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SR-04-25-1989-8A It 'i ttJ t/ - oo?:> ~-A APR 2 5 19&~ CjED:PB:LM council Mtg: April 25, 1989 Santa Monica, California TO: Mayor and City Council FROM: City Staff SUBJECT: Recommendation to Introduce for First Reading an Ordinance adopting Zone Change 33 to Amend the Zoning District Maps by Reclassifying a Parcel Located at l448 24th street from R2 to C4. INTRODUCTION This report recommends that following a public hearing, the city Council introduce for first reading an Ordinance amending the zoning District Maps as requested under Zone change 33. The Zone Change is proposed by Broadway Cloverfield Ltd., and has been recommended for approval by the Planning Commission. Zone Change 33 would specifically reclassify a 5,534 square foot parcel from R2, multi-family residential, to C4, general commercial. The parcel is located at 1448 24th Street. BACKGROUND On February 1, 1989, the Planning Commission conducted a pUblic hearing on a request to construct a three story/41', 32,996 square foot office building with two 1,950 square foot residential units located on the third floor. The proposal required the following discretionary permits: 1) Development Review (DR) 472 to permit construction of a building over 15,000 square feet in size: 2) Variance (ZA) 5362-Y to allow - I - S-L. APJil 2 t;" JqJ1q t residential uses below the fourth floor in the C4 Zoning District, and 5362A-Y to allow the use of compact parking spaces; 3) the adoption of a Negative Declaration based on EIA 899; and, 4) Zone Change (ZC) 33 to permit the reclassification of an R2 parcel to C4. A more detailed description of the project may be found in Attachment A of this report. The specific property proposed to be rezoned is Lot 24 of Tract 4208 (1448 24th street) . By rezoning the 5,534 R2 parcel to C4 and combining it with an existing 16,828.8 C4 zoned parcel, a parcel of 22,362.8 square feet is created. A parcel of 22,362.8 square feet would permit a building with 44,725.6 square feet of floor area (an FAR of 2.0). The building reviewed by the Planning commission had 36,896 square feet of floor area. This is an FAR of 1.65 I 7,829.6 square feet less than permitted by right. Without the R2 zoned parcel included in the proposal, a building of 33,657 square feet could be constructed. The proposal reviewed by the Planning Commission is only 3,238.4 square feet larger than would have been permitted without the zone change. On a 5,534 square foot R2 zoned parcel, a total of 4 dwelling units could be constructed (1 unit per 1,500 square feet of lot area) . There would be no inclusionary housing units required pursuant to Chapter 4A of the Santa Monica Municipal Code, in that the inclusionary housing requirement pertains only to projects with 5 or more units. - 2 - The proposal that was brought before the Planning Commission included only two residential units. The Planning commission required, as a condition of approval, that a total of four residential units be provided in the project (Attachment B). This would ameliorate the loss of housing units as a result of the proposed zone change. There were no maximum or minimum unit size restrictions placed on the project. In providing the two additional units, the overall project size may increase. The project will, however, still be governed by a maximum FAR of 2.0. The last issue relates to the proposed zone change and its impact on the park that currently exists on the east side of Cloverfield, between Broadway and Santa Monica Boulevard. The building, as proposed, will occupy the southern half of the R2 parcel proposed to be rezoned (Attachment C). This will leave a landscape buffer of 24' along the northern half of the R2 lot adjacent to the residential district (Attachment D). This landscape buffer will tie into the existing park on Cloverfield, visually expanding the size of the park. The Planning Commission conditioned the project so that this area is open to the pUblic, benches are provided, and a walkway or meandering path is provided to tie in with the existing park. The building's owner will be required to maintain the landscape area. BUDGET/FINANCIAL IMPACT The recommendation presented in this report does not have any budget or fiscal impact. - 3 - RECOMMENDATION It is respectfully recommended that the Council introduce for first reading an Ordinance adopting Zone Change 33 to reclassify a parcel of property at 1448 24 street from R2 to C4 (Attachment E) . prepared by: Paul V. Berlant, Director of Planning Larry Miner, Assistant Planner Planning Division Community and Economic Development Department Attachments: A. planning Commission Staff Report Dated February l, 1989 and January 25,1989 B. Planning Commission statement of Official Action C. Parcel Map D. site Plan E. Proposed Ordinance 1M HP/ZC33CC 04/14/89 - 4 - " \ ~ < ( ( ---- /" : ,/ " ^ fTACr\""\c.N T A CITY PLAN~NG DIVISION Community and Economic Development Department i~ MEMORANDUM DATE: February I, 1989 TO: The Honorable Planning Commission FROM: Planning staff SUBJECT: Amendment to Planning Commission Staff Report for DR 472 Relating to Staff Parking Analysis and Variance Findings fer Compact Parking Spaces The parking analysis contained on page 4 of the Planning commis- sion Staff Report for 1447 Cloverfield Boulevard contains an er- ror relating to the number of significantly impacted intersec- tions. The staff report indicates that two intersections, Cloverfield and Olympic and Cloverfield and Santa Monica, will be significantly impacted by the proposed 36,896 square foot build- ing. The proposal will not significantly impact any of the thir- teen intersections studied in the Initial Study. The two inter- sections are significantly impacted by only when cumulative proJ- ect are added. Special Conditions 27, 28, and 29 all relai~ to mit~gating cumulative tra~tic impacts. These conditions sl ~ld be modified co reflect that the applicant pay a fair share of the cost, as determined by the Director of General Services,. of making those improvements. The Variance Findings included in the above mentioned staff re- port, to allow compact parking spaces, were based on the previous Zoning Ordinance. The City Attorney's office has indicated that the findings should be based on the new Zoning Ordinance. The fOllowing variance findings to allow compact parking spaces should be substituted for the findings contained in the above mentioned staff report: VARIANCE FINDINGS FOR COMPACT PARKING SPACES 1. There are special circumstances or exceptional charac- teristics 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, in that the City has typically allowed the use of compact parking spaces to meet the actual market trend of a mix of standard and com- pact cars. - 1 - ~ } ( ( 2. The granting of such variance will not be detrimental or injurious to the property or improvements in the general vicinity and district in which the property is located, in that the required number of parking spacQS are proposed, and the City's maximum percentage of compact stalls under current parking requirements, which is 40%, is not exceeded. 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 the use of compact parking stalls is a reflection of actual market trends relating to compact auto sales, and the City has historically pend tted the use of compact parking spaces. 4. The granting of a variance will not be contrary to or in conflict with the general purposes and intent of this Chapter, or to the goals, objectives, and policies of the General Plan, in that the required number of parking spaces are being provided on-site. 5. The variance would not impair the integrity and character of the district in which it is to be located, in that all required parking is provided on-site. - 6. The sUbject site is physically suitable for the proposed variance, in that the Parking and Traffic Engineer has approved the parking plans for the subject proposal. 7. There ar~ adequate provisions for water, sanitat In, and public utilities and services to ensure that the proposed variance would not be detrimental to pUblic health and safety, in that all utilities are available on-site. 8. There will be adequate provisions for public access to serve the subject variance proposal, in that adequate means on ingress and egress are provided to the project site. In addition, the required number of parking spaces are provided on-site. 9. The strict application of the provisions of Chapter 10 of the city of santa Monica Comprehensive Land Use and Zoning Ordinance would result in unreasonable deprivation of the use or enjoyment of the property, in that the new zoning ordinance allows the use of compact parking spaces, and the city has historically permitted the use of compact parking spaces. 1M PC/DR468A 1/25/89 - 2 -