Item 6-A

 

City of Santa Monica

City Planning Division

 

PLANNING COMMISSION

STATEMENT OF OFFICIAL ACTION

 

PROJECT   CASE NUMBER:      APPEALS 03APP-013 and 03APP-014 of Architectural Review Board 03ARB-290   LOCATION:               18 Seaview Terrace   APPELLANT(S):      Joyce Syme (03APP-013) and John Oursland (03APP-014)   APPLICANT:             Greg Cole and Sally Fraustchy   Property Owner:                    Greg Cole and Sally Fraustchy   CASE PLANNER:    Ava M. Pecherzewski, Associate Planner   REQUEST:                Appeals of Architectural Review Board 03ARB290.   CEQA STATUS:       The project is categorically exempt from the provisions of CEQA, pursuant to Sections 15301(e)(1) – Class 1; Section 15332 – Class 32; and Section 15303 (Class 3), in that the project involves an addition to an existing single-family residence that does not result in an increase of more than 50 percent of the floor area of the structure before the addition, nor 2,500 square feet; the project is an urban in-fill development in that the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; the project occurs within City limits on a site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air or water quality, and can be adequately served by all required utilities and public services.

 

PLANNING COMMISSION ACTION

 

December 3, 2003	Date.
	Approved based on the following findings and subject to the conditions below.
X	Denied.
	Other.

 

EFFECTIVE DATE OF ACTION:  December 3, 2003

 

EXPIRATION DATE OF ANY PERMITS GRANTED:  December 3, 2004

 

LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATES:

 

Twelve (12) months

 

Any request for an extension of the expiration date must be received in the City Planning Division prior to expiration of this permit.

 

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 plan for the proposed building or structure is expressive of good taste, good design, and in general contributes to the image of Santa Monica as a place of beauty, creativity and individuality in that the proposed house addition will incorporate elements of modern design while being tastefully differentiated from the original English Revival-style home, and its neutral, transparent character will not degrade the integrity of the original building.  The addition is setback far enough from the main residence as to not directly impact its historic architecture, and the glass bridge provides good separation between the two buildings and serves as a clear identification marker as to the point where the historic home ends and the new, modern addition begins. Distinct architectural features such as the aluminum-clad projection with glass slots breaks up the blank wall at the rear of the property, and wraparound windows at the first and second floor will provide transition and visual interest.  Additionally, the decision by the applicant to maintain the original louvered shutters at the apex of the roof gable is an excellent alternative and compromise in providing additional natural light, while still maintaining the original architectural features of the building.

 

B.        The proposed building or structure is not of inferior quality such as to cause the nature of the local neighborhood or environment to materially depreciate in appearance and value in that high quality material as detailed in the application submittal and as presented to the Architectural Review Board will be used.

 

C.        The proposed design of the building or structure is compatible with developments on land in the general area in that the proposed two-story addition is similar in character and size to existing, adjacent properties in the neighborhood and will incorporate features such as a flat roof in order to minimize perceived height and bulk of the building.  The glass bridge is lower in height than the existing roofline, as well as the addition adjacent to the alley, and will provide light and air opportunities for adjacent properties.

 

D.        The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.32 – Architectural Review Board, and all other applicable ordinances. Specifically, the location and appearance of the buildings and structures comply with required findings set forth in Chapter 9.32, as documented by the Architectural Review Board, and the plan has demonstrated compliance with all applicable ordinances as reviewed by staff and documented in Zoning Conformance application 03ZC-004.

 

CONDITIONS:

 

1. This approval shall expire when the administrative or discretionary entitlements previously granted by an associated approval have lapsed. If no such permit has been issued, this approval shall expire one year from its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations.

 

VOTE

 

Ayes:          Clarke, Hopkins, Johnson, O’Day

Nays:          None

Abstain:      None

Absent:       Brown, Dad

 

NOTICE

 

If 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 1.16.010.

 

 

 

I hereby certify that this Statement of Official Action accurately reflects the final determination of the Planning Commission of the City of Santa Monica.

 

 

 

_____________________________     _____________________________

Darrell Clarke, Chairperson                       Date

 

 

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