CITY OF SANTA MONICA
CITY
PLANNING DIVISION
STATEMENT OF OFFICIAL ACTION
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PROJECT
INFORMATION CASE NUMBER: Use
Permit 02UP-009 ADDRESS: 332 24th Street LEGAL 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’ RENT CONTROL STATUS: Single family exempt APPLICANT: Stephen Santus CASE PLANNER: Patrick Clarke, Associate Planner RELEVANT 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.
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Effective
Date Of Action If Not Appealed: |
October
4, 2002 |
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Expiration
Date: |
October
4, 2003 |
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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
Standard
Conditions
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.
APPLICANT NOTICE
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.
_____________________________ _____________________________
Applicant Date
September
18, 2002
_____________________________ _____________________________
Jay M. Trevino, AICP Date
Zoning Administrator