CITY OF SANTA MONICA
CITY PLANNING DIVISION
STATEMENT OF OFFICIAL ACTION
CASE NUMBER: Use Permit 02UP-009
ADDRESS: 332 24th Street
DESCRIPTION: Lot 9 and the NW 40' of Lot 8, Block N, Tract # 1676
ZONING DISTRICT: R1/(Single Family Residential District)
LOT AREA /
DIMENSIONS: 14,500 square feet: 100’ X 145’
STATUS: Single family exempt
APPLICANT: Stephen Santus
CASE PLANNER: Patrick Clarke, Associate Planner
PRIOR PERMITS: None
REQUEST: The applicant requests approval to allow the construction of a second story addition, less than 24 feet in height, to an existing one-story accessory building. Pursuant to SMMC Section 9.04.08.02.040(c), on parcels in the area bounded by Montana Avenue, the northern City limits, Twenty-Sixth Street and Ocean Avenue, two-story accessory buildings less than 24-feet in height, which conform to applicable development standards set forth in SMMC Section 9.04.13.050 may be permitted subject to approval of a Use Permit.
CEQA STATUS: The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15303(e), Class 3 of the State Implementation Guidelines, which exempts projects that involve the construction of small structures, including accessory structures such as garages. The project involves the construction of a minor second story addition over an existing detached garage located in a residential district.
ZONING ADMINISTRATOR ACTION
August 13, 2002 Public Hearing Date.
September 19, 2002 Approved based on findings and subject to conditions.
Denied based on findings.
Effective Date Of Action If Not Appealed:
October 4, 2002
October 4, 2003
Length Of Any Possible Extension:
Twelve (12) Months
USE PERMIT FINDINGS
(a) The proposed use is subject to approval of a Use Permit within the subject district and complies with all of the applicable provisions of the Zoning Code. Specifically, Santa Monica Municipal Code (SMMC) Section 9.04.08.02.040(c) allows two story accessory buildings over 14 feet in height to a maximum of 24 feet, subject to approval of a Use Permit. The proposed project also complies with all applicable requirements of this Chapter including off-street parking and setback requirements.
(b) The subject parcel is physically suitable for the type of land use being proposed. Specifically, the subject parcel is located within a single family residential district, contains approximately 14,500 square feet of parcel area, and no exceptional characteristics that would preclude the development of the existing or proposed uses on the lot.
(c) The proposed use is compatible with existing land uses presently on the subject parcel in that the existing land use consists of a two-story single family residence with a detached garage. The proposed 350 square foot addition (approximate) above the garage is ancillary and subordinate to the primary residential use. Furthermore, the design of the structure is consistent with other improvements on the parcel and is generally consistent with other two story accessory structures in the immediate vicinity.
(d) The proposed use is compatible with existing and permissible land uses within the district and the general area in which the proposed use is to be located in that the subject parcel and surrounding properties are located within the R1, Single Family Residential district. The proposed second story addition over the detached accessory structure is an allowed use within the district, subject to Use Permit approval.
(e) The physical location or placement of the use on the site is compatible with and relates harmoniously to the surrounding neighborhood. Specifically, the second story will be over an existing one-story accessory structure, will not contain windows that look directly over neighboring properties, meets setback requirements, and has been designed to be compatible with the architectural style of the existing two-story single family residence. Furthermore, the proposed addition is compatible with other two story accessory structures located within the surrounding neighborhood.
(f) The proposed use is consistent with the goals, objectives, and policies of the General Plan. Specifically, Land Use Element Objective 1.2 of the City’s General Plan aims at ensuring proposed land uses are compatible with adjacent land uses, with particular concern for protecting residential neighborhoods. The proposed project is consistent with this objective in that the addition has been designed to be architecturally compatible with existing improvements, protects the privacy of the adjacent neighbors with limited windows at the second floor level and existing site landscaping, and the structure is compatible in size and location with other two story accessory structures located within the general vicinity.
(g) The proposed use would not be detrimental to the public interest, health, safety, or general welfare in that proposed project consists of a minor second story addition to an existing detached garage. The addition is comparable in terms of size and location to other similar structures in the general vicinity and is compatible with existing land uses on the subject parcel. The addition complies with all applicable Municipal Code provisions and the General Plan. Based upon the size, scale, and location of the proposed addition, and given existing parcel and neighborhood characteristics, it is not anticipated that the proposed project could detrimentally impact the public interest or general welfare. .
CONDITIONS OF APPROVAL
1. This determination shall not become effective for a period of fourteen days from the determination date or, if appealed, until a final determination has been made on the appeal.
2. This approval applies only to the request to construction a second story over an existing one-story accessory structure as shown on the plans dated 7/29/02, and subject to any special conditions. Minor amendments to the plans shall be subject to approval by the Zoning Administrator.
3. Except for allowances granted by this entitlement, the applicant shall comply with all other applicable provisions of Article IX, Chapter 9 of the Santa Monica Municipal Code and all other pertinent ordinances and General Plan policies of the City of Santa Monica.
4. This approval shall expire twelve (12) months from the effective date, unless, in the case of a new development, a building permit has been obtained, or in the case of a change of use, a business license has been issued and the use is in operation prior to the expiration date. This approval shall also expire if the building permit expires or if the rights granted under this approval are not exercised within one year of the earliest to occur of the following: issuance of a Certificate of Occupancy or, if no Certificate of Occupancy is required, the last required final inspection for new construction. Upon the written request from the applicant, prior to expiration, the Zoning Administrator may extend this period up to an additional twelve (12) months. Applicant is on notice that extensions may not be granted if development standards or other requirements relevant to the project have changed since project approval.
5. Within ten (10) days of transmittal of this Statement of Official Action, the project applicant shall sign a copy of the determination and return the document to the City Planning Division. The applicant’s signature constitutes acceptance of the conditions of approval and understanding that failure to comply with such conditions shall constitute grounds for potential revocation.
All decisions of the Zoning Administrator are appealable to the Planning Commission during a 14 calendar day appeal period following the decision date. Such an appeal may be made by filing an appeal letter with the Planning and Zoning Division, 1685 Main Street, Room 212, Santa Monica, CA 90401, accompanied by a filing fee of $115.86.
I hereby certify that this Statement of Official Action accurately reflects the final determination of the Zoning Administrator of the City of Santa Monica.
September 18, 2002
Jay M. Trevino, AICP Date