SR-04-25-1989-8A
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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
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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.
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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.
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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
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CITY PLAN~NG DIVISION
Community and Economic Development Department
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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.
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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.
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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.
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PC/DR468A
1/25/89
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