SR-402-001 (20)
!j{)2----tPO/
\ 2-D
SEP 2 7 1988
C/ED:PB:SF:SL
council Mtg: September 27, 1988
Santa Monica, californ~
TO: Mayor and city council
FROM: City Staff
SUBJECT: Appeal of a Planning Commission Technical Denial of
Certification of an Environmental Impact Report, EIA
849, Conditional Use Permit 475 and Vesting Tentative
Tract Map No. 45456 to allow a l2-Unit Residential
Condominium Project at 3019 Third Street (Project C).
Applicant: Oscar Katz Trust
Appellant: Lawrence & Harding, Inc. for Oscar Katz
Trust
INTRODUCTION
This report recommends that the city Council uphold the appeal
and Certify the Environmental Impact Report and approve
Conditional Use Permit 475 and Vesting Tentative Tract Map No.
45456 to allow construction of the proposed condominium
development. The project, originally proposed to be 12 units,
has been reduced to a total of 10 units on this site. The
Planning Commission voted 3-1 to certify the EIR.
The motion
failed for lack of four votes, thereby technically denying
Certification
of
the
Environmental
Impact
Report
and,
consequently, Conditional Use Permit 475 and Vesting Tentative
Tract Map No. 45456. The applicant's representative is appealing
this decision. (Attachment B)
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Is~;;~
.
BACKGROUND
Environmental Impact Report
The proposed development is one of six condominium projects
proposed by Oscar Katz Trust in July 1987. Although the proposed
proj ect individually is categorically exempt from environmental
review, (Class 3[14] of the city Guidelines for Implementation of
CEQA), an Environmental Impact Report (EIR) was prepared to
ensure that all environmental issues would be considered
cumulatively for the six projects. Therefore, an Environmental
Impact Report (EIA 849) was prepared for this project together
with the five other concurrently proposed projects which, as
originally proposed, consisted of a total of 96 residential
condominium units on six separate sites within Ocean Park.
Copies of the Draft EIR were distributed to the Planning
Commission at the beginning of the 45-day public review period.
All comments received and responses to the comments are
incorporated in the attached Final EIR. The adequacy of the EIR
was considered at the first public hearing at the Planning
Commission meeting of July 6, 1988. At this meeting, the
Commission requested that additional background information be
included in the EIR which specified the sewage generation factors
whiCh had been employed to calculate the wastewater flows for the
project.
In response to this request by the Commission, the EIR consultant
prepared an addendum which listed the requested wastewater
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generation factors. The addendum, in accordance with State CEQA
law, did not require recirculation of the EIR for an additional
public review and comment period.
(This addendum has been
reprinted directly into the sewer section of the attached ErR.)
staff provided notice of the availability of the addendum to all
persons who had spoken at the hearing.
At the continued public hearing of September 7, 1988, the
Planning Commission took new testimony regarding the EIR and
discussed its
certification. (Please refer to minutes,
Chair Nelson stated that the EIR document with
Attachment D.)
its addendum adequately met CEQA requirements.
Commissioner
Farivar made a motion to certify the EIR which was seconded by
commissioner Pyne.
Prior to the vote, Commissioner Mechur
questioned the adequacy of the EIR, based on the Third street
traffic counts, hydrology, sewer mitigation and shadow impacts.
The motion to certify the EIR failed to carry for lack of the
four votes necessary for passage by the following vote:
AYES:
NOES:
ABSENT:
Farivar, Nelson and Pyne
Mechur
Hecht and Lambert.
Project Design
The applicant originally proposed a l2-unit condominium project
on this site.
The proj ect has been redesigned in response to
concerns expressed by the Planning Commission and public. These
concerns included compatibility of architecture with the
neighborhood, scale and bulk of project, shadow impacts,
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inadequate provision of child play areas, location of driveways,
loss of on-street parking, height of structures and loss of
views. The architect and applicant held several meetings with
interested neighbors to further understand the specific design
concerns related to each individual site.
As a result of these meetings, the following changes to the plans
were implemented: proj ect reduced to 10 units; increased side
yard setbacks; reduced number of and view blockage from perimeter
trees; reduced height from 39 to 33 feet; moved driveway south to
increase north setback; increased front setback of third story
portion of structure from 20 to 44 feet; provided central child
play area; revised architecture and enriched palette of exterior
materials.
The proposed project consists of two structures interconnected by
above grade walkways. A split level subterranean garage will be
accessed by a 20-foot driveway along the south side of the
property. The project will be constructed on two separate
building pads with a grade difference of 10 feet to conform to
the contour of the site. A one-lot subdivision is proposed to
permit the condominium development. The site is currently
vacant.
ANALYSIS
This proj ect is subj ect to the development standards of the
Zoning Ordinance dated April 1986. Due to the deemed complete
date of the application, the project is exempt from the Ocean
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Park Interim Ordinance and the New Zoning Ordinance dated
September 1988.
Al though the proj ect was reduced by two uni ts, there was no
reduction in the number of parking spaces. Code requires 20
parking spaces for the subject development and 27 are provided~
therefore, guest parking is provided at the ratio of one guest
space for every 1.4 units.
Development standards for this proj ect in the R3 zone permit a
density of one unit for every 1,250 square feet of lot area or a
maximum of 12 units. The applicant has reduced the project to 10
units which is the same number which would be permitted in the R2
zone using the maximum density standard of one unit for every
1,500 square feet of lot area. The applicant is proposing only
83% of the maximum number of units permitted.
Overall building height above average natural grade is 33 feet.
Code permits a maximum height of 40 feet; therefore, the project
is significantly lower than the maximum height standard. No roof
decks are proposed. Proposed lot coverage is fifty percent and
one-fourth of the site will be devoted to landscaped and
courtyard areas, as required by code.
Proposed exterior materials include plaster walls, wood trellis
and guardrails, plaster parapet roofline, wood frame, multi-pane
windows and French doors, glass block windows, stone planters and
stone building base. Each unit has two bedrooms, 2 or 2-1/2
baths and a private patio or balcony.
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Shadow Impacts
Of the six total sites, the most significant shadow impact
examined in the EIR occurred on this site and affected the
adjacent property to the north. The adjacent building roofline
is lower than the proposed structure's roofline by approximately
5 and 10 feet. The architect redesigned the project specifically
to alleviate the maj or impacts. The worst case solar study,
occurring at the winter solstice, is included on Sheet A-2 of the
plans.
This study shows that at 10:00 a.m. on December 22, the shadow
will fall on the adjacent wall at a height varying between 3' and
18' above adjacent grade. As the day passes, the shadow impacts
diminish and by 2:00 p.m. on December 22, not only will the
shadow not touch the wall at any point, but it will not even
cross the property line in the area adjacent to the neighboring
structure.
Additional solar study demonstrates that the best case occurs at
summer solstice on June 22, on which date the shadow will not
touch the adj acent structure from 9: 00 a . m. on throughout the
day. At spring and fall equinox, respectively March 21 and
September 23, the shadow will hit the adjacent wall at a height
varying between O' and Il' above grade. By noon on these days,
the shadows will not touch the adjacent walls.
staff is satisfied that the shadow impacts have been
significantly reduced through the incorporation of a 19' sideyard
setback and redesign of the building profile.
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Environmental Issues
The Environmental Impact Report addressed issues regarding
traffic and circulation, noise, sewer availability, aesthetics,
light and glare, land use consistency with the General Plan and
zoning ordinance and neighborhood impacts. As reported in the
EIR, no significant environmental impacts would result from the
proj ect with the exception of short-term noise impacts during
project construction. Mitigation measures are offered to reduce
these noise impacts and are recommended as conditions of approval
of the project.
Detailed level of service traffic analyses were prepared for nine
intersections in the vicinity of the projects. Kaku Associates
prepared the analysis for the evening peak hour at the following
intersections:
Fourth street/Pico Boulevard
Main street/Pica Boulevard
Main street/Ocean Park Boulevard
Main street/Ashland Avenue
Main street/Marine street
Fourth street/Hill street
Marine Street/Second street
Marine street/Third street
Ashland Avenue/Third street.
The traffic impact analysis determined that the proposed
projects, considered cumulatively, would not have significant
impacts at any of the nine study intersections.
Therefore I no
traffic mitigation measures were proposed.
The addendum clarified the method by which the wastewater flows
for the project and cumulative projects list were developed. The
city's Wastewater Control Ordinance, adopted subsequent to
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preparation of the EIR, will further control wastewater flow to
Hyperion and help ensure that capacity is not exceeded. At the
Commission meeting of September 7, 1988, the EIR consultant added
to the public record a detailed description of the methodology
used in the EIR shadow study (Please refer to Attachment F).
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
CONCLUSION
The proposed development of 10 condominium units on the subject
site will be compatible with surrounding development which
consists primarily of medium density residential uses. The
neighborhood contains a mixture of development which includes one
to three-story structures and single-family residences, as well
as apartments built at a higher density than that proposed.
Although this mixture exists, the primary development is of
two-story apartments.
The project provides adequate landscaping, including a scattered
row of trees along the perimeter of the site, parking which
exceeds the code requirement by 35 percent, a density which would
be permitted in the R2 zone, large setbacks, private and common
open space and amenities to support the proposed development.
The project meets or exceeds all development standards and will
not result in any long-term significant environmental impacts.
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It is staff's determination that this project merits approval,
subject to the conditions listed below.
RECOMMENDATION
It is respectfully recommended that the Council uphold the appeal
and approve CUP 475, Vesting TTM 45456 and the Resolution
certifying the Environmental Impact Report, EIA 849, with the
following
findings and conditions and the findings in the
attached Resolution of Certification.
CONDITIONAL USE PEm~IT FINDING
1. The proposed use and location are in accordance with good
zoning practice~ the use is compatible with existing and
potential USes within the general area~ traffic or parking
congestion will not result; the public health, safety and
general wel fare are protected and no harm to adj acent
properties will result.
TENTATIVE TRACT MAP FINDINGS
1. The proposed SUbdivision, together with its prov~s~on for
its design and improvements, is consistent with applicable
general and specific plans as adopted by the city of Santa
Monica.
2. The site is physically suitable for the proposed type and
density of development in that the project is an in-fill
of urban land adequately served by existing infrastructure
and proposed on a site having no significant physical
characteristics which would preclude the development.
3. The design of the subdivision or the proposed improvements
will not cause substantial environmental damage or sub-
stantially and avoidably injure fish or wildlife or their
habitat.
4. The design of the SUbdivision or the type of improvement
will not cause serious pUblic health problems.
5. The design of the SUbdivision or the type of improvements
will not conflict with easements, acquired by the public
at large, for access through, or use of, property within
the proposed subdivision.
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6. The design of the subdivision does not preclude future
passive or natural heating or cooling opportunities.
SPECIAL CONDITIONAL USE PERMIT CONDITIONS
1. Construction hours shall be limited to 7 a.m. to 8 p.m.
Monday through Friday and 9 a.m. to B p.m. Saturday as set
forth in Section 4204 (SMMC) or as amended by Ordinance.
2. Noise specifications for construction equipment shall com-
ply with the City of Santa Monica Noise Ordinance (Ord.
1406 CCS); internal combustion engines shall be equipped
with a muffler; stationary generators shall be fully en-
closed and temporary barriers used between generators and
property lines.
3. A standard sewer hook-up fee shall be paid to the City.
4 . Appl icant shall pay for a gauging study of sewer lines
#1349 and #1353 if determined necessary by the General
services Department. If lines need to be replaced, the
applicant shall be assessed a proportionate share of the
capi tal improvement costs as determined by the General
Services Department.
5. The project shall conform to any program the City adopts
to implement the city of Los Angeles Ordinance No. 163565
regarding connections to the sanitary sewer system.
6. All air conditioning units shall be housed and/or muffled
such that they do not cause an exceedance of an equivalent
sound level of 45 dBA at the property line.
7. The exterior lighting plan shall incorporate lOW-intensity
lighting and hooded light fixtures orientated away from
traffic and surrounding residential uses.
B. Should a Traffic Mitigation Fee be developed by the City
prior to issuance of a Certificate of Occupancy, the
developer shall be required to pay any required fees.
9. The working drawings shall include a section showing the
overall height of the structures not to exceed 39 I -0"
above average natural grade.
10. Any parking control system shall require prior approval of
the Planning Division to ensure that parking is accessible
for visitor use.
11. A 6-foot, decorative masonry wall shall be constructed
along all side and rear property lines where no solid
masonry wall currently exists to the satisfaction of the
Planning Division; wall details shall be included on the
working drawings prior to issuance of any building permit.
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12. The loft in unit plan B shall not exceed one-third the
area of the open room below.
STANDARD CONDITIONAL USE PERMIT CONDITIONS
1. Plans for final design, landscaping and trash enclosures
shall be subject to review and approval by the Architec-
tural Review Board.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The Conditional Use permit shall be of no further force or
effect if the Tentative Map expires prior to approval of a
Final Map for said parcel.
4. The rights granted herein for the Conditional Use Permit
shall be effective only when exercised within a period of
one year from the effective date of approval. Upon the
written request of the applicant, the Director of Planning
may extend this period up to an additional six months.
5. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
6. Final parking layout and specifications shall be subject
to the review and approval of the Parking and Traffic
Engineer.
7. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9l27J. 2-4 (SMMC).
Refuse areas shall be of a size adequate to meet on-site
need.
8. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
9. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation Standards for New
Residential Buildings), such conformance to be verified by
the Building and safety Division prior to issuance of a
Building permit.
10. Natural light shall be provided in at least one bathroom
in each dwelling unit.
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11. street trees shall be maintained, relocated or provided as
required in a manner consistent with the city's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
12.
Street lighting shall be provided on
adjacent to the project if and
specifications and with the approval
General Services.
public rights-of-way
as needed per the
of the Department of
13 . Any outdoor lighting shall be shielded andlor directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
14. This determination shall not become effective for a period
of twenty days for the Conditional Use Permit and ten days
for the Tentative Tract Map from the date of determination
or, if appealed, until a final determination is made on
the appeal.
TENTATIVE TRACT MAP CONDITIONS
1. All off site improvements required by the City Engineer
shall be installed. Plans and specifications for off site
improvements shall be prepared by a registered civil en-
gineer and approved by the City Engineer.
2. Before the City Engineer may approve the final map, a sub-
division improvement agreement for all off site improve-
ments required by the City Engineer shall be prepared and
a performance bond posted through the City Attorney's
office.
3. The tentative map shall expire 24 months after approval,
except as provided in the provisions of California Govern-
ment Code Section 66452.6 and Sections 9380-9382 of the
Santa Monica Municipal Code. During this time period the
final map shall be presented to the City of Santa Monica
for approval.
4. The developer shall provide the Engineering Department of
the City of Santa Monica with one Dizal Cloth print
reproduction and microfilm of each sheet of the final map
after recordation.
5. Prior to approval of the final map, condominium Associa-
tion By-Laws and a Declaration of CC & R I s shall be re-
viewed and approved by the City Attorney. The CC & R 's
shall contain a nondiscrimination clause as presented in
Section 9392 (SMMC) and contain such provisions as are
required by Section 9l22E (SMMC).
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6. The developer shall provide for payment of a Condominium
Tax of $1,000 per saleable residential unit per the provi-
sions of Section 6651 et seq. of the Santa Monica
Municipal Code.
7. The form, contents, accompanying data, and filing of the
final subdivision map shall conform to the provisions of
Sections 9330 through 9338 (SMMC) and the Subdivision Map
Act. The required Final Map filing fee shall be paid
prior to scheduling of the Final Map for City Council
approval.
8. The final map shall be recorded with the Los Angeles Coun-
ty Recorder prior to issuance of any building permit for a
condominium proj ect pursuant to Government Code Section
66499.30.
9. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential units on the subject lot, per
and subject to the provisions of section 6670 et seq. of
the Santa Monica Municipal Code.
INCLUSIONARY UNIT CONDITION
1. The developer shall covenant and agree with the City of
Santa Monica to the specific terms, conditions and
restrictions upon the possession, use and enjoyment of the
subject property, which terms, conditions and restrictions
shall be recorded with the Los Angeles County Recorder's
Office as a part of the deed of the property to ensure
that two (2) affordable units are provided and maintained
over time and through subsequent sales of the property.
An affordable unit shall be defined as being affordable to
households with incomes not exceeding 100% of the (RUD)
Los Angeles County median income, expending not over 25%
of monthly income on housing costs, as specified by the
Housing Division of the Department of Community and
Economic Development.
This agreement shall be executed and recorded prior to
approval of the Final Map. Such agreement shall specify
1) responsibilities of the developer for making the unit
available to eligible tenants and 2) responsibilities of
the City of santa Monica to prepare application forms for
potential tenants, establish criteria for qualifications,
and monitor compliance with the provisions of the
agreement.
This provision is intended to satisfy the inclusionary
housing requirements of Program 12 of the Housing Element
of the General Plan of the City of Santa Monica ("Program
12") . Developer may satisfy the obligations created by
this Agreement by demonstrating to the Director of Plan-
ning compliance with any ordinance or resolution adopted
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by the city within two years from the effective date of
this approval, which is intended to provide an alternative
method for compliance with Program 12. An alternative
method may be, but is not limited to, the payment of a fee
in-lieu of providing the two Affordable Units.
prepared by: Shari Laham, Associate Planner
Paul Berlant, Planning Director
Suzanne Frick, Principal Planner
Planning Division
Community and Economic Development Department
Attachments: A. Summary of Municipal Code and General Plan
Conformance
B. Appeal Letter, dated 9/8/88*
c. Resolution certifying the Final EIR*
D. Minutes from Planning commission Meetings of
7/6 and 9/7/88*
E. Planning commission statement of Official
Action
F. Report on Shadow study Methodology.
G. Supplemental Planning Commission Staff Reports.
H. Planning commission staff Report dated 7/6/88
I. Letter received since 9/7/88
J. Plot Plan, Floor Plans, Elevations, Sections,
Roof Plans, Landscape Plan and Shadow Study
K. Vesting TTM 45456
L. Final Environmental Impact Report, EIA 849*
M. Letter in response to letter received from
Gralinski and Johnson*
* In the interest of economy, these attachments have
been reproduced only once for all five Katz
condominium project appeals and may be found as
attachments to the Council item for CUP 473 and
vesting TTM 45454.
SL
PC/CCCUP475
09/12/88
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MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
ATTACHMENT A
Category
Permitted Use
Height
Setbacks
Front yard
sideyard
Rearyard
Lot Coverage
Parking
Density
SL
PCjA475
9/14/88
Municipal Code
R3: Permits
Condominium
Development
3 stories/
40 feet
20 feet
11 feet
15 feet
50%
24 spaces
One Uni tj
1,000 sq. ft.
(16 units)
Land Use
Element
Medium
Density
Housing:
Permits
condominium
Development
3 stories/
40 feet
original
Project
12-Unit
Condominium
Development
3 storiesJ
39'-0"
Same as 20 feet
Municipal Code
Same as 11 feet
Municipal Code
Same as 15 feet
Municipal Code
Same as 50%
Municipal Code
Same as 27 spaces
Municipal Code
One Unit/
1,250 sq. ft.
(12 units)
- 1 -
Revised
Project
10-Unit
Condominium
Development
3 stories/
33 feet
20 feet
Il' - 18'-6"
15 feet
48.5%
27 spaces
One unitj One Unit/
1,250 sq. ft. 1,550 sq ft
(12 units) (10 units)
A-t-t ~f\NErJt 'I €,.'
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: CUP 475, Vesting TTM 45456, EIA 849
LOCATION: 3019 Third street
APPLICANT: Oscar Katz Trust
REQUEST: Conditional Use Permit, Vesting Tentative Tract
Map and Environmental Impact Report to allow con-
struction of a three-story, l2-uni t residential
condominium development with 27 subterranean
parking spaces.
PLANNING COMMISSION ACTION
9/7/88
Date.
Approved based on the following findings and
subject to the conditions below.
X Denied. *
Other.
* The motion to certify Environmental Impact Report, EIA 849
failed to carry due to lack of a quorum. Therefore, the con-
dominium project was technically denied.
FINDINGS
1. The Environmental Impact Report does not adequa tely review
and analyze potential environmental impacts and effects of
the proposed proj ects in terms of the Third Street traffic
counts, hydrology, sewer flow mitigation and shadow impacts.
2. The environmental review for the proj ects was conducted in
full compliance with CEQA and State and City CEQA guidelines,
there was adequate public review of the Draft Environmental
Impact Report, the Planning Commission has considered all
comments on the Draft Environmental Impact Report and respon-
ses to comments and the Planning commission has considered
the contents of the Final Environmental Impact Report in its
decision-making process.
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VOTE ON MOTION TO CERTIFY EIR:
Ayes: Farivar, Nelson and pyne
Nays: Mechur
Abstain:
Absent: Hecht and Lambert
I hereby certify that this statement of
accurately reflects the final determination
Commission of the City of Santa Monica.
signature
print name and title
PCjstcup475
SL:nh
09/14/88
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Official Action
of the Planning
date
(
Af1 Ae-hr\1ErJt ", H ..
\.
))G
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE: JUly 6, 1988
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: CUP 475, TTM 45456, EIA 849, New 12-Unit Condominium
Address:
Applicant:
3019 Third street (Project C)
Oscar Katz Trust
SUMMARY
Action: Application for Conditional Use Permit and Tentative
Tract Map to allow construction of a 12-unit condominium project
and a one-lot subdivision for condominium purposes. The proposal
meets all applicable development standards. An Environmental
Impact Report (EIR) has been prepared for this project and a
resolution certifying the adequacy of the EIR has been prepared.
Recommendation: Approval.
SITE LOCATION AND DESCRIPTION
The subject property is a 15,500 sq. ft. parcel lo~ated on the
east side of Third Street between Ashland Avenue and Marine
street having a frontage of loa feet. The site slopes up from
the west to the east with an overall rise in grade of approxi-
mately 30 feet. Surrounding uses consist of two and three-story,
mUlti-family residential uses (R3) to the north, east and south
and mixed one and two-story, low and medium density residential
to the west.
Zoning Districts: R3
Land Use Districts: Medium Density Housing
Parcel Area: laO' x 155' = 15,500 square feet
PROPOSED PROJECT
The applicant is proposing a 12-unit condominium project consist-
ing of two building footprints connected into one structure by an
above grade walkway. A split level subterranean garage will be
accessed by a 20-foot driveway along the north side of the prop-
erty. The project will be constructed on two separate building
pads with a grade difference of 10 feet to conform to the contour
- 1 -
(
.
...
of the site. A one-lot subdivision is proposed to permit the
condominium development. The site is currently vacant.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed condominium project is consistent with the Municipal
Code and in conformity with the General Plan as shown in Attach-
ment A. The project was deemed complete on July 10, 1987, which
was prior to adoption of the ordinance establishing interim
zoning regulations for Ocean Park. A provision of that ordinance
allowed-for processing of projects under the existing zoning reg-
ulations when the application for development was deemed complete
by the City on or before July 28, 1987. Therefore, the project
is exempt from the interim zoning standards for Ocean Park and
must be reviewed according to the existing R3 zoning standards.
The applicant has submitted a letter which further addresses the
project I s compliance with applicable development standards and
policies (please refer to Attachment C) .
CEQA STATUS
The proposed development is one of six total condominium projects
proposed by the applicant. Although the proposed project indi-
vidually ~s categorically exempt from environmental review,
(Class 3(14) of the City Guidelines for Implementation of CEQA),
the applicant requested preparation of an Environmental Impact
Report to ensure that all environmental issues are considered
cumulatively for the six projects. Therefore, an Environmental
Impact Report (EIA 849) was prepared for this project together
with the applicant's five other concurrently proposed projects
consisting of a total of 96 residential condominium units on six
separate sites within Ocean Park. Copies of the Draft EIR were
distributed to the Planning Commission at the beginning of the
45-day public review period. All comments received and responses
to the comments are incorporated in the attached Final EIR. Ap-
proval of the resolution certifying the adequacy of the EIR is
recommended.
FEES
The project is subject to a Parks and Recreation Facilities Tax
of $200.00 per unit and a Condominium Facilities Tax of $1,000.00
per saleable unit.
ANALYSIS
Project Design
The project is designed with a 20-foot driveway on Third Street
leading to a split-level subterranean garage containing 27 park-
ing spaces. Code requires 24 parking spaces for the 12 units;
therefore, guest parking is provided at the ratio of one space
for every four units. A trash enclosure is provided within the
central portion of the garage.
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(
Overall building height above average natural grade to the peak
of the gable roof projection is 39 feet. The majority of the
structure has a parapet roofline, rather than the gable, and
these portions of the structure do not exceed a height of 33 feet
above average natural grade. Development standards permit a
maximum height of 40 feet~ therefore, the project complies with
the height standard. No roof decks are proposed. The property
to the rear of the subject site is at a higher elevation. Height
of the rear portion of the structure above the grade level at the
rear property line varies between approximately 20 and 26 feet.
Proposeg lot coverage is fifty percent and one-fourth of the site
will be devoted to landscaped and courtyard areas, as required by
code.
.....
Five separate unit plans and three reverse plans are proposed as
follows:
Unit # Bedrooms # Baths unit size Balcony Size
(sq. ft. ) (sq. ft. )
A (2) 2 2-1/2 1,930 140
B (2) 2 2 -1/ 2 1,503 144
C (3) 2 2 1,512 90
D (3) 2 2 1,330 100
E (2) 2 2 1,425 90
Proposed exterior materials include stucco plaster walls, alumi-
num windows with clear glass, glass block and painted steel hand-
rails. Each unit has a private balcony and/or patio. central
courtyards and landscaped setbacks provide common open space. A
row of trees planted approximately 7'-6" on center along the side
and rear property lines is proposed to provide perimeter screen-
ing and privacy for the neighboring residential uni ts.
Pedestrian access to the deve10pment is provided along the south
side property line.
Environmental Issues
The Environmental Impact Report addressed issues regarding traf-
fic and circulation~ noise; sewer availability~ aesthetics, light
and glare~ land use consistency with the General Plan and zoning
ordinance and neighborhood impacts. As reported in the ErR, no
significant environmental impacts would result from the project
wi th the exception of short-term noise impacts during proj ect
construction. Mi tigation measures are offered to reduce these
noise impacts and are recommended as conditions of approval of
the project.
Detailed level of service traffic analyses were prepared for nine
intersections in the vicinity of the projects. Kaku Associates
prepared the analysis for the evening peak hour at the following
intersections:
Fourth street/Pico Boulevard
Main street/Pico Boulevard
Main street/Ocean Park Boulevard
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Main street/Ashland Avenue
Main street/Marine street
Fourth street/Hill street
Marine Street/Second Street
Marine street/Third Street
Ashland Avenue/Third street.
The traffic impact analysis determined that the proposed
projects, considered cumulatively, would not have significant
impacts at any of the nine study intersections. Therefore, no
traffic-mitigation measures were proposed.
I
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CONCLUSION
The proposed development of 12 condominium units on the subject
site will be compatible with surrounding development which con-
sists primarily of medium density residential uses. The existing
development on the property across the street to the west of the
site is of a smaller scale than the proposed development. The
neighborhOOd contains a mixture of development which includes one
to three-story structures and single-family residences, as well
as apartments built at a higher density than that proposed. Al-
though this mixture exists, the primary development is of two-
story apartments. The proj ect provides adequa te landscaping,
including a dense row of trees along the perimeter of the site;
parking which exceeds the code requirement by 12.5 percent: large
setbacks; private and common open space and amenities to support
the proposed development. The project meets or exceeds all
development standards and will not result in any long-term sig-
nificant environmental impacts. For these reasons, it is staff's
determination that this project merits approval, subject to the
conditions listed below.
RECOMME'~DATION
staff respectfully recommends that the Planning Commission ap-
prove CUP 475, TTM 45456 and the resolution certifying the En-
vironmental Impact Report, EIA 849, subj ect to the following
findings and conditions.
CONDITIONAL USE PERMIT FINDING
1. The proposed use and location are in accordance with good
zoning practice; the use is compatible with existing and
potential uses within the general area: traffic or parking
congestion will not result; the public health, safety and
general we1 fare are protected and no harm to adj acent
properties will result.
TENTATIVE TRACT MAP FINDINGS
1. The proposed subdivision, together with its provision for
its design and improvements, is consistent with applicable
general and specific plans as adopted by the City of Santa
Monica.
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2. The site is physically suitable for the proposed type and
density of development in that the project is an in-fill
of urban land adequately served by existing infrastructure
and proposed on a site having no significant physical
characteristics which would preclude the development.
3. The design of the subdivision or the proposed improvements
will not cause substantial environmental damage or sub-
stantially and avoidably injure fish or wildlife or their
habitat.
4. The design of the subdivision or the type of improvement
will not cause serious public health problems.
5. The design of the subdivision or the type of improvements
will not conflict with easements, acquired by the public
at large, for access through, or use of, property within
the proposed subdivision.
6. The design of the subdivision does not preclude future
passive or natural heating or cooling opportunities.
SPECIAL CONDITIONAL USE PERMIT CONDITIONS
1. Construction hours shall be limited to 7 a.m. to a p.m.
Monday through Friday and 9 a.m. to 8 p.m. Saturday as set
forth in section 4204 (SMMC) or as amended by Ordinance.
2. Noise specifications for construction equipment shall com-
ply with the city of Santa Monica Noise Ordinance (Ord.
1406 CCS)~ internal combustion engines shall be equipped
with a muffler~ stationary generators shall be fully en-
closed and temporary barriers used between generators and
property lines.
3. A standard sewer hook-up fee shall be paid to the City.
4. Applicant shall pay for a gauging study of sewer lines
#1349 and #1353 if determined necessary by the General
Services Department. If lines need to be replaced, the
applicant shall be assessed a proportionate share of the
capi tal improvement costs as determined by the General
Services Department.
5. The project shall conform to any program the City adopts
to implement the City of Los Angeles Ordinance No. 163565
regarding connections to the sanitary sewer system.
6. All air conditioning units shall be housed and/or muffled
such that they do not cause an exceedance of an equivalent
soulnd level of 45 dBA at the property line.
7. The exterior lighting plan shall incorporate low-intensity
lighting and hooded light fixtures orientated away from
traffic and surrounding residential uses.
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8. Should a Traffic Mitigation Fee be developed by the City
prior to issuance of a certificate of Occupancy, the
developer shall be required to pay any required fees.
9. The working drawings shall include a section showing the
overall height of the structures not to exceed 39 '-011
above average natural grade.
10. Any parking control system shall require prior approval of
the Planning Division to ensure that parking is accessible
for visitor use.
11. A 6-foot, decorative masonry wall shall be constructed
along all side and rear property lines where no solid
masonry wall currently exists to the satisfaction of the
Planning Division~ wall details shall be included on the
working drawings prior to issuance of any building permit.
12. The loft in unit plan :e shall not exceed one-third the
area of the open room below.
STANDARD CONDITIONAL USE PERMIT CONDITIONS
1. Plans for final design, landscaping and trash enclosures
shall be subject to review and approval by the Architec-
tural Review Board.
2. Minor amendments to the plans shall be subject to approval
by the Director of Planning. A significant change in the
approved concept shall be subject to Planning Commission
Review. Construction shall be in substantial conformance
with the plans submitted or as modified by the Planning
commission, Architectural Review Board or Director of
Planning.
3. The Conditional Use Permit shall be of no further force or
effect if the Tentative Map expires prior to approval of a
Final Map for said parcel.
4. The rights granted herein for the Conditional Use Permit
shall be effective only when exercised within a period of
one year from the effective date of approval. Upon the
written request of the applicant, the Director of Planning
may extend this period up to an additional six months.
5. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
6. Final parking layout and specifications shall be subject
to the review and approval of the parking and Traffic
Engineer.
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7. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (SMMC). Re-
fuse areas shall be of a size adequate to meet on-site
need.
8. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
9. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
10. Natural light shall be provided in at least one bathroom
in each dwelling unit.
II. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
12.
Street lighting shall be provided on
adjacent to the project if and
specifications and with the approval
General Services.
public rights-of-way
as needed per the
of the Department of
13. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the SUbject property.
14. This determination shall not become effective for a period
of twenty days for the Conditional Use Permit and ten days
for the Tentative Tract Map from the date of determination
or, if appealed, until a final determination is made on
the appeal.
TENTATIVE TRACT MAP CONDITIONS
1. All off site improvements required by the City Engineer
shall be installed. Plans and specifications for off site
improvements shall be prepared by a registered civil en-
gineer and approved by the City Engineer.
2. Before the City Engineer may approve the final map, a sub-
division improvement agreement for all off site improve-
ments required by the city Engineer shall be prepared and
a performance bond posted through the City Attorney's
office.
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3.
4.
5.
6.
7.
a.
9.
(
The tentative map shall expire 24 months after approval,
except as provided in the provisions of California Govern-
ment Code Section 66452.6 and sections 9380-9382 of the
Santa Monica Municipal Code. During this time period the
final map shall be presented to the city of Santa Monica
for approval.
&
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The developer shall provide the Engineering Department of
the city of Santa Monica with one Dizal Cloth print
reproduction and microfilm of each sheet of the final map
after recordation.
Prior to approval of the final map, Condominium Associa-
tion By-Laws and a Declaration of CC & R's shall be re-
viewed and approved by the City Attorney. The CC & R's
shall contain a nondiscrimination clause as presented in
Section 9392 (SMMC) and contain such provisions as are
required by section 9122E (SMMC).
The developer shall provide for payment of a Condominium
Tax of $1,000 per saleable residential unit per the provi-
sions of Section 6651 et seg. of the Santa Monica
Municipal Code.
The form, contents, accompanying data, and filing of the
final subdivision map shall conform to the provisions of
Sections 9330 through 9338 (SMMC) and the Subdivision Map
Act. The required Final Map filing fee shall be paid
prior to scheduling of the Final Map for City council
approval.
The final map shall be recorded with the Los Angeles Coun-
ty Recocder prior to issuance of any building permit for a
condor inium proj ect pursuant to Government Code section
66499.30.
A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential units on the subject lot, per
and subject to the provisions of Section 6670 et seg. of
the Santa Monica Municipal Code.
INCLUSIONARY UNIT CONDITION
1. The developer shall covenant and agree with the City of
Santa Monica to the specific terms, conditions and
restrictions upon the possession, use and enjoyment of the
subject property, which terms, conditions and restrictions
shall be recorded with the Los Angeles county Recorder's
Office as a part of the deed of the property to ensure
that two (2) affordable units are provided and maintained
over time and through subsequent sales of the property.
An affordable unit shall be defined as being affordable to
households with incomes not exceeding 100% of the (HUD)
Los Angeles County median income, expending not over 25%
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'"
of monthly income on housing costs, as specified by the
Housing Division of the Department of community and
Economic Development.
This agreement shall be executed and recorded prior to
approval of the Final Map. Such agreement shall specify
1) responsibilities of the developer for making the unit
available to eligible tenants and 2) responsibilities of
the city of Santa Monica to prepare application forms for
potential tenants, establish criteria for qualifications,
and monitor compliance with the provisions of the
agreement.
This provision is intended to satisfy the inclusionary
housing requirements of Program 12 of the Housing Element
of the General Plan of the City of santa Monica ("program
12") . Developer may satisfy the obligations created by
this Agreement by demonstrating to the Director of Plan-
ning compliance with any ordinance or resolution adopted
by the city within two years from the effective date of
this approval, which is intended to provide an alternative
method for compliance with Program 12. An alternative
method may be, but is not limited to, the payment of a fee
in-lieu of providing the two Affordable units.
Prepared by: Shari Laham, Associate Planner
CUP475
SL:
06/27/88
Attachments: A.
B.
C.
D.
E.
F.
G.
H.
I.
Municipal Code and General Plan Conformance
Radius Map
Letter from Applicant, dated 2/16/88*
Resolution Certifying the Final EIR*
Summary C.C. & R.'S
Protest letters received 6/27/88 and 6/28/88*
Plot Plan, Floor Plans, Elevations,
Shadow Diagram, Landscape and Irrigation Plans
Vesting Tentative Tract Map No. 45456
Final Environmental Impact Report, EIA 849*
* In the interest of economy, these attachments were
reproduced only once for all six Katz condominium proj-
ects and may be found as attachments to the staff re-
port for CUP 473, TTM 45454
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ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category Municipal Code
Permitted Use R3: Permits
Condominium
Oevelopment
Height 3 stories/
40 feet
Setbacks
Front yard
sideyard
Rearyard
Lot Coverage
Parking
Density
20 feet
11 feet
15 feet
50%
24 spaces
One Unit/
1,000 sq. ft.
(16 units)
Land Use
Element
Medium
Density
Housing:
Permits
Condominium
Development
3 stories/
40 feet
Same as
Municipal Code
Same as
Municipal Code
Same as
Municipal Code
Same as
Municipal Code
Same as
Municipal Code
One Unit/
l,2S0 sq. ft.
(12 units)
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...
Project
l2-Unit
Condominium
Development
3 stories/
39'-0"
20 feet
11 feet
lS feet
50%
27 spaces
One Unit/
1,250 sq. ft.
(12 units)
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LOT I, HACl 37381 c.UP ~15
LEGAL DESCRIPTION (FORPlERlY LOT 24 l 2~. BLOn E. SAN1A H lR'\flsE NO -rT.wt 45LtSrlJ
STREET ADDRESS
3019 . 3021 lHIRO SlREET
1(3
ZONE
OSCAR Ull
APPLICANT
DATE
RADIUS MAP FOR
PUBLIC
HEARING
DATE
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can @!F
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I~f~r~"<~
Alia. Map
5h~~t No
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7P;":7 -JO
45456
,
,
1\~:'~~3S
301Q T~'r~ C~r~~~
(thlS should be a brlef 51::;.:1r', r.o: an lnce., =" ::l":e C~i:>:~C:' S~~j
RESL-:~
C::::::;O:-!I~:lt:~t ART::::C:'Z3 OF WCOiL"'ORAT!O:1
BYl..-\i~S ,),,;0 CC&Rs
1. Type 0 f Organ1za t: lon, Ncm-prof.l.t 1lU.Itual beneflt co!"'X)ratlCfl act~"IC
as a COndcrrUll1.r1 manage"eIlt a<;SCClatlOl'l.
2. Members:up Each o,..'l'ler, U'lClu::hIl~ su1:rllvlder, of a con:1O"'J.:111r.
3.
Melrbershl? Tern:1na~:"on ~utcrratlc ter.r,rnatlr:Jn ...tle.'1 the re"'tler nc
longer ooIds anv J,nterest J,n anv urllt.
V ~ R ,,~ Class A - all (}Iool}ers other tha., Declarant (cne vote each} .
o...l:1g 10' t:s. ("lass B - Declara.'lt (three vot.es rer Uflltl. Class 3 ceases
a.~ converts to Class ]I. on ear-l1est of: (1) wt.;l Class A votes equal Class B
~~~~erirj secoro anruversary. .
a The Associatlon mav not contract for professiooal mana;:,ere.'1t
5e.""'lceS for a terti' exceedlJlg one year WJ.trout NJonty aporoval. 1o,nv S'xl-:
~~ t~J be te.."'1TUIla.ted l::ti either party. "''l.th or WltOOut ca'.l5e. on 30
10 t 1 50 dayS \-1I"ltten notice, Wltlout
rproXi:rd e...y years. penal ty fees,
Effec::..v:.:y !er::l of and. ..l..I:e~c:-ent:s to CC.:.r;.s Unitl partltla.'" 0:
ProJect or -..mt1l Declaration revoked A-e.--.drTe.~:.s require 75% anrrcr,al of each
class, gene=a~:y, plus any other appropr~ate perso~s or entlt~es.
~al~:e~a~ce P=o'~s~ors
4.
5.
6.
7.
8.
a. l:nl.:s
Each o..mer ~s respcr.s1h:e.
9.
b. Cc=cn Areas AsSO::l.atlon ~s reSDDnslble. exceot each o.'l1e= ,Cll-"talnS
heatL"le; system and parking spaces for IDs/her urn.t.
Damage - Re?a::..r or abancor.~e~: prov:.s:...:>ns T~ed to lnsurance ;::roceeds.
subJect to a vote not to reb.ald. Costs of repall" over and al:o\-e lIlsurance
proc~s are aj:pOrtloned between a..ners on baSlS 0: square fcotage 0: thelI urut
Oescr:.p::..on and ot.'Tlers:up o~ concol"':':-:':'..:::J ~~:s Elare:'ts 0: the proJect
that are not o.med J.n CUllllun ~t.h the other I'Eri:::e= a.....o descubed JJl the Corrlo-
lr.lIUlJl1 PIaI' and Deeds. Coes not lIlClooe any excluslve use C'....l'Ul area..
Descr.:.=c::.:.on, oloo-nersh:.? and use of cc:""_::"on areas Tt-e entlre nroJect.
except the Ul'lltS Each o.mer has an un(hv~ded lIlterest J,n t..te Cun.ti'l area.
-.Each owner has a non-exclUS1ve easarent as to the CCiii-un area.
Parkl.ng Space Ass 19nmenc At least boo off-street parkulg spaces per urut.
They may not be sold, rented, or lease;! to anyone otrer than owner or tenant
or otiJer owners.
REi 5 tn. c t lons
10.
11.
12.
13.
4. Owner's Flnanc::..al/Legal Scatus. None.
b. Use Residentlal fUl"PJses ally.
c. Any Restrictions on Age of Occupants ~.
d. Pe ts. ~scnable f'rII-'~l-old -pets petllatt.e:l.
~ & _~N:;
hepare d by. ~;L '~~
Kenneth L. Kutche=
Tale' Attorney'S for SUl:rll.Vlder
Da te' June 22. 19B7
*Any person or ent1ty may p.rrchase a Ufllt. Q.oners do not lIlCh.rle persons \o.'J.th
secur.l ty J.nterests l.Il tre I.U"l.l ts,
- VI -
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OffiCE ();
eny CLER<
JUDD HENKER.1 AiQ '53
2900 4'8 iiP. t #(f\\ .
SANTA MONICA. CA., 90405
SEPT EM ~1 A ~~\yJ 23.a::.~Lii
RE: APPEAL OF PLANNING COMMISSION
DENIAL OF CUP 475 AND VESTING
TTM 45456 (EIA 849)
3019 THIRD STREET
R3
CITY COUNCIL MEMBERS
CITY CLERKS OFFICE. ROOM 102. CITY HALL
1685 MAIN ST.
SANTA MONICA. CA., 90401
DEAR COUNCIL MEMBERS:
THIS LETTER IS TO STRONGLY OBJECT TO THE PROPOSED PROJECT.
THE DEVELOPMENT TAKES THE SURROUNDING NEIGHBORHOOD IN THE WRONG
DIRECTION. THE PROJECT WOULD FIT IN BETTER WITH THE NEIGHBORHOOD
ONLY IF LIMITED TO TWO STORIES; AND HAD INCREASED SIDE YARD.
FRONT-YARD. AND BACK-YARD OPEN SPACE. TO LEAVE THE PROJECT AS-IS
WOULD PRESENT A MASSIVE WALLED APPEARANCE. FURTHER LIMIT OTHERS
VISIBILITY. AND ADD ATTENDANT DENSITY PROBLEMS IN AN AREA ALREADY
IMPACTED ADVERSELY IN TERMS OF TRAFFIC.
ALL DEVELOPMENT IN AREA WILL HAVE ADVERSE AFFECT ON TRAFFIC AND
CONGESTION IN THE AREA. FOURTH STREET HAS ALREADY BECOME A
BUMPER TO BUMPER THOROUGHFARE AT ALL HOURS OF THE DAY AND NIGHT.
OFF-STREET PARKING IS ALREADY GREATLY AFFECTED BY MAIN STREET
COMMERCIAL ACTIVITY. THE BEACH. THE SCHOOL AT FOURTH AND ASHLAND,
ETC. AN INTENSIVE DEVELOPMENT AS PROPOSED WOULD ONLY EXACERBATE
THESE PROBLEMS.
THUS AN DEVELOPMENT IN THE AREA SHOULD BE SEVERELY RESTRICTED FOR
BOTH QUALITY-OF-LIFE AND DENSITY RELATED REASONS.
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