SR-06-23-1987-12A
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California
ClEO: SF:AS: lw
council Mtg:
Santa Monica,
June 23, 1987
TO: Mayor and city Council
FROM: city staff
SUBJECT: Appeal of Landmarks Commission Denial of Certificate of
Appropriateness LC-02-006-R, 340 Santa Monica pier, to
Demolish the Shooting Gallery Building. Applicant:
Judith Meister, pier Manager. Appellant: Herbert Katz
and Christine Reed, Council Members.
INTRODUCTION
On May 14, 1987, Certificate of Appropriateness application
LC-02-006-R to permit the demolition of the structure at 340
Santa Monica pier was technically denied by the Landmarks
commission by a vote of 3 to 1. This appeal has been filed by
Council Members Herbert Katz, Council Liaison to the Pier
Restoration Corporation, and Christine Reed, Council Liaison to
the Landmarks Commission.
BACKGROUND
On March 18, 1987, Judith Meister, pier Manager, submitted an
application for the demolition of the Shooting Gallery building
at 340 Santa Monica Pier.
(Attachment A).
The demol i tion is
necessary in order to proceed with repairs to the Pier structure
located directly below the Shooting Gallery. This is part of the
three-year Capital Improvement Project approved by the city
Council to repair sections of the Pier that pose public safety
hazards.
I~-A
JUN 23 1987
~UN 3 0 1987
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The Landmarks Commission initially reviewed the application on
April 9, 1987, and continued the public hearing until May 14,
1987. After the public testimony the commission moved to approve
the demolition with the following conditions:
1. The existing building shall be documented with
photographs and a detailed front elevation prepared so
that there shall be a record of the building's
existence at that site.
2. The Landmarks Commission recommends that the Shooting
Gallery be replaced with a building similar in scale,
detailing and massing.
The motion failed by a 3 to 1 vote and the application was
automatically denied. The Landmarks Commission staff reports
(Attachment B) and the statement of Official Action (Attachment
C) provide additional background information.
ANALYSIS
Although no building permit records exist for the Shooting
Gallery structure, City business license records show that the
first license issued for 340 Santa Monica pier was in 1959 for a
Shooting Gallery. The building is not noted in any of the
documents on the Pier I s history. The findings supporting the
Landmark Designation of the pier identified only two significant
structures I the Carousel building and Sinbad IS. The remaining
findings stressed the Pier's impact on the social, cultural and
economic history of the city. The Commission found the pier
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structure to be the Landmark; none of
buildings are mentioned in the designation.
the small vernacular
(See Attachment D.)
In their review of the demolition application, the Commission
considered the following possibilities: 1) moving the structure
while Pier repairs are made and relocating it when the repairs
are completed; 2) moving and preserving the building's facade,
replacing it when the repairs are completed and constructing a
new building behind the facade; 3) leaving the building on site
and repairing the pier from beneath the structure.
Due to the poor structural condition of the building, mov ing
either the building or the facade would be difficult if not
impossible. A building system evaluation of structures on the
Pier gave the overall condition of the Shooting Gallery a
hazardous rating. (Attachment E.) The study determined that,
when constructed, the building had a life expectancy of 30 years.
It concluded that in 1985, when the study was prepared, the
building had an anticipated life expectancy of 2 years. The
evaluation revealed that the wood members at the building's base
and the wall framing were rotted due to water penetration over
the life of the building. Both the building and facade would
probably be unable to sustain a move. Based on the cost of
moving other Pier structures, the city Engineer has estimated
that it would cost the City between $15,000 and $20,000 to move
the Shooting Gallery.
If the pier platform is rebuilt from beneath the pier structure,
allowing the Shooting Gallery to remain on site, the cost of the
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work would escalate from $90,000 to between $157,000 and
$180,000. Previous repair work conducted from beneath the Pier
structure has only involved reinforcing the cross braces, not a
complete rebuilding of the pier platform. It is therefore not
known if the platform can be successfully rebuilt while the
building remains on site. In addition, given the building's
deteriorated condition, it is unlikely that it can be
rehabilitated and made structurally sound.
COUNCIL CONSIDERATION
In acting on this item, the City council may uphold the appeal
and approve the certificate of Appropriateness for demolition of
the Shooting Gallery with the same (or modified) findings and
conditions in the May 14, 1987 Landmarks Commission staff report,
or may deny the appeal by denying the certificate of
Appropriateness. Denial of the project would require adoption of
specific findings supporting such a determination.
BUDGET/FISCAL IMPACT
The recommendation presented in this staff report does not have a
budget/fiscal impact.
RECOMMENDATION
Staff respectfully recommends that the City Council uphold the
appeal and approve Certificate of Appropriateness LC-02-006-R
with the findings and conditions contained in the May 14, 1987
statement of Official Action.
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Prepared by: Amanda Schachter, Assistant Planner
Suzanne Frick, principal Planner
Attachment A:
Attachment B:
Attachment c:
Attachment D:
Attachment E:
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cclmapp
06/15/87
certificate of Appropriateness Application
Landmarks Commission staff Report
Landmarks Commission Statement of Official Action
pier Landmark Designation
Building System Evaluation
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Atta.("t,VYI.,...,-,-r- A
L.C. Case NO.22--0061X
(off1ce use only)
CITY OF SANTA ~10NICA LANDMARKS COl~ISSIOl~
APPLICATION FOR CERTIFICATE OF APPROPRIATENESS
Property Address: 340 Santa Monlca Pler
BU11dlng lOB; P1er Lease
Legal Descr1pt1on: Plan Clty Enq1neer Lot S1ze 29.7 I X 60.2'
Drawlng #5239
Legal OWner: C1ty of Santa Mon1ca
Address: l6B5 Ma1n Street
C1ty: Santa Mon1ca
State:
CA
Z1p: 90401 Phone~301
Cescript10n of Proposed Work: Demol1tlon of Shoot1n9 Gallery
bUlldlng. The C1ty Counc1l has approved a three-rear Capital
Improvement ProJect to repa1r deteriorated portlons of the p1er
structure wh1ch pose a threat to publlC safety. The C1ty has
determ1ned that there 1S slgn1f1cant damage 1n the area under the
Shootlng Gallery. The substructure 1S sufferlng structural dlstress
and poses a pub11c safety hazard. The C1ty has pla~ed a hlgh prlorlty
on the repa1r of thlS area. The Shoot1ng Gallery bU11dlng has been
determ1ned to have no remaln1ng econom1C value. Th1S analys1s was
made by the BU11dlng System Evaluatlon conducted by the Pler
Restoratlon Corporat1on In 1985 as well as the Clty Eng1neer. The
Appllcants Name: Jud~th Me~ster,
Signed:~(~
Clty: Santa Mon1c(jtate:! CA
Pler Manager
Date:
3/18/87
Phone: 458-8689
Z~p: 90401
Show plot plan on other slde of thlS form
OFFICE USE ONLY
Date Recelved: Mqt"'cl116; IqB7
By: . A~
Date set for publ1c Hearlng: A'pt'''\ q. \'B7
Flrst Cont~nuation Date:
Second Cont~nuation Date;
Not1f~cat1ons Transm~tted:
To newspapers of general C1rculat~on
Date: Ma.-(c.l-I 27,IQe7
To owners and r~Sldents w~th~n 300 feet Date: M,u'Ti-l Z~: 1q,67
Descr~ption of pJltosed Work (continued): b~ding has
extens1ve dry rot and should be demolished so that the repair work
may proceed.
There are no immediate plans for the area. Staff will return
w~th proposed new use at a later time.
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Plot Plan
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OFFICE USE ONLY
D~spOS1.t~on
A. Approved
B. Cond~tLonal1y Approved
C. D~sapproved
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F~ndLngs, Cond1.t1.ons, Correct1.ons:
Plann1.ng D1.rector
Date
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CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE:
April 9, 1987
TO:
The Honorable Planning Commission
FROM:
R. Ann Siracusa, Planning Director
SUBJECT: LC-02-006-R, Certificate of Appropriateness.
To Permit the Demolition of the Shooting Gallery
Building at 340 Santa Monica Pier.
INTRODUCTION
On March 18, 1987, Judith Meister, pier Manager,
submitted an application for the demolition of the
Shooting Gallery building at 340 Santa Monica Pier.
BACKGROUND
1. The Shooting Gallery is located along the center
section of the Pier between the Playland Arcade and
the Surfview Cafe. It is an approximately 1,780
square feet single-story structure with a Boardwalk
frontage of 29.7 feet. The building has little
architectural distinction with a plain stucco facade
and a flatroof. Photographs of the building will be
available at the meeting.
2. As part of the Capital Improvement Project to repair
portions of the pier that threaten public safety,
the City has identified significant structural
damage in the platform under the Shooting Gallery
building. The building's poor condition, which
includes structural deficiencies and extensive dry
rot, does not justify moving the building off-site
and then back when repairs are completed. Both the
city Engineer and the Building system Evaluation
conducted by the pier Restoration corporation have
indicated that there is no economic value to the
building.
RECOMMENDATION
Planning staff recommends approval of the demolition as
submitted with the following findings and conditions.
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FINDINGS
1. That the Landmark building cannot yield a reasonable
return if the proposed demolition is not permitted
in that the building has extensive structural
deficiencies and both the pier Restoration
Corporation and the city Engineer have determined
that the building has no economic value.
2. That the plight of the applicant is due to unique
circumstances in that pier repairs can be made only
if the Shooting Gallery is removed from the site.
3. That the proposed demolition will not alter the
essential character of the area in that the Shooting
Gallery is one of many similar structures and uses
along this portion of the Pier.
4. That the unnecessary hardship is the result of the
application of the Landmark Ordinance (Chapter 6,
Santa Monica Municipal Code) and is not the result
of any act or omission by the applicant in that the
demol i tion is necessary to repair the structural
work of the Landmark (Pier), and Section 9164 SMMC
requires Landmarks to be maintained in good repair.
CONDITIONS
1. That the implementation of the proposal shall be in
accordance with the plans as submitted or as
modified by the Landmarks Commission.
AS:mt
Gallery
03/27/87
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CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE:
May 14, 1987
The Honorable, Landmarks Commission
TO:
FROM:
R. Ann Siracusa, Planning Director
SUBJECT: LC-02-006-R, Certificate of Appropriateness.
To permit the demolition of the Shooting Gallery
Building at 340 Santa Monica Pier.
INTRODUCTION
On March 18, 1987, Judith Meister, pier Manager,
submitted an application for the demolition of the
Shooting Gallery building at 340 Santa Monica pier.
The Landmarks Commission initially reviewed the
application on April 9, 1987 and moved to continue the
public hearing until the May 14, 1987 regular meeting.
BACKGROUND
1. On April 9, 1987 the Landmarks Commission heard
from the applicant and from the tenant of the
Shooting Gallery, John E. Brown, on the request to
demolish 340 Santa Monica Pier. At the hearing
Desi Alvarez, City Engineer, stated that 77 of the
stringers beneath this portion of the Pier had less
than 50% of their structural integrity. Mr. Brown
testified that Peter Quentin, P.E. had studied the
Pier structure and found only 3 warped stringers
under the building.
2. The Commission moved to continue the hearing until
the May 14, 1987 meeting so that this discrepancy
in the engineering reports could be resolved and so
that staff could conduct preliminary research and
attempt to document the building's age.
3 . Mr. Al varez contacted Mr. Quentin to obtain the
report documenting his findings. Mr. Quentin
responded that when he investigated the pier
structure at the Shooting Gallery he had been
unable to study the stringers beneath the pier
since the area was fenced off. He could not
provide an assessment of the pier's condition.
4. After reviewing City tiles on the pier' s history,
staff could not accurately document the age of the
building. However, it appeared from the most
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recent and legible photograph that the building had
not been constructed as of 1925.
RECOMMENDATION
Planning staff recommends approval of the demolition as
submitted with the following findings and conditions.
FINDINGS
1. That the Landmark building cannot yield a reasonable
return if the proposed demolition is not permitted
in that the building has extensive structural
deficiencies and both the pier Restoration
corporation and the City Engineer have determined
that the building has no economic value.
2. That the plight of the applicant is due to unique
circumstances in that pier repairs can be made only
if the Shooting Gallery is removed from the site.
3. That the proposed demolition will not alter the
essential character of the area in that the Shooting
Gallery is one of many similar structures and uses
along this portion of the Pier and that preliminary
research has not found any historical significance
associated with the structure.
4. That the unnecessary hardship is the result of the
appl ication of the Landmark Ordinance (Chapter 6,
santa Monica Municipal Code) and is not the result
of any act or omission by the applicant in that the
demolition is necessary to repair the structural
work of the Landmark (Pier), and section 9164 SMMC
requires Landmarks to be maintained in good repair.
CONDITIONS
1. That the implementation of the proposal shall be in
accordance with the plans as submitted or as
modified by the Landmarks Commission.
AS:mt
hp/Permit
05/01/87
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PETER A.. QUENTIN
CONSULTING ENGINEER
631 WILSHIRE BLVD. SUITE 209 - SANTA MONICA. CA 90401
(213) 393.3022
APRIL 15, 1987
Office of the City Engineer
1685 Main Street
Santa Monica. CA 90401
Att: Desi Alvarez
RE: SANTA MONICA PIER
This letter is further to our discussions and in reply to your letter
dated April 10. 1987.
Although I have inspected the pier at the Shooting Gallery. I was
personally unable to inspect the stringers from underneath the Pier wh1ch
is fenced off. We did however, make a videotape of the unders1de but because
of poor lighting the evidence from this is inconclusive.
I am therefore unable at this time to provide a report on the structural
cond1t1oo of the stringers 10 quest1on.
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Peter A. Quent1n
CE32085
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CITY OF
SANTA
MONICA
CALIFORNIA
OFFrCE OF THE ern ENGINEER
1685 MAIN STREET, 458.8721
SANTA MONICA, CALIF 90401.3295
April 10, 1987
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Mr. Peter Quentin, P. E.
Peter Quentin and Associates
631 Wilshire Boulevard
Santa Monica, California 90401
Dear Mr. Quentin:
OUr ing the Public Hearing held by the City of santa ftbnica I s Landmark
COllII\ission on Thursday evening Apr il 9, 1987, Mr. John Brown presented
testimony that you had conducted an inspection of the Santa Monica Pler under
the Shooting Gallery. Mr. Brown stated that your findings indicated that the
stringers under the wall were 1n satisfactory condition.
This office, in conjunction with Don Hellmers Engineering, conducted a survey
of this area and found 77 stringers to have less than 50% of their structural
integrity as a result of dry rot and/or fractures. Of the 77 stringers, 48
have lost 100% of their structural llltegrity. A copy of the report
documenting these findings is enclosed.
This offlce has determined that the existing conditions pose an immechate
danger to the public and are unacceptable.
If you have indeed conducted such an ivestigation, please provide this office
with a report docllnenting your findings regarding the structural condition of
the Pi~er the Shooting Gallery by Apr il 17, 1987.
Si~rel~ ~/
;& 1 Alvarez, ;.
Clt r
Enclosure as notej.
cc: Landmark Commission wlo enclosure
Chris Reed, Councilmember w/o enclosure
Judlth Meister, P1er Manager w/o enclosure
Stan Scholl, Director of General Services w/o enclosure
John Jali11, City Manager w/o enclosure
Mr. John Brown w/o enclosure
DA:bat
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A-4to.-c.h VY,t:'rr-l- C.
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: LC-02-006-R
LOCATION: 340 Santa Monica pier
APPLICANT: Judith Meister, pier Manager
REQUEST: To Permit the Demolition of the Shooting Gallery
Building at 340 Santa Monica Pier.
LANDMARK COMMISSION ACTION
5-14-87
Date.
Approved based on the following findings and
subject to the conditions below.
Denied.
X other. Technical Denial. Four votes required to
approve or deny a project.
FINDINGS
1. That the Landmark building cannot yield a reasonable return
if the proposed demolition is not permitted in that the
building has extensive structural deficiencies and both the
Pier Restoration corporation and the City Engineer have
determined that the building has no economic value.
2. That the plight of the applicant is due to unique
circumstances in that pier repairs can be made only if the
Shooting Gallery is removed from the site.
3. That the proposed demolition will not alter the essential
character of the area in that the Shooting Gallery is one of
many similar structures and uses along this portion of the
pier and that preliminary research has not found any
historical significance associated with the structure.
4 . That the unnecessary hardship is the resul t of the
application of the Landmark Ordinance (Chapter 6, Santa
Monica Municipal Code) and is not the result of any act or
omission by the applicant in that the demolition is necessary
to repair the structural work of the Landmark (Pier), and
section 9164 SMMC requires Landmarks to be maintained in good
repair.
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CONDITIONS
1. That the implementation of the proposal shall be in
accordance with the plans as submitted or as modified by the
Landmarks Commission.
2. The existing building shall be documented with photographs
and a detailed front elevation prepared so that there shall
be a record of the building's existence at that site.
3. The Landmarks Commission recommends that the Shooting Gallery
be replaced with a building similar in scale, detailing and
massing.
VOTE
Ayes:
Nays:
Abstain
Absent:
Vacancy:
Cameron, Shellaby, Johnson
Farrell
None
Hernandez, Hitchcock
One
I hereby certify that this statement of Official Action
accurately reflects the final determination of the Landmarks
Commission of the City of Santa Monica.
AS:mt
hp/tempstoa
06/04/87
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