feet and 201 seats to
3,198 square feet and 240 seats.
3) Relocation of the existing residence at 1248 Eighteenth Street approximately 6’-
0” from the north side property line and 13’-0” toward the east property line to
comply with current setback requirements, and conversion of the residence for
use as a church office.
4) Relocation of 1,301 square feet of office and nursery uses from the existing
church sanctuary and Seventeenth Street property to the converted residence
and proposed addition.
5) Establishment of three on-site parking spaces accessed off the rear alley
(Seventeenth Court).
The Conditional Use Permit would modify CUP 94-015 approved in 1994 for the
expansion of the church onto the property at 1253 Seventeenth Street in order to
provide a child care facility for 10-12 children while church facilities are in use. In
addition, the applicant requests that the project be approved with a seven year vesting
28
period for the Conditional Use Permit in order to accommodate a phased development
schedule and the potential delays associated with their ongoing fundraising efforts for
the project. According to the applicant, the first phase of the project would include the
relocation and rehabilitation of the existing residence. The second phase of the
development would involve construction of the proposed new addition and expansion of
the social hall. The third and final phase of development would involve the remodel of
the existing sanctuary building.
The applicant also requests a Variance to allow the church facility expansion without
providing twelve (12) of the fourteen (14) additional parking spaces required on-site.
The applicant proposes the continued shared use of an off-site Santa Monica-UCLA
Medical Center parking garage located within approximately 500’ of the subject property
on Sundays in lieu of providing on-site parking (Attachment H: correspondence from the
UCLA Community Affairs Office). Church members have access to more than 150
parking spaces on Sunday provided at the Santa Monica-UCLA Medical Center facility.
A lot tie to combine the existing parcels at 1260 and 1248 Eighteenth Street is also
required.
The proposed project would provide expanded room for the existing on-site uses that
currently operate, and is not intended to facilitate new or additional uses. The proposed
uses and hours of operation are the same as the existing uses and hours of operation.
The proposal is intended to allow more generous space for the church members and
participants of the existing programs that serve the community.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is inconsistent with the Municipal Code in that parking to
accommodate the proposed project has not been provided on site. A variance has
been requested in accordance with SMMC Section 9.04.20.10.030(b). All other aspects
of the proposed project are consistent with the Municipal Code and in conformity with
the General Plan as shown in Attachment A.
CEQA STATUS
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Sections 15303 and 15331, Class 3 (e) and Class 31, of
the State Implementation CEQA Guidelines in that the project proposes an addition to
the existing church facility that is less than 10,000 square feet, and rehabilitation of a
historic resource that is consistent with the Secretary of the Interior’s Standards for the
Treatment of Historic Properties. The existing sanctuary building is listed on the City’s
Historic Resources Inventory with a 4S3 evaluation code. This evaluation indicates that
the structure may become individually eligible for the National Register with expanded
contextual information. As such, the building is locally eligible for City of Santa Monica
Landmark designation, and is also considered a historic resource for the purposes of
CEQA. Several minor exterior alterations to the existing church sanctuary building are
29
proposed in order to accommodate the addition, including reversal of door swings,
replacement of two windows with doors similar in style, and filling in one small window.
Staff reviewed the proposed project and determined that it is consistent with the
standards for rehabilitation as set forth in the Secretary of the Interior’s Standards for
the Treatment of Historic Properties in that the proposed alterations and new
construction would not detrimentally change, destroy, adversely affect, or materially
impair the historic character of the church building.
HISTORIC RESOURCES INVENTORY STATUS
,
The existing church building on the project site was constructed in 1930 is identified in
the City's Historic Resources Inventory, and is evaluated as 4S3. This structure is the
only known church building to have been designed by John Byers, a notable architect in
Santa Monica’s history. The two-story social hall building was constructed in 1961 and
is not considered part of the site’s historical significance. The existing residence was
constructed in 1914, but is not listed on the City’s Historic Resources Inventory. Further
analysis of the residence shows that the structure does not contain any character
defining features that would cause the building to be considered a historic resource,
based on the City’s local landmark designation criteria.
RENT CONTROL STATUS
The residence at 1248 Eighteenth Street has a single-family exemption from Rent
Control; the church and social hall are also exempt.
FEES
The project is not subject to any special City Planning related fees.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.20.080 and in accordance with the posting
requirements set forth by the Zoning Administrator, prior to application filing the
applicant posted a sign on the property regarding the subject application. The applicant
submitted a photograph to verify the site posting and to demonstrate that the sign
provides the following information: Project case number, brief project description, name
and telephone number of applicant, site address, date, time and location of public
hearing, and the City Planning Division phone number. A copy of the site-posting
photograph is contained in Attachment B. It is the applicant's responsibility to update
the hearing date if it is changed after posting.
In addition, 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 and published in the “California” Section of
The Los Angeles Times at least ten consecutive calendar days prior to the hearing. A
copy of the notice is contained in Attachment C.
30
On June 2, 2005 the applicant was notified by telephone of the subject hearing date.
On March 13, 2005, the Unitarian Church Building Committee held a community
meeting with residents and neighbors to present the proposed project and to discuss
any questions or concerns raised. The applicant hand-delivered notices of this meeting
to all occupants with a 500-foot radius of the project site. Attachment G contains letters
of support submitted by neighbors and church members regarding this application.
ANALYSIS
Background
The existing one-story church was built for the Unitarian Universalist Church of Santa
Monica in 1930; the two-story social hall in the rear of the property was completed in
1961. As detailed more fully below, there have been two previously-approved
Conditional Use Permits (94CUP-015 and 03CUP-008) and one approved Variance
(03VAR-018) associated with the church.
Conditional Use Permit 94CUP-015:
In October 1994, the Planning Commission approved Conditional Use Permit 94CUP-
015 to allow the Unitarian Universalist church to expand into an existing apartment
building located across Seventeenth Court at 1253 Seventeenth Street. The CUP
authorized a child care use in conjunction with church services held at the 1260
Eighteenth Street facility. In addition, one of the existing apartment units was approved
for storage use, and the other for the church sexton’s residence. The conditions of
approval limited outdoor activities to the hours of 10:00 a.m. to 8:00 p.m., and clarified
that change of use of the existing building at 1253 Seventeenth Street would require
amendment or replacement of Conditional Use Permit 94CUP-015 (Attachment J). The
1994 CUP did not establish the Eighteenth Street facility as a legal conforming use.
The applicant exercised the rights granted with Conditional Use Permit 94-015 and
continues to use the facility. In preparation for the subject application, the applicant sold
the 1253 Seventeenth Street property at the end of 2004 and has entered into a lease
agreement with the buyer to continue using the site until the new addition is constructed
on the Eighteenth Street facility. In correspondence dated June 14, 2005, the applicant
has stated that they are willing to discontinue all use of 1253 Seventeenth Street and
relinquish Conditional Use Permit 94-015 immediately after final inspection of the
proposed new classrooms has been completed.
Conditional Use Permit 03CUP-008 & Variance 03VAR-018:
In March 2004, the Planning Commission approved CUP 03-008 to establish the
existing church at 1260 Eighteenth Street as a legal conforming use and to allow the
following activities: remodel of the existing church building; a 1,893 square foot addition
to the building at 1253 Seventeenth Street; and conversion of existing parking spaces to
floor area at the building at 1253 Seventeenth Street. Variance 03-018 was also
31
approved to allow the removal of three existing on-site parking spaces and expansion of
the existing church uses at 1260 Eighteenth Street, without providing the thirteen
parking spaces required in conjunction with the proposed addition. The Variance
request was approved with special conditions requiring that at least sixteen spaces
would be provided on Sundays within 1,000 feet of the church and that a good
neighbor/neighborhood parking reduction plan would be submitted to the City
(Attachment K).
The applicant did not exercise the rights associated with these permits (03CUP-008 &
03VAR-018) and the approvals have expired.
Conditional Use Permit
The proposed Conditional Use Permit would establish the church as a legal conforming
use and allow for the church expansion on one contiguous site as opposed to two lots
separated by an alley. The subject request would result in a project similar in size and
use to expired CUP 03-008, but with a different design and improved site plan
configuration. The applicant has also agreed, as a condition of approval, to discontinue
all use of the property 1253 Seventeenth Street and has agreed to not exercise any
rights granted under CUP 94-015 immediately following final inspection of the proposed
addition at the 1260 Eighteenth Street property.
The proposed uses and hours of operation for the church facility are the same as the
current uses and hours of operation. The church congregation participates in worship
services as well as church sponsored events and a variety of committee meetings. The
Church also allows a wide range of community uses to utilize their facility. The proposed
project is intended to allow more space for the existing parishioners and participants of
existing programs offered at the Unitarian Universalist Church of Santa Monica. The
project is not intended to facilitate expansion in enrollment or overall use in the facility,
except for a potential modest increase in use at the sanctuary on Sundays. The
applicant has provided a list detailing the regularly scheduled activities that occur at
different times throughout the week, and the approximate number of attendees at each
activity (Attachment E).
In addition, the applicant has provided a list of special events that occur at the church
throughout the year and the number of attendees (Attachment F). The proposed
addition and remodel of the church would add approximately 802 square feet of seating
area within the church building, and increase the number of seats in the sanctuary from
approximately 201 to approximately 240. The interior remodel, relocation of church
office uses to the existing residence, and the construction of new classrooms and a
nursery will provide more spacious rooms for these existing activities, but will not result
in an increase in the range of activities on site.
Pursuant to SMMC Section 9.04.20.12.060, the standard term of a Conditional Use
Permit is one year. The permit would expire if the rights granted under the permit are
not exercised within one year from the permit’s effective date. For a project involving
32
new construction, the exercise of rights would require the issuance of a building permit
to commence construction. The permit would also expire if the associated building
permit for the project expires.
The applicant requests that the project be granted a seven year vesting period for the
Conditional Use Permit in order to accommodate a three-phase development schedule
for the project. Each of these three phases of development would require separate
building permits that could be issued within the seven year period, per the applicant’s
request.
Although not typical, Planning Commission has granted extended vesting periods for
development permits outside of the Development Agreement Process. Carlthorp
School approved in 1996, and New Roads School approved in 2003, were granted
vesting terms of 10 years & 7 years, respectively. Both projects involved construction of
private schools with substantial new floor area. While these examples do represent
much larger construction projects, they had similar challenges for funding and phasing.
Staff concurs that an extended vesting period is appropriate for this application given
the applicant’s role in providing service to the community, their status as a non-profit
organization and potential fundraising challenges, as well as the scope and nature of
work proposed. In addition, all construction is proposed to occur while the facility
remains fully operational, which will require strategic project phasing. While staff
believes that an extended vesting period is appropriate given these challenges, due to
the modest size and scope of the project (particularly in relation to the examples noted
above) a three year vesting period should be sufficient.
Therefore, as stated in Condition 40, exercise of rights shall mean issuance of a
building permit to commence the first phase of construction. A detailed phasing plan is
required prior to issuance of this permit. In addition, a building permit for all phases of
construction must be obtained within 3 years of Conditional Use Permit effective date.
Project Design
The applicant proposes to construct a two-story 3,768 square foot “L” shaped addition
to the side of the existing social hall building that would be located at the rear of the
property.
The applicant also proposes to reduce the square footage of the existing church
sanctuary building by 140 square feet, and remove 226 square feet associated with the
existing residence. The proposed project would add a total of 3,402 square feet on the
subject property. The addition would serve to enlarge classrooms, the social hall,
restrooms, and a kitchen area. The addition would also provide a new elevator, create
one new classroom, and allow the church to relocate its existing child care facility
currently permitted at the Seventeenth Street site across the alley.
In order to comply with setback requirements, the applicant proposes to relocate the
existing single-family residence at 1248 Eighteenth Street approximately 6’-0” from the
33
north side property line and 13’-0” toward the east property line. The current office uses
would be relocated from the existing church building to the converted residential
building and allow for the addition of thirty-nine seats in the existing sanctuary area.
The re-use of this existing residence represents a sustainable approach for the project
design, while also respecting the fabric of the existing neighborhood.
The addition and relocation of the existing residential structure will require the removal
of nine mature trees from the site, including a 10” diameter maple tree, a 10” diameter
fig tree and an 18” diameter palm tree. All trees to be removed, with the exception of
the 18” diameter palm tree, are relatively small in size, are located toward the rear of the
th
property and are not fully visible from 18 Street or Arizona Avenue. The project
proposal calls for the 18” diameter palm tree to be relocated to a prominent location
toward the front of the site. In addition, the project plans call for five new canopy trees
to be installed, in addition to the courtyard landscaping proposed. Condition #9 notes
the Architectural Review Board shall pay particular attention to landscaping, location
and number of proposed trees in addition to other design elements.
Several exterior alterations to the existing church sanctuary building are proposed in
order to accommodate the addition, including reversal of door swings, replacement of
two windows with doors similar in style, and filling in one small window. The historic
character of the existing church building would be maintained as these changes are
minor in nature and consistent with the Secretary of the Interior’s Standards for
Rehabilitation.
Two interior courtyards would be created between the proposed addition, relocated
residence, and the existing church building and social hall. The courtyards would
provide church members, including children who utilize the nursery and classrooms,
outdoor areas that are buffered from the surrounding residential uses by the existing
and proposed buildings.
Variance
Parking and Circulation
The sanctuary building on the Eighteenth Street site was built in 1930. The social hall
on the rear of the property was constructed in 1961. Both structures were legally built
without on-site parking. Parking for the 1248 Eighteenth Street residence constructed in
1914 was provided in a detached, single-car garage.
Parking is required for the proposed addition and the conversion of the existing
residence to office use. The parking requirement for a place of worship is either one
space per four fixed seats or one space per 80 square feet, whichever is greater, in
addition to the parking requirement for the other uses within the facility. Accordingly,
fourteen additional parking spaces are required by Santa Monica Municipal Code to
allow for the conversion of the residence, and for the enlargement of the sanctuary
seating area and social hall, which includes the relocation of the nursery and the
addition of two classrooms.
34
The applicant proposes to demolish the existing single-car garage and provide a total of
three new on-site parking spaces with access provided from Seventeenth Court. The
Variance is needed to allow the project without the additional twelve required parking
spaces.
The number of attendees at church events, participants in programs that meet in the
church classrooms, and staff in the church offices is not anticipated to increase in
conjunction with the subject application. However, the proposed remodel and
expansion will accommodate a greater number of parishioners that attend services in
the sanctuary. Although intended to provide existing parishioners more comfortable
seating, this increase may result in greater attendance thereby increasing the demand
for parking in the surrounding neighborhood.
In lieu of providing on-site parking, the church has an existing agreement with the
UCLA-Santa Monica Hospital that allows the church members to utilize the hospital’s
employee and doctor’s parking facility on Sundays between 8:30 a.m. and 2:30 p.m. (or
later for special events). The parking facility is restricted for use by employees and
doctors and consequently is underutilized on Sundays. There are typically at least 150
parking spaces available for church members/visitors on Sundays. Although this parking
is only available on Sundays, it is only on Sundays that the proposed project may result
in a modest increase in parking demand.
The UCLA-Santa Monica parking facility, which is located on the south east corner of
Arizona Avenue and Sixteenth Street, is approximately 500 feet from the church. The
facility is staffed by a parking attendant and is open to all church members free of
charge on Sundays. Correspondence from UCLA’s Community Affairs Office is included
as Attachment H. The applicant has indicated that this shared parking agreement has
successfully been in place since 1988. As a condition of project approval, the applicant
shall be obligated to maintain at all times a shared-parking agreement that makes
available a minimum of twelve (12) parking spaces to parishioners and church guests
on Sundays within 1,000 feet of the church property. The applicant will also be required
to submit verification of this shared-parking agreement, or other communication
acceptable to the City, on an annual basis.
As part of the church’s ongoing efforts to reduce potential neighborhood parking
impacts, the applicant ensures that parishioners and visitors are notified regularly via
announcements, the church bulletin, and on-site postings of the availability of parking at
the off-site facility. The applicant continues to encourage and provide information to
church members about carpooling, bicycle and public transit use opportunities. Based
on the applicant’s April 2005 survey of church members, there are approximately 40-50
cars from persons attending the church parked in UCLA hospital parking garage on a
typical Sunday.
In addition, in May 2005, the applicant adopted a Good Neighbor Parking Impact
Reduction Plan that is being implemented and distributed to all groups renting church
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facilities (Attachment I). This Good Neighbor Plan requires that groups renting the
facility encourage participants to use alternative modes of transportation, and
coordinate use of nearby off-street parking facilities when feasible. As a condition of
approval, the applicant will be required to implement at all times the Good Neighbor
Parking Impact Reduction Plan and submit verification of compliance with this
requirement annually.
Staff believes the condition requiring the provision of off-site parking addresses the
project’s increased parking requirement. In addition, the parking proposed at an off-site
location on Sundays when the sanctuary and church school could accommodate a
greater number of participants is appropriate, and greatly exceeds the twelve additional
on-site spaces required by the Municipal Code. Furthermore, the applicant’s
implementation of a Good Neighbor Parking Impact Reduction Plan demonstrates their
commitment to the surrounding neighborhood.
Neighborhood Compatibility
The Unitarian Church has been in operation in the neighborhood since 1930 and, as
designed, the proposal will allow the church to operate on one contiguous parcel
instead of two parcels separated by an alley, as is the existing condition. The project
design creates two outdoor courtyard areas for use between the existing buildings
which serves to buffer the surrounding neighborhood from these outdoor use areas.
The applicant has designed the project to comply with all current development
standards for the R2 District. The proposed 3,402 square foot addition is proposed in
the rear of the property, is not quite visible from either Eighteenth Street or Arizona
Avenue, and is compatible in scale and building design with the existing buildings on
site. In addition, The proposed remodel of the existing sanctuary building is consistent
with the Secretary of the Interior’s Standards for Rehabilitation of historic structures and
will maintain a historically significant Santa Monica building.
The proposed project also includes pedestrian oriented design features including a
visually transparent courtyard gate and fence on the primary elevation, and new
courtyard landscaping. The rehabilitation of the existing residence for church office uses
would create minimal changes to the existing streetscape, while maintaining a similar
sense of openness between the existing buildings as observed from the street. With
these design features and the retention and rehabilitation of the existing residence, the
proposed project design and use of the site relates harmoniously to the surrounding
neighborhood.
Conclusion
The proposed project will allow for the phased development of a 3,402 square foot
expansion of the Unitarian Universalist Church of Santa Monica site, the creation of two
courtyard areas, and the relocation and re-use of an existing adjacent residence for
church office uses. There is no proposed change in the range activities or the character
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of the existing operation of the church except that office uses will be relocated from the
sanctuary building to the residence, and the existing nursery in the building on
Seventeenth Street will be relocated to the new addition.
The applicant has indicated that a three-phase development schedule for the project is
anticipated. The relocation and renovation of the existing residence is planned as Phase
I; the proposed addition and to the social hall is planned as Phase II; and the proposed
remodel of the existing church sanctuary building is planned as Phase III. As a
condition of project approval, the applicant will be required to, prior to issuance of
building permits for the first phase of development, submit a detailed phasing plan
clearly indicating the scope of each of the three phases of work on site. As conditioned,
the applicant will also be required to cease all use of the Seventeenth Street property
after final inspection of the new addition on the Eighteenth Street property.
The Unitarian Universalist Church of Santa Monica has an active congregation that
participates in worship services and a variety of church-sponsored events. The Church
also allows a wide range of community activities and groups to utilize their facility. The
applicant has provided facility use data that demonstrates that the greatest number of
people visit the site on Sunday mornings when events/services are held in the
sanctuary. The proposed project provides three on-site parking spaces. In lieu of
providing the additional twelve on-site parking spaces required in conjunction with the
proposed development, the applicant proposes to provide off-site parking approximately
500 feet from the site within the UCLA-Santa Monica Hospital garage on Sundays. As
conditioned, the use of the new classroom shall be limited to the hours of 8:00 a.m. to
5:00 p.m., Monday through Friday. Furthermore, the applicant has adopted and begun
implementing a Good Neighbor Parking Impact Reduction Plan that helps to reduce the
potential impact to neighborhood on-street parking from church members and
community members using the facility. Therefore, the proposed project will improve the
existing Unitarian Universalist Church facility and maintain a long-standing community
use within the neighborhood.
ALTERNATIVES
Other than the recommended action, the Planning Commission may:
Approve CUP 05-004 and VAR 05-006 based upon revised findings and conditions;
Deny CUP 05-004 and VAR 05-006 without prejudice, based upon revised findings; or
Deny CUP 05-004 and VAR 05-006 based upon revised findings.
RECOMMENDATION
It is recommended that the Planning Commission approve Conditional Use Permit 05-
004 and Variance 05-006 based on the findings and with the following conditions:
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CONDITIONAL USE PERMIT FINDINGS
14. 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 expansion of
places of worship are permitted in the R2 Zone District by approval of Conditional
Use Permit. The project, which relocates existing church uses from the existing
buildings located on-site and across the alley to new facilities on the same site as
the church is consistent with Objective 1.10 of the Land Use Element. Objective
1.10 calls for protecting the scale and character of existing neighborhoods and
the proposal allows for additional space for existing on-site uses but does not
increase the intensity of the uses that currently occur at the site, except for a
potential modest increase in use of the sanctuary on Sundays.
15. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the proposal maintains the historic
character of the site and original church structure that contribute to the
neighborhood integrity and character, and the proposed addition combined with
the existing structures on site have been designed to buffer outdoor activities that
will occur in the courtyards from the surrounding residential uses. Additionally,
the proposal will continue existing church uses on site that have occurred since
its establishment in 1930 and the construction of the social hall in 1961. The
proposal is an effort to consolidate existing uses from a location across the alley
on to the same site as the church. The expanded church will not increase the
range of activities or events at the church except those that occur within the
sanctuary associated with an increase of thirty-nine seats.
16. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed addition will occur on a relatively flat lot with no physical or
topographic constraints. Additionally, the uses will be relocated from existing
buildings on-site and from a location across the alley to an on-site location in the
new addition.
17. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the church is the only
existing on-site use and that this proposal is for an expansion of the space
associated with this existing use.
18. 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 the proposed use is a continuation of existing permissible use.
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The project allows these continued uses to operate in more suitable spaces and
generally does not intensify current uses on the property. The 3,402 square foot
addition is designed to be compatible with surrounding uses. The expanded
church will not increase the number of activities nor increase the number of
participants in activities or events at the church except for modest increases
within the sanctuary.
19. 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 project is located on a fully developed
parcel with adequate access to all necessary utilities and will not be detrimental
to public health and safety.
20. Public access to the proposed use will be adequate, in that the church is an
established community church that draws its membership from the surrounding
neighborhood, allowing members to walk to the church. The site will have
pedestrian access from both Eighteenth Street and Arizona Avenue and from the
alley parking spaces. Public transportation to the site is available on Wilshire
Boulevard (Big Blue Bus route No, 2), on Santa Monica Boulevard (Big Blue
Buses routes No. 1 and No. 10), on Fourteenth Street and Twentieth Street (Big
Blue Bus route No. 11). On-street parking is limited to two hours between certain
times, except for neighborhood residents. In addition, Condition #43 requires the
applicant maintain at all times a shared-parking agreement that makes available
a minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property. Verification of this shared-
parking agreement, or other communication acceptable to the City, must be
provided annually.
21. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the proposal will
relocate a structure that is located in the required side yard setback area. The
relocated structure will be moved from a location that is approximately 3’-0” from
a side property line that is shared with a multi-family residence to a location that
is compliant with the required side yard setback. The 3,402 square foot addition
to the social hall is located at the rear of the property and is separated from
surrounding residential uses by an alley to the west. Additionally, the location of
the “L” shaped addition, the relocated residence and the existing buildings aid in
buffering the interior courtyards from the surrounding residential uses.
22. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that Land Use Policy 3.1.3 encourages the “retention of historic
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and architecturally significant resources” and the expansion of the social hall
retains a historically significant church sanctuary building. The proposed project
is consistent with Land Use Objective 1.1 to “Improve the quality of life for all
residents by providing a balance of land uses consistent with 1) recognizing that
the City is part of a metropolitan area with regional social problems and 2)
protecting the quality of life in all residential neighborhoods” since The Unitarian
Universalist Church of Santa Monica will continue to operate as an active place
of worship and provide programs and space for programs that address the needs
of the greater community. The number of programs and events will not increase
thus protecting the quality of life in the surrounding residential neighborhood.
23. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that places of worship are conditionally
permitted uses within the R2 District and parking for the proposed expansion of
the sanctuary, classrooms, social hall and kitchen, as well as for existing uses
will be provided for by a shared-parking agreement that makes available a
minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property, as required per Condition #43.
Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
24. Additionally, the location of the “L” shaped addition, the relocated residence and
the existing buildings aid in buffering the interior courtyards from the surrounding
residential uses.
25. 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 no such standards apply to places of worship.
26. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that the Conditional Use Permit will allow an addition to an
existing church that first began operating in 1930. The proposal will not create a
new church use nor will it result in an over-concentration as it is not a new use.
VARIANCE FINDINGS
8. There are special circumstances or exceptional characteristics applicable to the
property involved, including size, shape, topography, location, or surroundings, or
to the intended use or development of the property that do not apply to other
properties in the vicinity under an identical zoning classification. Specifically, the
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church sanctuary building, which was constructed in 1930, and the social hall,
which was constructed in 1961, were approved without on-site parking. The
subject site contains existing structures, including one building with historic
attributes, and is fully developed, thus restricting the ability to provide parking on-
site. The expanded uses will require an additional twelve parking spaces that will
be available on Sunday when parking demand generated by the church is the
greatest. Per Condition No. 44, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. The church has participated in a shared-parking
agreement for the past seventeen years.
9. The granting of such variance will not be detrimental nor injurious to the property
or improvements in the general vicinity and district in which the property is
located in that the variance allows existing church and community uses to
expand into more suitable spaces but does not allow for an expansion in the
scope of existing uses. The variance will not alter the traffic that is associated
with activities at the church.
10. The strict application of the provisions of this Chapter would result in practical
difficulties or unnecessary hardships, not including economic difficulties or
economic hardships in that if parking were located on-site the existing church
and community facilities would be unable to expand as proposed on one
contiguous parcel in lieu of separate parcels as is the current condition.
Therefore these uses, which have had a long-standing presence in the
neighborhood, could not operate as proposed in existing buildings with modest
expansion, with protected outdoor space, on one contiguous parcel.
11. The variance would not impair the integrity and character of the district in which it
is to be located in that the parking variance allows existing church and
community uses, which have had a continually presence in this neighborhood, to
be offered on one contiguous parcel instead of on two parcels separated by an
alley, as is the current condition. The applicant is able to provide three on-site
spaces and will provide the twelve additional required parking spaces at an off-
site parking lot which the church has had a long-standing agreement to utilize
these spaces. This facility, which is available for Sunday services when the
parking demand generated by the church is at its greatest, has been successfully
utilized by the church for the past seventeen years.
12. The subject site is physically suitable for the proposed variance in that while the
proposed addition will occur on a relatively flat lot with no physical or topographic
constraints, several of the uses will be relocated from a location across the alley
to a compatible addition to a historic church building on site, in order to more
suitably operate a single long-standing community facility on one contiguous
parcel.
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13. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to public
health and safety in that the subject property is located within a developed
urbanized environment that is adequately served by existing infrastructure, public
utilities and services. It is not anticipated that approval of the subject application
will create a need for additional utilities or services.
14. There will be adequate provisions for public access to serve the subject variance
proposal in that the church is an established community church that draws its
membership from the surrounding neighborhood allowing members to walk to the
church. The site will have pedestrian access from both Eighteenth Street and
Arizona Avenue and from the Seventeenth Court parking spaces. Public
transportation to the site is available on Wilshire Boulevard (Big Blue Bus route
No, 2), on Santa Monica Boulevard (Big Blue Buses routes No. 1 and No. 10), on
Fourteenth Street and Twentieth Street (Big Blue Bus route No. 11). On-street
parking is limited to two hours between certain times, except for neighborhood
residents. Per Condition No. 43, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. This shared-parking agreement has been
successfully utilized by the church for past seventeen years.
CONDITIONS
Plans
47. This approval is for those plans dated May 31, 2005, 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.
48. 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.
49. Final parking design, layout and specifications for the three proposed on-site
parking spaces shall be subject to the review and approval of the Transportation
Management Division.
50. 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 conformance with the
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plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
Architectural Review Board
51. 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
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
52. 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.
53. Construction period signage shall be subject to the approval of the Architectural
Review Board.
54. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
55. The Architectural Review Board, in its review, shall pay particular attention to the
project's scale and articulation of design elements; materials; window treatment;
glazing; landscaping, location and number of proposed trees; and the project’s
compatibility with the existing structures on site. In addition, the Architectural
Review Board shall pay particular attention to the nature and character of the
design in relation to the historic church structure. The Board shall also closely
review use of materials, details, and any attachments to the existing church
structure.
56. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
57. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of
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the Zoning Ordinance including use of water-conserving landscaping materials,
landscape maintenance and other standards contained in the Subchapter.
58. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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.
Demolition
59. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, 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.
60. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
61. 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.
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62. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
63. No demolition of buildings or structures 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.
64. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
65. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
66. 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.
67. 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
Department of Environmental and Public Works Management. Approval for this
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work shall be obtained from the Department of Environmental and Public Works
management prior to issuance of the building permits.
68. 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.
Immediately after commencing dirt removal from the site, the general contractor
shall provide the City of Santa Monica with written certification that all trucks
leaving the site are covered in accordance with this condition of approval.
69. 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 construction 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-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 construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
70. 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.
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71. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
72. 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 Mitigation
73. 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.)
74. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
75. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
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principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Miscellaneous Conditions
76. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
77. 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.
78. 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 to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
79. 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.
80. 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.
81. 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
do not exceed maximum allowable levels for the applicable noise zone.
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82. 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 outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
83. Prior to Final Inspection the applicant shall post a notice at the building entry
stating that the site is regulated by a Conditional Use Permit and Variance and
the Statement of Official Action, which includes the establishment’s conditions of
approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
Validity of Permits
84. In the event permittee 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.
85. Within ten days of 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 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.
86. This determination shall not become effective for a period of fourteen days from
the date of determination or, if appealed, until a final determination is made on
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire if the rights granted are not
exercised within one year from the permit’s effective date. Exercise of rights
shall mean issuance of a building permit to commence the first phase of
construction. A detailed phasing plan is required prior to issuance of this permit.
In addition, a building permit for all phases of construction must be obtained
within three (3) years of Conditional Use Permit effective date. However, the
permit shall also expire if the building permit expires, if final inspection is not
completed or a Certificate of Occupancy is not issued within the time periods
specified in SMMC Section 8.08.060. One six month extension may be permitted
if approved by the Director of Planning. Applicant is on notice that time
extensions shall not be granted if development standards or the development
49
process relevant to the project have changed since project approval.
Additionally, the rights associated with this approval shall expire if the
establishment ceases operation for a period of one year or longer.
Special Conditions
87. The applicant shall discontinue all use of 1253 Seventeenth Street authorized by
Conditional Use Permit 94-015 and cease to exercise any rights under that CUP
immediately after final inspection of the proposed new classrooms at the 1260
Eighteenth Street property.
88. The applicant shall be limited to using a maximum of seven (7) classrooms from
the hours of 5:00 p.m. to Midnight, Monday through Friday.
89. The applicant shall be obligated to maintain at all times a shared-parking
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and church guests on Sundays within 1,000 feet of the church
property. Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
90. The applicant shall be required to implement at all times the adopted Unitarian
Universalist Church of Santa Monica Good Neighbor Parking Impact Reduction
Plan. The applicant shall submit verification of compliance with this requirement
annually.
91. For purposes of noise abatement in residential districts, organized outdoor
activities shall be limited to the hours of 9:00 a.m. to 8:00 p.m.
Prior to issuance of a building permit, the applicant shall photo-document the
92.
subject property with black & white film, supplemented with digital photography
and a new State Inventory Form (DPR 523 form) for submission to the City
Planning Division. Photographic documentation shall be conducted in a manner
acceptable to the City Planning Division and by an individual familiar with the
recordation of historic buildings and prepared in a format consistent with the
Historic American Buildings Survey (HABS) guidelines and standards for field
photography. Views should include contextual views, all exterior elevations and
50
detailed views of significant architectural/historical features.
Prepared by: Roxanne Tanemori, Associate Planner
Attachments:
A. Municipal Code and General Plan Conformance
B. Site Posting Photo
C. Notice of Public Hearing
D. Radius and Location Map
E. Facility Use Study
F. Unitarian Church Activities
G. Correspondence
H. Correspondence from UCLA Community Affairs office
I. Good Neighbor/Parking Impact Reduction Plan
J. CUP 94-015 Planning Commission Statement of Official Action
K. CUP 03-008/Variance 03-018 Planning Commission Statement of Official Action
L. Photographs of Site and Surrounding Properties
M. Plot Plan, Floor Plans and Elevations
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ATTACHMENT C
APPEAL STATEMENT
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk’s Office.
52
ATTACHMENT D
PLANNING COMMISSION STATEMENT OF OFFICIAL ACTION
53
City of Santa Monica
City Planning Division
PLANNING COMMISSION
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Conditional Use Permit 05CUP-004; Variance
05VAR-006
LOCATION: 1260 and 1248 Eighteenth Street
APPLICANT: Unitarian Universalist Community Church
PROPERTY
OWNER: Unitarian Universalist Community Church
CASE PLANNER: Roxanne Tanemori, Associate Planner
REQUEST: Application for Conditional Use Permit 05-004 to
establish the existing Unitarian Universalist Community
Church as a legal conforming use, allow a 3,402 square
foot expansion to the existing church facility at 1260
Eighteenth Street, and permit conversion of the existing
residence at 1248 Eighteenth Street to a church office
use. Application for Variance 05-006 to allow for the
expansion of the church facility and conversion of the
residence without providing the twelve new parking
spaces that would be required on-site. The applicant
proposes the continued shared use of an off-site parking
facility located within 500’ of the church on Sundays in
lieu of providing the twelve on-site parking spaces.
CEQA STATUS: The project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) pursuant to Sections 15303 and
15331, Class 3 (e) and Class 31, of the State Implementation CEQA Guidelines
54
in that the project proposes an addition to the existing church facility that is less
than 10,000 square feet, and rehabilitation of a historic resource that is consistent
with the Secretary of the Interior’s Standards for the Treatment of Historic
Properties.
PLANNING COMMISSION ACTION
July 20, 2005 Date.
Approved based on the following findings and subject to the
X conditions below.
Denied.
Other.
EFFECTIVE DATES OF ACTIONS IF NOT APPEALED:
August 3, 2005
EXPIRATION DATE OF ANY PERMITS GRANTED:
August 3, 2010
LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATES:
Any request for an extension of the expiration date must be received in the City
Planning Division prior to expiration of this permit.
One six (6) month extension may be permitted.
Each and all of the findings and determinations are based on the competent and
substantial evidence, both oral and written, contained in the entire record relating to the
Project. All summaries of information contained herein or in the findings are based on
the substantial evidence in the record. The absence of any particular fact from any
such summary is not an indication that a particular finding is not based in part on that
fact.
FINDINGS
:
CONDITIONAL USE PERMIT FINDINGS
27. 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 expansion of
55
places of worship are permitted in the R2 Zone District by approval of Conditional
Use Permit. The project, which relocates existing church uses from the existing
buildings located on-site and across the alley to new facilities on the same site as
the church is consistent with Objective 1.10 of the Land Use Element. Objective
1.10 calls for protecting the scale and character of existing neighborhoods and
the proposal allows for additional space for existing on-site uses but does not
increase the intensity of the uses that currently occur at the site, except for a
potential modest increase in use of the sanctuary on Sundays.
28. The proposed use would not impair the integrity and character of the district in
which it is to be established or located, in that the proposal maintains the historic
character of the site and original church structure that contribute to the
neighborhood integrity and character, and the proposed addition combined with
the existing structures on site have been designed to buffer outdoor activities that
will occur in the courtyards from the surrounding residential uses. Additionally,
the proposal will continue existing church uses on site that have occurred since
its establishment in 1930 and the construction of the social hall in 1961. The
proposal is an effort to consolidate existing uses from a location across the alley
on to the same site as the church. The expanded church will not increase the
range of activities or events at the church except those that occur within the
sanctuary associated with an increase of thirty-nine seats.
29. The subject parcel is physically suitable for the type of land use being proposed,
in that the proposed addition will occur on a relatively flat lot with no physical or
topographic constraints. Additionally, the uses will be relocated from existing
buildings on-site and from a location across the alley to an on-site location in the
new addition.
30. The proposed use is compatible with any of the land uses presently on the
subject parcel if the present land uses are to remain, in that the church is the only
existing on-site use and that this proposal is for an expansion of the space
associated with this existing use.
31. 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 the proposed use is a continuation of existing permissible use.
The project allows these continued uses to operate in more suitable spaces and
generally does not intensify current uses on the property. The 3,402 square foot
addition is designed to be compatible with surrounding uses. The expanded
church will not increase the number of activities nor increase the number of
participants in activities or events at the church except for modest increases
56
within the sanctuary.
32. 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 project is located on a fully developed
parcel with adequate access to all necessary utilities and will not be detrimental
to public health and safety.
33. Public access to the proposed use will be adequate, in that the church is an
established community church that draws its membership from the surrounding
neighborhood, allowing members to walk to the church. The site will have
pedestrian access from both Eighteenth Street and Arizona Avenue and from the
alley parking spaces. Public transportation to the site is available on Wilshire
Boulevard (Big Blue Bus route No, 2), on Santa Monica Boulevard (Big Blue
Buses routes No. 1 and No. 10), on Fourteenth Street and Twentieth Street (Big
Blue Bus route No. 11). On-street parking is limited to two hours between certain
times, except for neighborhood residents. In addition, Condition #43 requires the
applicant maintain at all times a shared-parking agreement that makes available
a minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property. Verification of this shared-
parking agreement, or other communication acceptable to the City, must be
provided annually.
34. The physical location or placement of the use on the site is compatible with and
relates harmoniously to the surrounding neighborhood, in that the proposal will
relocate a structure that is located in the required side yard setback area. The
relocated structure will be moved from a location that is approximately 3’-0” from
a side property line that is shared with a multi-family residence to a location that
is compliant with the required side yard setback. The 3,402 square foot addition
to the social hall is located at the rear of the property and is separated from
surrounding residential uses by an alley to the west. Additionally, the location of
the “L” shaped addition, the relocated residence and the existing buildings aid in
buffering the interior courtyards from the surrounding residential uses.
35. The proposed use is consistent with the goals, objectives, and policies of the
General Plan, in that Land Use Policy 3.1.3 encourages the “retention of historic
and architecturally significant resources” and the expansion of the social hall
retains a historically significant church sanctuary building. The proposed project
is consistent with Land Use Objective 1.1 to “Improve the quality of life for all
residents by providing a balance of land uses consistent with 1) recognizing that
the City is part of a metropolitan area with regional social problems and 2)
57
protecting the quality of life in all residential neighborhoods” since The Unitarian
Universalist Church of Santa Monica will continue to operate as an active place
of worship and provide programs and space for programs that address the needs
of the greater community. The number of programs and events will not increase
thus protecting the quality of life in the surrounding residential neighborhood.
36. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or general welfare, in that places of worship are conditionally
permitted uses within the R2 District and parking for the proposed expansion of
the sanctuary, classrooms, social hall and kitchen, as well as for existing uses
will be provided for by a shared-parking agreement that makes available a
minimum of twelve (12) parking spaces to parishioners and church guests on
Sundays within 1,000 feet of the church property, as required per Condition #43.
Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
37. Additionally, the location of the “L” shaped addition, the relocated residence and
the existing buildings aid in buffering the interior courtyards from the surrounding
residential uses.
38. 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 no such standards apply to places of worship.
39. The proposed use will not result in an over-concentration of such uses in the
immediate vicinity, in that the Conditional Use Permit will allow an addition to an
existing church that first began operating in 1930. The proposal will not create a
new church use nor will it result in an over-concentration as it is not a new use.
VARIANCE FINDINGS
15. There are special circumstances or exceptional characteristics applicable to the
property involved, including size, shape, topography, location, or surroundings, or
to the intended use or development of the property that do not apply to other
properties in the vicinity under an identical zoning classification. Specifically, the
church sanctuary building, which was constructed in 1930, and the social hall,
which was constructed in 1961, were approved without on-site parking. The
subject site contains existing structures, including one building with historic
attributes, and is fully developed, thus restricting the ability to provide parking on-
site. The expanded uses will require an additional twelve parking spaces that will
58
be available on Sunday when parking demand generated by the church is the
greatest. Per Condition #43, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. The church has participated in a shared-parking
agreement for the past seventeen years.
16. The granting of such variance will not be detrimental nor injurious to the property
or improvements in the general vicinity and district in which the property is
located in that the variance allows existing church and community uses to
expand into more suitable spaces but does not allow for an expansion in the
scope of existing uses. The variance will not alter the traffic that is associated
with activities at the church.
17. The strict application of the provisions of this Chapter would result in practical
difficulties or unnecessary hardships, not including economic difficulties or
economic hardships in that if parking were located on-site the existing church
and community facilities would be unable to expand as proposed on one
contiguous parcel in lieu of separate parcels as is the current condition.
Therefore these uses, which have had a long-standing presence in the
neighborhood, could not operate as proposed in existing buildings with modest
expansion, with protected outdoor space, on one contiguous parcel.
18. The variance would not impair the integrity and character of the district in which it
is to be located in that the parking variance allows existing church and
community uses, which have had a continually presence in this neighborhood, to
be offered on one contiguous parcel instead of on two parcels separated by an
alley, as is the current condition. The applicant is able to provide three on-site
spaces and will provide the twelve additional required parking spaces at an off-
site parking lot which the church has had a long-standing agreement to utilize
these spaces. This facility, which is available for Sunday services when the
parking demand generated by the church is at its greatest, has been successfully
utilized by the church for the past seventeen years.
19. The subject site is physically suitable for the proposed variance in that while the
proposed addition will occur on a relatively flat lot with no physical or topographic
constraints, several of the uses will be relocated from a location across the alley
to a compatible addition to a historic church building on site, in order to more
suitably operate a single long-standing community facility on one contiguous
parcel.
20. There are adequate provisions for water, sanitation, and public utilities and
services to ensure that the proposed variance would not be detrimental to public
health and safety in that the subject property is located within a developed
urbanized environment that is adequately served by existing infrastructure, public
utilities and services. It is not anticipated that approval of the subject application
59
will create a need for additional utilities or services.
21. There will be adequate provisions for public access to serve the subject variance
proposal in that the church is an established community church that draws its
membership from the surrounding neighborhood allowing members to walk to the
church. The site will have pedestrian access from both Eighteenth Street and
Arizona Avenue and from the Seventeenth Court parking spaces. Public
transportation to the site is available on Wilshire Boulevard (Big Blue Bus route
No, 2), on Santa Monica Boulevard (Big Blue Buses routes No. 1 and No. 10), on
Fourteenth Street and Twentieth Street (Big Blue Bus route No. 11). On-street
parking is limited to two hours between certain times, except for neighborhood
residents. Per Condition #43, the applicant shall be obligated to maintain at all
times a shared-parking agreement that makes available a minimum of twelve
(12) parking spaces to parishioners and church guests on Sundays within 1,000
feet of the church property. This shared-parking agreement has been
successfully utilized by the church for past seventeen years.
CONDITIONS
:
Plans
93. This approval is for those plans dated May 31, 2005, 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.
94. 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.
95. Final parking design, layout and specifications for the three proposed on-site
parking spaces shall be subject to the review and approval of the Transportation
Management Division.
96. 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 conformance with the
plans submitted or as modified by the Planning Commission, Architectural
Review Board or Director of Planning.
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Architectural Review Board
97. 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
review, shall pay particular attention to the aesthetic, landscaping, and setback
impacts of any ramps or other features necessitated by accessibility
requirements.
98. 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.
99. Construction period signage shall be subject to the approval of the Architectural
Review Board.
100. Plans for final design, landscaping, screening, trash enclosures, and signage
shall be subject to review and approval by the Architectural Review Board.
101. The Architectural Review Board, in its review, shall pay particular attention to the
project's scale and articulation of design elements; materials; window treatment;
glazing; landscaping, location and number of proposed trees; and the project’s
compatibility with the existing structures on site. In addition, the Architectural
Review Board shall pay particular attention to the nature and character of the
design in relation to the historic church structure. The Board shall also closely
review use of materials, details, and any attachments to the existing church
structure.
102. As appropriate, the Architectural Review Board shall require the use of anti-
graffiti materials on surfaces likely to attract graffiti.
103. 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 the Subchapter.
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104. Refuse areas, storage areas and mechanical equipment shall screened in
accordance with SMMC Section 9.04.10.02.130-9.04.10.02.150. 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.
Demolition
105. Until such time as the demolition is undertaken, and unless the structure is
currently in use, the existing structure shall be maintained and secured by
boarding up all openings, 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.
106. Street trees shall be maintained, relocated or provided as required in a manner
consistent with the City’s Community Forest Management Plan 2000, per the
specifications of the Open Space Management Division of the Community and
Cultural Services Department and the City’s Tree Code (SMMC Section 7.40).
No street trees shall be removed without the approval of the Open Space
Management Division.
107. 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.
108. Prior to issuance of a demolition permit, applicant shall prepare for Building
Division approval a rodent and pest control plan to ensure that demolition and
construction activities at the site do not create pest control impacts on the project
neighborhood.
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109. No demolition of buildings or structures 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.
110. Prior to issuance of any demolition permits, a demolition materials recycling plan
shall be filed for approval by the Department of Environmental and Public Works
Management which seeks to maximize the reuse/recycling of existing building
materials.
111. The applicant shall submit a report from an industrial hygienist to be reviewed
and approved as to content and form by the Environmental and Public Works
Management/Environmental Programs Division. The report shall consist of a
hazardous materials survey for the structure proposed for demolition. The report
shall include a section on asbestos and in accordance with the South Coast
AQMD Rule 1403, the asbestos survey shall be performed by a state Certified
Asbestos Consultant (CAC). The report shall include a section on lead, which
shall be performed by a state Certified Lead Inspector/Assessor. Additional
hazardous materials to be considered by the industrial hygienist shall include:
mercury (in thermostats, switches, fluorescent light); polychlorinated biphenyls
(PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Construction
112. 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.
113. 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
Department 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.
114. 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.
63
Immediately after commencing dirt removal from the site, the general contractor
shall provide the City of Santa Monica with written certification that all trucks
leaving the site are covered in accordance with this condition of approval.
115. 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 construction 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-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 construction materials recycling plan which seeks to maximize the
reuse/recycling of construction waste; 17) Provide a plan regarding use of
recycled and low-environmental-impact materials in building construction; 18)
provide a construction period water runoff control plan.
116. 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.
117. The property owner shall insure any graffiti on the site is promptly removed
through compliance with the City's graffiti removal program.
118. A copy of these conditions shall be posted in an easily visible and accessible
64
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 Mitigation
119. 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.)
120. To mitigate solid waste impacts, prior to issuance of a Certificate of Occupancy,
project owner shall submit a recycling plan to the Department of Environmental
and Public Works Management for its approval. The recycling plan shall include
1) list of materials such as white paper, computer paper, metal cans, and glass to
be recycled; 2) location of recycling bins; 3) designated recycling coordinator; 4)
nature and extent of internal and external pick-up service; 5) pick-up schedule; 6)
plan to inform tenants/ occupants of service.
121. To mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10.
Applicant shall contact EPWM to determine applicable requirements, which
include the following:
?
Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
?
An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
?
Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
?
Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
?
Drainage controls may be required depending on the extent of grading
and topography of the site.
?
New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Miscellaneous Conditions
65
122. The building address shall be painted on the roof of the building and shall
measure four feet by eight feet (32 square feet).
123. 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.
124. 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 to determine the
significance of the survey findings and appropriate actions and requirements, if
any, to address such findings.
125. 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.
126. 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.
127. 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
do not exceed maximum allowable levels for the applicable noise zone.
128. 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 outdoors and
all permanent mechanical equipment to be placed indoors which may be heard
outdoors.
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129. Prior to Final Inspection the applicant shall post a notice at the building entry
stating that the site is regulated by a Conditional Use Permit and Variance and
the Statement of Official Action, which includes the establishment’s conditions of
approval, is available upon request. This notice shall remain posted at all time
the establishment is in operation.
Validity of Permits
130. In the event permittee 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.
131. Within ten days of 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 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.
132. This determination shall not become effective for a period of fourteen days from
the date of determination or, if appealed, until a final determination is made on
the appeal. Any appeal must be made in the form required by the Zoning
Administrator. The approval of this permit shall expire if the rights granted are not
exercised within one year from the permit’s effective date. Exercise of rights
shall mean issuance of a building permit to commence the first phase of
construction. A detailed phasing plan is required prior to issuance of this permit.
In addition, a building permit for all phases of construction must be obtained
within five (5) years of Conditional Use Permit effective date. However, the permit
shall also expire if the building permit expires, if final inspection is not completed
or a Certificate of Occupancy is not issued within the time periods specified in
SMMC Section 8.08.060. One six month extension may be permitted if approved
by the Director of Planning. Applicant is on notice that time extensions shall not
be granted if development standards or the development process relevant to the
project have changed since project approval. Additionally, the rights associated
with this approval shall expire if the establishment ceases operation for a period
of one year or longer.
Special Conditions
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133. The applicant shall discontinue all use of 1253 Seventeenth Street authorized by
Conditional Use Permit 94-015 and cease to exercise any rights under that CUP
immediately after final inspection of the proposed new classrooms at the 1260
Eighteenth Street property.
134. The applicant shall be limited to using a maximum of seven (7) classrooms from
the hours of 5:00 p.m. to Midnight, Monday through Friday.
135. The applicant shall be obligated to maintain at all times a shared-parking
agreement that makes available a minimum of twelve (12) parking spaces to
parishioners and church guests on Sundays within 1,000 feet of the church
property. Verification of this shared-parking agreement, or other communication
acceptable to the City, must be provided annually.
136. The applicant shall be required to implement at all times the adopted Unitarian
Universalist Church of Santa Monica Good Neighbor Parking Impact Reduction
Plan. The applicant shall submit verification of compliance with this requirement
annually.
137. For purposes of noise abatement in residential districts, organized outdoor
activities shall be limited to the hours of 9:00 a.m. to 8:00 p.m.
138. Prior to issuance of a building permit, the applicant shall photo-document the
subject property with black & white film, supplemented with digital photography
and a new State Inventory Form (DPR 523 form) for submission to the City
Planning Division. Photographic documentation shall be conducted in a manner
acceptable to the City Planning Division and by an individual familiar with the
recordation of historic buildings and prepared in a format consistent with the
Historic American Buildings Survey (HABS) guidelines and standards for field
photography. Views should include contextual views, all exterior elevations and
detailed views of significant architectural/historical features.
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VOTE
Ayes: Brown, Clarke, Dad, Koning, O’Day, Pugh, Chair Johnson
Nays: None
Abstain:
None
Absent: None
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive Land Use and Zoning Ordinance, the time within which judicial review
of this decision must be sought is governed by Code of Civil Procedure Section 1094.6,
which provision has been adopted by the City pursuant to Municipal Code Section
1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the Planning Commission of the City of Santa Monica.
_____________________________ _____________________________
Jay P. Johnson, Chairperson Date
Acknowledgement by Permit Holder
I hereby agree to the above conditions of approval and acknowledge that failure to
comply with such conditions shall constitute grounds for potential revocation of the
permit approval.
___________________________
Applicant's Signature Print Name and Title
F:\CITYPLANNING\SHARE\PC\STOAS\2005\05CUP-004 (1260 18TH STREET)
STOA.DOC
69
ATTACHMENT E
JULY 20, 2005 PLANNING COMMISSION MINUTES
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WEDNESDAY, July 20, 2005 CITY COUNCIL CHAMBERS
7:00 P.M. ROOM 213, CITY HALL
1. CALL TO ORDER:
The meeting was called to order at 7:07 p.m.
2. PLEDGE OF ALLEGIANCE:
Commissioner O’Day led the Pledge of Allegiance.
3. ROLL CALL:
Ms. Schachter welcomed new Commissioner Hank Koning prior to the roll call.
Present: Barbara Brown
Darrell Clarke
Julie Lopez Dad
Hank Koning
Jay P. Johnson
Terry O’Day
Gwynne Pugh
Also Present: Laura Beck, AICP, Associate Planner
Kyle Ferstead, Commission Secretary
Jonathan Lait, AICP, Principal Planner
Stephanie Reich, AIA, Urban Designer
Barry Rosenbaum, Senior Land Use Attorney
Amanda Schachter, Planning Manager
Chair Brown welcomed Commissioner Koning and extended her thanks and best
wishes to former Commissioner Hopkins. She stated that everyone will miss
Commissioner Hopkins’ expertise and passion. Commissioner Clarke also
welcomed Commissioner Koning and thanked Commissioner Hopkins for her
four years of dedication to the position of Planning Commissioner. He
commented on her intellectual thinking, the content of her comments and passion
for the City.
3-A. ELECTION OF CHAIRPERSON AND CHAIRPERSON PRO TEMPORE:
Chair Brown opened the nominations for Chairperson. Commissioner Dad
nominated Commissioner Johnson for Chairperson. Commissioner Clarke
seconded the motion, which was approved unanimously. Chair Brown
congratulated Chair Johnson.
Chair Brown opened the nominations for Chairperson Pro Tempore.
Commissioner Johnson nominated Commissioner Pugh. Commissioner Dad
seconded the motion, which was approved unanimously. Chair Brown
congratulated Commissioner Pugh.
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Chair Brown commented that she has very much enjoyed being Chairperson and
has learned so much from acting as Chairperson. She stated she has the
greatest respect for each Commissioner, for the work of the Commission and the
work of staff. She concluded that she appreciated the opportunity to learn, grow
and serve in the capacity of Chairperson.
Chair Johnson thanked the Commission for their support and thanked
Commissioner Brown for her service, expertise and professionalism. He stated
he looks forward to working with all the Commission.
Commissioner Clarke expressed agreement with Chair Johnson and stated that
this has been the most challenging year in the six years he has served on the
Commission due to the extensive Land Use Element update process. He
thanked Commissioner Brown for “charting the course” this past year.
Chair Johnson thanked Arlene Hopkins for her four years of service on the
Commission and great contributions. He encouraged her to continue contributing,
participating and to be active in the update process.
Chair Johnson invited Commissioner Koning to introduce himself. Commissioner
Koning stated he is Australian and moved here 26 years ago. He stated that he
lives and works in Santa Monica and has raised two sons here. He concluded
that he enjoys living in Santa Monica.
4. PLANNING DIRECTOR'S REPORT:
Ms. Schachter gave the Director’s Report. Ms. Schachter reported that on
Tuesday, July 12, 2005, the City Council heard an appeal of a Landmarks
designation for xxx Nineteenth Street, which was overturned; and heard
recommendations on the fences and hedges ordinance. She stated that the City
Council has “grandparented” all existing fences and hedges with a registration
process and an administrative process for height modifications for side and rear
yards. On July 26, 2005, the City Council will hold a public hearing on the Ninth
Street Text Amendment (non-conforming use); a Landmarks appeal for 125
Pacific Street; a Tract Map appeal; and a discussion on change to the State
density bonus.
Ms. Schachter announced there will be an Open House with the design team on
July 28, 2005, for the “415 PCH” project and the Commission will need to make
an appointment to a subcommittee for a fall workshop.
Ms. Schachter announced the forthcoming Commission meetings as follows:
August 3 (policy discussion), August 17 (development review), September 7
(policy discussion) and September 21 (development review). Chair Johnson
stated he would not be available for the meeting on August 17, 2005.
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5. PLANNING COMMISSIONER ANNOUNCEMENTS
Commissioner Pugh reported that he has invited two guest speakers for the
meeting on August 3, 2005. They are Donald Shoup, a professor at UCLA, and
Jennifer Wolch, a Dean at USC and member of the Sustainable Cities Task
Force.
Ms. Schachter asked the Commission to keep the next agenda light as our
regular attorney, Barry Rosenbaum, will not be at the meeting.
Chair Johnson asked staff for a certificate of appreciation be made for Arlene
Hopkins. He also stated that this meeting will adjourn in memory of Conrad
Mellili. He stated that he passed away on July 5, 2005, and was a progressive
activist in the City.
6. APPROVAL OF MINUTES:
Consent Calendar
6-A. January 19, 2005
Commissioner Dad made a motion to approve the minutes January 19, 2005, as
submitted. Commissioner Pugh seconded the motion, which was approved by
voice vote. Commissioners Brown, Koning and O’Day abstained.
6-B. May 18, 2005
Commissioner Dad made a motion to approve the minutes for May 18, 2005, as
submitted. Commissioner Clarke seconded the motion, which was approved by
voice vote. Commissioners Koning, O’Day and Pugh abstained.
6-C. June 16, 2005
This item was continued because the date of the Commission hearing was
actually June 15, not June 16. Commissioner Pugh commented on an issue
raised on the first page of the minutes for June 15 and asked staff to report back.
7. STATEMENTS OF OFFICIAL ACTION:
Consent Calendar
7-A: Appeal 05-003 of ARB 04-546, 1143 Eleventh Street
Commissioner Pugh made a motion to approve the Statement of Official Action
for 1143 Eleventh Street. Commissioner Clarke seconded the motion, which was
approved by voice vote with Commissioners Dad and Koning abstaining.
7-B. Appeal 05-005 of ARB 05-060, 1524 Eleventh Street
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Commissioner O’Day made a motion to approve the Statement of Official Action
for 1524 Eleventh Street. Commissioner Clarke seconded the motion, which was
approved by voice vote with Commissioners Dad and Koning abstaining.
7-C. Tract Map 05-002, 2019 Delaware Avenue [continued from June 16, 2005]
Commissioner Pugh made a motion to approve the Statement of Official Action
for 2019 Delaware Avenue. Commissioner O’Day seconded the motion, which
was approved by voice vote with Commissioners Dad and Koning abstaining.
7-D. Tract Map 05-005, 1027 Twenty-First Street
Commissioner O’Day made a motion to approve the Statement of Official Action
for 1027 Twenty-First Street. Commissioner Pugh seconded the motion, which
was approved by voice vote with Commissioners Dad and Koning abstaining.
7-E. Tract Map 05-006, 851 Nineteenth Street
Commissioner O’Day made a motion to approve the Statement of Official Action
for 851 Nineteenth Street. Commissioner Clarke seconded the motion, which
was approved by voice vote with Commissioners Dad and Koning abstaining.
7-F. Tract Map 05-007, 1902-1914 California Avenue
Commissioner Brown made a motion to approve the Statement of Official Action
for 1902-1914 California Avenue. Commissioner Clarke seconded the motion,
which was approved by voice vote with Commissioners Dad, Koning and O’Day
abstaining.
7-G. Tract Map 05-011, 1127 Sixth Street
Commissioner O’Day stated that he actually voted to abstain on this item. Staff
will amended the Statement of Official Action.
Commissioner Clarke made a motion to approve the Statement of Official Action
for 1127 Sixth Street as amended. Commissioner Pugh seconded the motion,
which was approved by voice vote with Commissioners Dad, Koning and O’Day
abstaining.
7-H. Tract Map 05-012, 1415-1419 Centinela Avenue
Commissioner O’Day made a motion to approve the Statement of Official Action
for 1415-1419 Centinela Avenue. Commissioner Pugh seconded the motion,
which was approved by voice vote with Commissioners Dad and Koning
abstaining.
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8. PUBLIC HEARINGS:
Consent Calendar
8-A. Tract Map 05-014, Vesting Tentative Parcel Map 061226,811 Nineteenth
Street.
The applicant requests approval of a Vesting Tentative Parcel Map
(VTTM No. 0621226) to subdivide one lot into five airspace parcels in conjunction
with a proposed five-unit residential condominium development. [Planner: Scott
th
APPLICANT/PROPERTY OWNER: 811 19 Street LLC.
Albright, AICP]
The Commission had no ex parte communication disclosure for this project.
Principal Planner Jonathan Lait gave the staff report.
The applicant’s architect, Farhad Ashofteh, was present to respond to questions.
The following members of the public addressed the Commission regarding this
application: Helen Benninger, Steven M. Schwartz, Susan Schmidt, and Robert
Schwartz.
Mr. Ashofteh responded to the public comment.
Commissioner Dad asked staff to outline the approval process for tract maps. Mr.
Lait explained the approval process including public hearings before the
Commission, Architectural Review Board (ARB), plan check review and
recording the final map with the County Assessor’s Office. Commissioner Dad
emphasized the limits of the Commission’s jurisdiction for tract maps and how
the public can participate in the process. Mr. Lait stated that the Commission’s
authority is to approve the multiple airspaces units on a lot for construction of a
condominium and that a map must be approved if it complies with the General
Plan. Compliance includes that the proposed map does not exceed density and
height restrictions for the district it is located in. Mr. Lait further stated that the
public input is received during the design review process, which includes
materials, colors, pedestrian orientation and neighborhood compatibility.
Commissioner Dad stated that she asked these questions because she wants
those present to understand the limits of the Commission’s authority, then
encouraged the public to speak at the ARB hearing.
Commissioner Koning asked staff for the height limit in this district. Mr. Lait
stated that the height limit is 23-feet for a flat roof, but could extend to 30-feet if
certain development standards are met. Commissioner Koning asked for the
number of stories proposed for this project. Mr. Lait stated the request is for two
stories.
Commissioner Pugh commented that, based on the new multi-family
development standards, only the ARB reviews the full plans for condominium
projects. Mr. Lait stated that the Commission only reviews the tract map.
75
Commissioner Clarke thanked the public for participating. He explained that the
City Council set new regulations so that condominiums are permitted by right if
they meet the requirements for the district they are located in. He emphasized
that the ARB can change some design things and encouraged the public to
participate in that hearing process.
Chair Johnson asked Mr. Lait to explain the ARB approval process. Mr. Lait
stated that currently the Urban Designer works with applicants to encourage
compatible design for the neighborhood. He stated that the public can review file
and ask questions of staff.
Commissioner Clarke asked staff to comment on the Construction Rate Program.
Mr. Lait explained the Construction Rate Program, which limits new construction
within a 500-feet by staggering building permit approvals for 15-months after
another permit is granted.
Chair Johnson closed the public hearing.
Commissioner Clarke made a motion for approval. Commissioner Pugh
seconded the motion.
The motion was approved by the following vote:
AYES: Brown, *Clarke, *Dad, Johnson, Koning, O’Day, Pugh.
* Commissioners Dad and Clarke asked the record to show their votes were
“reluctantly” made.
9. PUBLIC HEARING:
Continued
9-A. Appeal 04-014, 1402 Third Street Promenade.
Appeal of the Zoning
Administrator’s denial of Use Permit 04-004 to construct an unmanned wireless
telecommunication facility on the roof of an existing three-story building. The
equipment consists of three sectors of four antennas each attached to the sides
of an existing rooftop mechanical room and two GPS antennas mounted to a
proposed 9-foot high roof mounted equipment shelter. Associated mechanical
equipment will be located within the proposed 121 square foot, 9-foot high
equipment shelter. The proposed design does not comply with the location
requirements of Santa Monica Municipal Code (SMMC) 9.04.10.06.110(a).
Pursuant to SMMC Section 9.04.10.06.110(b) the Zoning Administrator may
approve modifications to the design standards for non-parabolic commercial
antennas. The request to modify the design standards requires a Use Permit
application. The Zoning Administrator denied the Use Permit following a public
hearing. This item was continued from the March 16, 2005 Planning
Commission meeting and the May 18, 2005 Planning Commission meeting.
APPLICANT: Tetra Tech Communication
[Planner: Laura Beck, AICP]
Services, representing Nextel Communications. PROPERTY OWNER: Ellen
76
B. Brown, Trustee of Boulhoulsos Brown Trust. APPELLANT: Nextel
Communications.
The Commission made the following ex parte communication disclosures for this
appeal:
?
Commissioner Pugh disclosed he had a ten-minutes conversation with
Mr. Koos regarding application information and some correspondence and
he drove by the site prior to this evening’s meeting.
?
Commissioner O’Day disclosed that he also spoke to Mr. Koos regarding
scheduling a time to meet, however the meeting did not occur, and he also
visited the property.
?
Commissioner Clarke disclosed that he spoke with Mr. Koos on the
telephone on July 13, 2005, regarding application content and drove by
the site prior to the meeting this evening.
?
Chair Johnson disclosed that he also spoke to Mr. Koos, but did not meet
with him.
?
Commissioners Brown, Dad and Koning had nothing to disclose.
Commissioner Dad asked staff if a customer of this wireless service would need
to recuse themselves from this hearing. Senior Land Use Attorney Rosenbaum
stated that it is not under a conflict of interest, however it may be a common law
conflict.
Ms. Beck gave the staff report.
Chair Johnson expressed confusion about the staff recommendation. Ms. Beck
directed the Commission’s attention to the top of page five of the staff report.
Chair Johnson asked staff for the process on hearing from Jonathan Kramer.
Staff stated that Mr. Kramer is the City’s wireless consultant.
Jonathan Kramer addressed the Commission regarding this appeal.
Commissioner Clarke asked staff why all the technical jargon is being presented.
Senior Land Use Attorney Rosenbaum explained that there is an overlap of City
and Federal jurisdiction as regards the field of wireless communication. He
further explained that the Zoning Administrator’s Use Permit review deals
primarily with aesthetics while on the Federal level, issues of coverage and other
technical issues require approval.
Commissioner Pugh asked staff for the height limits for this area. Ms. Beck
stated that the maximum height is 56-feet and four stories. Commissioner Pugh
noted that the request is within the permitted height limits. He then asked for the
height of the mechanical equipment enclosure. Ms. Beck stated that the
permitted mechanical equipment enclosure height allows an exemption if the
enclosure is be necessary for the function of the building.
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Chair Johnson asked staff about Special Condition #7 and whether such an
annual report has ever been issued. Mr. Kramer explained that antennas
mounted on a roof are accessible to people, so EMF emissions are a concern.
He also explained the Federal Communications (FCC) breaks down their
concerns in two categories: (1) those people who do not know the antennas are
present and (2) company workers who understand the capabilities and dangers
of the antenna equipment. He stated that window-washers and air conditioning
repair people fall into the first category. Chair Johnson asked if excess emissions
are ever detected. Mr. Kramer stated that emissions change over time, but must
comply with FCC regulations.
Commissioner O’Day asked Mr. Kramer to discuss less intrusive options. Mr.
Kramer responded that he had asked Nextel if they could use the two existing
roof structures, but he received no clear answer from Nextel. He stated that he
suggested the equipment could be placed in the trash enclosure if the new
deployed antenna systems were used, however he was told that the new
equipment required a controlled environment vault which would not work in the
trash enclosure area. Commissioner O’Day asked Mr. Kramer about the
relationships between placement of antennas and the equipment room. Mr.
Kramer stated that it is best to have the antennas in close proximity to the
equipment room.
Commissioner Brown asked staff where it would leave the applicant if the staff
report recommendation was adopted to approve the Use Permit antenna, but not
the equipment enclosure. Ms. Beck stated that per Condition #13, the issue is the
location of the mechanical equipment on the roof so adopting the staff
recommendation means the applicant finds a new location for the mechanical
equipment and returns to the Zoning Administrator for review.
Commissioner Koning asked Mr. Kramer about placement of the mechanical
equipment. Mr. Kramer stated that it can be placed further from the antennas,
however this requires an increase in the transmitter or cable size to make
everything compatible. He stated that the issue here is the size of the enclosure.
Commissioner Koning commented that this is basically an aesthetics issue.
The applicant/appellant team consisted of John Koos, David Borchard, an RF
Engineer for Nextel Communications and Maryela Martinez
One member of the public, Robert Donin, addressed the Commission.
Commissioner Pugh responded Mr. Donin by saying that the issue is not having
the wireless facility, but rather the appropriate location for the mechanical
equipment and whether the structure is aesthetically pleasing.
Mr. Koos waived his response time.
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The Commission discussed the aesthetic issue and noted that project still
requires Architectural Review Board approval. The Commission expressed their
appreciation of staff’s effort on this appeal and generally supported the staff
recommendation.
Senior Land Use Attorney Rosenbaum stated for the record that the FCC
Telecommunications Act states that a local jurisdiction cannot base denial on RF
coverage and a significant gap in coverage is also not a reason to deny the
application.
Commissioner Dad made a motion to approve staff’s recommendation based on
the fact that staff will work with the applicant to solve the aesthetics issue.
Commissioner Brown seconded the motion.
The motion for staff’s recommendation was denied by the following vote:
AYES: Brown, Dad, Johnson; NOES: Clarke, Koning, O’Day, Pugh.
Commissioner Pugh made a motion to accept the portions of the staff report that
approve the antennas and accept the siting and location of the equipment as
proposed by Nextel. Commissioner Clarke seconded the motion.
The motion for staff’s recommendation was denied by the following vote:
AYES: Brown, Dad, Johnson; NOES: Clarke, Koning, O’Day, Pugh.
Commissioner Dad made a motion to approve the Use Permit for the antennas
and ask the applicant to work on the mechanical equipment siting issue so the
structure will be less visible. Commissioner Brown seconded the motion.
Commissioners Clarke and Koning discussed rooftop options and that this
application will also have to go to the ARB for review.
The motion by Commissioner Dad was denied by the following vote:
AYES: Brown, Dad, Johnson; NOES: Clarke, Koning, O’Day, Pugh.
Commissioner Pugh made a motion to uphold the appeal. Commissioner Clarke
seconded the motion.
The motion to uphold the appeal was approved by the following vote:
AYES: Clarke, Koning, O’Day, Pugh; NOES: Brown, Dad, Johnson.
[The Commission took a break from 9:32 p.m. to 9:46 p.m.]
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10. PUBLIC HEARINGS:
10-A. Conditional Use Permit 05-004 & Variance 05-006,1260 & 1248 Eighteenth
Street.
The proposed project is a request to establish the existing Unitarian
Universalist Community Church as a legal conforming use and to construct a
3,402 square foot two-story addition to an existing building on site (the Forbes
Building) currently used for church-related educational activities. The proposed
project also includes a request to convert the existing residence at 1248
Eighteenth Street for use as a church office and to relocate it approximately 6’-0”
further away from the north property line and 13’-0” toward the east property line
in order to comply with sideyard setback requirements. The proposed project will
allow the church to consolidate the activities currently held in the sanctuary
building and in a building across the alley at 1253 Seventeenth Street on a single
parcel. The applicant is also requesting Variance 05-006 to allow for the
proposed expansion without providing twelve (12) parking spaces required for
the additional square footage. [Planner: Roxanne Tanemori]
APPLICANT/PROPERTY OWNER: Unitarian Universalist Community
Church.
The Commission had no ex parte communications to disclose.
The Urban Designer, Stephanie Reich, gave the staff report.
The applicant’s team consisted of Carol Kerr, Allison Kendall and architect Ralph
Mechur. They made a presentation to the Commission regarding their
application.
Chair Johnson announced there are almost twenty requests to speak and asked
the Commission if they wished to reduce the allotted time for public speakers.
Commissioner Clarke made a motion to reduce the public speaking time from
three minutes to two minutes. Commissioner O’Day seconded the motion, which
was approved by voice vote. Commissioner Dad voted against the motion.
The following members of the public addressed the Commission: Patrick
Hernandez, Gordon McRee, Emily A. Hero & Amelia Harati, , Steve Paddock,
Keith Ludowitz, Mel Horan, Catherine Farmer (for Lloyd G. Drum), Janet Buic,
Carol Agate, Yoolie Chong, Joseph Hamilton, Blair Cablahard, Keith Gasola, Jim
Englis, and Shannon Dittbrenner.
One member of the public, Dorothy Steinicke waived her opportunity to speak
and Joy Nuygen was not present when her name was called.
Ms. Kendall and Mr. Mechur responded to the public comment.
Commissioner Pugh asked Mr. Mechur why fourteen parking spaces could not
be provided on-site. Mr. Mechur explained the overall layout of the site and
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stated that the only way to achieve the required parking would be to have
underground parking, which would be expensive and result in the loss of the
house. Mr. Mechur stated that the prior Conditional Use Permit (CUP) application
included provision for the use of the nearby UCLA-Santa Monica Hospital parking
structure.
Commissioner Pugh commented on the parking problems in the neighborhood.
Ms. Kendall explained that the off-site parking is used on Sundays when the
Church site is most used and that the purpose of this application is to better
accommodate the needs of the Church as well as to provide the children a good
space for their activities. She stated that to provide the required parking on-site
would result in three surface parking lots. She also stated she can work with the
groups using the facility at night regarding the parking issues.
Chair Johnson asked the applicant how the expansion of the UCLA-Santa
Monica Medical Center will impact the area parking. Mr. Mechur stated the
impact is unknown. Chair Johnson asked about the usage of the parking
structure on week-nights. Mr. Mechur stated there is no access on week-nights.
Commissioner Koning asked about the use of the three on-site parking spaces.
Mr. Mechur stated they are used by Church staff.
Commissioner Clarke asked staff if there is preferential parking in the
neighborhood. Ms. Reich stated she would need to check on that. Ms. Kendall
stated her understanding that there is a two-hour zone adjacent to the Church
which ends at 9:00 p.m.
Commissioner Brown asked the applicant if the agreement with the UCLA-Santa
Monica Medical Center is a written agreement. Ms. Kendall answered in the
affirmative and stated that there are two letters, one from 1988 and one as a
result of the last CUP approval. She further stated that under the agreement the
Church provides a parking attendant and users need a parking pass to use the
structure. Commissioner Brown asked if there has been discussion about the
ability to use the parking structure on week-day evenings. Ms. Kendall stated that
this has not been discussed, basically because the evening uses are not church-
related. She added that the users of the facility include long-standing programs.
Commissioner Pugh asked the applicant if there has been consideration of using
tandem or “tuck-under” parking to add additional on-site parking spaces. Mr.
Mechur stated that tandem parking is not permitted and perhaps some additional
spaces could be provided on-site, but this would likely cause the lose of needed
classroom space.
Commissioner Pugh commented on the effects of expanding the preferential
parking hours. Ms. Kerr stated that could cause a major scaling back of services
to the community and possibly abandoning the site altogether.
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Chair Johnson suggested diagonal parking spaces be considered on
Seventeenth Street. Mr. Mechur stated that if the City restriped the street there
would be a 50%-60% increase in parking spaces, however the Transportation
Management Division would need to review such a request.
Chair Johnson closed the public hearing.
Commissioner O’Day asked staff to clarify the prior CUP approval, which
included a variance for thirteen parking spaces. Ms. Reich stated that the prior
CUP request required sixteen parking spaces and this request requires twelve
parking spaces.
Commissioner Dad commented on the parking problems in the neighborhood
and stated that the City cannot ask new buildings to solve old problems. She
noted that the Church is already using off-site parking and that the proposal
preserves existing potentially historic buildings. Commissioner Dad expressed
the opinion that asking the applicant for more parking is unfair and reminded the
Commission of Saint Monica’s application to increase parking which resulted in
the removal of a historic home and did not solve the parking problem in that
neighborhood.
Commissioner Clarke commented on the loss of the “historic fabric” of Santa
Monica and that this Church is as historic as the old bungalows in the
neighborhood. He commented on the great design for the new facility space and
the retention of the bungalow.
Commissioner Brown stated she sees no basis to deny the application, and then
asked staff about the request for seven-year vesting instead of the usual three-
year period. Ms. Reich commented that staff deliberated a long time on this issue
and tried to balance the request with past practice. Commissioner Brown asked
staff for the “downside” of a seven-year vesting. Ms. Schachter stated that there
are two downsides: the unusual length for the size and scope of the project and
the possibility that development standards could change during the seven-year
time frame. Chair Johnson asked if vesting can be extended. Ms. Schachter
stated that an Administrative Extension can be filed. Chair Johnson commented
on the length of the Saint John’s Hospital agreement. Ms. Schachter explained
that Saint John’s has a master plan and seventeen year agreement, not a CUP.
Commissioner Brown commented on the request to permit children in the
courtyard beginning at 9:00 a.m. Ms. Reich stated that may not be an undue
hardship.
Chair Johnson asked staff if there could be a condition of approval that the
applicant work with the Transportation Management Division to develop a
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comprehensive parking plan. Ms. Reich stated that this is outside the purview of
this CUP, however a discussion could be agendized.
Commissioner Pugh discussed the feasibility of creating “tuck-in” parking on the
alley side, which would preserve the bungalow, however it would require some
rearranging some spaces including relocating the kitchen and adding square
footage elsewhere in the building, but would achieve seven parking spaces. He
stated it would add about $100,000 to the project. He expressed the opinion that
there has been no serious attempt to increase parking on-site and parking
availability is a severe problem in this neighborhood. Commissioner Pugh
commented that additional parking would make it easier to set-up carpools for
the evening groups.
Commissioner Clarke cited plan Sheet A2.0 and talked through the parking
proposal presented by Commissioner Pugh. Parking issues were discussed by
the Commission.
Commissioner Pugh asked Mr. Mechur his opinion on the proposed parking
solutions. Mr. Mechur commented the proposal would obliterate the north
courtyard, which is needed green space and moving the kitchen would reduce
light into the social hall. He also commented that adding three parking spaces in
the alley would mean more drivers circling for available parking spaces.
Commissioner Dad made a motion for approval with staff conditions and with a
five-year vesting period and outdoor uses from 9:00 a.m. to 8:00 p.m.
Commissioner Brown seconded the motion.
The motion was approved by the following vote:
AYES: Brown, Clarke, Dad, Johnson, Koning, O’Day, Pugh.
10-B. Conditional Use Permit 05-005,1348 Pico Boulevard.
Application for a
Conditional Use Permit to allow a Type 20 alcohol license (off-premise beer and
wine sales) for an existing self-service gas station with a previously approved
APPLICANT:
convenience store/mini-mart. [Planner: Laura Beck, AICP]
Jacques Massachi. PROPERTY OWNER: Golden Coast, LLC.
WITHDRAWN BY APPLICANT JULY 15, 2005.
10-C. General Plan Amendment 05GPA-005 & Environmental Impact Report
05EIR -001, Citywide.
Proposed General Plan Land Use Element Amendment
to allow development of automobile dealership parking structures in low and
medium density housing districts and Parking Overlay Zones on properties
currently used legally in conjunction with an automobile dealership, subject to
development standards and discretionary review. Adoption of this amendment is
required prior to Council adoption of an interim ordinance revising uses and
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standards applicable to automobile dealerships. [Planner: Elizabeth Bar-El,
APPLICANT: City of Santa Monica.
AICP]
Based on the Commission’s Rules of Order regarding not beginning new agenda
items after 11:00 p.m., Commissioner Clarke made a motion to consider Item 10-
C. Commissioner Koning seconded the motion, which was approved by voice
vote with Commissioner Pugh voting in the negative.
Principal Planner Jonathan Lait gave the staff report.
Commissioner Pugh asked staff why this amendment is before the Commission
at this time when the Land Use Element of the General Plan is in the process of
being updated. Mr. Lait explained that this amendment has been in process since
before the Land Use Element update process began and this amendment takes
the conceptual idea and moves it forward toward implementation.
Commissioner Clarke asked for the specifics for heights and setbacks for the
structures. Mr. Lait stated the City Council established the heights at 23-feet in
the R-2 District and 28-feet in the R-3 District and this will be established through
the interim ordinance. He further stated that the City Council will vote on the final
standards when the Interim Ordinance is reviewed. Chair Johnson asked if the
Commission will see the Interim Ordinance. Mr. Lait stated that it goes directly to
City Council for review and will include recommendations from both the
Commission and City Council. In response to a question from Commissioner
Clarke, Mr. Lait stated that the details are still being refined based on a thorough
analysis.
Chair Johnson commented on rooftop parking, which he understood would not
be permitted on the “A” lots. Mr. Lait responded that City Council directed staff to
include rooftop parking with an eight-foot parapet.
Chair Johnson announced that the public speakers would have two minutes each
to speak. The following members of the public addressed the Commission:
Winson Hoang, Jerry George, Gordon McKee, Chris Harding, Sharon West, D.
Jensen, and Chuck Allord.
The following members of the public submitted request to speak forms, but were
not present when their names were called: Shevaun Begley and Robert Dean.
Chair Johnson closed the public hearing.
Commissioner Pugh commented on various issues including applying the
residential standards on common lot line with residential lots and the special
standards for egress to “A” lots (Attachment D, page ten, F-1). He also
commented on Item H, page eleven, reversion of lots to residential use, and this
needs “more teeth” so a reversion does occur when applicable. He concluded by
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saying that the automobile dealers need to understand that granting these new
standards means the need to address and mitigate issues of complaint by
neighbors, such as off-loading of vehicles in the street and employee parking.
Commissioner Koning expressed agreement with Commissioner Pugh. He
suggested that the following architectural elements that are permitted to exceed
the height limit (such as stair towers and mechanical units) should be on the
commercial side of the property. He expressed concern with lighting on top of the
parking structures intruding into residential properties. Commissioner Koning also
expressed concern regarding mechanical exhaust discharge and noise intrusion
and that this equipment should be directed toward the commercial side of the
property. He suggested that rooftop parking be limited to inventory storage only.
Commissioner Clarke asked staff to explain the Interim Ordinance standards in
relation to the Land Use Element amendment. Ms. Schachter explained that the
Commission is making a recommendation on the General Plan Amendment to
the City Council and Commission comments may be included in the report to the
City Council. Senior Land Use Attorney Rosenbaum added that the Commission
is taking formal action on the recommendation to the City Council on the
Environmental Impact Report (EIR ) and General Plan Amendment and may give
direction to staff to forward comments to the City Council.
Commissioner Clarke suggested forwarding amendments to Attachment A to the
City Council.
Chair Johnson asked if there were further comments, then asked for a motion.
Commissioner O’Day made a motion per staff’s recommendation to recommend
certification of the EIR and Commissioner Dad seconded the motion.
Commissioner Brown stated that she wrestled with this issue when it came
before the Commission previously and she wants the public to understand that
the Commission believes, in balance, that the placement of structures on these
lots would benefit both residents and dealerships. She then voted “yes” on the
motion.
The motion was approved by the following vote:
AYES: Brown, Clarke, Dad, Johnson, Koning, O’Day, Pugh.
*Commissioner Clarke reiterated the statement made by Commissioner Brown
as did Commissioner Dad.
Commissioner Clarke commented on Policy 1.2.3. He expressed the opinion that
this would be something the Commission can amend. Commissioner Pugh
concurred. Commissioner Clarke commented on height limits and limiting the
parapet heights. Commissioner Pugh stated he is comfortable with the parapet
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height limits being based on the R-3 height standards, but suggested it could be
appealed under a variance procedure.
Chair Johnson asked if the language should be redrafted now or continue this
item to next meeting. Commissioner Dad suggested removal of the language in
question. Mr. Lait stated that Commissioner Dad’s suggestion would be
appropriate based on the other Commissioner’s comments. The Commission
was in agreement about deleting the sentence.
Commissioner Dad made the motion to recommend the City Council amend
General Plan Polices 1.2.2 and 1.2.3 as amended and based on the attached
findings. Commissioner Pugh seconded the motion.
The motion amending the language was approved by the following vote:
AYES: Brown, Clarke, Dad, Johnson, Koning, O’Day, Pugh.
There was discussion regarding points discussed earlier that needed to be
delineated for City Council. Commissioner Pugh asked that the discussion points
be recorded and forwarded to City Council. Mr. Lait stated that staff has taken
note of the discussion points.
Chair Johnson asked for a voice vote on the recommendations made by
Commissioners Koning and Pugh on the parking structure. Commissioner Dad
so moved. Commissioner Clarke seconded the motion, which was approved by
voice vote.
Commissioner Clarke asked that the Commission think about the parcels
involved are R-2 and R-3, which consists mostly of low scale development. He
expressed concern that the structures will be over-scale for the areas. Chair
Johnson recommended that this be discussed at another meeting as a
discussion item. Staff stated this amendment is going to the City Council on
August 9, 2005. Commissioner Dad commented that it can “be fixed” as part of
the Land Use Element Update.
11. WRITTEN COMMUNICATIONS:
11-A. Planning Commission Caselist
11-B. Cumulative Projects List
12. DISCUSSION:
12-A. Input, discussion and possible action on policies, process, materials, timeline,
participation strategies and related issues pertaining to the Shape the Future
2025 and Motion by the Ocean projects.
The Commission did not hold a discussion.
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13. FUTURE COMMISSION AGENDA ITEMS:
None.
14. PUBLIC INPUT:
Chuck Allord addressed the Commission.
15. ADJOURNMENT:
The meeting was adjourned at12:41 a.m.
Chair Johnson adjourned the meeting in memory of Conrad Mellili who passed
away July 5, 2005. He stated that Mr. Mellili was a long time resident of Santa
,
Monica and very active in Cityincluding with Santa Monica’s for Renter’s Rights,
the Santa Monica Democratic Club, the Lincoln Boulevard neighborhood
associations and worked for years with City Council and Planning Commission to
clean-up unsavory situations along Lincoln Boulevard. He concluded that Mr.
Mellili will be sorely missed by the community.
8/8/2005
Help Us Shape the Future!
Be part of the effort to create new Land
Use and Circulation Elements, and a new Zoning Ordinance. Help
shape a twenty year vision and improve the way we get around Santa
Monica.
http://www.shapethefuture2025.net http://motion.santa-
monica.org
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ATTACHMENT F
LETTERS RECEIVED SINCE THE JULY 20, 2005
PLANNING COMMISSION MEETING
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk’s Office.
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ATTACHMENT G
PROJECT PLANS & PHOTOS
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk’s Office.
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ATTACHMENT H
UNITARIAN UNIVERSALIST CHURCH OF SANTA MONICA GOOD NEIGHBOR
PARKING IMPACT REDUCTION PLAN
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk’s Office.
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