SR-03-22-1994-9A-r a
LUTM:SF:DKW:DB:f:\plan\share\council\strpt\zc93001c
Council Mtg: March 22, 1994 Santa Monica, California
TO: Mayor and City Council
FROM: City Staff
SUBJECT: Recommendation to Approve Text Amendment 94-002 to
amend the Nonconforming Buildings and Uses Section of
the Zoning Ordinance to Permit the Continuation of
Existing Hotels Located in the NW -R3 District and to
Permit the Continuation of Commercial Uses on the East
Side of Second Street between Wilshire Boulevard and
California Avenue; Recommendation to Deny Zone Change
93-001, General Plan Amendment 93-001, and Text
Amendment 94-001 to allow. the rezoning of 1111 2nd
Street from a NW -R3 designation to an RVC designation;
Address: 1111 Second Street and the NW -R3 District;
Applicant: Kent Y. Mouton, Esq., for Huntley Hotel and
Second Street Corporation
INTRODUCTION
This report recommends that the City Council approve Text
Amendment (TA) 94-002 to amend the Nonconforming Buildings and
Uses Section of the Zoning Ordinance to permit the continuation
of existing hotels located in the NW -R3 (Medium Density Multiple
Family Residential North of Wilshire Overlay) District and to
permit the continuation of commercial uses on the east side of
Second Street between Wilshire Boulevard and California Avenue.
This report also recommends that the City Council deny Zone
Change (ZC) 93-001, General Plan Amendment (GPA) 93-001, and Text
Amendment (TA) 94-001 to allow the rezoning of the 15,000 square
foot Huntley Hotel parcel from its current NW -R3 (Medium Density
Multiple Family Residential -North of Wilshire Overlay)
designation to an RVC (Residential Visitor Commercial)
- 1 -
designation. These amendments are no longer necessary in the
event the Council approves the staff -recommended Text Amendment.
On November 3, 1993, the Planning Commission voted 5 to 1 to
recommend that the City Council adopt ZC 93-001, GPA 93-001 and
TA 94-001. However, on February 23, 1994, the Planning
Commission voted 7 to 0 to recommend that the City Council adopt
TA 94-002, thereby eliminating the need for the previous Text
Amendment. The revised Text Amendment addresses the issue of
nonconforming commercial uses located in residential districts in
a more comprehensive manner.
ANALYSIS
Background
The application for ZC 93-001, GPA 93-001 and TA 94-001 was
initiated by the Huntley Hotel in May of 1993 in order to
eliminate, the hotel's nonconforming use status which occurred
when the hotel property was rezoned from R4 (High Density
Multiple Family Residential) to NW -R3 in 1990. As a legal
nonconforming use which was legally commenced without a
Conditional Use Permit, the hotel/restaurant and retail uses on
the site must be "discontinued and removed or altered to conform"
to the Zoning Ordinance within 20 years of the 1990 date when the
subject parcel was rezoned, pursuant to Section 9.04.18.040 of
the Zoning Ordinance. The Zone Change, General Plan Amendment,
and Text Amendment were intended to prevent the requirement of
either demolishing the existing structure or converting it to
- 2 -
residential use by the year 2010.
Planning Commission Action
On November 3, 1993, the Planning Commission considered this
application and voted five to one in favor of recommending
Council approval (Attachment D). Planning Commission and staff
were concerned that other hotels in the area were subject to the
same requirement and that the issue should be addressed for the
entire area (Attachment E). In response to this concern, staff
was directed to initiate the process for a Text Amendment to
Section 9.04.18.040 (Termination of Nonconforming buildings and
Uses) of the Zoning Ordinance in order to allow existing hotels
and commercial uses in the NW -R3 District to remain without
allowing expansion of these uses. A Resolution of Intention on
this matter was adopted, and on February 23, 1994, the Planning
Commission voted to recommend that the City Council adopt TA 94-
002 to amend the nonconforming section of the Zoning Ordinance.
The Planning Commission staff report for this proposed Text
Amendment, including the Planning Commission's recommended
findings, is contained in Attachment F.
With the introduction of TA 94-002, the applicant's original
proposal for a Zone Change, General Plan Amendment and Text
Amendment to the RVC Section of the Zoning Ordinance are no
longer necessary. The applicant agrees that adoption of TA 94-
002 will acceptably address his concerns. Therefore, staff is
recommending that Council deny the original permits requested by
- 3 -
the
applicant and instead
adopt TA 94-002.
TA
94-002 amends the
nonconforming section of the
Zoning
Ordinance to allow existing hotels in the NW -R3 District and
other commercial uses on the east side of Second Street in the
NW -R3 District to remain in beyond the 20 -year amortization
period. The precise text is contained in Attachment G.
Impact of TA 94-002 on Hotels in the NW -R3 District
There are a number of existing non -conforming hotels in the NW -R3
District. Among these are the Cal Mar Hotel located on the
southwest corner of Third Street and California Avenue; the
Oceana hotel located on the northeast corner of Ocean Avenue and
Idaho Avenue; and, the Sovereign Hotel, located on the northeast
corner of Second Street and Idaho Avenue.
It was not the intention of staff or the neighborhood as part of
the North of Wilshire rezoning to prohibit the continuation of
existing hotels in the NW -R3 area. The proposed text amendment
will permit the existing commercial uses identified to remain but
will limit any expansion. In addition, should the properties
redevelop, the use and structure would have to be consistent with
the residential zoning requirements.
Conclusion
The applicant's concerns regarding the nonconforming status of
the Huntley Hotel are more simply resolved with a Text Amendment
- 4 -
to the nonconforming section of the Zoning Ordinance than with a
Zone Change, General Plan Amendment, and Text Amendment to the
RVC section of the Zoning Ordinance. An amendment to the
nonconforming section also resolves an ongoing problem for
several other nonconforming hotels and commercial uses which also
exist in the NW -R3 District. Therefore, staff recommends that
the Council deny ZC 93-001, GPA 93-001, and Text Amendment 94-
001, and that the Council approve TA 94-002.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.22.050, notice of the
public hearing was mailed to all owners and residential and
commercial tenants of property located within a 500 foot radius
of 1111 2nd Street at least ten consecutive calendar days prior
to the hearing. A copy of the notice is contained in Attachment
A.
BUDGET/FINANCIAL IMPACT
The recommendation presented in this report does not have any
budget or fiscal impact.
RECOMMENDATION
It is respectfully recommended that the Council deny Zone Change
93-001, General Plan Amendment 93-001, and Text Amendment 94-001
and direct the City Attorney's Office to prepare an ordinance
consistent with the provisions set forth in Attachment G based
upon the following findings:
- 5 -
ZONE CHANGE 93-001/TEXT AMENDMENT 94-001 DENIAL FINDINGS
1. The proposed Zone Change is inconsistent in principle with
the goals, objectives, policies, land uses and programs
specified in the adopted General Plan, in that it is
inconsistent with the General Plan designation for the
subject property. .
2. The public health, safety, and general welfare do not require
the adoption of the proposed Zone Change and Text Amendment,
in that the applicant's concerns regarding the applicant's,
nonconforming use concerns are more simply resolved with a
Text Amendment to the nonconforming section of the Zoning
Ordinance.
GENERAL PLAN AMENDMENT 93-001 DENIAL FINDINGS
1. The proposed General Plan Amendment is inconsistent in
principle with the goals, objectives, policies, land uses and
programs specified in the adopted General Plan, in that no
zone change is necessary and that if a zone change were
adopted, it would not address the wider issue of all existing
hotel and commercial uses in the NW -R3 District.
2. The public health, safety, and general welfare do not require
the adoption of the proposed amendment, in that the
applicant's nonconforming use concerns are more simply
resolved with a Text Amendment to the nonconforming section
of the Zoning Ordinance.
TEXT AMENDMENT 94-002 APPROVAL FINDINGS
1. The proposed text amendment is consistent in principle with
the goals, objectives, policies, land uses and programs
specified in the adopted General Plan, specifically
Objectives 1.1 and 1.2 of the Land Use Element. These
objectives call for protecting the quality of life in all
residential neighborhoods, ensuring fair treatment of
property owners and residents. in the city, and ensuring
compatibility of adjacent land uses, with particular concern
for protecting residential neighborhoods.
2. The public health, safety, and general welfare requires
adoption of the proposed amendment, in that it would serve to
protect the economic viability of existing commercial uses
while maintaining the integrity of the existing residential
neighborhoods and preventing the deleterious traffic and
parking effects of increased non-residential development on
the adjacent residential neighborhood.
- 6 -
Prepared by: Suzanne Frick, Director, LUTM
D. Kenyon Webster, Planning Manager
Drummond Buckley, Associate Planner
Tad Read, Associate Planner
Attachments:
A. Notice of Public Hearing
B. Radius and Location Map
C. Planning Commission Staff Report
D. Planning Commission Statement of Official Action
E. Planning Commission Minutes
F. Planning Commission Staff Report for Text Amendment to
Nonconforming Section of Zoning Ordinance
G. Proposed Text Amendment to 'the Nonconforming Section of the
Zoning Ordinance
H. Photographs of 1111 Second Street Site and Surrounding
Properties
I. Plot Plan Showing 1111 Second Street Site and Surrounding
Uses and Zoning Designations
1013
f:\plan\share\council\strpt\zc93001c
- 7 -
t 00008
NOTICE OF DEVELOPMENT PROPOSAL
To: Concerned Persons
From: The City of Santa Monica
Subject of Hearing: Zone Change 93-001, General Plan Amendment,
93-001, Text Amendment 9001,
1111 2nd Street, NW -R3
Applicant: Kent Mouton, Esq.
A Public Hearing will be held by the City Council on the following request:
Recommendation that the City Council Amend the Zoning Ordinance to permit the
continuation of existing hotels in the NW -R3 District and to allow the continuation of existing
commercial uses located on the east side of Second Street between Wilshire Boulevard and
California Avenue in the NW -R3 District.
Application for a Zone Change to amend the Official Districting Map designation for a 15,000
square foot parcel from its current NW -R3 (Medium Density Multiple Family Residential)
designation to an RVC (Residential Visitor Commercial) designation. As a result of the
proposed Zone Change, the General Plan Land Use and Circulation Map would be required to
be amended from High Density Residential to General Commercial, and a Text Amendment
would be required to clarify the RVC development standards. The subject property contains a
high-rise hotel (the Huntley Hotel) and restaurant (Topper's). No physical change or change
of use to the existing conditions on the property is proposed as a part of this application.
(Planner: D. Buckley, T. Read)
TIME: TUESDAY, MARCH 22, 1994 AT 6:30 P.M.
LOCATION: COUNCIL CHAMBER, ROOM 213, CITY HALL
1685 MAIN STREET, SANTA MONICA
HOW TO COMMENT:
The City of Santa Monica encourages public comment on this and other projects. You or
your representative, or any other persons may comment at the City Council's public hearing,
or by writing a letter.
Letters should be addressed to:
City Council, City Clerk's Office
1685 Main Street, Room 102
Santa Monica, California 90401
- 1 -
00000
MORE INFORMATION
If desired, further information on any application may be obtained from the Planning
and Zoning Division at the address above or by calling (310) 458-8341.
The meeting facility is handicapped accessible. If you have any special needs such as sign
language interpreting, please contact the Office of the Disabled at (310)458-8701.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently
challenged in Court, the challenge may be limited to only those issues raised at the Public
Hearing described in this notice, or in written correspondence delivered to the City of Santa
Monica at, or prior to, the Public Hearing.
Esto es un aviso sobre una audencia publica para revisar applicaciones proponiendo desarrollo
en Santa Monica. Esto puedo ser de interes a usted. Si deseas mas informacion, favor de
Ilamar a Elsa Gonzalez en la Division de Plantificacion al numero (310) 458-8341.
0 00010
Ixt. 0001.1.
1101
STREET -FOURTH
xa a
102
A R TA1R MO ;U2'2 - W
ly n
C„, DY E F _ o+n• P ApTL �
1101
THIRD
L
Y2
R A
S
V V T
S( R 0
R B A
fo
3
•`,.
A
A
R Y s
ST
PoMALL
B
A C
D
�
Y
x
i
R V
»'
MALL
/,y
»
sa
u
R
»COURT
w
I* Q
iRLC,
ap
r10
V U
T
S
R Q
0
P
A
A A
N
TREET
•rA
O! n'
scA
J C D E
f
H
.,
Y
4
4
0
COURT
Z
Cx
l
PRC
U
T
S
-a�
J
..
m'I
in
.Oaoi
5. •.
.,
� .on
1101
THIRD
L
Y2
R A
S
L�
r
R B A
fo
3
•`,.
A
A
R Y s
PoMALL
B
A C
D
�
Y
x
i
R V
»'
MALL
»
sa
Z
R
1101
THIRD
L
Y2
SECOND
$Oi�n�t (vrrvnr
prnr.r➢i/f61
R A
S
L�
N'
R B A
fo
-
SECOND
$Oi�n�t (vrrvnr
prnr.r➢i/f61
SF
R A
S
L�
R B A
fo
D
A
A
R Y s
PoMALL
B
A C
D
�
Y
x
i
R V
»'
MALL
»
sa
Z
R
w
SF
R A1
g 0 A C D E
A Y k
J
TRACT
BNo
3 Nn
ma � ai
Scat, —Y,,t
�"" o mo eoO xPO taO
LEGAL DESCRIPTION: Lots U & V, Block 97, CASE NO.
Town of Santa Monica, —
Book 39, Pages 45-51
of Misc. Records. ZONE
STREET ADDRESS/)1111 Second Street
APPLICANTt22�n� —,?� L�
RADIUS MAP _
PLANNING DEPARTMENT
CITY OF
SANTA MONICA
CALIFORNIA
DATE
PUBLIC
HEARING
DATE
REFERENCE
ATLAS MAP
SHEET NO.
REQUIRED RADIUS 300'
tv-' 00012
R A
S
R B A
C
D
R Y s
PoMALL
P
R V
U
R%
AA
Rx
R A1
g 0 A C D E
A Y k
J
TRACT
BNo
3 Nn
ma � ai
Scat, —Y,,t
�"" o mo eoO xPO taO
LEGAL DESCRIPTION: Lots U & V, Block 97, CASE NO.
Town of Santa Monica, —
Book 39, Pages 45-51
of Misc. Records. ZONE
STREET ADDRESS/)1111 Second Street
APPLICANTt22�n� —,?� L�
RADIUS MAP _
PLANNING DEPARTMENT
CITY OF
SANTA MONICA
CALIFORNIA
DATE
PUBLIC
HEARING
DATE
REFERENCE
ATLAS MAP
SHEET NO.
REQUIRED RADIUS 300'
tv-' 00012
ATTACHMENT C
00013
P&Z:DKW:DB:£\plan\share\pc\strpt\zc93001
Planning Commission Mtg: October 27, 1993
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Zone Change 93-001, General Plan Amendment 93-001
Address: 1111 Second Street
Applicant: Kent Y. Mouton, Esq.
INTRODUCTION
Santa Monica, California
Action: Staff recommends that the Planning Commission recommend to the City Council that the
zoning of a parcel containing a hotel be changed from R3 -NW to RVC. This necessitates a
Zoning Ordinance Text Amendment, an amendment to the Official Districting Map and an
amendment to the General Plan map is also required.
Recommendation: Approval based on the findings contained herein.
Permit Streamlining Expiration Date: None.
SITE LOCATION AND DESCRIPTION
The subject property is a 15,000 square foot parcel located on the east side of Second Street
between California Avenue and Wilshire Boulevard having a frontage of 100 feet. Surrounding
uses consist of two- and three-story apartment buildings in the R3 -NW District to the north, a
commercial surface parking lot in the R3 -NW District to the south, a six -story condominium and
a three-story hotel in the R3 -NW District to the east across Second Court alley, and a six- to ten -
story hotel in the RVC (Residential Visitor Commercial) District to the west. Existing on-site
uses include an 18 -story hotel with a restaurant on the top floor and visitor -serving retail uses on
the ground floor.
Zoning District: R3 -NW (Medium Density Multiple Family Residential --North of Wilshire
Overlay) District
Proposed by applicant to be zoned C3 (Downtown Commercial) District
Proposed by staff to be zoned RVC (Residential Visitor Commercial)
District
11
R�b
00014
Land Use District: High Density Residential
Proposed by applicant to be amended to General Commercial District
Proposed by staff to be amended to Ocean Front Special District
Parcel Area: 100' x 150' (15,000 square feet)
PROJECT DESCRIPTION
The applicant proposes to rezone the 15,000 square foot parcel containing the Huntley Hotel from
its current designation of R3 -NW to a designation of C3, thereby eliminating the legal
nonconforming use status of.the existing commercial uses on the site. This proposal necessitates
an amendment to the Official Districting Map and the General Plan Map. Staff's
recommendation to rezone the site to a designation of RVC would also require a Zoning
Ordinance Text Amendment. No change is proposed to the existing uses or to the existing
building on the site.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed Zone Change and General Plan Amendment would bring a legal nonconforming
hotel/restaurant use into conformity with the Zoning Ordinance and the General Plan.
CEQA STATUS
The project is categorically exempt from the provisions of CEQA, pursuant to Class 5(13) of the
City of Santa Monica Guidelines for Implementation of CEQA.
RENT CONTROL STATUS
The subject parcel contains no controlled rental units. A Rent Control Clearance form for this
site is on file with the Planning and Zoning Division.
FEES
The proposal is not subject to any special Planning and Zoning related fees.
PUBLIC NOTIFICATION
Pursuant to Municipal Code Section 9.04.20.22.050, notice of the public hearing was mailed to
all owners and residential and commercial tenants of property located within a 500 foot radius
of the project at least ten consecutive calendar days prior to the hearing. A copy of the notice
is contained in Attachment B.
2
a 00015
ANALYSIS
Background
The existing 18 -story building on the subject property was constructed in 1965 as a mixed-use
hotel / apartment building / restaurant with a total of 82 hotel rooms, 33 two-bedroom units, 22
one -bedroom units, and a 7,500 square foot restaurant which opened onto an outdoor deck. No
Conditional Use Permit or other discretionary permit was required for the project at that time.
In 1975, the owners of the building obtained a permit to remove all residential cooking facilities
in the building and divide all of the residential units into hotel rooms. At the time of the
conversion no discretionary permits were required because the subject property was in the R4
(High Density Multiple Family Residential) District, in which hotels were permitted "by right."
The building currently contains a total of 213 hotel rooms, a rooftop bar/restaurant with 240
seats, a ground floor lobby with some hotel -related retail uses, and three levels of subterranean
parking.
In 1990, pursuant to Ordinance 1543 (CCS), the subject property was downzoned from R4 to R3_
NW. While the R4 designation allowed hotels as a conditionally permitted use at that time, the
new R3 designation prohibited hotels. As a result, the hotel became a "legal nonconforming use,"
as defined in Section 9.04.18.030 of the Zoning Ordinance:
A legal nonconforming use is one which lawfully existed on the effective date of this
Chapter, but which is not now permitted in the district in which it is located.
As a legal nonconforming use which was legally commenced without a Conditional Use Permit,
the hotel/restaurant and retail uses on the site must be "discontinued and removed or altered to
conform" to the Zoning Ordinance within 20 years of the 1990 date when the subject parcel was
downzoned, pursuant to Section 9.04.18.040 of the Zoning Ordinance. By applying for a Zone
Change and General Plan Amendment, the applicant seeks to prevent the requirement of either
demolishing the existing structure or converting it to residential use by the year 2010.
Proposed Zone Change
The applicant has proposed to change the property's zoning designation from R3 -NW to C3,
which would have resulted in a single parcel with a C3 designation surrounded on all sides by
other zoning designations. This was proposed by the applicant because hotels are permitted "by
right" within the C3 District. However, staff is recommending that the zoning designation be
changed to RVC, not C3, because the subject parcel is located immediately east of a hotel in the
RVC District, and because the Residential -Visitor Commercial designation is appropriate for the
hotel/restaurant' use which currently exists at the site. The purpose of the RVC District is to
"protect the existing residential mix in the area while providing for the concentration and
expansion of coastal -related lodging, dining, recreation, and shopping needs of tourists and others
ki
"" 00016
in the oceanfront area."
The proposed zone change from R3 -NW to RVC would result in the classification of the hotel
as a conforming use because the RVC standards allows hotels with a Conditional Use Permit.
The project would remain nonconforming as to development standards because the building
exceeds the maximum height and number of stories permitted in the RVC District. Pursuant to
Section 9.04.18.020(e) of the Zoning Ordinance, the building would be required to conform with
existing development standards if it was damaged or destroyed to an extent of more than one-half
of its replacement cost. In both the RVC and R3 -NW Districts, a new structure on the site could
be a maximum of three stories if the existing building was damaged or destroyed over 50% of
its replacement cost.
The Zoning Ordinance allows existing uses to be converted only to new uses which are permitted
or conditionally permitted within the District where the use is located, and only if the new use
is not more intensive as to parking requirements than the existing use. Under the existing R3 -
NW designation, if the parking requirements were not more intensive than the existing use, the
building could be converted to residential uses. (Before the year 2010, the owner would be
required to make this conversion.) Under the proposed RVC designation, if parking requirements
were not more intensive than the existing use, the building could be converted to a residential
use, a retail use, or any of the other uses or combination of uses which are permitted in the RVC
District pursuant to Section 9.04.12.020 of the Zoning Ordinance. With a Conditional Use Permit
or Performance Standards Permit, the owner would be permitted to operate any of the uses listed
in Section 9.04.08.12.030-040 of the Zoning Ordinance, assuming any required conditions were
satisfied and the change of use would not result in an intensification of parking requirements on
the site.
Given the viability of the existing hotel, staff believes it is unlikely that the owner of the building
would convert the existing uses unless required to by law or unless the building were damaged
over 50% in a natural disaster or fire. However, for purposes of comparison, the chart on the
next page is provided to illustrate the major differences between the R3 -NW and RVC
designations.
0
i� 00017
SELECTED STANDARDS APPLICABLE IN THE R3 -NW AND RVC DISTRICTS
R3 -NW (Medium Density Residential-
RVC (Residential Visitor Commercial)
North of Wilshire)
Permitted Uses
Permitted Uses
Multi -family dwelling units, single family
Arts and crafts shops, retail uses, all
dwelling units, residential care facilities,
residential uses (as provided in the R3 -NW
congregate care facilities, transitional
column), entertainment and cultural
housing, single room occupancy housing,
facilities, museums, restaurants, schools
homeless shelters, hospices
Conditionally Permitted Uses
Conditionally Permitted Uses
Bed and breakfast facilities, child day care
Bed and breakfast facilities, child day care
centers, neighborhood grocery stores,
centers, general office uses above the
offices and meeting rooms for charitable
ground floor, hotels and motels, parking
organizations, rest homes, schools
facilities
Development Standards
Development Standards
Maximum Stories: 3 Stories
Maximum Stories: 3 Stories
Maximum Height: 40'
Maximum Height: 45'
Maximum Density: I unit per 1,250 sq.ft.
Maximum Density: 2.0 F.A.R.
Minimum Front Yard Setback: 20'
Minimum Front Yard Setback: 5'
Minimum Side Yard Setback:
Minimum Side Yard Setback:
5+_(stories x lot width
5' + (stories x lot width)
50'
50'
Minimum Rear Yard Setback: 15'
Minimum Rear Yard Setback: 15'
Text Amendment
The RVC zone change proposed by staff necessitates two text clarifications within the Zoning
Ordinance. Section 9.04.08.12.060, "Maximum Building Height and FAR," would need to be
amended to specifically establish for RVC parcels on the east side of Second Street the same
5
n 0 a
RVC standards which apply to the east side of Ocean Avenue between Colorado and Washington
Avenues. Furthermore, staff recommends a change to the 'Permitted Uses" section of the RVC
standards which will clarify that legally commenced hotels and motels existing on the effective
date of the Zoning Ordinance (September, 1988) are permitted uses. The "Conditionally
Permitted Uses" sections of the RVC standards would also require an amendment to specify that
new hotels and motels would require a Conditional Use Permit.
General Plan Conformance
When the property was downzoned to R3 -NW in 1990, the Land Use and Circulation Map of the
General Plan was not amended because the new zoning was more restrictive than the High
Density Housing designation on the map. Because the General Plan's designation for High
Density Housing specifically allows hotels, the existing use on the site is not in conflict with the
General Plan. However, the proposed RVC zoning designation would be more permissive as to
use and development standards than the existing R3 -NW designation and therefore requires that
the Land Use and Circulation Map of the General Plan be amended to reflect the Special
Oceanfront District designation associated with the RVC District.
Neighborhood Compatibility
The subject parcel is located in an area characterized by a mix of uses, including a parking lot
and car rental agency to the south in the R3 -NW District, a multifamily residential use to the
north, a hotel and a multifamily residential use to the east across an alley, and the Miramar Hotel
complex in the RVC District to the west across Second Street. The density also varies greatly,
from the surface parking lot to the south, to the 6 -story condominium to the east, to the Miramar
Hotel site, with a 6 -story brick hotel building adjacent to Second Street and a 10 -story building
elsewhere on the site. The 18 -story Huntley Hotel is the tallest building in the vicinity and one
of the tallest buildings in the City.
Staff believes that the RVC designation is appropriate for this location and more compatible with
the surrounding neighborhood than a C3 zoning designation because the Huntley Hotel is
immediately east of a continuous band of commercially -utilized properties zoned RVC.
Furthermore, the hotel use is appropriate at this location given its proximity to the neighboring
Miramar Hotel and its location within walking distance of the Third Street Promenade.
Future Zone Change
Given the continuous band of commercially -utilized parcels on the east side of Second Street
between Wilshire Boulevard and the Huntley Hotel, staff believes it may be prudent to redistrict
these parcels from the current R3 -NW designation to a C3 (Downtown Commercial) or RVC
designation or a combination thereof and requests guidance from the Planning Commission on
this issue.
G
00019
Conclusion
The proposed Zone Change and General Plan Map Amendment will bring the Zoning Ordinance
into conformity with the legally -commenced hotel and restaurant use located at 1111 Second
Street, thereby preventing the eventual requirement that the hotel and restaurant be closed and
converted to a residential use. Staff believes that the hotel's location is appropriate and that it
is appropriate to rezone the property so that it may remain a hotel in the future.
RECOMMENDATION
It is recommended that the Planning Commission recommend approval to the City. Council of
the following: Zoning Ordinance Text Amendment to modify the Permitted Uses, Conditionally
Permitted Uses, and Property Development Standards sections of the RVC District, Zone Change
93-001 and General Plan Land Use and Circulation Map Amendment 93-001, as outlined below
and the based on the following findings:
1. Zone Change 93-001, amendment of the Official Districting Map to show the
property located at 1111 2nd Street as RVC rather than R3 -NW.
2. General Plan Amendment 93-001, amendment of the Land Use and Circulation Map
of the General Plan to show the property located at 1111 2nd Street as part of the
Special Oceanfront District rather than the High Density Residential District.
3. Text Amendment of the Zoning Ordinance to clarify that legally commenced hotels
and motels within the RVC District are permitted uses regardless of whether they
required a conditional use permit at the time of construction, and to include RVC
properties on the east side of Second Street within the standards for properties on the
east side of Ocean Avenue between Colorado and California Avenues.
ZONE CHANGE / TEXT AMENDMENT FINDINGS
1. The proposed Zone Change is consistent in principle with the goals, objectives, policies, land
uses and programs specified in the adopted General Plan, in that the General Plan Land Use
and Circulation Map is being amended to reflect the subject parcel as a Special Oceanfront
designation, visitor -serving uses are envisioned as permitted within the Special Oceanfront
areas of the City, and the applicant does not propose any changes to the existing visitor -
serving uses on the site.
7
""' 00020
2. The public health, safety, and general welfare require the adoption of the proposed Zone
Change and Text Amendment, in that the proposed Zone Change and Text Amendment
clarifies the Zoning Ordinance and brings the zoning designation for the site into
conformance with the existing legal use of the site.
GENERAL PLAN AMENDMENT FINDINGS
The proposed General Plan Amendment is consistent in principle with the goals, objectives,
policies, land uses and programs specified in the adopted General Plan, in that the General
Plan Land Use and Circulation Map is being amended to reflect the use which existed on the
site prior to the original adoption of the General Plan in 1984, and in that the existing use
is a visitor -serving use which is consistent with General Plan guidelines for the oceanfront
vicinity.
2. The public health, safety, and general welfare require the adoption of the proposed
amendment, in that the proposed General Plan Land Use and Circulation Map Amendment
brings the land use designation into conformity with the land use which legally exists on-site.
Prepared by: Drummond Buckley, Associate Planner
Attachments:
A. Notice of Public Hearing
B. Radius and Location Map
C. Photographs of Site and Surrounding Properties
D. Plot Plan Showing Site and Surrounding Uses and Zoning Designations
DB
f:\plan\share\pc\strpt\zc93001
October 21, 1993
gl, 00021
M
00022
PLANNING COMMISSION
STATEMENT OF OFFICIAL ACTION
PROJECT
CASE NUMBER: Zone Change 93-001, General Plan Amendment 93-001
LOCATION: 1111 Second Street
APPLICANT: Kent Mouton, Esq.
CASE PLANNER: Drummond Buckley; Associate Planner
REQUEST: Zoning of parcel to be changed from R3 -NW to RVC
CEQA STATUS: Categorically exempt pursuant to Class
PLANNING COMMISSION ACTION
11/3/93 Date.
Approved based on the following findings and subject to the conditions
below.
Denied.
X Other. Recommendation that City Council take the following actions:
1. Zone Change 93-001, amendment of the Official Districting Map to
show the property located at 1111 2nd Street as RVC rather than R3 -NW.
2. General Plan Amendment 93-001, amendment of the Land Use and
Circulation Map of the General Plan to show the property located at 1111
2nd Street as part of the Special Oceanfront District rather than the High
Density Residential District.
3. Text Amendment of the Zoning Ordinance to clarify that legally
commenced hotels and motels within the RVC District are permitted uses
regardless of whether they required a conditional use permit at the time
of construction, and to include RVC properties on the east side of Second
Street within the standards for properties on the east side of Ocean Avenue
between Colorado and California Avenues.
04
M
A 1 C P -`I -el 3
E!, 00023
ZONE CHANGE / TEXT AMENDMENT FINDINGS
1. The proposed Zone Change is consistent in principle with the goals, objectives, policies,
land uses and programs specified in the adopted General Plan, in that the General Plan Iand
Use and Circulation Map is being amended to reflect the subject parcel as a Special
Oceanfront designation, visitor -serving uses are envisioned as permitted within the Special
Oceanfront areas of the City, and the applicant does not propose any changes to the existing
visitor -serving uses on the site.
2. The public health, safety, and general welfare require the adoption of the proposed Zone
Change and Text Amendment, in that the proposed Zone Change and Text Amendment
clarifies the Zoning Ordinance and brings the zoning designation for the site into
conformance with the existing legal use of the site.
GENERAL PLAN AMENDMENT FINDINGS
1. The. proposed General Plan Amendment is in principle with the goals, objectives,
policies, land uses and programs specified in the adopted General Plan, in that the General
Plan Land Use and Circulation Map is being amended to reflect the use which existed on
the site prior to the original adoption of the General Plan in 1984, and in that the existing
use is a visitor -serving use which is consistent with General Plan guidelines for the
oceanfront vicinity.
2. The public health, safety, and general welfare require the adoption of the proposed
amendment, in that the proposed General Plan Land Use and Circulation Map Amendment
brings the land use designation into conformity with the land use which legally exists on-
site.
VOTE
Ayes: Mechur, Parlee, Pyne, Weremiuk, Zinner
Nays: Breisch
Abstain:
Absent: O'Connor
NOTICE
It' this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of this
decision must be sought is governed by Code of Civil Procedure Section 1094.6, which
provision has been adopted by the City pursuant to Municipal Code Section 1400.
2
VF,QQQ arta
I hereby certify that this Statement of Official Action accurately
determination of the Planning Commission of the City of Santa Monica.
signature date
Ralph Mechur, Cha' erson
Please Print Name and Title
reflects the final
I hereby agree to the above conditions of approval and acknowledge that failure to comply
with such conditions shall constitute grounds for potential revocation of the permit
approval.
Applicant's Signature
Print Name and Title
f:\plan\share\pc\stoas\zc001sta
3
®®OZ J
L
v-, 00026
Commissioner Pyne made a motion to uphold the appeal with a direction to staff
to prepare and return with findings and conditions to include the following: a
condition that the property owner will secure the remaineder of the required
parking off-site to a maximum of 25 parking spaces; that the five tandem spaces
are approved but shall be designated as employee only spaces; and that the findings
and conditions will return on December 1st as a Consent Calendar item.
Commissioner Parlee seconded the motion.
The motion to uphold the appeal was approved by the following vote:
AYES: Breisch, Mechur, Parlee, Pyne, Weremiuk, Zinner;
ABSENT: O'Connor.
F. Zone Change 93-001, General Plan Amendment 93-001, 1111 2nd Street, R3 -NW,
Applicant: Kent Mouton, Esq., Application for a Zone Change to amend the
Official Districting Map designation for a 15,000 square foot parcel from its
current R3 -NW (Medium Density Multiple Family Residential) designation to a C3
(Downtown Commercial) designation. As a result of the proposed Zone Change,
the General Plan Land Use and Circulation Map would be required to be amended
from High Density Residential to General Commercial. The subject property
contains a high-rise hotel (the Huntley Hotel) and restaurant (Topper's). No
physical change or change of use to the existing conditions on the property is
proposed as a part of this application. (Planner: D. Buckley
Commissioner Breisch expressed concern about other hotels in the general area of
the North of Wilshire Overlay Zone and which are not contiguous with the RVC
District. He also expressed concern about certain Wilshire Boulevard properties.
Ms. Frick proposed returning with a Resolution of Intention to discuss hotel zoning
in residential areas.
The applicant, Kent Mouton, was present to discuss the project.
Commissioner Breisch asked the applicant why a Text Amendment would not
suffice for this request, instead of the Zone Change request. Mr. Mouton stated
that would work.
Mr. Mouton expressed concern about what restrictions would apply if the building
was damaged and needed to be rebuilt, if the zoning did not change.
Commissioner Parlee commented that the only difference between the two zones
appears to be for height and FAR, which does not affect density. Ms. Frick stated
that the permitted uses are different also.
One member of the public, Lou Moench, 1018 Montana Avenue, Santa Monica
90403, was present to speak.
k,.00027
q
Mr. Mouton spoke in rebuttal to the public comment.
The Commission discussed the process for a Zone Change.
Chair Mechur closed the public hearing.
Commissioner Pyne made a motion to approve the Zone Change per staff's
recommendations #1, #2, and #3; with approval of the Zone Change amendment
to the RVC; that the General Plan Amendment is approved; that the map will show
the property zoned as RVC; that the Text Amendment will show that existing hotel
uses are permitted uses and new hotels will require a CUP; and that the east side
of Ocean Avenue between Colorado and California Avenues will be zoned RVC.
Commissioner Parlee seconded the motion.
Commissioner Breisch expressed concern regarding the rezoning of any part of a
residential area to other uses. He stated that it does not seem necessary to rezone
and that the site would not be rebuilt as a three-story hotel. He also commented
on the non-existent relations between the hotel and the neighborhood. He also
stated that he did not want to obstruct the hotel's plans, but he felt it was not
consistent policy.
Commissioner Zinner expressed support for Commissioner Breisch's view
Chair Mechur commented on the uniqueness of the Huntley's situation.
Commissioner Weremiuk expressed agreement with Chair Mechur, and commented
on the location of the hotel in relation to the Miramar Hotel and her preference that
a hotel be rebuilt on that site, if needed.
Commissioner Zinner stated he would vote with the majority.
The motion was approved by the following vote:
AYES: Mechur, Parlee, Pyne, Weremiuk, Zinner; NOES: Breisch;
ABSENT: O'Connor.
Chair Mechur asked that a discussion be agendized for hotels in similar situations
to the Huntley Hotel. Ms. Frick asked that staff be directed to return with a
Resolution of Intention to discuss the issue of hotels as non -conforming uses in the
North of Wilshire/R-3 District. Chair Mechur stated he would prefer less formal
discussion of this issue.
The Commission discussed Text Amendments and rezoning existing parcels to
RVC.
x:00028
0
Commissioner Zinner made a motion to direct staff to introduce a Resolution of
Intention to discuss the issue of Text Amendments for hotels in the North of
Wilshire/R-3 District.
Commissioner Pyne seconded the motion, which was approved by voice vote.
Chair Mechur expressed his concerns regarding this proposal. Ms. Frick stated
that the motion merely sets the process to discuss the subject with neighbors and
property owners regarding the zoning of certain properties.
Commissioner Pyne expressed disagreement with Chair Mechur and stated the need
to review hotel uses in residential areas. Ms. Frick stated that the process can be
started with or without the Planning Commission's initiation.
9. PUBLIC HEARINGS:
A. Conditional Use Permit 93-020, 101 Broadway, RVC. Applicant: John Makhani.
Application for a Conditional Use Permit to allow the sales of beer, wine and
liquor at an existing 104 -seat restaurant which is currently being remodelled in the
RVC (Residential Visitor Commercial) District. The application also requires a
Type 47 (On Sale -General) License from the State of California Department of
Alcoholic Beverage Control. (Planner: D. Buckley)
Continued to December 1, 1993.
B. Appeal of VAR 93-010, 1038 Palisades Beach Road. R213 (Low Density Multiple
Residential Beach) District, Applicant/Agpellant: Mr. and Mrs. Royce Diener,
Appeal of Zoning Administrator approval of a Variance to permit the addition to
an existing single family residence of a two -car garage with a 4' in -lieu of the
minimum 7.4' side yard setback and a 13'6" in -lieu of the minimum 20' front yard
setback required by code in the R2B (Low Density Multiple Residential Beach)
District. The approved Variance differed from the applicant's original request to
permit a side yard setback of V instead of the 4' setback which was granted by the
Zoning Administrator. Under Part 9.04.20.10 of the Zoning Ordinance, a
modification of setback requirements is permitted if certain findings are made.
(Planner: D. Buckley)
The applicant/appellant's representative, Sammy El Bayar of RTK Associates, was
present to discuss the project.
Commissioner Parlee asked Mr. El Bayar if he knew the history of the property.
Mr. El Bayar stated that the house was once owned by Cary Grant and Norma
Shearer and that it was built for Norma Talmadge.
Chair Mechur closed the public hearing.
W, 00029
10
ATTACHMENT F
r:° 00030
MEMORANDUM
PROGRAM AND POLICY DEVELOPMENT DIVISION
LAND USE AND TRANSPORTATION MANAGEMENT DEPARTMENT
CITY OF SANTA MONICA
DATE: February 23, 1994.
TO: The Planning Commission
FROM: Program and Policy Development Division Staff
SUBJECT: Public Hearing on Recommendation to the City Council to Adopt an Amendment
to the Nonconforming Buildings and Uses Section of the Zoning Ordinance to
Permit the Continuation of Existing Hotels Located in the NW -R3 Zone District
and to Permit the Continuation of Commercial Uses on the East Side of Second
Street Between Wilshire Boulevard and California Avenue
INTRODUCTION
On January 5, 1994, the Planning Commission adopted a Resolution of Intention to recommend
an amendment to the Zoning Ordinance that would permit existing hotels in the NW -R3 district
and existing commercial uses located on the east side of Second Street between Wilshire
Boulevard and California Avenue to remain indefinitely. The public hearing on this matter,
originally scheduled for January 19, was continued to February 23 due to the earthquake. This
report provides background on this issue and recommends that the Planning Commission conduct
a public hearing and recommend to the City Council adoption of the proposed text amendment.
1
YC
i' 00031
BACKGROUND
On October 27, 1993, the Planning Commission approved a staff recommendation to rezone the
parcel containing the Huntley Hotel on Second Street from R3 -NW to RVC. At the same time,
staff discussed the possibility of examining the future zoning of the commercial uses on the south
side of the Huntley Hotel. These uses include a surface parking lot, a car rental agency, and a
two-story brick office building which is listed on the City's historic resources inventory. The
location of these uses is shown in Figure 1.
Because the area on the east side of Second Street was zoned residential as part of the North of
Wilshire downzoning, and Section 9.04.18.040 (Termination of nonconforming building and uses)
of the Zoning Ordinance requires that all nonconforming uses in residential districts be removed
or altered to conform to the requirements of the residential district within 20 years of the
adoption of the Zoning Ordinance (i.e., by 2008), the commercial uses on this block must
eventually. change, unless the Zoning Ordinance is amended.
Staff examined a number of alternatives for rezoning this block, including rezoning to C3 or
RVC. After reviewing the options, staff concluded that the best option is to amend Section
9.04.18.040, Termination of Nonconforming Buildings and Uses, of the Zoning Ordinance rather
than rezone the block or amend the permitted uses in the zoning district.
Maintaining residential zoning for this block is consistent with the City's policies to maintain
2
='00032
UVAMOR
L
s
YIN8wnv3 3
L5
u
NOiDNIKVM :
i
IMAY
s
u
�
la
Z
_
Z
C
p ~
i
y A
l p
r
A
v �
v p
NOlONINSYM
_
u
Z
_F
_
v P
rOi
}—
ONY01 .
3nN3AY
is
a
s
ONYOI
" y
-61 s
s
YMY
MM
P
-
uN
1--
- YNYINOW Y
!
3nN3AY
toe
r.—
3VINS11M
ME
YINtlOiIIYJ
:l
� h �
O
Q u r f
0
wz at
YNYINOW
101
00033
s
u
�
YI Min
S lTY!
r
r
NOlONINSYM
_
u
Z
_F
_
v P
rOi
}—
l
is
ONYOI
� h �
O
Q u r f
0
wz at
YNYINOW
101
00033
existing housing and provide opportunities for new residential development. Furthermore, if the
City were to rezone the entire block to commercial use, this would allow intensification of non-
residential uses, particularly on the parcels currently devoted to surface parking. Although
further intensification of non-residential uses would be compatible with commercial uses in the
adjacent CK District, staff believes that intensification of such uses could have negative parking
and traffic impacts upon the adjacent residential neighborhood.
In addition to the commercial uses on Second Street, there are a number of existing non-
conforming hotels in the NW -R3 District. Among these are the Cal Mar Hotel located on the
southwest corner of Third Street and California Avenue; the Oceana hotel located on the
northeast corner of Ocean Avenue and Idaho Avenue; and, the Sovereign Hotel, located on the
northeast corner of Second Street and Idaho Avenue. The Sovereign operates primarily as
apartments with some units operating as hotel rooms. Figure 1 shows the boundaries of the
NW -R3 District and the location of these hotels.
It was not the intention of Staff or the neighborhood as part of the North of Wilshire rezoning
to prohibit the continuation of existing hotels or other commercial uses in the NW -R3 area. The
proposed text amendment will permit the existing commercial uses identified to remain but will
limit any expansion. In addition, should the properties redevelop, the use and structure would
have to be consistent with the residential zoning requirements.
At their January 6, 1994 meeting, the Board of Directors of the Wilshire -Montana Neighborhood
3
Coalition approved a motion to support the text amendment proposed by staff.
It is recommended that the Planning Commission conduct a public hearing and recommend to the
City Council adoption of the Text Amendment set forth in Exhibit A based on the findings below.
olyi.n��.ce�y
1. The proposed text amendment is consistent in principle with the goals, objectives, policies,
land uses and programs specified in the adopted General Plan, specifically Objectives 1.1 and
1.2 of the land Use Element. These objectives call for protecting the quality of life in all
residential neighborhoods, ensuring fair treatment of property owners and residents in the city,
and ensuring compatibility of adjacent land uses, with particular concern for protecting residential
neighborhoods.
2. The public health, safety, and general welfare requires adoption of the proposed amendment,
in that it would serve to protect the economic viability of existing commercial uses while
maintaining the integrity of the existing residential neighborhoods and preventing the deleterious
traffic and parking effects of increased non-residential development on the adjacent residential
neighborhood.
M
r 00034
Prepared by: Suzanne Frick, Director of LUTM
Tad Read, Associate Planner
Exhibit A: Text Amendment concerning existing hotels in the NW -R3 District and existing
commercial uses located on the east side of Second Street between Wilshire
Boulevard and California Avenue.
f:\ppd\share\pereport\wmncrptl
5
00035
ATTACHMENT G
Y
Termination of nonconforming buildings and uses
Nonconforming commercial or industrial buildings and uses in the D' R2 R2R R3 UA
and RVG residential districts shall be discontinued and removed or altered to conform to the
provisions of this Chapter within the following time limits from the effective date of this Chapter:
(a) A nonconforming use which does not occupy a structure, other that those uses
listed below: 1 year.
(b) All buildings on the property used as a part of a business conducted on the
property: 20 years.
(c) Vehicle storage lots and vehicle sales lots: 5 years.
(d) Parking lots on residentially zoned parcels shall be permitted to remain provided:
(1) The commercial parcel supported by the residential parking lot is not redeveloped
for another use.
(2) The lot remains as a surface level parking lot.
(3) The use or uses existing on the commercial parcel supported by the residential
parking lot do not change. For purposes of this requirement, a change of use shall be defined
as any new use which requires more intense parking standards than exists on the effective date
of this Chapter.
(4) The square footage of the existing commercial building on the commercial parcel
is not added to or enlarged beyond 50% of the floor area existing on the effective date of this
Chapter.
(5) The required parking for any new addition or expansion under 50% is not located
on the residentially zoned parking lot. A parking lot on a residentially zoned parcel shall revert
to residential use when one or more of the above conditions are not met.
(e) Existing hotels located in the NW -R3 District shall be permitted to remain but
shall be subject to the provisions of Section 9.04.18.020 and 9.04.18.030.
(f) Existing commercial uses and buildings located in the NW -R3 District on the
east side of Second Street between Wilshire Boulevard and California Avenue shall be
permitted to remain but shall be subject to the provisions of Section 9.04.18.020 and
9.04.18.030.
(e)(g) Existing commercial or industrial uses in residential districts with valid conditional
use permits that do not contain time limits: 5 years.
The Planning Commission may extend the 5 year period, but in no case more than 10
years, provided the applicant demonstrates that exceptional circumstances prevented the
termination of the use. A public hearing shall be conducted in accordance with the provisions
for conditional use permits in Part 9.04.20.22.
(") Notwithstanding any other provision of this Section, if a conditional use permit for
an existing commercial or industrial use in a residential district has a specific time period that
such conditional use terminates, the conditional use permit shall terminate pursuant to the permit
and not this Section. (Prior code § 9080.4)
f:\ppd\share\nowtext
00036
ATTACHMENT H
00037
PHOTO EXHIBIT 7)
1111 SECOND STREET
---�
-CALIE❑RNIAI VENUE
21➢ 220
2 STORY APT. ........
-------------------- - ........... DG.
HARMIRA AP
W Xi; z y B
1,AL MAR NOTE
(2 -STORY) 1
1GARAG Si
................. .....
I I
................. ........ *'*** --------------- L
THE HUNTLEY HOTEL
(16 -STORY BLDGJ I 1......._.._______.._ ....................._._.._ - - -
LL -1 u
------- - ------- ............. .. .............. . I
ITRACT 30965
IM13, 943 PG. 100
it n PARKINGT ..
I
6 -STB.. ...........IH
s
now
2 -STORY OFFICE BUILDING
P
i BANK 4 Of
FIcEBuIL➢ G
Z
M L K
BANK & lFtFll EDDy2 L1111
(7:I
4- WILSH11, I R4BOULEV,ARPJ
00033
H
PARKING
i BANK 4 Of
FIcEBuIL➢ G
Z
M L K
BANK & lFtFll EDDy2 L1111
(7:I
4- WILSH11, I R4BOULEV,ARPJ
00033
No
PHOTO EXHIBIT
1111 SECOND STREET
C7)
cn
c
CD
0
�� •
I
r
Mae
t
y � •-�. , Irl mta
�u n
�!
_
�._ `�kl
�
lain t11id
tl I
•w� � air
`
�� •
ATTACHMENT I
n
CD
OLIULEVARD
-------------
c3c
I
PLOT PLAN ------
IIH SCCOND STREET, SANTA MEIRMA
LEGAL M"lpllm LOT� Q A
V M T�
� ^ ppGCT—,A,
DISTRICTING
MAP AMENDMENT
SANTA g FCA DISTRICTIM HAP
1993
(ion 4 �
N11
R3
NV
L
R3
---E
I
CALIFORNIA
I
AVENUE
ol--l/
...... . .......
MPRMIR
Q;"
-ST
N V Xl. Z
y
NW
R3N
. . ... . . . ........
LJ 1
v
--R
LLJ
TW "Twrtt NV
NV C
R3
R3
NV
N1,
......... .. u
LOT
1, TRACT 30965
WR3
lRB. 9,43 PG. loo
CL
U
"FAM PAPKIK NV
_R3
LLI
T R3A
6 -STM CONGO 'm
z
I
NV
s
NV
R3A
N AM
PARKING
Rvc ao
NW
as
I
R3A
la
NW
R3A
H NW
2
SWrACC lAAAlK R3A
I NW
R3A
z
P NW
R3A
NV
R3A
C3
'-STMY
SAW I MI'll PVILDING
------
C3
C3
N M z�
C3
C3
A. I ,
M A. D'�
Y
L K
zoo
-W-1 -LS
H- T-
RE
OLIULEVARD
-------------
c3c
I
PLOT PLAN ------
IIH SCCOND STREET, SANTA MEIRMA
LEGAL M"lpllm LOT� Q A
V M T�
� ^ ppGCT—,A,
DISTRICTING
MAP AMENDMENT
SANTA g FCA DISTRICTIM HAP
1993
(ion 4 �
MIRAMAR HOTEL CORP.
� v
v
4 C 5 ) B •Y °' �D � )
SAVTAMOWICA
March 21, 1994
Santa Monica City Council
1625 Main St., Room 102
Santa Monica, CA. 90401
fi(- 4 '?-A
Ref: Hearing regarding Zoning Change 93-001, General Plan
Amendment 93-001, Text Amendment 9001
1111 2nd Street, NW -R3
Gentlemen:
We endorse the Staff recommendation on changing zoning of
the subject parcels. Such a change should be implemented, but we
strongly urge that the subject parcels be changed to C-3
designation, which is consistent with the current usage and would
eliminate the existing uncertainty.
The proposed RVC is inappropriate for this area in that the
area if curently devoted to commercial uses exclusively.
Please note the attached page of the Professional Staff
Report which states:
"Given the continuous band of commercially -utilized
parcels on the east side of Second Street between Wilshire
Boulevard and the Huntley Hotel, staff believes it may be
prudent to redistrict these parcels from the current R3 -NW
designation to a C3 (Downtown Commercial) ."
As the prime property owner and business on Second Street
north of Wilshire, we concur that C3 is not only appropriate, but
necessary for the future as well as existing uses.
Very truly yours,
Miramar Hotel Corp.
WGW/sp
Enclosure By
cc: Council Members W.U. Wells, President
101 WILSHIRE BOULEVARD, SANTA MONICA, CALIFORNIA 90401
PHONE: (310) 576-7777 FAX: (310) 458-7912
RVC standards which apply to the east side of Ocean Avenue between Colorado and Washington
Avenues. Furthermore, staff recommends a change to the "Permitted Uses" section of the RVC
standards which will clarify that legally commenced hotels and motels existing on the effective
date of the Zoning Ordinance (September, 1988) are permitted uses. The "Conditionally
Permitted Uses" sections of the RVC standards would also require an amendment to specify that
new hotels and motels would require a Conditional Use Permit.
General Plan Conformance
When the property was downzoned to R3 -NW in 1990, the Land Use and Circulation Map of the
General Plan was not amended because the new zoning was more restrictive than the High
Density Housing .designation on the map. Because the General Plan's designation for High
Density Housing specifically allows hotels, the existing use on the site is not in conflict with the
General Plan. However, the proposed RVC zoning designation would be more permissive as to
use and development standards than the existing R3 -NW designation and therefore requires that
the Land Use and Circulation Map of the General Plan be amended to reflect the Special
Oceanfront District designation associated with the RVC District.
Neighborhood Compatibility
The subject parcel is located in an area characterized by a mix of uses, including a parking lot
and car rental agency to the south in the R3 -NW District, a multifamily residential use to the
north, a hotel and a multifamily residential use to the east across an alley, and the Miramar Hotel
complex in the RVC District to the west across Second Street. The density also varies greatly,
from the surface parking lot to the south, to the 6 -story condominium to the east, to the Miramar
Hotel site, with a 6 -story brick hotel building adjacent to Second Street and a 10 -story building
elsewhere on the site. The 18 -story Huntley Hotel is the tallest building in the vicinity and one
of the tallest buildings in the City.
Staff believes that the RVC designation is appropriate for this location and more compatible with
the surrounding neighborhood than a C3 zoning designation because the Huntley Hotel is
immediately east of a continuous band of commercially -utilized properties zoned RVC.
Furthermore, the hotel use is appropriate at this location given its proximity to the neighboring
Miramar Hotel and its location within walking distance of the Third Street Promenade.
Future Zone Change
Given the continuous band of commercially -utilized parcels on the east side of Second Street
between Wilshire Boulevard and the Huntley Hotel, staff believes it may be prudent to redistrict
these parcels from the current R3 -NW designation to a C3 (Downtown Commercial) or RVC
designation or a combination thereof and requests guidance from the Planning Commission on
this issue.
11
00010