sr-071079-7aSanta Monica, California, July 3, 1979
T0: The Mayor and City Council
FROM: The City Staff
SUBJECT: Appeal, Change of District R1 to R2, 2617 - 11th
Street, Herbert R. Kaplan
Introduction
This report transmits the staff report and recommendation on
an appeal from the determination of the City Planning Com-
mission to deny an application for a change of zone from Rl
to R2.
Background
The applicant owns and resides in a single family dwelling o.n
an Rl zoned lot at 2617 - 11th Street approximately 150' south
of the intersection of 11th Street and Ocean Park Boulevard.
The property immediately to the north is zoned R3 and a four
unit condominium is under construction. The two lots immed-
iately to .the south are zoned Rl and are developed with single
family homes, the corner having an additional dwelling unit as
well. The property directly to the rear of the three houses
and to the south is Rl while that on the west side of 11th
Street is R2.
Under the R1 transitional. use provisions the property may be
developed with a duplex but not as condominiums.
The applicant sought a zone change from R1 to R2 to permit
development of a 4 unit condominium on the basis that the
dUL 1 0 , 7g
-- --- Mayor and City Council - 2 - July 3, 1979
character of the neighborhood is multi-family, that the density
and activity in the block are no longer consistent with Rl zon-
ing, that the property .was previously in multiple zoning and that
R2 would provide a proper transition between the adjacent R3 on
one side and the R1 on the other.
Following public hearing on April 16, 1979 the Planning Com-
mission denied the application on the basis that the applicant
already enjoyed a transitional benefit, that the .requested zone
change would actually permit a greater number o£ units on the
R2 than that under construction on the R3, that the property
immediately to the rear and south was R1 and the granting of
his request could trigger other applications on 11th and Oak
Streets. Additionally, no_real public necessity for the change
exists in that a large number of undeveloped multiple zone lots
exist in the immediate area and single family homes on single
family lots represent a critical shortage in the City's housing
stock.
The Planning Commission°s vote to deny the application was
four in favor, one against,. one abstension and one absent.
Alternative
Under Section 9149C of the Santa Monica Code, the City Council
on an appeal may affirm or reverse the Planning Commission's
determination. The Council may therefore grant the appeal and
Mayor and City Council
- 3 - July 3, 1979
effect the requested zone change or deny the appeal and leave
the existing zone intact.
In the- event the appeal is granted, the Council should adopt
findings wherein the public necessity, public convenience,
general welfare, or good zoning practice require the change.
Recommendation
In the absence of a demonstrated public necessity to support
the proposed change, it is respectfully recommended that the
appeal be denied and the Planning Commission's determination
upheld.
Prepared by: James Lunsford
JL:bt