SR-20080513-1DCity Council Meeting: May 13, 2008
Agenda Item: ~ _ D
To: Mayor and City Council
From: Eileen Fogarty, Planning & Community Development
Subject: Statement of Official Action Denying Appeal of Landmarks Commission
Approval of Certificate of Appropriateness Application
Recommended Action
Staff recommends that the City Council approve the attached Statement of Official
Action denying Appeal 07APP-010 and upholding the decision of the Landmarks
Commission to approve Certificate of Appropriateness application 07CA-009,- for the
property at 2642 Second Street, located in the Third Street Neighborhood Historic
District.
Executive Summary and Discussion
This staff report transmits for City Council certification the Statement of Official Action
for Appeal 07APP-010. After holding a public hearing, motions to deny the appeal and
to remand the matter to the Landmarks Commission failed and such failure resulted in
the City Council taking no action on Appeal 07APP-010. Pursuant to SMMC Section
1.12.240, the City Council is deemed to have denied the appeal and affirmed the
Landmarks Commission's approval of Certificate of Appropriateness application 07CA-
009 for construction of a new single-family residence at 2642 Second Street, a non-
contributing property located within the Third Street Neighborhood Historic District;
based upon the attached findings and determination approved by the Landmarks
Commission on January 14, 2008.
Financial Impacts & Budget Actions
The recommendation presented in this report does not have any budget or fiscal impact.
Prepared by: Roxanne Tanemori, AICP, Associate Planner
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Forwar ed to Council: ,~
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P. ~atnont Ewell{
City Manager
Attachment: Statement of Official Action
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City of
CITY COUNCIL
CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Appeal 07APP-010
LOCATION: 2642 Second Street
APPLICANT: Mark R. Gorman and Beth Burns
APPELLANT: Beatrice Nemlaha, Scott Campbell, and Tony Haig
PROPERTY OWNER: Mark R. Gorman and Beth Burns
CASE PLANNER: Roxanne Tanemori, AICP, Associate Planner
REQUEST: Appeal 07APP-010 of Landmarks Commission Approval
of Certificate of Appropriateness Application 07CA-009.
CEQA STATUS: The project is categorically exempt from the provisions of
California Environmental Quality Act {CEQA) pursuant to
Section 15303, Class 3 and Section 15331, Class 31 of
the State Implementation Guidelines in that the project
consists of the construction of a new single family
residence and designed in a manner consistent with the
Secretary of the Interior's Standards for the Treatment of
Historic Properties with Guidelines .for Preserving,
Rehabilitating, Restoring, and Reconstructing Historic
Buildings (1995), Weeks and Grimmer.
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CITY COUNCIL ACTION
February 12, 2008 Date
Appeal upheld and Landmarks Commission approval reversed
based upon the findings below:
Appeal denied and Landmarks Commission designation
upheld based on the following findings:
Other.
EFFECTIVE DATE OF ACTION: February 12, 2008
After holding a public hearing on February 12, 2008, motions to deny the appeal and to
remand the matter to the Landmarks Commission failed and such failure resulted in the
City Council taking no action on Appeal 07APP-010. Pursuant to SMMC Section
1.12.240, the City Council is deemed to have denied the appeal and affirmed the
Landmarks Commission's approval of Certificate of Appropriateness application 07CA-
009 for construction of a new single-family residence at 2642 Second Street, a non-
contributing property located within the Third Street Neighborhood Historic District,
based upon the a#tached findings and determination approved by the Landmarks
Commission on January 14, 2008.
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.
VOTE
Ayes: Shriven Genser, McKeown
Nays: Bloom, Holbrook, Mayor Katz
Abstain:
Absent: O'Connor
NOTICE
If this is a final decision not subject to further appeal under Article 9 of the Santa Monica
Municipal Code, 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.
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I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
MARIA M. STEWAR ; Citl` y Clerk Date
Attachment:
Landmarks Commission Statement of Official Action
F:\CityPlanning\Share\COUNCIL\STOAS12007\07APP-010 Council STOA (2642 2nd Street).doc
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LANDMARKS COMRAISSION
OF THE CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
PROJECT
SUBJECT: LC-07CA-009
ADDRESS: 2642 2n° Street
APPLICANT: Mark R. Gormah and Beth Burns
FiECtt1EST: Application for a Certificate of Appropriateness for approval to
demolish aNon-Contributing Structure on the property at 2842
Second Stnaet and construct a new single-family residence on
the parcel Iocated within the Third Street Neighborhood Historic
District.
LANDMARKS COMMISSION ACTION
12/10/2007 Date
X Approved based on the foiiowing findings and subjeaf to the
conditions below.
Denied
Other
EFFECTIVE DATE OF ACTION
12f20Y2007 Certificate ofiRppropriateness LC-07CA-009
EXPIRATION DATE OF PERMIT GRANTED
12!2012008 Cert~cate of Appropriateness LC-47CA-009
CERTIFICATE OF APPROPRIATENESS FINDINGS fSMMC 9.40.030}
1. The proposed project is included within the list of work enumerated in SMMC
Section 9.40.020 (d} (4}.
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2. As candi5aned herein, the exteriorfeatures of the purposed new improvement on a
parcel located within the Third Street Neighborhood Historic District boundaries and
its placement on the property would not adversely affect and would not be
disharmonious wi#h the District character as set forth in Section 9.36.29t1, and with
the scale, materials and massing of the contributing structures within the District in
that the scale, massing, volume and materials proposed in the two-story single-
family residence are consistent with the District's intention that new structures
should respect the neighborhood`s historic scale and character. The propased
demolikion afi the Non~Contributing structures on the parcel would also not adversely
affect the character of the District since the existing structures were constructed in
1953 and do not contribute to the District's period of sign'rf'icance. The propased
new construction relates harmoniously to its placement within the historic district as
described in the Third Sfreet Ivetghtwrhood Historic District Design Guidelines acrd
Landscape .survey which advises that infill buildings should "maintain setbacks,
heights, and overall building shapes that are similar to surrounding oontributirtg
buildings in the Flistodc District.'° Many Contributing Structures in the District are
two-story structures including 281 Hill Street, 245 Hill Street, 2627 8'~ Street, 2687
Hill Street, 2614 2"d Street, and it is appropriate to allawtwo stories on this property,
provided that the. design of the proposed structure does not overwhelm nearby
contributing properties. The maximum height of the proposed residence is 23'=0" in
height w[th the maximum height ofthe street-facing fagade at 20'~p". Furkhermare,
the adjacent parcel tg the south is currently vacant but has been approved for a new
3Q'-4" tall two-story residence; the tallest portions of the proposed project comprised
of the clerestory skyligh# stepped back from the street are sited adjacent to this
parcel, The parcels to the Werth consist of a surFace parking lot and two one-story
structures.
While the District possesses a variety of architectural styles, the project's simple
rectangularvalumes, flat roof, and low scale are characteristic in the architecture of
other Contributing Structures in the Historic District. Specifically, the project's
restrained modem design, overall building form, law overall building height and
articulated building volumes are hamonious with the examples of American
Colonial Revival and Spanish Colonial Revival architecture {2545 2"d Street, 2546
3"i Street, 246 Beach Street, and 246 Hill Street, and 2637 3`~ Street}.
The District's character includes exterior materials of wood and stucco traditionally
found in many of the Contributing Structures, and these materials are reflected in
the projects extensive use of wood and stucco materials such as sand finish stucco,
teakwood framed fenestration, and use of reclaimed woad screens that reflect in a
contemporary but respectful and compatible mannerthe traditional woad cladding
found in the District's architecture. The use of compatible exterior materials of wood
and stucco, characteristic of the District, is also consistent with the Third Sfreef
lVeighbarhood Historic Disfrlcf Design Guidelines and Landscape Survey.
The Dlstrlc#'s character is also defined by the use of "numerous windows to provide
views and to merge the interior and exterior landscapes," as stated in Section
9.35,290 which sets forth aspects of the Districfs character. The Third Street
Neighborhood i-tistorrc gistrict Design Guirlefines and C~andscape Survey also
advises that new consVuction shall use "windows and architectural details at the
street level to create a pedestrian scale and a `neighbor-friendly' character," The
project incorporates extensive multi-pane fenestration thatechces the proportions
and type of details found in the Distract, provides a connec#ion between the interior
and exterior landscape as well as provides visual interest as viewed from the stree#.
Further, the District Design Guidelines advises that new construction should "include
a clearly defined main entrance that is oriented toward the street," and that "parking
should be at the rear of the property.° The project corrspfies vdith these guidelines as
the main entrance faces the street and the project's horizontal and vertical design
elements define the main entrance. A detached accessory garage to house parking
is located at the rear of the property.
Finally, the project's overall design concept has been carefully developed to be
compatible with the scale, ma#erials, and massing of the Contributing Structures
within the District. The project design also incorporates carefully selected
architectural elements and materials that complement and reflect the District`s
character while also creating an understated backdrop forthe historic architecture in
the District-
Based on the foregoing, the proposed project is consistent wifh the Secretary of the
Interior's Standards #or the Treatment of Historic Properties, and with the guidelines
set forth in the Thim' Street Neighborhood Historic District Design Guidelines and
landscape Survey.
G~ND1Tt~NS
1. This approval is for the plans dated November t, 2087 and C7ecember 1, 2407
{north elevation only} which are on file in the City Planning Division.
2. Prior tc issuance of a building permit, the applicant shall submit for review and
approval to the landmarks Commission Secretary a revised exterior building-color
pale#e.
3. This Certificate of Appropriateness shall be In full force and effect from and after the
date of the rendering of the decision by the Commission, Pursuant to Landmarks
c3rdinance Section 9,35.174{h}, this approval shall expire within one year if the
authorized work is no# commenced. Should the applicant be unable to comply with
this restriction, an extension may be granted pursuant to Section 9.36.254 for an
additional 980 days maximum. The applicant must request such an extension prior
to explra#ion of this permit. Afterthat time, the applicant will be required to return fo
the Commission for approval. In addition, this Certificate of Appropriatenessehall
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NOTfCE.
If this is a final decision not subject to further appeal under the City ofi Santa Monica
Comprehensive Land Use and Zoning Orclinance, the time within which judicial review of
this decision must be sought is governed by Code ofCivii Procedure Section 1094.6, which
provision has been adopted by the City pursuant to Municipa(Cade Section 1400.
I hereby certify that this Statement of Official Action accurately reflects the final .
dat akion of the Landmarks Commission of the City of Santa Monica.
Nina Fresco, Chairperson Date
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