Recommendation

This report recommends that the Planning Commission conditionally approve the subject application based upon the findings contained in this report.

Project Summary

The applicant requests approval of an airspace subdivision at the subject property for the purpose of constructing four new residential condominium units. Pursuant to Santa Monica Municipal Code Section 9.20.02.090, the Planning Commission is the responsible authority to approve, conditionally approve, or deny tentative subdivision map applications.

Process Review Time and Deadlines

Application Determined Complete for Filing	November 29, 2006
CEQA Deadline	February 27, 2006, without extension
PSA Deadline	February 27, 2006, without extension
Subdivision Deadline	February 17, 2006, without extension
Total Process Review Time	78 days

Property Information:

Zoning District:	R2, Low Density Multiple Residential District	Aerial Photograph of subject and surrounding properties (August 2003).
Land Use Element Designation:	Medium Density Housing
Parcel Area (SF):	7500 S.F.
Parcel Dimensions:	50’ x 150’
Existing On-Site Improvements (Year Built):	Two single family residential structures built in 1946 and 1951
Rent Control Status:	3 rent control units. No pending action to remove units.
Adjacent Zoning Districts and Land Uses:	All adjacent properties are within the R2 Zoning District and Medium Density Housing Land Use Designation.

Subdivision Information

Parcel Map Number:	064027
Subdivider/Applicant:	Harvey Goodman, RCE
Number of Units:	4 Units
City Engineer Preliminary Approval Date:	November 17, 2005
Required Off-Site Improvements:	See conditions of approval.
Covenants, Conditions and Restrictions (CC&Rs):	The CC&Rs will be reviewed and approved as to form by the City Attorney consistent with SMMC 9.20.02.060 and prior to approval of the final map.
Fees:	Parks and Recreation Facilities Tax ($200/unit). Total tax = $800 Condominium Facilities Tax ($1,000/unit). Total tax = $4,000

Public Notification

Consistent with SMMC 9.20.14.010, notice of the subject application was published in a newspaper of general circulation (Los Angeles Times – California Section) and mailed to owners and occupants within 300 feet of the property, at least ten days prior to the hearing. In addition, a copy of the notice was posted on the City’s website, on the City’s bulletin board, and copies of the agenda mailed to all City-recognized neighborhood groups prior to the hearing.

California Environmental Quality Act

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Class 3, Section 15303 (b) of the State CEQA Guidelines. Projects located in an urbanized environment designed for not more than six dwelling units are, consistent with the Guidelines, exempt from environmental review.

Moreover, the project, including the property and any existing improvements have been reviewed, and for the purposes of CEQA, determined not to be a significant historic resource. Notwithstanding this CEQA determination, because the existing structure(s) proposed for demolition is/are over 40 years old, a permit to demolish the existing improvements will not be issued until the Landmarks Commission reviews the demolition permit application and all requirements of SMMC Section 9.04.10.16.010 (d) are met. The City’s Landmarks Commission retains jurisdiction to review the demolition permit application and to nominate the improvement as a City Landmark or Structure of Merit pursuant to the designation criteria and procedures contained in Chapter 9.36 of the Santa Monica Municipal Code.

Analysis

The proposed four (4) unit condominium project is subject to the regulations and standards as set forth in Article 9 of the Municipal Code, as amended by Ordinance No. 2131 (CCS). Staff has completed a preliminary review of the proposed four-unit condominium project for compliance with the Low Density Multiple Residential (R2) district development standards, and finds that the applicant’s proposal appears to generally conform to the applicable zoning and design standards. However, this review is only intended to identify aspects of the plans that could result in significant changes to the project’s design. A complete code-compliance review will occur when the application is submitted for plan check. It is the applicant’s responsibility to ensure that the plans comply fully with all applicable provisions of the Municipal Code. The project is subject to review by the Architectural Review Board.

The proposed subdivision is consistent with the City’s General Plan in that a four (4) unit condominium subdivision is proposed in an area where Medium Density Residential land uses are encouraged, and the proposed density of development is below the limitations established for this land use district. The proposed design of the units will also meet the intent of the General Plan by not exceeding two (2) stories or 30 feet in height. The subject property is relatively flat and is does not contain any fish or extensive wildlife habitat. It 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 access to the site is provided from Tenth Street and vehicular access to the site is by means of an adjacent rear alley (9th Court). The subject property is not constrained by any public use or access easements. In general, the proposed airspace subdivision will not compromise the public’s health and general welfare. The parcel map is included with this report as Attachment B.

Alternatives

In addition to the recommended action, The Planning Commission may also consider the following alternatives:

1. Approve the subject application based on revised findings and/or conditions.

2. Deny the subject application, with or without prejudice, based on revised findings.

3. Continue the item to a date certain to obtain additional information, with the applicant’s agreement.

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, compliance with the City’s General Plan is required. For the purpose of subdividing the subject parcel, there are two pertinent policies that must be evaluated with the map; those policies relate to building height and unit density. As noted and shown on the subject map, the project complies with applicable policies, including unit density and height standards for the subject land use designation.

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. As noted and shown on the subject map, the proposed improvements will not exceed land use designation limits to building height and unit density.

3. The site is physically suitable for the type of development. Specifically, the subject parcel is a standard-sized parcel located within an urbanized area adequately served by existing roadways and infrastructure. The property is physically able to accommodate the proposed development.

4. The site is physically suitable for the proposed density of development. Specifically, the subject parcel is a standard-sized parcel located within an urbanized area adequately served by existing roadways and infrastructure. Moreover the type of development and unit density is consistent with policies set forth in the City’s General Plan and other improvements in the general vicinity.

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.

6. The design of the subdivision or the type of improvement is not likely to cause serious public health problems. The proposed subdivision is for a property located in an urbanized area and is consistent with other similar improvements in the area. As noted and shown on the map, the project complies with height and unit density limitations set forth in the General Plan. The subdivision of the parcel does not have the potential to disrupt the urban environment or otherwise cause serious public health problems.

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 applicable unit density and height limitations set forth in the underlying land use designation. Moreover, as conditioned, the project must comply with all applicable provisions of the Zoning Ordinance, which will be comprehensively evaluated during the City’s plan check review process, prior to issuance of a building permit.

CONDITIONS OF APPROVAL

1. 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.

2. 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.

3. 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.

4. 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.

5. Prior to approval of the final map, Condominium Association By-Laws (if applicable) and a Declaration of CC & R's shall be reviewed and approved by the City Attorney. The CC&R's shall contain a non-discrimination clause as presented in SMMC Section 9.20.20.020 and such provisions as are required by SMMC Section 9.04.16.01.030(e).

6. The developer shall provide for the payment of a Condominium Tax of $1,000 per saleable residential unit pursuant to Chapter 6.76 of the Santa Monica Municipal Code.

7. 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.

8. 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 for a 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.

9. A copy of the recorded map shall be provided to the City Planning Division before issuance of a Building Permit.

10. 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.

11. The proposed condominium project 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.

12. The Planning Commission’s approval, conditions of approval, or denial of this application may be appealed to the City Council if the appeal is filed with the Zoning Administrator within fourteen consecutive days following the date of the Planning Commission’s determination in the manner provided in Part 9.04.20.24, Sections 9.04.20.24.010 through 9.04.20.24.040. [An appeal of the approval, conditions of approval, or denial of a subdivision map must be filed within ten consecutive days following the date of Planning Commission determination.]

13. Pursuant to SMMC Section 4.24.030, prior to receipt of the final permit necessary to demolish, convert, or otherwise remove a controlled rental unit(s) from the housing market, the owner of the property shall first secure a removal permit under Section 1803(t), an exemption determination, an approval of a vested rights claim from the Rent Control Board, or have withdrawn the controlled rental unit(s) pursuant to the provisions of the Ellis Act.

14. Prior to the issuance of a building permit, the applicant shall demonstrate compliance with Subchapter 9.04.16 Condominiums, including the provisions of Ordinance No. 2131 (CCS).

15. Notwithstanding any Subdivision Map notations to the contrary, all site run-off shall comply with applicable provisions of the City’s sustainability program and Municipal Code requirements.

16. Pursuant to Santa Monica Municipal Code (SMMC) Chapter 9.56, the project is subject to the City's Affordable Housing Production Program which requires a 4-unit development to provide at least 1 very low income affordable unit or 1 low income affordable unit or 4 moderate income affordable units on-site (SMMC Section 9.56.050), provide the affordable units off-site (SMMC Section 9.56.060), pay an affordable housing fee (SMMC Section 9.56.070), acquire land for affordable housing (SMMC Section 9.56.080).

At this time, the developer has elected to satisfy the Affordable Housing Production requirement through payment of the applicable affordable housing fee which is calculated based on the project’s floor area as defined by SMMC Section 9.04.02.030.315. The fee will be calculated prior to payment based on the requirements of the Affordable Housing Production Program. The fee must be paid in full prior to the City granting any approval for the occupancy of the project.

Prepared by: Grace Cho, Associate Planner

Attachments: A. Public Notice

B. Subdivision Map