SR-10-23-2007-1Pfir
;tYar City Council Report
Santa Monica
City Council Meeting: October 23, 2007
Agenda Item: `"'~~
To: Mayor and City Council
From: Eileen Fogarty, Planning & Community Development
Subject: Certification of the Statement of Official Action Approving a Tentative
Parcel Map No. 63173 for aTwo-Lot Subdivision at 939 San Vicente Blvd.
Recommended Action
Staff recommends that the City Council approve the attached Statement of Official
Action approving Tentative Parcel Map application 06-013 (Map No. 63173) for atwo-lot
subdivision at 939 San Vicente Blvd.
Executive Summary and Discussion
This staff report transmits for City Council certification the Statement of Official Action
for Tentative Parcel Map application 06-013 (Map No. 83173). After holding a public
hearing on September 25, 2007, the City Council approved the tentative parcel map.
The City Council's decision was based upon the findings and conditions contained in
the attached Statement of Official Action.
Budget/Financial Impact
The recommendation presented in this report does not have any budget or fiscal impact.
Prepared by: Paul Foley, Principal Planner
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to Council:
Director, Planning
Development
Attachment: Statement of Official Action
P. ~ rt~'ont Ewell
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City of
CITY COUNCIL
CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Tentative Parcel Map 06-013 (Map No. 63173)
LOCATION: 939 San Vicente Blvd.
APPLICANT/
PROPERTY OWNER: Mr. and Mrs. Gerald T. Manpearl
CASE PLANNER: Paul Foley, Principal Planner
REQUEST: Approval of a tentative parcel map to authorize the owner
of the property at 939 San Vicente Blvd. to subdivide the
existing lot into two parcels, one of which retains the
existing single family residence.
CEQA STATUS: The project is exempt from the California Environmental
Quality Act (CEQA) pursuant to Section 15303, Class 3
(a) of the CEQA Guidelines. Single-family dwellings
located in residential zones and in an urbanized
environment are exempt from environmental review. In
addition, the project is exempt pursuant to Section 15315,
Class 15 of the CEQA Guidelines as the subdivision is
located in an urbanized area, will result in the creation of
four or fewer parcels and is in compliance with existing
zoning requirements.
CITY COUNCIL ACTION
September 25, 2007 Date.
X Approved based upon the findings below:
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Denied based on the findings below:
Other.
EFFECTIVE DATE OF ACTION: September 25, 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 consistent 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 as specified in
Government Code Section 65451, the proposed map is consistent with Land Use
Element Policy 1.10.1 which 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 site is zoned R-1. The
area is characterized by parcels of varying sizes, dimensions and non-rectilinear
configurations created by multiple tracts established and recorded at different
times. The parcel sizes range from 8,620 square feet to 19,400 square feet in the
immediate area, with no typical parcel size or dimension. While the proposed
subdivision vvill create one parcel that is somewhat smaller at 7,614 square feet,
the proposed subdivision will preserve the safety and character of Larkin Place
through the retention of the existing residence and a substantial reduction in
demolition and construction impacts. Moreover, the surrounding properties with
very large parcel sizes are located adjacent to the north end of the City, which
are hillside properties .adjacent to the bluffs with extreme topographic
characteristics. This results in much of the parcel area being un-usable in that
the sloped terrain does not permit buildable floor area. In addition, many of the
existing parcels have small parcel street frontages with dwellings that are
significantly set back from the street because of the non-rectilinear lot
configuration (i.e., "flag" lots, "key' lots). The proposed subdivision will result in
parcels that are consistent with other lots in the area in terms of their parcel
street frontage, which will allow for new dwellings that engage the streetfront
pedestrian environment. As such, particularly as observed from the street, the
proposed map would not constitute a divergence from the scale and character of
the neighborhood. The subject property is located within. a neighborhood where
the necessary public infrastructure and improvements are currently in-place, and
developments of similar use, density and design are prevalent. Pedestrian and
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vehicular access to the proposed parcels will be provided from San Vicente
Boulevard and Larkin Place.
2. The design or improvement of the proposed subdivision is .consistent with
applicable general and specific plans. Specifically, while the subject property is
not located in an area governed by a specific plan, compliance with the City's
General Plan is required.. Although no improvements are associated with the
proposed subdivision, any future development of the parcels will be consistent
with the policies set forth in the City's General Plan.
3. The site is physically suitable for the type of development. Specifically, the
subject parcel to be subdivided is large in size and located within an urbanized
area adequately served by existing roadways and infrastructure. No physical
development is proposed at this time, only site subdivision.
4. The site is physically suitable for the proposed density of development.
Specifically, the subject parcel is large in size and located within an urbanized
area adequately served by existing roadways and infrastructure. Although no
improvements are associated with the proposed subdivision, any future
development of the parcels will be consistent with policies set forth in the City's
General Plan and Zoning Ordinance.
5. The design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure
fish or wildlife or their habitat, in that the proposed subdivision is located in an
urbanized area that does not contain habitats or would otherwise injure fish and
wildlife and no improvements are associated with the proposed subdivision.
6. The design of the subdivision or the type of improvement is not likely to cause
serious public health problems. The subdivision of the parcel does not have the
potential to disrupt the urban environment or otherwise cause serious public
health problems because no improvements are associated with the proposed
subdivision. Any future development of the parcels will be consistent with policies
set forth in the City's General Plan and Zoning Ordinance.
7. 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 in that there are no public easements located
within the proposed subdivision.
8. The proposed subdivision is consistent with any ordinance or law of the City of
Santa Monica. Specifically, the project has demonstrated compliance with the
applicable minimum parcel size and dimensions contained in the Zoning
Ordinance and the provisions of Ordinance No. 2235 (CCS). Although no
improvements are associated with the proposed subdivision, any future
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development of the parcels will be consistent with policies set forth in the City's
General Plan and Zoning Ordinance.
CONDITIONS OF APPROVAL:
PLANNING AND COMMUNITY DEVELOPMENT
Administrative
1. The tentative map shall expire 24 months after approval, except as provided in
the provisions. of California Government Code Section 66452.6 and Subchapter
9.20.18 of the Santa Monica Municipal Code. During this time period the final
map shall be presented to the City of Santa Monica for approval.. No building
permit for the project will be granted until such time as the final map is approved
by the Santa Monica City Council.
2. In the event permittee violates or fails to comply with any conditions of approval
of this permit, no further permits, licenses, approvals or certificates of occupancy
shall be issued until such violation has been. fully remedied.
Conformance with Approved Plans
3. The Plans shall comply with all applicable provisions of Article IX of the Municipal
Code and all other pertinent ordinances and General Plan policies of the City of
Santa Monica.
Cultural Resources
4. No demolition of buildings or structure built 40 years of age or older shall be
permitted until the end of a 60-day review period by the Landmarks Commission
to determine whether an application for landmark designation shall be filed. If an
application for landmark designation is filed, no demolitioh shall be approved until
a final determination is made by the Landmarks Commission on the application.
Standard Conditions
5. Final parking lot layout and .specifications shall be subject to the review and
approval of the Transportation Management Division.
6. Prior to issuance of a building permit, a copy of the recorded map shall be
provided to the City Planning Division.
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ENVIRONMENTAL PUBLIC WORKS MANAGEMENT (EPWM)
Drainage
7. Notwithstanding any Subdivision Map notations to the contrary, in order to
mitigate storm water and surface runoff from the project site, an Urban Runoff
Mitigation Plan may be required by the Department of Environmental and Public
Works Management (EPWM) pursuant to Municipal Code Chapter 7.10. The
applicant shall contact EPWM to determine applicable requirements, which
include the following:
• Non-stormwater runoff, sediment and construction waste from the
construction site and parking areas is prohibited from leaving the site;
• An sediments or materials which are tracked off-site must be removed the
same day they are tracked off-site;
• Excavated soil must be located on the site and soil piles should be
covered and otherwise protected so that sediments do not go into the
street or adjoining properties;
• Washing of construction or other vehicles shall be allowed adjacent to a
construction site. No runoff from washing vehicles on a construction site
shall be allowed to leave the site;
• Drainage controls may be required depending on the extent of grading
and topography of the site; and
• New development is required to reduce projected runoff pollution by at
least twenty percent through incorporation of design elements or
principles, such as increasing permeable surfaces, diverting or catching
runoff via swales, berms, and the like; orientation of drain gutters towards
permeable areas; modification of grades; use of retention structures and
other methods.
Off-site
8. 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 engineer and approved by the City Engineer.
9. A subdivision improvement agreement for all off site improvements required by
the City Engineer shall be prepared and. a performance bond posted through the
City Attorney's office.
Final Map Requirements
10. In submitting required materials to the Santa Monica Engineering Division for a
final map, applicant shall provide a copy of the approved Statement of Official
Action.
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11. The form, contents, accompanying data, and filing of the final subdivision map
shall conform to the provisions of SMMC Sections 9.20.12.010 through
9.20.08.090 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.
12. One mylar and one blue-line copy of the final map shall be provided to and
recorded with the Los Angeles County Recorder prior to issuance of any building
permit fora condominium project pursuant to Government Code Section
66499.30. Applicant shall also provide the County with a copy of this Statement
of Official Action at the time the required copies of the map are submitted.
13. Prior to approval of the Final Map, the requirements of Santa Monica Municipal
Code Section 9.04.10.16.010 (d) shall have been met.
VOTE
Ayes: Genser, Holbrook, McKeown, O'Connor, Shriver, Mayor Bloom
Nays:
Abstain:
Absent: Katz
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..~' to-a~l-off
MARIA M. STEWAR ,City Clerk Date
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Acknowledgement by 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\COUNCIL\STOAS\2007106APP-049 Council STOA (2617 3rd).doc
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