SR-402-008 (17)
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City Council Report
City Council Meeting: January 23, 2007
Agenda Item: ~
To:
Mayor and City Council
From:
Eileen Fogarty, Planning & Community Development
Subject:
Certification of the Statement of Official Action for Appeal 06APP-045 of
the Planning Commission's Approval of Tentative Parcel Map No. 63173
(Case No. 06TM-013) for a Proposed Three-Lot Subdivision at 939 San
Vicente Boulevard.
Recommended Action
It is recommended that the City Council approve the attached Statement of Official
Action for Appeal 06APP-045 of the Planning Commission's approval of Tentative
Parcel Map No. 63173 (Case No. 06TM-013) for a proposed three-lot subdivision at 939
San Vicente Boulevard.
Discussion
This staff report transmits for City Council certification the Statement of Official Action
for Appeal 06APP-045. After holding a public hearing, the City Council approved
Appeal 06APP-045 and denied the Planning Commission's approval of the proposed
project. The City Council's decision was based upon the findings contained in the
attached Statement of Official Action.
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BudQeUFinanciallmpact
The recommendation presented in this report does not have any budget or fiscal impact.
Prepared by: Ava Pecherzewski, Associate Planner
Attachment: Statement of Official Action
F:\CityPlanning\Share\COUNCIL\STOAS\2006\06APP-045 (939 San Vicente) Council STOA (415 PCH).doc
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ATTACHMENT A
STATEMENT OF OFFICIAL ACTION
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CITY COUNCIL
CITY OF SANTA MONICA
City of
Santa Moniea~
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER:
Appeal 06-045
LOCATION:
939 San Vicente Boulevard
APPLICANT:
Chi Ming Gong
APPELLANTS:
Nicole Massarat and Ivo Stoka
PROPERTY OWNER: Gerald Manpearl and Jan Goodman
CASE PLANNER:
Ava M. Pecherzewski, Associate Planner
REQUEST:
Appeal 06-045 of the Planning Commission's approval of
Tentative Parcel Map No. 63173 (Planning Case No.
06TM-013) for a proposed three-lot subdivision of a
23,061.55 square-foot parcel in the R-1 Zoning District
into separate parcels ranging from 7,414.15 square feet to
8,147.40 square feet, for the purposes of constructing
three new single-family homes.
CEQA STATUS:
The project is categorically exempt from the provisions of
CEQA, pursuant to Section 15303 (a) (Class 3) of the
State CEQA Guidelines. Single-family dwellings located in
an urbanized environment are, consistent with the
Guidelines, exempt from environmental review.
CITY COUNCIL ACTION
January 9, 2006 Date.
X Appeal upheld and Planning Commission approval reversed
based upon the findings below:
Denied based on the following findings:
Other.
EFFECTIVE DATE OF ACTION: January 9,2007
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:
1 . The proposed map is inconsistent with applicable general and specific
plans as specified in Government Code Section 65451. Specifically, while
the subject property is not located in an area governed by a specific plan,
the proposed map is not consistent with several elements of the City's
General Plan. First, Land Use Element Objective 1.10.1 provides, in
relevant part: "Encourage the development of new housing in all existing
residential districts, while still protecting the character and scale of
neighborhoods." The proposed subdivision would be out of character and
scale with the existing north of San Vicente neighborhood. This is a
distinctive and unique neighborhood. The principle design characteristic
of this neighborhood is its very large lot size. The average lot size on
Larkin Place itself, a narrow 26 foot wide cul-de-sac, is over 12,500
square feet. The average lot size in the remainder of the neighborhood is
even larger. Given the substantial size of these lots, this neighborhood is
also characterized by substantial open space, often in excess of 10,000
square feet. This open space ambiance is significant in this dense City.
Additionally, virtually none of the properties are in classic subdivision form
with identical side-by-side lots. Most of the parcels have irregular shapes
with street exposures ranging from 20' to 170'. These features have a
direct and substantial impact on the character and scale of the
neighborhood. In contrast, the single-family parcels that would be created
by the proposed subdivision would range in size from 7,414 square feet to
8,147 square feet, significantly smaller, and with a corresponding
significant reduction in open space, than the existing parcels in the
neighborhood generally, and on Larkin Place in particular. As such, the
parcels created by the proposed subdivision would be inconsistent with
the other properties in the neighborhood.
In addition, the proposed subdivision is inconsistent with Circulation
Element Policy 4.3.2 which provides, in relevant part: "The first priority for
new development shall be where there is adequate existing road and
highway capacity and where residential streets will not be impacted by
traffic generated by the new development" and with Safety Element Policy
4.1.1 which provides that adequate road widths to accommodate
emergency vehicles shall be in place for new development. The proposed
subdivision would allow the development of two additional single-family
residences that will generate additional traffic and parking impacts on this
narrow cul-de-sac, a street that already is subject to serious traffic and
parking impacts. Given the substandard width of this street, with vehicles
parked on both sides, the remaining available vehicle travel lane is only
approximately 14-feet in width. Large emergency vehicles have difficulty
navigating this narrow street and must back out of Larkin Place to exit the
street. The additional traffic and parking impacts that would be generated
by the proposed subdivision would further hinder the ability of emergency
vehicles to access single-family residences located at the rear portion of
Larkin Place, would slow their response time, and would exacerbate
vehicle traffic and access problems on Larkin Place. The reduction of the
proposed subdivision from three parcels to two would significantly reduce
these impacts and would result in a subdivision that would be consistent
with the City's General Plan and, is therefore, conceptually approved.
2. As detailed in Finding Number 1 above, the housing development project
would have specific, quantifiable and unavoidable adverse impacts upon
the public safety in that the three single-family parcels created by the
subdivision would allow the development of two additional residences that
would generate additional traffic and parking on the narrow, 26-foot wide
cul-de-sac street. This street has an available vehicle travel lane of only
approximately 14 feet when vehicles are parked on both sides of the
street. This travel lane dimension is a substandard condition since the
established standard for emergency vehicles is 20 feet in width, which
allows for two vehicles to drive past each other on a road when entering or
exiting an emergency situation. This condition currently presents serious
difficulties for emergency vehicles. The additional traffic and parking
generated by the proposed project would further exacerbate this condition,
hinder the ability of emergency vehicles to access single-family residences
located at the rear portion of Larkin Place, and slow these vehicles'
response time. There is no feasible method to satisfactorily mitigate or
avoid the adverse impact of this subdivision other than to reduce the
number of parcels created by this subdivision from three to two.
Elimination of street parking is not a feasible alternative.
VOTE
Ayes:
Nays:
Abstain:
Absent:
Holbrook, Katz, Shriver, Mayor Bloom
McKeown, O'Connor
Genser (recusal)
NOTICE
If this is a final decision not subject to further appeal under the City of Santa
Monica Comprehensive and Zoning Ordinance, the time within which judicial
review of this decision must be sought is governed by Code of Civil Procedures
Section 1094.6, which provision has been adopted by the City pursuant to
Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the
final determination of the City Council of the City of Santa Monica.
--\ Q .~~ ~~~
MARIA M. STEWAR , City Clerk
t - '~t) - 0 (
Date
Acknowledaement bv Permit Holder
I agree to the above conditions of approval and acknowledge that failure to
comply with any and all conditions shall constitute grounds for potential
revocation of the permit approval.
Signature
Date
Print name here
Drivers License Number
F:\CityPlanning\Share\COUNCI L \STOAS\2006\Amended 06APP-045 STOA.doc