6. The physical location or placement of the use on the site is compatible with and relates harmoniously to the surrounding neighborhood. The project is located in the San Vicente Boulevard Courtyard Apartment Historic District. The proposed addition and elevators are most visible to the interior courtyard, and not from San Vicente Boulevard. The upper level play court walls are visible from the street but are located in the rear, furthest from the street. The potential impacts altering visibility, building volume envelope or site design have been mitigated as the proposed project is for additions facing the interior courtyard that are compliant with the R2 development standards with the exception of a slight parcel coverage modification. Additionally, as a non-contributing structure in the district, the Landmarks Commission shall review and provide issuance of a Certificate of Appropriateness to ensure the new school expansion do not impact the integrity of the district nor character defining features of the contributing district structures.
The potential impacts associated with ambient and the noise levels regulated via the Municipal Code Noise Ordinance have been analyzed and mitigated. A noise analysis report dated May 27, 2020 verifies the noise levels will be at or below these standards. Staff has added conditions #8-12 to ensure the potential noise impacts are minimized. The parking, loading circulation and bike parking plans DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 550 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 5 shall be reviewed by the Mobility Division and condition #5 mitigates and regulates these operational and on-site requirements.
7. Based on environmental review, the proposed project has no potentially significant environmental impacts or any potentially significant environmental impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project. The proposed project is also categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15331, Class 31 of the State Implementation Guidelines in that the proposed addition to a non-contributor in the San Vicente Boulevard Courtyard Historic District is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (2017), revised by Anne E.
Grimmer, and would not cause a substantial adverse change in the significance of the San Vicente Courtyard Historic District. The District is characterized by courtyard apartments oriented around landscaped spaces constructed during an architectural period of significance dating from 1937-1956. The proposed project consists of a 5,575 sf subterranean multi-purpose room and 844 sf lunch seating area and 840 sf of administrative offices within the interior courtyard of the existing building envelope that will not be visible from San Vicente Boulevard.
Further, the proposed rooftop play area is on an existing building adjacent to the alley (approximately 170 feet from the North property line) and would be minimally visible from San Vicente Boulevard only due to required safety fencing.
The proposed project does not change the existing front elevation or landscape features of the non-contributing school and therefore, would have no impact on the overall character or significance of the historic district. Further, the proposed addition requires review and approval of a Certificate of Appropriateness by the City’s Landmarks Commission to ensure the structure would not potentially impact the character-defining features of the District.
8. The proposed use and related project features would not be detrimental to the public interest, health, safety, convenience, or general welfare. The conditions added per the Conditional Use Permit 19ENT-0250 will provide mitigation to ensure the existing school’s proposed expansion is compatible with the surrounding neighbors and will not impact the public interest or the general welfare and minimize the effect of the use on adjacent neighbors.
MINOR MODIFICATION FINDINGS
1. The approval of the minor modification is justified by site conditions, location of existing improvements, architecture or sustainability considerations, or retention of historic features or mature trees in that the site has unique conditions which justify granting the minor modification. The school has been in operation for 79 years since 1941 without negatively impacting the adjoining neighbors and residential buildings along its east, west, and south sides. The modification allows for the addition of two elevators along the exterior of the existing building as well as enclosure of a roofed lunch area. The addition of the elevators within the existing DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 551 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 6 architecture poses unnecessary hardships and would require major structural and architectural revisions.
2. The requested modification is consistent with the General Plan and any applicable area or specific plans. The requested modification is consistent with the provisions, purpose and goals of the General Plan in that Santa Monica Schools and educational facilities are among the City’s most important assets. Facilitating bike access, parking and loading operations plan, transportation demand management are included in the Land Use and Circulation Element (LUCE) goals and policies: The addition of on-site long and short term bike parking is consistent with Policies CE.7, CE 14.1 and CE 14.2; as well as goal CE14. Additionally, the project is consistent with stated transit and transportation demand management goals and policies including: Goal CE15; T 14.2, N1.7, N4, and Policy N4.1 which incentivize alternative transportation modes and monitor the outcomes. The North of Montana and San Vicente Boulevard Goals N8 and N8.3 are met via the Certificate of Appropriateness project review by the Landmarks Commission as a non-contributor to the San Vicente Courtyard Apartment Historic District.
3. The project as modified meets the intent and purpose of the applicable zone district and is in substantial compliance with the district regulations. Granting the proposed minor modification will not adversely affect orderly development in this district in that the request for 45.29% parcel coverage primarily facilitates pedestrian circulation, including new elevators. The two added elevators required for disabled access total 276 SF and the parcel coverage overage is 134 SF.
4. The parcels sharing common parcel lines with the subject parcel will not be adversely affected as a result of approval or conditional approval of the minor modification, including but not limited to, impacts on the privacy, sunlight, or air.
The adjacent parcels will not be adversely impacted by the parcel coverage overage of .29% or 134 square feet in that the additional square footage includes two elevators of 276 square feet and enclosure of an 844 square foot lunch area.
The proposal will not impact the adjacent properties with regard to privacy, sunlight and air since all these areas are located within the buildable footprint of the parcel, are not adjacent to the property lines or encroach into required setbacks.
5. The approval or conditional approval of the minor modification will not be detrimental to the health, safety, or general welfare of persons residing or working at the site. Granting the minor modification will not be detrimental to the health, safety, or general welfare of a person residing or working on the site. The requested 0.29% additional parcel coverage will facilitate pedestrian circulation and disabled access via new elevators, enclosure of an existing roofed outdoor eating area to provide shade.
CONDITIONS OF APPROVAL
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 552 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 7 Project Specific Conditions
1. If there are any conflicts between the conditions set forth in this Statement of Official Action and Conditions set forth in the Statement of Official Action for Conditional Use Permit 95-012, the conditions set forth in this Statement of Official Action shall control.
2. The requested Conditional Use Permit Amendment is granted for:
a. An upper level play court addition above existing parking and offices located at the rear, adjacent to Georgina Place North Alley; and
b. An addition to the existing first floor, second, and basement level of the school totaling approximately 6,477sf.
3. The requested Minor Modification for 0.29% additional parcel coverage is granted for a total ground floor parcel coverage of 45.29%.
4. The approved use is for a private school with an enrollment of 280 children. Only activities directly associated with the private school shall be allowed at the site, which includes events such as student class performances and parent meetings.
Any schoolwide event that draws more than 50 adult attendees (excluding School administrators or faculty and immediate neighbors) to the School campus shall be considered a “Special School Event.” Sports league games and morning flag line (morning announcements typically held on the outdoor play field) shall not constitute Special School Events. The School shall host no more than 18 Special School Events per academic year. No more than 6 of these events may be held after school hours without the Planning Director’s approval. Written requests for after school hours special events must be submitted a minimum of 45 days prior to the proposed event, and such requests shall be reviewed in accordance with the required findings and reasonable conditions in SMMC Sections 9.44.030 and
9.44.040. In addition, at least one week prior to the event, the applicant shall provide public notice of the event for informational purposes to all residents within a 300-foot radius of the property.
5. Parking and Loading Operations Plan (PLOP) shall be reviewed and approved by the Mobility Division prior to the issuance of a building permit. The plan shall be reviewed for compatibility with the protected bikeway vision along San Vicente Boulevard and shall include a site plan and circulation features, such as the locations where pick-up/drop-off occurs, and show path of travel between passenger loading locations to the building entrance. The PLOP shall also address parking procedures for Special School Events, including parking-related information to be included on invitations. The PLOP may be amended from time to time as appropriate with the approval of the Planning Director.
6. Valet parking shall be provided for any Special School Event expected to draw more than 150 vehicles, or other Special School Events as required by the Planning Director. The applicant shall provide a detailed bike and automobile valet DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 553 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 8 plan to the City Mobility Division for review and approval at least 72 hours prior to such a Special School Event. This plan shall include a narrative detailing drop-off, circulation, event hours, estimated number of persons attending, and off-site vehicle staging and the plans must mitigate impacts to the adjacent public right-ofway. These special events shall be allowed to use the existing parking for events (32 spaces from the Georgina Place North alley) and any valet parking operations shall be restricted so that only one side of any street may be used for parking vehicles. Any invitations sent out for Special School Events shall include a description of the limited availability of parking near the School, and shall encourage walking, biking, ridesharing and use of public transportation.
7. Prior to issuance of a building permit for the first phase of the project, the construction plans shall include 32 bike parking spaces comprised of 11 long-term and 21 short-term stalls, on-site shower facilities, and a location for an electrical vehicle recharge station. The facilities shall be designed with the City standards and approved by the Mobility Division.
8. There are currently three “zones” of fixed outdoor speakers including (1) the play court in the inner courtyard, (2) the artificial turf field, and (3) the outdoor lunch area. As a result of the Project, the lunch area will be enclosed. Therefore, speakers in that area shall be removed.
9. The Applicant’s outdoor speakers shall be used primarily for emergency purposes.
The only daily use of the speaker system shall occur during the School’s brief morning assembly at the beginning of the school day. The only speakers that may be utilized during morning assembly are those installed at the ground floor play court that face inward towards the court zone.
10. Speakers shall not be utilized during afternoon student pickup. Walkie talkies or other technologies that do not contribute significantly to neighborhood noise may be used.
11. The applicant shall conduct an acoustical analysis of the upper level playcourt after the structure is constructed and fully operational and in active use. This analysis should be completed and submitted to the City Planning Division within 30 days from the start of the first school session after Certificate of Occupancy for the playcourt construction. The test results shall be analyzed and compared with the noise assumptions made in the report dated May 27, 2020. If the test results exceed the conclusions of the May 27, 2020 report, the applicant shall have 60 days to propose additional mitigation recommended by the preparer of the acoustical analysis. The applicant shall then have 60 additional days to implement such mitigation.
12. An on-site contact person shall be designated to serve as a neighborhood liaison to address any neighborhood concerns related to the school. Notification of the staff liaison and applicable contact information, including telephone and email DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 554 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 9 address, shall be provided to all residents within a 300-foot radius of the subject site prior to the commencement of the school session after Certificate of Occupancy for the playcourt construction, and at least once per year thereafter.
13. To address the potential for ball play equipment or other objects that may fall outside the walled containment area of the playcourt into the alley or adjacent yard areas, a lightweight netting material with 50% minimum transparency shall be installed around the outdoor playcourt in compliance with allowable projections per Section 9.21.060.
14. Pursuant to SMMC Section 8.98.040 a Construction Management Plan to coordinate, communicate, and manage the temporary effects of construction activity on surrounding residents, and commuters shall be submitted and approved by City Staff prior to issuance of building permit.
15. The large playfield to the west on the expanded school campus shall be landscaped with grass or artificial turf rather than hard surface material, to absorb sound. The artificial turf shall consist of acrylic-coated sand or other similar nontoxic material. Crumb rubber fill shall be prohibited unless the material is determined to be safe and effective by the manufacturer and the administrators of Carlthorp School.
16. The applicant is required to implement the Transportation Demand Management Plan as described in Attachment H of the Planning Commission staff report, as may be amended from time to time with review and approval by the City’s Mobility Division.
17. The subterranean multi-purpose room shall be used in the manner described in Attachment J of the staff report and shall not be used as a classroom.
18. The applicant proposes to accomplish construction phased over a five-year period.
Thus, approval of CUP 19ENT-025 is granted a five-year term. In addition, pursuant to the 3rd revised 18th supplement to the Executive Order, permits approved between March 13, 2020 and the expiration of the Executive Order are extended for an additional two years.
The west and east facing walls of the playcourt shall be solid/ non-transparent.
The applicant shall consider murals, artwork or architectural details on walls enclosing the playcourt, especially on the south facing wall. Any lighting installed for the rooftop playcourt shall be shielded light fixtures so as not to produce obtrusive glare onto adjacent properties. Such lighting shall be turned off when not in use.
19. The exterior stairwell along the west elevation shall be screened with a green wall/landscaping as allowed by applicable Building and Fire Codes.
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 555 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 10 Administrative
20. The Planning Commission’s approval, conditions of approval, or denial of Conditional Use Permit 19ENT-0250, or Minor Modification 20ENT-0066 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 Section 9.40.070. An appeal of the approval, conditions of approval, or denial of a subdivision map must be filed with the City Clerk within ten consecutive days following the date of Planning Commission determination in the manner provided in Section 9.54.070(G). Any appeal must be made in the form required by the Zoning Administrator. The approval of this permit shall expire if the rights granted are not exercised within five years from the permit’s effective date allowing phased construction. Exercise of rights shall mean issuance of a building permit to commence construction.
21. Pursuant to SMMC Section 9.37.110(D), if the Building Official determines that another building permit has been issued less than fifteen months prior to the date on which the building permit for this project has received all plan check approvals and none of the relevant exceptions specified in Sections 9.37.110(C) and (E) apply, the Building Official shall place the project on a waiting list in order of the date and time of day that the permit application received all plan check approvals, and the term of this approval and other City approvals or permits necessary to commence the project shall be automatically extended by the amount of time that a project remains on the waiting list. However, the permit shall also expire if the building permit expires, if final inspection is not completed or a Certificate of Occupancy is not issued within the time periods specified in SMMC Section
8.08.060. One 1-year extension may be permitted if approved by the Director of Planning. Applicant is on notice that time extensions shall not be granted if development standards or the development process relevant to the project have changed since project approval. Extension requests to a subdivision map must be approved by the Planning Commission.
22. Applicant is advised that projects in the California Coastal Zone may need approval of the California Coastal Commission prior to issuance of any building permits by the City of Santa Monica. Applicant is responsible for obtaining any such permits.
23. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further permits, licenses, approvals or Certificates of Occupancy shall be issued until such violation has been fully remedied.
24. Within ten days of City Planning Division transmittal of the Statement of Official Action, project applicant shall sign and return a copy of the Statement of Official Action prepared by the City Planning Division, agreeing to the conditions of DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 556 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 11 approval and acknowledging that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval. By signing same, applicant shall not thereby waive any legal rights applicant may possess regarding said conditions. The signed Statement shall be returned to the City Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation.
25. Within thirty (30) days after final approval of the project, a sign shall be posted on site stating the date and nature of the approval. The sign shall be posted in accordance with the Zoning Administrator guidelines and shall remain in place until a building permit is issued for the project. The sign shall be removed promptly when a building permit is issued for the project or upon expiration of the Design Review Permit.
26. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further permits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied.
Indemnity
27. Applicant shall defend, indemnify, and hold harmless the City and its boards, commissions, agents, officers, and employees (collectively, "City") from any claims, actions, or proceedings (individually referenced as "Claim" and collectively referenced as "Claims") against the City to attack, set aside, void, or annul, the approval of this Variance concerning the Applicant's proposed project, or any Claims brought against the City due to the acts or omissions in any connected to the Applicant's project. City shall promptly notify the applicant of any Claim and shall cooperate fully in the defense. Nothing contained in this paragraph prohibits the City from participating in the defense of any Claims, if both of the following occur:
(1) The City bears its own attorney's fees and costs.
(2) The City defends the action in good faith.
Applicant shall not be required to pay or perform any settlement unless the settlement is approved by the Applicant.
In the event any such action is commenced to attack, set aside, void or annul all, or any, provisions of any approvals granted for the Project, or is commenced for any other reason against the City for the act or omissions relating to the Applicant's project, within fourteen (14) days following notice of such action from the City, the Applicant shall file with the City a performance bond or irrevocable letter of credit, or other form of security satisfactory to the City ("the Security") in a form satisfactory to the City, and in the amount of $100,000 to ensure applicant's DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 557 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 12 performance of its defense, indemnity and hold harmless obligations to City. The Security amount shall not limit the Applicant's obligations to the City hereunder.
The failure of the Applicant to provide the Security shall be deemed an express acknowledgment and agreement by the Applicant that the City shall have the authority and right, without consent of the Applicant, to revoke the approvals granted hereunder.
Conformance with Approved Plans
28. This approval is for those plans dated May 12, 2020 and additional exhibits, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.
29. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as modified by the Planning Commission, Architectural Review Board, or Director of Planning.
30. Project plans shall be subject to complete Code Compliance review when the building plans are submitted for plan check and 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 prior to building permit issuance.
Fees
31. As required by California Government Code Section 66020, the project applicant is hereby notified that the 90-day period has begun as of the date of the approval of this application, in which the applicant may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this development. The fees, dedications, reservations, or other exactions are described in the approved plans, conditions of approval, and/or adopted city fee schedule.
Cultural Resources
32. The City shall not approve the demolition of any building or structure unless the applicant has complied with all of the requirements of SMMC Chapter 9.25, including no demolition of buildings or structures built 40 years of age or older shall be permitted until the end of a 75-day review period by the Landmarks Commission to determine whether an application for landmark designation shall be filed. If an application for landmark designation is filed, no demolition shall be approved until DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 558 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 13 a final determination is made on the application by the Landmarks Commission, or City Council on appeal.
33. If any archaeological remains are uncovered during excavation or construction, work in the affected area shall be suspended and a recognized specialist shall be contacted to conduct a survey of the affected area at project's owner's expense.
A determination shall then be made by the Director of Planning to determine the significance of the survey findings and appropriate actions and requirements, if any, to address such findings.
Final Design
34. Plans for final design, landscaping, screening, trash enclosures, and signage shall be subject to review and approval by the Landmarks Commission (San Vicente Boulevard Courtyard Apartment Historic District).
35. Landscaping plans shall comply with Subchapter 9.26.040 (Landscaping Standards) of the Zoning Ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in the Subchapter.
36. Refuse areas, storage areas and mechanical equipment shall be screened in accordance with SMMC Sections 9.21.100, 9.21.130 and 9.21.140. Refuse areas shall be of a size adequate to meet on-site need, including recycling. The Architectural Review Board in its review shall pay particular attention to the screening of such areas and equipment. Any rooftop mechanical equipment shall be minimized in height and area, and shall be located in such a way as to minimize noise and visual impacts to surrounding properties. Unless otherwise approved by the Architectural Review Board, rooftop mechanical equipment shall be located at least five feet from the edge of the roof. Except for solar hot water heaters, no residential water heaters shall be located on the roof.
37. No gas or electric meters shall be located within the required front or street side yard setback areas. The Architectural Review Board in its review shall pay particular attention to the location and screening of such meters.
38. As appropriate, the Architectural Review Board shall require the use of anti-graffiti materials on surfaces likely to attract graffiti.
Construction Management Plan Requirements
39. During demolition, excavation, and construction, this project shall comply with SCAQMD Rule 403 to minimize fugitive dust and associated particulate emission, including but not limited to the following:
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 559 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 14 All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust. Watering shall occur at least three times daily with complete coverage, preferably at the start of the day, in the late morning, and after work is done for the day. All grading, earth moving, or excavation activities shall cease during periods of high winds (i.e., greater than 20 mph measured as instantaneous wind gusts) so as to prevent excessive amounts of dust.
All material transported on and off-site shall be securely covered to prevent excessive amounts of dust.
Soils stockpiles shall be covered.
Onsite vehicle speeds shall be limited to 15 mph.
Wheel washers shall be installed where vehicles enter and exit the construction site onto paved roads or wash off trucks and any equipment leaving the site each trip.
An appointed construction relations officer shall act as a community liaison concerning onsite construction activity including resolution of issues related to PM10 generation.
Streets shall be swept at the end of the day using SCAQMD Rule 1186 certified street sweepers or roadway washing trucks if visible soil is carried onto adjacent public paved roads (recommend water sweepers with reclaimed water).
All active portions the construction site shall be sufficiently watered three times a day to prevent excessive amounts of dust.
40. Final building plans submitted for approval of a building permit shall include on the plans a list of all permanent mechanical equipment to be placed indoors which may be heard outdoors.
Standard Conditions
41. Lofts or mezzanines shall not exceed 33.3% of the room below unless compliance with the district's limits on number of stories can be maintained.
42. For security purposes, the overheight front yard fence and landscaping as approved in 1996 may be re-established following construction but is no longer required to provide a clear view through the front fence.
43. Mechanical equipment shall not be located on the side of any building which is adjacent to a residential building on the adjoining lot, unless otherwise permitted by applicable regulations. Roof locations may be used when the mechanical equipment is installed within a sound-rated parapet enclosure.
44. Final approval of any mechanical equipment installation will require a noise test in compliance with SMMC Section 4.12.040. Equipment for the test shall be provided by the owner or contractor and the test shall be conducted by the owner or DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 560 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 15 contractor. A copy of the noise test results on mechanical equipment shall be submitted to the Community Noise Officer for review to ensure that noise levels do not exceed maximum allowable levels for the applicable noise zone.
45. The property owner shall insure any graffiti on the site is promptly removed through compliance with the City’s graffiti removal program.
PUBLIC LANDSCAPE
46. Street trees shall be maintained, relocated or provided as required in a manner consistent with the City’s Urban Forest Master Plan, per the specifications of the Public Landscape Division of the Community & Cultural Services Department and the City’s Tree Code (SMMC Chapter 7.40). No street trees shall be removed without the approval of the Public Landscape Division.
47. Prior to the issuance of a demolition permit all street trees that are adjacent to or will be impacted by the demolition or construction access shall have tree protection zones established in accordance with the Urban Forest Master Plan. All tree protection zones shall remain in place until demolition and/or construction has been completed.
48. Replace or plant new street trees in accordance with Urban Forest Master Plan and in consultation with City Arborist.
OFFICE OF SUSTAINABILITY AND THE ENVIRONMENT
49. Developer is hereby informed of the availability for free enrollment in the Savings By Design incentive program where available through Southern California Edison.
If Developer elects to enroll in the program, enrollment shall occur prior to submittal of plans for Architectural Review and an incentive agreement shall be executed with Southern California Edison prior to issuance of a building permit.
50. The project shall comply with requirements in section 8.106 of the Santa Monica Municipal code, which adopts by reference the California Green Building Standards Code and which adds local amendments to that Code. In addition, the project shall meet the landscape water conservation and construction and demolition waste diversion requirements specified in Section 8.108 of the Santa Monica Municipal Code.
PUBLIC WORKS DEPARTMENT (PWD)
General Conditions
51. Developer shall be responsible for the payment of the following Public Works Department (PWD) permit fees prior to issuance of a building permit:
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 561 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 16 a. Water Services
b. Wastewater Capital Facility
c. Water Demand Mitigation
d. Fire Service Connection
e. Tieback Encroachment
f. Encroachment of on-site improvements into public right-of-way g. Construction and Demolition Waste Management – If the valuation of a project is at least $50,000 or if the total square feet of the project is equal to or greater than 1000 square feet, then the owner or contractor is required to complete and submit a Waste Management Plan. All demolition projects are required to submit a Waste Management Plan. A performance deposit is collected for all Waste Management Plans equal to 3% of the project value, not to exceed $30,000. All demolition only permits require a $1,000 deposit or $1.00 per square foot, whichever is the greater of the two.
Some of these fees shall be reimbursed to developer in accordance with the City’s standard practice should Developer not proceed with development of the Project.
In order to receive a refund of the Construction and Demolition performance deposit, the owner or contractor must provide receipts of recycling 70% of all materials listed on the Waste Management Plan.
52. Any construction related work or use of the public right-of-way will be required to obtain the approval of the City of Santa Monica, including but not limited to: Use of Public Property Permits, Sewer Permits, Excavation Permits, Alley Closure Permits, Street Closure Permits, and Temporary Traffic Control Plans.
53. Plans and specifications for all offsite improvements shall be prepared by a Registered Civil Engineer licensed in the State of California for approval by the City Engineer prior to issuance of a building permit.
54. During construction, a security fence, the height of which shall be the maximum permitted by the Zoning Ordinance, shall be maintained around any portions of the construction site exposed to the public rights-of-way. The lot shall be kept clear of all trash, weeds, etc.
55. Until completion of construction, a sign shall be posted on the property in a manner consistent with the public hearing sign requirements, which shall identify the address and phone number of the owner, developer and contractor for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicate the hours of permissible construction work.
56. Prior to the demolition of any existing structure, the applicant shall submit a report from an industrial hygienist to be reviewed and approved as to content and form by the Building & Safety Division. The report shall consist of a hazardous materials DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
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Packet Pg. 562 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 17 survey for the structure proposed for demolition. The report shall include a section on asbestos and in accordance with the South Coast AQMD Rule 1403, the asbestos survey shall be performed by a state Certified Asbestos Consultant (CAC). The report shall include a section on lead, which shall be performed by a state Certified Lead Inspector/Assessor. Additional hazardous materials to be considered by the industrial hygienist shall include: mercury (in thermostats, switches, fluorescent light), polychlorinated biphenyls (PCBs) (including light Ballast), and fuels, pesticides, and batteries.
Water Resources
57. Connections to the sewer or storm drains require a sewer permit from the PWD - Civil Engineering Division. Connections to storm drains owned by Los Angeles County require a permit from the L.A. County Department of Public Works.
58. Parking areas and structures and other facilities generating wastewater with potential oil and grease content are required to pretreat the wastewater before discharging to the City storm drain or sewer system. Pretreatment will require that a clarifier or oil/water separator be installed and maintained on site.
59. If the project involves dewatering, developer/contractor shall contact the LA Regional Water Quality Control Board (RWQCB) to obtain an NPDES Permit for discharge of groundwater from construction dewatering to surface water. For more information refer to: http://www.waterboards.ca.gov/losangeles/ and search for Order # R4-2003-0111.
60. Prior to the issuance of the first building permit, the applicant shall submit a sewer study that shows that the City’s sewer system can accommodate the entire development. If the study does not show to the satisfaction of the City that the City’s sewer system can accommodate the entire development, prior to issuance of the first building permit, the Developer shall be responsible to upgrade any downstream deficiencies, to the satisfaction of the Water Resources Manager, if calculations show that the project will cause such mains to receive greater demand than can be accommodated. Improvement plans shall be submitted to the Engineering Division. All reports and plans shall also be approved by the Water Resources Engineer.
61. Prior to the issuance of the first building permit, the applicant shall submit a water study that shows that the City’s water system can accommodate the entire development for fire flows and all potable needs. Developer shall be responsible to upgrade any water flow/pressure deficiencies, to the satisfaction of the Water Resources Manager, if calculations show that the project will cause such mains to receive greater demand than can be accommodated. Improvement plans shall be submitted to the Engineering Division. All reports and plans shall also be approved by the Water Resources Engineer.
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
6.A.c
Packet Pg. 563 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 18 62. Prior to the issuance of the first building permit, the applicant shall submit a hydrology study of all drainage to and from the site to demonstrate adequacy of the existing storm drain system for the entire development. Developer shall be responsible to upgrade any system deficiencies, to the satisfaction of City Engineer, if calculations show that the project will cause such facilities to receive greater demand than can be accommodated. All reports and improvement plans shall be submitted to Engineering Division for review and approval. The study shall be performed by a Registered Civil Engineer licensed in the State of California.
63. Developer shall not directly connect to a public storm drain pipe or direct site drainage to the public alley. Commercial or residential units are required to either have an individual water meter or a master meter with sub-meters.
64. All existing sanitary sewer “house connections” to be abandoned, shall be removed and capped at the “Y” connections.
65. The fire services and domestic services 3-inches or greater must be above ground, on the applicant’s site, readily accessible for testing.
66. Developer is required to meet state cross-connection and potable water sanitation guidelines. Refer to requirements and comply with the cross-connections guidelines available at:
http://www.lapublichealth.org/eh/progs/envirp/ehcross.htm. Prior to issuance of a Certificate of Occupancy, a cross-connection inspection shall be completed.
67. Ultra-low flow plumbing fixtures are required on all new development and remodeling where plumbing is to be added, including dual flush toilets, 1.0 gallon urinals and low flow shower heads.
Urban Water Runoff Mitigation
68. To mitigate storm water and surface runoff from the project site, an Urban Runoff Mitigation Plan shall be required by the PWD pursuant to Municipal Code Chapter
7.10. Prior to submittal of landscape plans for Architectural Review Board approval, the applicant shall contact PWD to determine applicable requirements, such as:
a. The site must comply with SMMC Chapter 7.10 Urban Runoff Pollution Ordinance for the construction phase and post construction activities; b. Non-storm water runoff, sediment and construction waste from the construction site and parking areas is prohibited from leaving the site; c. Any sediments or materials which are tracked off-site must be removed the same day they are tracked off-site;
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
6.A.c
Packet Pg. 564 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 19 d. Excavated soil must be located on the site and soil piles should be covered and otherwise protected so that sediments are not tracked into the street or adjoining properties;
e. No runoff from the construction site shall be allowed to leave the site; and f. Drainage control measures shall be required depending on the extent of grading and topography of the site.
g. Development sites that result in land disturbance of one acre or more are required by the State Water Resources Control Board (SWRCB) to submit a Storm Water Pollution Prevention Plan (SWPPP). Effective September 2, 2011, only individuals who have been certified by the Board as a “Qualified SWPPP Developer” are qualified to develop and/or revise SWPPPs. A copy of the SWPPP shall also be submitted to the PWD.
69. Prior to implementing any temporary construction dewatering or permanent groundwater seepage pumping, a permit is required from the City Water Resources Protection Program (WRPP). Please contact the WRPP for permit requirements at least two weeks in advance of planned dewatering or seepage pumping. They can be reached at (310) 458-8235.
Public Streets & Rights-of-Way
70. Prior to the issuance of a Certificate of Occupancy for the Project, all required offsite improvements, such as AC pavement rehabilitation, replacement of sidewalk, curbs and gutters, installation of street trees, lighting, etc. shall be designed and installed to the satisfaction of the Public Works Department and Public Landscape Division.
71. All off-site improvements required by the Public Works Department shall be installed. Plans and specifications for off-site improvements shall be prepared by a registered civil engineer and approved by the City Engineer.
72. Unless otherwise approved by the PWD, all sidewalks shall be kept clear and passable during the grading and construction phase of the project.
73. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project or needed improvement prior to the project, as determined by the PWD shall be reconstructed to the satisfaction of the PWD. Design, materials and workmanship shall match the adjacent elements including architectural concrete, pavers, tree wells, art elements, special landscaping, etc.
74. Street and alley sections adjacent to the development shall be replaced as determined by the PWD. This typically requires full reconstruction of the street or alley in accordance with City of Santa Monica standards for the full adjacent length of the property.
Utilities
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
6.A.c
Packet Pg. 565 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 20 75. Prior to submittal of plan check application, make arrangements with all affected utility companies and indicate points of connection for all services on the site plan drawing. Pay for undergrounding of all overhead utilities within and along the development frontages. Existing and proposed overhead utilities need to be relocated underground.
76. Location of Southern California Edison electrical transformer and switch equipment/structures must be clearly shown on the development site plan and other appropriate plans within the project limits. The SCE structures serving the proposed development shall not be located in the public right-of-way.
Resource Recovery and Recycling
77. Development plans must show the refuse and recycling (RR) area dimensions to demonstrate adequate and easily accessible area. If the RR area is completely enclosed, then lighting, ventilation and floor drain connected to sewer will be required. Section 9.21.130 of the SMMC has dimensional requirements for various sizes and types of projects. Developments that place the RR area in subterranean garages must also provide a bin staging area on their property for the bins to be placed for collection.
78. Contact Resource Recovery and Recycling RRR division to obtain dimensions of the refuse recycling enclosure.
79. For temporary excavation and shoring that includes tiebacks into the public rightof-way, a Tieback Agreement, prepared by the City Attorney, will be required.
80. Nothing contained in these Conditions of Approval shall prevent Developer from seeking relief pursuant to any Application for Alternative Materials and Methods of Design and Construction or any other relief as otherwise may be permitted and available under the Building Code, Fire Code, or any other provision of the SMMC.
Construction Management plan
81. A Construction Management Plan per SMMC 8.98.040 shall be prepared by the applicant for approval by the following City departments prior to issuance of a building permit: Public Works, Fire, Community Development, and Police. The approved mitigation plan shall be posted on the site for the duration of the project construction and shall be produced upon request. As applicable, this plan shall:
a. Specify the names, addresses, telephone numbers and business license numbers of all contractors and subcontractors as well as the developer and architect;
b. Describe how demolition of any existing structures is to be accomplished; c. Indicate where any cranes are to be located for erection/construction; d. Describe how much of the public street, alleyway, or sidewalk is proposed to be used in conjunction with construction;
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
6.A.c
Packet Pg. 566 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 21 e. Set forth the extent and nature of any pile-driving operations; f. Describe the length and number of any tiebacks which must extend under the property of other persons;
g. Specify the nature and extent of any dewatering and its effect on any adjacent buildings;
h. Describe anticipated construction-related truck routes, number of truck trips, hours of hauling and parking location;
i. Specify the nature and extent of any helicopter hauling; j. State whether any construction activity beyond normally permitted hours is proposed;
k. Describe any proposed construction noise mitigation measures, including measures to limit the duration of idling construction trucks; l. Describe construction-period security measures including any fencing, lighting, and security personnel;
m. Provide a grading and drainage plan;
n. Provide a construction-period parking plan which shall minimize use of public streets for parking;
o. List a designated on-site construction manager;
p. Provide a construction materials recycling plan which seeks to maximize the reuse/recycling of construction waste;
q. Provide a plan regarding use of recycled and low-environmental-impact materials in building construction; and
r. Provide a construction period water runoff control plan.
VOTE Minor Modification 20ENT-0066
Ayes: Fonda-Bonardi, Fresco, Lambert, Chair Landres, Paster, Raskin, Ries Nays:
Abstain:
Absent:
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F
6.A.c
Packet Pg. 567 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for 22 VOTE Conditional Use Permit 19ENT-0250
Ayes: Fonda-Bonardi, Lambert, Chair Landres, Paster, Raskin, Ries Nays: Fresco
Abstain:
Absent:
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. _____________________________ _____________________________ Shawn Landres, Chairperson Date
Acknowledgement by Permit Holder
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.
Print Name and Title Date
Applicant’s Signature
DocuSign Envelope ID: 2C21F3F6-F4F3-492C-9DD9-D1075DAC628F 12/10/2020
Ken Parr Director of Finance and Operations 12/17/2020
6.A.c
Packet Pg. 568 Attachment: PC STOA 19ENT-0250 + 20ENT-0066 (438 San Vicente Blvd.) (5012 : Appeal Planning Commission CUP and Modification for Attachment F
Project Timeline
Carlthorp School 438 San Vicente Boulevard
• Conditional Use Permit 19ENT-0250;
• Minor Modification 20ENT-0066 and
• Appeal 20ENT-0275
Item Date Action
1) June 25, 2019 Conditional Use Permit 19ENT-0250 & Development Review Permit applications 19ENT-0251 filed
2) July 25, 2019 Application deemed complete
3) October 14, 2019 Preliminary Review by Landmark Commission 4) November 6 & 19,
2019
Applicant outreach to the public
5) December 2, 2019 Public Meeting held at Montana Avenue Branch Library 6) March 13, 2020 Development Review Permit 19ENT-0251 withdrawn as proposed project is below square footage threshold
7) March 13, 2020 Minor Modification 20ENT-0066 filed.
An error was identified in the survey resulting in a parcel coverage reduction, modifying the request
8) Planning
Commission
Hearing scheduled
for April 15, 2020
Hearing cancelled due to Covid-19 Pandemic
9) Planning
Commission
Hearing scheduled
for May 13, 2020
Hearing continued at the request of staff due to member of the public’s request for more information
10) Planning
Commission
Hearing scheduled
for May 20, 2020
Hearing continued at the request of staff due to
complaint filed by member of the public regarding
Conditional Use Permit 95-012 conditions of approval
11) June 4, 2020 Complaint Cleared by Code Compliance-no action taken
12) Planning
Commission
Hearing scheduled
for October 21,
2020
Hearing continued at the request of staff due to member of the public request for plans under copyright
13) Planning
Commission
Hearing
November 4, 2020
Planning Commission approved 19CUP-0250 and Minor
Modification 20ENT-0275
6.A.d
Packet Pg. 569 Attachment: carlthorp time line 5.10.22 (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Item Date Action
14) November 18,
2020
Appellant files timely appeal
15) March 9, 2021
potential City
Council hearing
Appellant requests more information
16) June 8th 2021
Potential City
Council hearing
Appellant requests more information
17) July 13, 2021
Potential City
Council hearing
Staff requests continuance due to scheduling conflict
18) June 18, 2021 Carlthorp 2020-2021 School year ends
19) July 13, 2021
Potential City
Council hearing
July 13th appeal date rescinded and replaced with the
appeal scheduled for July 27th 2021 by Staff. Appellant had agreed to amend the appeal by June 13, 2021.
20) July 27, 2021
Potential City
Council hearing
Carlthorp School requests continuance due to applicant
team scheduling conflict
21) September 28,
2021
Potential City
Council hearing
Appellant requests continuation due to conflict and will not offer possible alternative hearing date
22) October 26th, 2021
Potential City
Council hearing
Appellant request more information and will not offer
possible alternative hearing date
23) December 7, 2021
Potential City
Council Hearing
Potential date, offered by Staff along with October 26th, 2021; appellant will not commit to an appeal hearing
date
24) February 22, 2022
Potential City
Council Hearing
Staff confirms appeal hearing date in fairness to all
parties; City Council continues this item to March 15,
2022
25) March 15, 2022
Council Hearing
continued from
2.22.22 The appellant requests a continuance
26) April 12, 2022
Potential City
Council Hearing
Continued at the request of City staff
27 May 10, 2022
Potential City
Council Hearing
6.A.d
Packet Pg. 570 Attachment: carlthorp time line 5.10.22 (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75
ATTACHMENT E
DETAILED RESPONSE TO APPEAL STATEMENT
The following provides a response in greater detail to the items listed in the appeal and numbered to correspond with the eight complaint categories identified in the report.
Topic Source Appellant
Assertion
Staff Response
1. Incorrect Plan Exhibits
1A) Upper level
exceeds parcel
coverage
9.08.030 SMMC Does not comply
with Code
Staff has confirmed
that the parcel
coverage complies
with Code
2. Violations of CUP 95-012
2A) Operating
detrimental to
surrounding
properties
95CUP-012,
condition #25
Excessive light,
noise, vehicle
queueing, not
enough parking,
landscaping
Code Compliance
has investigated
and found no
violations, took no
action and closed
the complaint
2B) No further permits
should be
allowed to be
issued due to
CUP violations
95CUP-012,
condition #31
Applicant is in
violation of
current permit
and therefore no
further permits
should be issued
Consistency of
project and
operations with
CUP approval and
conditions has been
confirmed by staff
with two exceptions;
staff recommends
amendments to
CUP to remedy
issues (See 2E and
2F, below)
6.A.e
Packet Pg. 571 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Topic Source Appellant
Assertion
Staff Response
2C) Existing
Landscaping
exceeds height
limits
95CUP-012,
condition #36
Hedges along
front and western
side of parcel
violate height
limits; trees along
western
perimeter are too
tall
Tree and hedge are
separately defined.
There is no height
limit for trees,
hedges consistent
with condition #58
blocking views from
residence(s) into
play field.
2D) Existing plan for
pick-up/drop-off
does not work
95CUP-012,
condition #39
Pick-up and drop
off plan is
hazardous
The existing pick-up
and drop-off plan
would be amended
with current CUP to
include a Parking
and Loading
Operations Plan
and procedures for
special events
2E) Grass surface
replaced without
approval
95-012, condition
#59
Grass play yard
surface was
replaced with
artificial turf
Grass surface was
replaced with
artificial turf;
applicant requests
amendment to the
condition as part of
proposed project
2F) Obstructed clear
view through front
fence
95-012, condition
#61
Clear view
through the front
fence is not being
maintained
Applicant requests
a condition
amendment as part
of proposed project.
If condition
amendment is not
approved, applicant
must comply with
original condition
which would require
clear view through
front fence.
6.A.e
Packet Pg. 572 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Topic Source Appellant
Assertion
Staff Response
2G) Periodic
compliance
reports
95-012, condition
#62
Applicant has not
submitted
required
compliance
reports
Periodic compliance
reports are/were not
required. The
condition was
satisfied prior to
issuance of a
building permit.
2H) Inconsistency of
prior assertions
by applicant
regarding student
enrollment and
number of staff
Reference to
written or verbal
correspondence;
not a condition of
approval
School exceeds
staff and student
limits
The CUP does not
limit current staff or
student populations;
School student and
staff population
limits proposed with
(current) CUP
condition
3. Non-Compliance with the Zoning Ordinance
3A) Number of stories 9.08.030 SMMC Project exceeds
number of stories
and does not
comply with Code
Staff has confirmed
that the number of
stories is consistent
with Code
requirements,
proposal is in
compliance.
3B) Rear setback
incorrect
9.08.030 SMMC
D1 and D2
R2 zone
“adjoining” R1
zone
Staff has confirmed
compliance with
Code of the rear
setback. The R1
parcel is across the
alley from the
subject property
and not adjoining.
6.A.e
Packet Pg. 573 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Topic Source Appellant
Assertion
Staff Response
3C) Parking for
community
assembly use
Parking SMMC
9.28.060
Additional parking
is required for
addition of
multipurpose
room
Staff has confirmed
compliance; the
proposed
multipurpose room
is not a community
assembly use that
would require
additional parking
3D) Courtyard
required
Courtyard SMMC
9.08.030 (F) 4&5
Carlthorp School
is in violation of
the courtyard
development
requirements
As an existing
condition, the
courtyard is
allowed to remain;
No additions to the
courtyard are
proposed that
would require
compliance with the
current courtyard
standard
3E) Offices within
apartment
complaint Apartment being
used for school
office
Code Enforcement
has investigated
this complaint,
found no violation,
and took no action
3F) School did not
engage in
neighborhood
outreach
encouraged policy School did not
engage in proper
outreach
Both a public
meeting and
additional outreach
were conducted
4. Use of Multipurpose Room
4A) Parking
requirement for
classroom vs
multipurpose room
Parking SMMC
9.28.060
Additional parking
for the
multipurpose
room should be
required because
it will function as
a classroom
The
school/applicant
has provided a
description of the
multipurpose room
which clearly states
it will not be used
as a classroom
6.A.e
Packet Pg. 574 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Topic Source Appellant
Assertion
Staff Response
5. Procedural Flaws
5A) Application
submittal
procedures
Common
Procedures
SMMC 9.37
Minor
Modification
accepted in error
Application for the
Minor Modification
was submitted
electronically; email
verified and
properly submitted.
6. Noise Impacts
6A) Noise and privacy Noise Ordinance
SMMC 4.12
Unreasonable
noise from the
school site
Mitigation measures
are proposed in
CUP conditions #8,
#9 and #11
6B) Noise is
excessive when
windows are open
95-012, condition
#49
Replace windows
of building to
west with sound
rated glass
The condition of
previous CUP was
satisfied
6C) Excessive noise 95-012, condition
#56
Limit outdoor
activity hours
Outdoor activity
limited with
proposed CUP
conditions
6D) Excessive noise 95-012, condition
#57
Disperse groups
of children
Outdoor activity
limited with
proposed CUP
conditions
7. Privacy Impacts
7A) Privacy impacts
not identified
Appeal Statement Intent to amend
appeal
As of the writing of
this staff report , no
additional
information has
been received
8. Access to Information
6.A.e
Packet Pg. 575 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 Topic Source Appellant
Assertion
Staff Response
8A) Documents
withheld
95 CUP file and
current project;
Santa Monica
Municipal Code
Sections
Documents
withheld by staff
Staff has provided
digital and xerox
copies of all
available
documents; some
documents from
1995 may not exist
8B) Questions not
answered
Code Sections,
interpretations
applicability to
plan exhibits
Staff refused to
answer questions
Staff has responded
to questions during
multiple phone and
virtual meetings
with multiple staff
members; staff has
provided written
correspondence to
comprehensively
answer all
questions
8C) Premature
Planning
Commission
hearing
Applications filed
6/25/2019 (CUP)
and 3/13/2020
(Minor
Modification)
Process is unfair Multiple hearing
delays were
granted; Planning
Commission
hearing held on
November 4, 2020
8D) Premature City
Council hearing
Appeal filed
November 18,
2020
Staff did not
answer
questions,
therefore appeal
statement not
amended
Multiple hearing
delays have been
granted; requested
appellant to confirm
February 22, 2022
appeal hearing date
on November 29,
2021
6.A.e
Packet Pg. 576 Attachment: Table of appeal complaints (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75
NOTICE OF A PUBLIC HEARING
BEFORE THE SANTA MONICA CITY COUNCIL
SUBJECT:
Appeal 20ENT-0275 of Planning Commission approval of Conditional Use Permit 19ENT0250 and Minor Modification 20ENT-0066 to allow a 7,280 sf expansion to Carlthorp School addition and 9,142 sf new rooftop playcourt.
438 San Vicente Boulevard
APPLICANT: Carlthorp School/ Ken Parr
APPELLANT: Steven Salsberg
PROPERTY OWNER: Carlthorp School
A public hearing will be held by the City Council to consider the following request:
Appeal 20ENT-0275 of the Planning Commission approval of Conditional Use Permit 19ENT-0250 and Minor Modification 20ENT-0066 to allow a 7,280 sf expansion of Carlthorp School adding two elevators, a 4,793 sf below grade multipurpose room, enclosing an 938 sf open lunch area and adding 250 sf of administrative offices. The subject property is located in the R2 (Low Density Residential) zoning district.
The Conditional Use Permit is being requested as an amendment to existing Conditional Use Permit 95- 003 allowing a school use in the R2 zone. The minor modification is being requested for the proposed expansion to increase ground floor parcel coverage by 0.29% above the R2 maximum allowable parcel coverage of 45%. The applicant is also requesting a five-year term for the entitlements. The Planning Commission approved the project on November 4, 2020.
This item was continued from the February 22, 2022, March 15, 2022, and April 12, 2022 City Council hearings.
At the time of the public hearing, the City Council will also be considering compliance with the California Environmental Quality Act.
DATE/TIME: TUESDAY, MAY 10, 2022 AT 6:30 PM
LOCATION: City Council Chamber, Second Floor, Santa Monica City Hall, 1685 Main Street, Santa Monica, California
HOW TO COMMENT:
The City of Santa Monica encourages public comment. Members of the public unable to attend a meeting but wishing to comment on an item(s) listed on the agenda may submit written comments prior to the public hearing via email to [email protected] or via mail to City Clerk, 1685 Main Street, Room 102, Santa Monica, California 90401. Written public comment submitted before 12:00 p.m. on the day of the meeting will be available for online viewing. All written comments shall be made part of the public record. Please note the agenda item number in the subject line of your written comments.
You may also comment in person at the City Council hearing. Please check the agenda for more detailed instructions on how to comment in person.
Address your comments to: City Clerk
Re: Carlthorp School Appeal/ 20ENT-0275
VIA EMAIL: [email protected]
VIA MAIL: 1685 Main Street, Room 102
Santa Monica, CA 90401
MORE INFORMATION: If you want more information about this project, please contact Gina Szilak at (310) 458-2200 ext 5216, or by e-mail at [email protected]. For disability-related accommodations, please contact the City Clerk’s Office at (310) 458-8211 or (310) 917-6626 TDD at least 72 hours in advance. Every attempt will be made to provide the requested accommodation. All written materials are available in alternate format upon request. Santa Monica Big Blue Bus Lines serve City Hall and the Civic Center area. The Expo Line terminus is located at Colorado Avenue and Fourth Street, and
6.A.f
Packet Pg. 577 Attachment: City Council Public Hearing Notice 5.10.22 (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 is a short walk to City Hall. Public parking is available in front of City Hall, on Olympic Drive, and in the Civic Center Parking Structure (validation free).
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.
ESPAÑOL : Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación al número (310) 458-2275.
6.A.f
Packet Pg. 578 Attachment: City Council Public Hearing Notice 5.10.22 (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 1 Vernice Hankins
From: Angie Crawford <[email protected]> Sent: Sunday, February 13, 2022 10:25 AM
To: councilmtgitems
Subject: Comment on the Appeal of 20ENT-0275, Carlthorp School Expansion
EXTERNAL
Dear Council Members:
The Carlthorp School is a menace to the neighborhood.
* It is very difficult to pull in or pull out of our parking spots if we need to be in the car during pick up or drop off time at the school. The people picking up or dropping off children constantly block driveways or the alley behind the school. The employees of Carlthorp that should be directing traffic also have no regard for our needs and constantly allow these parents, etc., to do as they please.
* The "open lunch" area, I believe, is the former parking area for the teachers. Since they took away this parking, the neighborhood is now full of cars. There is very little parking on Georgina, and I can't imagine those neighbors are pleased with this situation. At a minimum, the school should be forced to use this space for parking again.
If the school wants more space, the powers that be should look for a new location that will meet their needs, not continually encroach on the neighbors. I think all of us in the neighborhood would be pleased if this location were permanently closed, or at a minimum, only used for office space. The children should be moved to a location that can support the logistics of student, parent and teacher needs.
Thank you for your time.
Angie Crawford
416 San Vicente Blvd.
Angie Crawford
310-433-4479
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And Mr. Mouse would love for you to check out his band, MouseTrap! Item 6.A
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Packet Pg. 579 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 2 Click here ‐ "We Are MouseTrap"
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Packet Pg. 580 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Elizabeth Lerer <[email protected]>
Sent: Monday, February 21, 2022 9:52 PM
To: councilmtgitems; Sue Himmelrich; Christine Parra; Phil Brock; Oscar de la Torre; Kristin McCowan; Lana Negrete; Gleam Davis
Subject: Item 6-A. Appeal of Planning Commission Approval of Conditional Use Permit and Minor Modification for Expansion of Carlthorp School, 438 San Vicente Blvd
EXTERNAL
Dear Mayor and Councilmembers.
Please help the residents protect the environment of our community, as well as the peace and quiet of our personal home space.
I'm troubled to learn at this late hour before the hearing that the Community Development/Planning Department is exempting Carlthorp School expansion from CEQA requirements.
If I had known this earlier, I could have prepared better. I could have researched and contacted some people who know a lot about this and who could have helped and educated me and to prepare for the hearing and in my making comments.
The expansion plans of Carlthorp School will move beyond their property line, and by way of sound and lights, invade the peace and quiet of our homes. Carlthorp is fortifying the windows of their own classrooms. Neighbors in the older Historic District apartment buildings, do not have this option.
Please uphold the appeal.
Thank you,
Elizabeth Lerer
Resident on San Vicente
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Packet Pg. 581 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 2 Vernice Hankins
From: Douglas Brian Martin <[email protected]> Sent: Monday, February 21, 2022 9:36 PM
To: councilmtgitems
Cc: Sue Himmelrich; Christine Parra; Phil Brock; Oscar de la Torre; Kristin McCowan; Lana Negrete; Gleam Davis
Subject: Item 6-A. Appeal of Planning Commission Approval of Conditional Use Permit and Minor Modification for Expansion of Carlthorp School, 438 San Vicente Blvd
EXTERNAL
Honorable City Council Members, Citizens of Santa Monica, NBC, ABC, CBS, SMDP, CNN, LAT, NYT, Before you is the issue of whether to allow a private entity run for profit – Carlthorp School – the ability to lower the standard of living for citizens of Santa Monica and negatively impact an Historic District by engaging in a scheme to enlarge the school in a comically tragic manner while gaining concessions from the city that will negatively impact residents. This scheme also includes a request for Carlthorp School TO TAKE OVER PUBLIC STREETS AND CONTROL TRAFFIC. This is nonsense and must be stopped.
Carlthorp School, represented in this issue by wealthy insiders with close connections to Santa Monica government, has presented various departments of Santa Monica government with shoddy presentations including inaccurate plans, incomplete audio reports, an attempt to rewrite the dictionary while defying common sense, and most troubling of all, ‘testimonials’ by children to get passage of an expansion scheme.
Carlthorp School has no defense for the flaws in the plans submitted in this scheme and instead has cruelly trundled out schoolchildren giving testimonials as a diversion to stop critical discussion. Carlthorp School and its wealthy insiders should be ashamed of themselves. Perhaps profits to be realized balance out the shame. To them.
To be clear, I am not anti‐school. I have no gripe with Carlthorp School as it stands at this time. I do have an issue with plans that are deceptive, including the construction of a large classroom identified as a multi‐purpose room so skirt regulations for providing parking for the School’s expanding staff.
Carlthorp School is willing to spend millions of dollars for this flawed deceptive expansion scheme yet doesn’t want to spend a nickel on providing parking for staff that currently clogs our streets during school hours. Parking for school staff that is required by law that Carlthorp School was granted a variance for on the condition it would not increase staff.
Carlthorp School has increased staff in spite of agreeing not to. Carlthorp School, by its own actions, has proven IT WILL NOT ABIDE BY AGREEMENTS WITH THE CITY.
Failure to abide by these agreements alone should halt this flawed expansion plan. Yet the city has agreed to allow Carlthorp School to continue with the scheme WITH AN EXEMPTION TO CEQA REQUIREMENTS. THIS SMELLS LIKE FISHERMAN’S WHARF AT MIDNIGHT.
It appears the city and its planning departments are acting in the interest of a private school over the interest of the citizens of Santa Monica. This is wrong ethically, morally, and probably legally.
City planning employees have turned a blind eye to Carlthorp School failing to operate in accordance with agreements regarding parking and staff. This not only gives the impression of incompetence – as if planning departments don’t have the skill or ability to critically review plans – as well as possible corruption in allowing this project to move forward. The Item 6.A
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Packet Pg. 582 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 3 egregious lack of attention to the large classroom in the scheme not defined as a classroom would raise a red flag – EXCEPT IN SANTA MONICA WHEN WELL CONNECTED INSIDERS ARE INVOLVED.
This expansion scheme should be seen by what it is – a clumsy attempt to move aside community standards FOR PROFIT at the expense of the citizens of Santa Monica as well as an Historic District. The scheme includes, among other miserable features, high‐powered ultra bright security lighting that will result in a prison like atmosphere in the midst of a quiet, dimly lit residential neighborhood. This is unacceptable for anybody in the neighborhood and an insult to residents by government employees of the city paid to protect the interests of the citizens of Santa Monica, not private entities.
OVER 70 HOUSEHOLDS SIGNED PETITIONS requesting the nonsensical scheme submitted by Carlthorp School be revised to conform to community standards. The City planning departs and commissions IGNORED THE WILL OF THE PEOPLE and approved the plans WITH NO REVISION.
Carlthorp School has in the recent past made agreements to limit staff size and student body size. Carlthorp has not lived up to that agreement, almost doubling its staff and increasing student body.
I am disappointed by the presented flawed deceptive expansion scheme to destroy the peace and quiet of my neighborhood for a requested five years. One day of this scheme being put into motion is one day too much. I am very disappointed by the planning departments and commissions that approved this monstrosity of a scheme.
CITY COUNCIL MEMBERS ‐ please stop this project once and for all until it has been revised to meet community standards. The public is paying attention to this issue. This is news. Do the right thing, morally, ethically, and legally and stop this nonsense.
Thank you
Douglas Brian Martin, San Vicente Blvd, Santa Monica.
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Packet Pg. 583 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 4 Vernice Hankins
From: Keira Wheeler <[email protected]>
Sent: Monday, February 21, 2022 9:20 PM
To: councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin McCowan; Oscar de la Torre
Cc: David Martin; Regina Szilak
Subject: Student Support for the Carlthorp Master Plan
EXTERNAL
Dear Santa Monica City Council Members,
My name is Keira Wheeler, and I am a 4th grader at Carlthorp School. I have been at Carlthorp for almost two years now.
I love the school, have made many wonderful friends, and have learned and accomplished a lot during this short period of time. I have been elected Student Council representative for my class multiple times, and I am excited to represent my school and my classmates. The school, including the students and teachers, is filled with kind and courteous people who always think of others and their community.
I was born in Santa Monica and have lived here since then. My family, including my mother and grandparents, have been living in Santa Monica for over 45 years. I think Santa Monica is a great place to live! We are so close to the beach where I like to bike and play volleyball, we have nice parks where I play tennis, and there are lots of pretty hiking trails nearby.
During my years at Carlthorp, I have had many special experiences that will help me throughout my lifetime. I am proud to be a Girl Scout with many of my classmates. As a Girl Scout, my troop and I do fun activities to help the community around us. This year, we are selling Girl Scout cookies. We plan to donate all our proceeds to the Upward Bound House charity in Santa Monica, supporting numerous families and individuals who do not have homes.
Although my years at Carlthorp have been wonderful, I think the school would be even better under the proposed plans to remodel the school. As a member of the school volleyball and basketball teams, I would be very excited to have a new rooftop court for practices and games. A larger play space would help me and my classmates stay healthy and active throughout the day.
I have been playing piano for over five years, performing in many recitals, festivals and examinations. I also love to sing and act in musical theater. I have been in plays including Hamilton, Grease, Frozen, Little Mermaid, and Beauty and the Beast. A new multipurpose room would give me and my friends more space to perform and explore our creative interests.
These changes would make Carlthorp School an even better place. I feel so grateful to be part of Carlthorp School and the Santa Monica community. Thank you so much for your time.
Sincerely,
Keira Wheeler
4th Grader, Carlthorp School
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Packet Pg. 584 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Christian Granzow <[email protected]>
Sent: Monday, February 14, 2022 8:57 AM
To: councilmtgitems
Cc: Regina Szilak
Subject: Appeal 20ENT-0275 of Planning Commission - Carlthorp School - 2/22/22 Attachments: Carlthorp.SMPlanningDiv.Letter.Appeal.2-11-22.pdf; Carlthorp.SMPlanningDiv.Letter.5-18-20.pdf; Carlthorp.SMPlanningDiv.PastLetters.5-18-20.pdf
EXTERNAL
Dear Planning Commission,
I have attached our latest letter voicing our opposition to the Santa Monica Planning Commission’s Appeal review of Carlthorp School 438 San Vicente Blvd., Conditional Use Permit and Minor Modification 19ENT‐0250, 20ENT‐0066 hearing scheduled remotely for February 22, 2022
Please find the following attachments for submission:
1. Our Letter & Comment to the Planning Commission regarding Carlthrop’s Appel request 2‐11‐22
2. Our Letter & Comment to the Planning Commission regarding Carlthorp's initial request/s 5‐18‐20.
3. Previous letters and documentation to be included with our letter, noted, and reviewed for the record.
Thank you!
Sincerely,
Christian Granzow
407 Georgina Avenue
Santa Monica, CA 90402
P (310) 451‐2131
E [email protected]
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Packet Pg. 585 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Richard Michaelsen <[email protected]>
Sent: Wednesday, February 16, 2022 11:39 AM
To: councilmtgitems
Subject: Appeal 20ENT-0275 Calthorp School Expansion
EXTERNAL
Greetings
We have lived across the street from the subject property for over a decade and oppose any expansion of the Calthorp School.
The noise of screaming children and staff using amplification devices to direct student activities in the current, ground‐ level, outdoor play areas, is very loud and disturbing.
Creating a rooftop area will add substantially to the transmission of sound throughout the surrounding neighborhood. This kind of expansion is not permitted in R2 Residential areas for a reason.
In addition, any expansion that allows more students to attend will create an even more difficult traffic jam situation than already occurs daily when students are dropped off and picked up, as their parents and nannies line up in their cars for long periods of time along the roadside on the neighboring streets.
Please do not allow this to happen.
Thank you,
Michaelsen Household
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Packet Pg. 586 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Douglas Brian Martin <[email protected]> Sent: Friday, February 18, 2022 3:06 PM
To: councilmtgitems
Subject: TUESDAY 22 FEBRUARY 2022 - ITEM 6A - Carlthorp Expansion Attachments: Carlthorp 70+ opposition forms 2.18.2022.zip
EXTERNAL
City Council Members,
There is much opposition to Carlthorp Expansion plans an green lighting of said plans by City Panning departments in spite of submission by Carlthorp of shoddy plans, incomplete audio report, attempt to redefine what a classroom is, Carlthorp history of failing to adhere to previous operational agreements with city such as parking and staff size.
This is a rip off for residents and will reflect badly on any council members who approve plans.
Greenlighting this expansion plan is an example of the City allowing a well connected insider entity to run roughshod over community standards.
Community standards were created to protect citizens and residents from greed and avarice ‐ Carlthorp, if history is any guide, will not only ignore standards but will greatly impact and lower the standard of living for residents. All with the approval of the city council.
The City Council decision on this issue will be part of a public record and will be reported to news services ‐ virtual as well as traditional. The city council will have to answer how approval can be made in spite of above mentioned issues.
Please find attached folder containing over 70 neighborhood household signatures opposed to proposed Carlthorp Expansion Plans ignored by the Planning Commission and Planning department when they approved this very flawed expansion scheme.
I urge council members to review these opposition documents as well as shoddy nonsense plans and stop this expansion plan until it can be revised into a form acceptable to residents, community standards, and common sense.
Douglas Brian Martin
437C San Vicente Blvd
Santa Monica, Calif 90402
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Packet Pg. 587 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Danielle Charney <[email protected]>
Sent: Saturday, February 19, 2022 5:45 PM
To: councilmtgitems; Clerk Mailbox; David White
Subject: Item 6-A.. Appeal of Planning Commission Approval of Conditional Use Permit and Minor Modification for Expansion of Carlthorp School, 438 San Vicente Blvd
EXTERNAL
Item # 6A Appeal of Planning Commission Approval of
Conditional Use Permit and Minor Modification for Expansion of Carlthorp School, 438 San Vicente Blvd
We are requesting that the City Council uphold the appeal of the Planning Commission’s approval of Conditional Use Permit 19 ENT‐0250.
Carlthorp School wants to increase its campus by almost 15,000 SQUARE FEET. Their plan includes a 65’ x 75’ UNDERGROUND BUNKER and a 125 foot long X 30 foot tall ELEVATED
PLAYGROUND that will reverberate playground & ball game noises into homes on San Vicente Blvd. and Georgina Ave.
This 15,000sf expansion has been termed ‘minor’ by City Hall! The underground bunker, identified as a multi‐purpose room, has been classified as ‘not a classroom’ ‐ used by students receiving instructions from teachers yet "not a classroom" How tricky.how slick.. If defined as a classroom expansion plans would have to provide additional parking. Which they do not.
Labeling a classroom as not a classroom is consistent with the dishonesty of presentation in the expansion plans. City Hall has chosen to go along with this fraudulent scheme. Again. AT THE Item 6.A
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Packet Pg. 588 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 2 NEIGHBOORHOOD’S EXPENSE. The same City Hall that through poor similar nonsense decisions have destroyed the peace and quiet of the rest of Santa Monica. The same City Hall that is approving EVEN MORE construction to clog our streets. This is greed and stupidity and corruption with the citizens as the losers ‐ an attempt to skirt regulations designed to protect the quality of our lives. We stopped this before, now we must do it again.
After withdrawing plans due to community outrage, Carlthorp has re‐submitted UNCHANGED PLANS with a letter from a paid ‘sound’ consultant stating they ‘believe’ the 8 foot tall wall will block sounds from an over 10 foot tall basketball backboard.
Common sense tell us these claims are nonsense. City Hall ignores common sense. This attempt to ignore our community standards and ram through plans unchanged through a lame duck City Council is corrupt and hateful.
This is wrong ‐will ruin this area for the residents and needs to be revisited.
I oppose the current expansion plan for the Carlthorp School as it is currently configured and request further review and revision of the plan prior to approval. Re‐submission of the plans unchanged since May 2020, despite community
opposition, is unprofessional, sneaky and wrong.
The Plan as drawn will have a negative effect on quality of life in a residential neighborhood. We request revision to plan to address issues including abatement of noise from the 125 foot long ‐ elevated playground, lack of adequate on site parking for school staff, and a realistic definition of what is now labeled as a multi purpose room for what it is ‐ a classroom.
Please vote to uphold this appeal.
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Packet Pg. 589 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 3 Thank you,
Danielle Charney
Resident Since 1982
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Packet Pg. 590 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Miller Levin <[email protected]>
Sent: Sunday, February 20, 2022 10:11 PM
To: councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin McCowan; Oscar de la Torre
Cc: David Martin; Regina Szilak
Subject: Student support for Carlthorp School plan
EXTERNAL
Dear Mayor Himmelrich and City Councilmembers,
My name is Miller Levin and I am a sixth grader at Carlthorp School. I am writing in support of the additions proposed in the school’s Master Plan.
Carlthorp is an amazing place to develop as a person, athlete and friend. I have been very fortunate to spend my elementary years at Carlthorp, and this school has been essential to my success in life so far. The Carlthorp community is tight-knit, where teachers, students, and staff all care about each other and lead each other to success. As a sixth grader, one of the best ways I can give back to Carlthorp is by representing the school and helping to explain why these proposals are critical to its future.
I have participated in several Carlthorp plays and musicals over the years, including Matilda by Roald Dahl, The Lion King, and Willy Wonka Jr. My classmates and I have also performed at least once each year in front of our families for key events, such as the school’s traditional Heritage Night. These were staged in our multipurpose room, where we sometimes have physical education when it rains, and which we also use for a music classroom. It is a basement with low ceilings, and the acoustics, seating and lighting are incredibly poor.
Carlthorp really needs an auditorium, and the school’s proposal would solve this problem.
I am also an athlete, and I have played on Carlthorp’s basketball and flag football teams since fourth grade. Carlthorp has a relatively small campus, and there isn’t much space to play or practice outdoors. Being able to move our bodies and be more physically active throughout the day helps children achieve more athletic and academic success. Our outdoor playspace is crowded, and having extra room to get exercise and move around would improve the quality of our days at school.
Our lunch tables are all outdoors, which means that when it rains or gets too hot at school, we have to eat inside our classrooms at our desks. This can feel claustrophobic and is always a hassle, both for children and teachers.
These proposals are an important next step for Carlthorp, and they are the result of lots of careful planning. I would like to ask you to follow the staff recommendation and allow our plan to move ahead, so Carlthorp’s students can benefit from a healthier, more appropriate educational environment.
Thank you for your time.
Sincerely,
Miller Levin
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Packet Pg. 591 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Archer Aguilar <[email protected]>
Sent: Monday, February 21, 2022 1:50 PM
To: councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin McCowan; Oscar de la Torre
Cc: David Martin; Regina Szilak
Subject: Support for Item 6-A
EXTERNAL
Dear City Council,
My name is Archer Aguilar. I am a student of Carlthorp School in fifth grade, and a member of the Student Council. I love the Carlthorp campus and what it provides, and I loved the days of playing with my now 8th grade brother on the field. However, I always felt as if there was something missing from the experience of Carlthorp's playground. And that is why we are here today, asking you to approve our school’s new Master Plan.
The new Master Plan adds a whole new level of fun for the upcoming generation of students including an auditorium connected to the Multipurpose Room, a new admissions wing above the blue lunch tables, and an additional playspace atop the 2nd floor through the Science Lab wing of the school.
This additional space for students to use their energy would bring joy to students who might feel cramped on the current campus playground. Even though these renovations would not be completed during my time at Carlthorp, I want to further sweeten the experience for the next wave of Carlthorp students.
Please support our school's and students' decision to renovate the campus by voting yes to our new Master Plan.
Thank you!
Archer Aguilar
Class of 2023
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Packet Pg. 592 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Susan Yun Lee <[email protected]>
Sent: Monday, February 21, 2022 3:21 PM
To: councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin McCowan; Oscar de la Torre
Cc: David Martin; Regina Szilak
Subject: Student support for the Carlthorp Plan
EXTERNAL
Hello, please see below an email from my son, Jason Lee, a current 4th grade student at Carlthorp School in support for the Carlthorp plan.
Best,
Susan Lee
My name is Jason Lee. I am 10 years old and in fourth grade. I love Carlthorp School because of the teachers, classes, and fun time with my friends. My favorite subjects in school are math, reading, and current news events. I also love playing sports for Carlthorp. I play football, basketball, and soccer.
The teachers at Carlthorp are so kind, encouraging, and helpful. They make it worthwhile to spend my time at Carlthorp. My current teachers are Mr. Burwick and Ms.
Schwarts. They are both amazing teachers, and they help me so much.
Carlthorp is an amazing school. The school is special because of the Code of Conduct, which emphasizes kindness, good citizenship, and community service. Our students are growing to be the next leaders in the community.
Sadly, sometimes there are issues because of the limited amount of space we have in the campus. I love playing sports, but the playground that we can play in is sometimes too small for some of these games. I was playing four square the other day, and I bumped into my friend because there wasn’t enough space! It would be most helpful for you to allow us to improve our playground area.
Another reason why allowing Carlthorp to improve their campus is because the multipurpose room is too small for the whole school. I know this because when I performed for the Talent Show in the MPR, the room was so crowded that I couldn't see my parents cheering me on. They were actually in the outside hallway. I got really nervous and didn’t want to perform. My little sister is in the talent show this year. I hope there is enough room for my parents to see her act.
It would also be so helpful if our lunch area was covered so that we could use it even if the weather is not great. Right now, we are eating lunch in the parking lot. Carlthorp has done a good job of trying to make it a good space, but it’s still a parking lot.
Compared to other similar schools, our campus is dramatically smaller. It would be very helpful to the students of Carlthorp for you to let us improve our campus so we Item 6.A
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Packet Pg. 593 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 2 can make better use of the space that we have. The impact to the students, larger community, and the future would be huge. So please, please, let us improve our campus to benefit the students and the community!
Sincerely,
Jason Lee
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Packet Pg. 594 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) 1 Vernice Hankins
From: Audrey Lohara <[email protected]>
Sent: Monday, February 21, 2022 8:55 PM
To: councilmtgitems; Phil Brock; Sue Himmelrich; Kristin McCowan; Oscar de la Torre; Christine Parra; Lana Negrete; Gleam Davis
Cc: David Martin; Regina Szilak
Subject: Student Support for the Carlthorp plan (Item 6-A)
EXTERNAL
Dear Mayor Himmelrich and Distinguished Members of the City Council, My name is Audrey Lohara, and I am a sixth grade student at Carlthorp. I have been a Carlthorp student since 2015 and the school has been integral to my growth and development scholastically, socially, and as a person. I have been so grateful for the opportunity to attend Carlthorp School and hope to share with you what I feel makes Carlthorp such a special place and what it has meant to me.
It has been a privilege to be a part of a warm and intimate school community that provides the best academics, the best teachers, and the best activities to create a well-rounded experience. I started Kindergarten as a shy and curious child and Carlthorp has helped me to find and use my voice confidently. Over the years, I have participated in student council, I was one of the leads in the school’s 'Alice in Wonderland' production, I have played on the girls' volleyball and basketball teams, I have been on the debate team and I am the editor in chief of the literary magazine. Thanks to Carlthorp, I have gained important skills in leadership, a strong work ethic, and responsibility that will help me for the rest of my life. Without a doubt, I can confidently say that Carlthorp has prepared me with the best foundation for future success.
I feel that the proposed enhancements to the campus would update and improve the school for years to come, especially a genuine multipurpose room and a brand new, expanded playing field. Having another multipurpose room at Carlthorp would allow the school to host more theatrical and musical performances and give more space to families and guests who could attend in comfort. Also, a multipurpose room would benefit student assemblies, gatherings, and other significant school capacities. Numerous other public and private schools in Santa Monica have multipurpose rooms or halls, so I think that Carlthorp should have one as well.
Another play space at Carlthorp would greatly help the students and school community. A bigger play space would assist students with pursuing their athletic interests and create plenty of room for multiple sports to be played at once. I know from individual experience how challenging it is when students on the yard want to partake in various sports like volleyball, basketball, and football, yet there simply isn't enough room to accommodate everyone. A bigger playspace would permit all students to participate in their preferred game or movement. Having adequate outdoor space would also help to prevent mishaps and accidents with less crowding. The new play space would also encourage students to get more exercise, take needed breaks outside, and promote lifelong fitness.
As I am getting ready to graduate, I am thankful for all that Carlthorp has provided me - a strong educational foundation and some of my happiest elementary school memories. What I want most is to see the school’s continued success for future years. The proposed improvements to Carlthorp School will enhance a greater feeling of community spirit, provide a more secure climate for all, and permit students to pursue their interests and thrive.
Thank you for your time and consideration.
Respectfully,
Audrey Lohara
`
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(310) 451-3669
February 19, 2022
VIA E-MAIL
Santa Monica City Council
1685 Main Street, Room 209
Santa Monica, California 90401
Re: Elementary School Campus Facility Improvements
Owner/Applicant: Carlthorp School (our client)
Approved Applications: CUP 19ENT-0250 & Minor Mod. 20ENT-0066 Address: 424-438 San Vicente Boulevard
Appeal No. 20ENT-0275
Appellant: Steven Salsberg
Our File No. 22270.003
Dear Councilmembers:
This letter is submitted on behalf of Carlthorp School, a non-profit charitable educational organization.
I am writing in support of the Staff recommendation that the City Council deny Appeal 20ENT-0275 and adopt the Statement of Official Action (with all of its 81 conditions of approval).
Carlthorp is a longtime K-6 elementary school in Santa Monica. On November 4, 2020, the Planning Commission--on 7-0 and 6-1 votes--approved a Minor Modification (for miniscule added parcel coverage) and CUP Amendment to authorize certain campus facility improvements on the existing school campus. The approval allows:
innovative expansion of student outdoor play area without expanding the land area (by adding a roof deck at the rear along the alley), enclosing an outdoor lunch area (which will reduce lunchtime noise), establishment of a subterranean multi-purpose room in the basement (underground acoustics will avoid any noise in the neighborhood) specifically [email protected]
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designed for school performances/presentations (not for classroom instruction1), and
needed school administration offices to be built above the newly enclosed lunchroom.
One of the adjacent neighbors filed this appeal. The appeal hearing is a quasijudicial proceeding governed by Zoning Ordinance Chapters 9.41 and 9.43, as well as Zoning Ordinance Section 9.37.130. Carlthorp is entitled to a fair hearing and a decision based on the evidentiary record.
In voting to approve these applications, Commissioner Fonda-Bonardi thoughtfully explained:
One of the reasons I'm approving this . . . is that this is an attempt to do more with less. The fact that they're building stuff underground is very expensive. The fact that they're putting stuff up in the air; they're using a roof in a very active way. That's part of our general ecological approach to things, trying to do more with less. Otherwise, we need to spread out more and more and more and more. We're beyond that
point. So, this is kind of trying to fit in as tight as we can and mitigate the impacts. That's what this is about. Do more with less, but mitigate the effects on everybody around it.
The approved permits will not expand student enrollment, will not add any new classrooms, will not increase school functions, and will not increase the size of the faculty. None of the existing buildings is being demolished--the subterranean performance room will be excavated beneath the outdoor playfield. A minor modification is needed for merely 135 sf of extra lot coverage in the R2 zone (i.e., 45.29% as compared with 45%). (SMMC § 9.43.020(B)(3).)
The existing parking, classrooms, student enrollment, playfield, and building design were approved in 1996 (DRP 95-003; CUP 95-012; Variance 95-022) when the size of the campus was expanded onto the adjoining lot (after the 1994 Northridge Earthquake resulted in the demolition of an apartment building that was red-tagged).
As an outgrowth of that expansion, Carlthorp School funded the installation of doublepaned windows in the Coral Gables apartment building next to the School’s new 1 There will remain an existing multi-purpose room used for classroom instruction purposes.
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playfield. Those apartments continue to be protected by double-paned windows. The appellant resides in one of those apartments.
New Roof Deck Play Court. We all are keenly aware of the benefits of outdoor play space at schools for our youth. To help minimize sounds of school children playing on the new roof deck, the deck will be encircled with an 8’ tall parapet wall for the neighbors. The height of the parapet wall does not exceed the 30’ height limit for the R2 zoning district. And consistent with the Zoning Ordinance, there will be netting installed above the parapet wall to catch stray balls.
To evaluate the effectiveness of the parapet wall’s sound attenuation, an extremely well-qualified acoustics engineering firm (http://www.veneklasen.com/) 2 has
calculated the potential acoustical impact of the outdoor roof deck to ensure that the school use will not exceed the Noise Ordinance sound limits for residential zones. (SMMC § 4.12.060.) A copy of Veneklasen’s acoustical report is attached to the Staff Report.
There is no acoustic study that contradicts or challenges Veneklasen’s professional report.
New Underground Multi-Purpose Room. Carlthorp School’s new Multipurpose Room, as the name implies, is a room to be used for various functions that will benefit students, faculty/staff, and parents. From September through June (the academic school year), it will serve the following non-classroom purposes:
Musicals
Student art exhibits
Indoor play area on rainy days
Indoor climbing wall for PE
Student dismissal staging area on “rainy days”
Faculty and staff meetings
Kindergarten graduation
2 Founded in 1947, Veneklasen Associates is one of the largest acoustical consulting firms in the United States. Their technical expertise has been developed through the design of thousands of buildings worldwide, including for civic and governmental agencies, courthouses and public safety, education (K-12, colleges and universities), transportation (including airports and rail), museums and cultural centers, hotels/resorts, studios and entertainment, residential, medical/hospitals, places of worship, etc. They are imminently qualified in this field of expertise.
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Talent show
Special guest speakers for school-wide assemblies
Parent meetings
CPR training for employees
Professional development for faculty
Meeting space for small groups
After-school clubs
Assembling area for community service events
Orchestra practices
Theatrical practice and performances
The availability of school auditorium/presentation space in this new subterranean room has become increasingly important to Carlthorp as the School’s enhanced extracurricular programs and educational presentations continue to evolve. Currently, Carlthorp’s smaller existing MPR only accommodates a limited number of students at any one time and therefore functions more like a classroom and counts as a classroom for purposes of parking calculations. With the new Multipurpose Room, Carlthorp will continue to host the same school performances and activities on its campus, but in quarters better suited for such presentations. The new Multipurpose Room will not have any impact on the quantity of either the students or faculty attending school, while accomplishing much needed flexibility for extra-curricular scheduling across all gradelevels.
The new Multipurpose Room will realize a more functional presentation layout, and will not resemble a classroom. The existing multipurpose classroom used for such presentations is not configured for viewing school plays, theatrical performances and other similar presentations. With children as young as six years old performing in the existing room, it is difficult for parents in the back of the room to see all of the children.
When the new Multipurpose Room is built, the school will finally have a proper setting for conducting school performances, assemblies and multi-grade level activities.
THE PLANNING COMMISSION DID ITS JOB WELL
AND PROTECTED THE NEIGHBORHOOD
Commissioner Paster correctly explained that approving the Carlthorp applications allows the City to impose more protections for the surrounding residential neighborhood around this elementary school that has remained in this location for 80 years:
I hope that the neighbors appreciate that what Ken [Kutcher] said was right, which is that you are better off having these Item 6.A
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conditions documented in this CUP. That makes them more enforceable and holds them more accountable. And I hope [everyone] appreciate[s] that.
Indeed, to protect the neighborhood, the Planning Commission imposed 81 conditions of approval, including:
The School’s maximum student enrollment is capped at 280 children (i.e., generally 40 students per grade). (Condition 4)
32 bicycle parking spaces must be provided on campus. (Condition 7) Non-school activities are prohibited on the campus. (Condition 4) The new underground multipurpose room is to be used as a performance space and may not be used as simply another classroom. (Condition 17) The 8’ tall parapet wall around the roof deck must be solid/ nontransparent on the west and east ends to protect the privacy of the residential neighbors. (Condition 18)
Decorative murals, artwork or architectural details should be explored with the ARB for the parapet wall enclosing the playcourt, especially on the south facing wall. (Condition 18)
Any lighting installed for the rooftop playcourt must be shielded so as not to produce spillover onto adjacent properties, and such rooftop lighting must be turned off when the play court is not in use. (Condition 18) The School is limited to no more than 18 Special School Events, and no more than 6 Special School Events can occur after school hours without the Planning Director’s approval. (Condition 4)
All invitations for Special School Events at the School must encourage walking, biking, ridesharing and use of public transportation. (Condition 6) Valet parking (for cars and bicycles) must be provided for any Special School Event expected to draw more than 150 vehicles (probably once or twice a year: Grandparents Day and possibly graduation). Valet parking must only use one side of the street. (Condition 6)
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A Parking and Loading Operations Plan (“PLOP”) for the School must be submitted to the City Mobility Division for review and approval. (Condition 5)
The School’s outdoor speakers are to be used primarily for emergency purposes, as well as the daily morning assembly. (Condition 9) The outdoor speakers facing the Goral Gable apartment building will be removed as a result of enclosing the lunch area. (Condition 8) The outdoor speakers will no longer be used for afternoon student pickup; instead, walkie talkies will be used to coordinate student departures. (Condition 10)
Another sound study will be done as soon as the new rooftop play court is constructed and in use. If the new sound measurements are greater than expected, additional sound protection measures will be implemented. (Condition 11)
The School will be required to abide by a Transportation Demand Management Plan approved by the City. (Condition 16)
A Construction Management Plan that includes outreach to area residents and commuters must be reviewed and approved by the City. (Condition 14)
Without violating fire and building codes, the exterior stairwell along the west elevation would be best if it can be screened with a green wall/landscaping. (Condition 19)
A neighborhood liaison will be designated to address any neighborhood concerns related to the school. The liaison’s contact information will be distributed to residents within a 300’ radius as soon as the rooftop play court is finished and annually thereafter. (Condition 12) Commissioner Paster also pointed out the benefits to everyone of Condition 12 in particular:
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and open the lines of communication and really try to get the things fixed that you have [any future] problems with.
Without the project approvals, these neighborhood protections will not be in place for this existing school. We urge the City Council to affirm the Planning Commission approval and deny the lone appeal.
OVERARCHING PRINCIPLES OF CARLTHORP SCHOOL
Carlthorp School is a longstanding educational institution in this community.
Carlthorp School is invested in instilling lifelong core values in its students. Carlthorp School’s approach to student education is imbedded in its mission statement:
Mission Statement
Carlthorp School provides a strong academic foundation in a diverse and nurturing school community that emphasizes respectful values, responsible work habits, and excellence in order to prepare our students to achieve their highest potential in education and life. https://www.carlthorp.org/about-us/about-carlthorp
Carlthorp is also fully committed to the importance of diversity, equity and inclusion:
Diversity, equity, and inclusion rests in every aspect of our community and institution and is the perfect space for our students to learn how to navigate the world beyond Carlthorp. No matter who you are, it doesn’t happen without each member of our community. We actively seek opportunities for our community to join us in openly sharing their authentic self and the experiences they bring that will continue to make our school a beautiful and diverse place where everyone belongs.
https://www.carlthorp.org/school-life/diversity-equity-and-inclusion
NEIGHBORHOOD CONCERNS HAVE BEEN
THOROUGHLY ADDRESSED
The Planning Commission did its best to address concerns and objections raised by public comments. Concerns that have been expressed are almost exclusively related to noise, parking, traffic, and special events. Those concerns will be addressed by the following:
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A. Noise.
Concerns were raised regarding anticipated sound of students using the outdoor play space on the rooftop along the rear alley. Carlthorp and its architect and acoustics consultant has taken special care to minimize the sound that would otherwise travel to the neighboring properties. The primary protection will be encircling the rooftop play court on all four sides by a solid, noise-blocking parapet wall of at least 8 feet in height.
This solid perimeter wall is akin to the concrete block wall along the west side of the School’s outdoor playfield.
Additionally, the surface of the play court on the roof will be composed of noiseattenuating material (such as a durable rubber surface), and padding will be installed underneath the play court surface to further absorb noise and vibration. This absorption surface is akin to the School’s artificial turf ground level playfield. These physical attributes are being implemented to address concerns related to noise.
Also, the roof deck has been located at the rear of the property along the alley.
And given that the size of the student body will not be increasing, the addition of this outdoor space will disperse the students across more outdoor space, thereby reducing the concentration of their sounds of play and outdoor communication. This will be of overall benefit to the residential neighbors, consistent with the dictates of the Planning Commission’s 1995 conditions of approval #57:
57. The project applicant shall disperse play groups as much as possible to disperse noise sources.
With these measures, a professional noise impact assessment conducted by the acoustical consulting firm Veneklasen Associates concluded that:
Based on study, with such a perimeter wall, the noise levels predicted for the rooftop play court area will not exceed the noise limits of Santa Monica Noise Ordinance at all sensitive receptor residential locations. In Veneklasen’s professional opinion the incorporation of a barrier that is 8 feet tall will ensure full compliance with the residential limits imposed by the Santa Monica Noise Ordinance. (Veneklasen Report,
p. 7.)
Furthermore, in approving the outdoor roof deck play court, the Planning Commission imposed Condition 11 requiring the School to obtain a second acoustical study once the play court is completed and in use to confirm the conclusions of the original study and provide additional noise mitigation if the conclusions turn out to be Item 6.A
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inaccurate. The additional mitigation would need to be proposed within 60 days and implemented within 120 days of the follow-up study.
Additionally, in relation to the 1998 expansion of the School campus, Carlthorp has already paid for the installation of noise-blocking dual pane windows at the Coral Gables apartment building immediately to the west of the School Campus. These windows will further help prevent student activity from the play court from disturbing tenants of the building closest to the roof deck.
Carlthorp and the professional acoustical engineers are confident that the perimeter parapet wall and absorbent flooring on the School’s roof deck will ensure that student activity on the rear roof deck does not disrupt the surrounding neighborhood, but in the event that noise issues do unexpectedly arise, Carlthorp has made a binding commitment to promptly and thoroughly address them in compliance with Condition 11.
B. Parking.
Other concerns have focused on street parking in the area immediately surrounding the School. It is important to keep in mind that the School is not demolishing any of its existing buildings. Instead, it is excavating for a basement beneath part of its outdoor playfield, it is enclosing its lunchroom and needed adding administrative office above the enclosed lunchroom, and it is adding an outdoor deck above its rear bank of classrooms. There is no opportunity to add more onsite parking.
As Commissioner Fonda-Bonardi noted, the school is doing its best to make productive and efficient use of all of its campus.
One of the reasons I'm approving this . . . is that this is an attempt to do more with less . . . That's what this is about.
Do more with less, but mitigate the effects on everybody around it.
The School has been in this location since 1942. The Planning Commission granted the School a parking variance in 1996. Those facts are not changing. Without rebuilding its entire campus, the School has no ability to add additional onsite parking.
Instead, despite not being compelled to do so by the Municipal Code’s Transportation Demand Management (TDM) requirements for developers, the School has worked with the City’s Mobility Division to come up with an enhanced Transportation Demand Management Plan (“TDM”) to reduce its car trips as much as possible.
The School’s new TDM plan includes numerous measures intended to reduce the number of employees who travel to campus by car. These measures include incentive programs that will be implemented at considerable expense to the School. The Item 6.A
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TDM plan will reduce employee car travel by requiring the school to provide the following:
Free transit passes for School employees
A local hiring program
A parking cash-out payment for School employees who do not drive cars A 2.0 average vehicle ridership (AVR) target for school employees (instead of the current 1.6)
Transportation information and orientations for new employees 32 bicycle parking spaces
Lockers/shower for school employees
Emergency rides home for employees who bike to work in the event of inclement weather
Bike repair kits
Partnership with Santa Monica SPOKE to provide an annual bike education day for employees and students
The School’s commitment to abide by the TDM plan was formalized by Special Condition #16 of the Planning Commission’s approval.
C. Afternoon Dismissal.
Traffic congestion during the School’s afternoon pickup has also been raised as something that needs improvement. Although the campus improvements have nothing to do with afternoon dismissal, the approval of the improvements provided the Planning Commission with an opportunity to request further improvement to the afternoon pick up procedures, and Carlthorp has agreed to do so. Most significantly, Carlthorp has agreed to incentivize carpooling and thereby reduce the number of vehicles picking students up at the School campus. By far the best way to incentivize carpooling is to allow parents with carpools to be the first to pick up their students, so that is what the School will do.
Specifically, per the new TDM Plan:
To incentivize families to combine rides and trips, the School has agreed to prioritize cars picking up multiple students riders to appeal to the convenience and savings of time for those who do so. This carpool priority will help reduce the number of cars lining up for pickup and further minimize neighborhood impacts. Nothing will motivate a parent like saving them time. So, when School dismissal begins at 3:00 p.m., high-occupancy vehicles will be allowed first in line to pick up their students. Those will be cars that are picking up at least 3 students. All other vehicles will need to wait.
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The TDM plan also includes carefully considered procedures for afternoon pickup intended to reduce wait times and ensure that driveways and alleys are not blocked by queued vehicles. School faculty and staff will manage the staging and flow of parent vehicles in the neighborhood by positioning themselves at strategic locations and serving as traffic flow monitors during daily pickup times. The monitors will be responsible for ensuring that no one’s driveway is blocked during the pickup queuing.
And instead of using the School’s loudspeaker system to announce the names of students whose rides are waiting, Staff will coordinate pickups using walkie talkies with earpieces to reduce noise impacts.
Finally, all dismissal procedures and expectations will be clearly communicated to parents. Parents who violate procedures will be disciplined.
D. Special Events.
Like any school, Carlthorp holds various special events for students and parents.
These events provide opportunities for learning, sharing cultural experiences, family bonding, student presentations and talents, updates on curriculum, and celebration of accomplishments and the joys of education. These include the School’s Halloween Parade, African American History Celebration, Lunar New Yar Celebration, La Fiesta Latina, International Day, ArtSmart Day, S.T.E.M. Day, Grandparents Day, Kindergarten Graduation, 6th Grade Graduation, and All-School Talent Show.
The Planning Commission imposed Special Condition #4 to address these concerns, limiting the School to a maximum of 18 special events per year with no more than 6 of these events being held after school hours. Project Specific Condition #4 also requires the school to provide notice of special events to its immediate neighbors.
Additionally, Project Specific Condition #6 addresses parking and traffic issues related to special events by requiring:
Automobile valet for larger special events
The use of the School’s parking lot for special event parking All valet parking to be restricted to one side of the street Advance notification to attendees regarding limited parking availability to encourage carpooling, etc.
These limitations and requirements will ensure that the School is able to hold a reasonable number of special events, which are crucial components of student development and school life, without undue disruption to the surrounding community.
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Also, the new Multipurpose Room will allow more of these activities to occur indoors.
To further and more generally address all neighborhood concerns, the Planning Commission also imposed Project Specific Condition #12, which requires the School to appoint an on-site contact person who will serve as a neighborhood liaison to address any concerns that arise in the community. Immediate neighbors of the School will provide annual written notification of the liaison’s contact information.
APPELLANT’S ALLEGATIONS ARE WITHOUT MERIT
The Appellant alleges a litany of zoning code violations and other offenses by the Applicant. The Appellant’s allegations are too numerous, and in many cases too spurious to address one-by-one. As confirmed by both City Staff and the Planning Commission, the School and its proposed improvement project will be in compliance with the Santa Monica Municipal Code, the pertinent requirements of the prior 1996 STOA, and all other applicable regulations.
Carlthorp’s original Planning Commission hearing date was delayed for months so that City Staff could look into the litany of zoning code violations alleged by the appellant. As explained in the Staff Report, his allegations were referred to City’s Code Enforcement Division, which declined to open an investigation.
The Appellant’s remaining objections were communicated to and, where warranted, addressed by City Staff, by the Planning Commission and by Carlthorp in good faith. As explained point by point in Staff Report Attachment E, none of the appellant’s remaining allegations has any merit. This elementary school has been a fixture in this neighborhood for eighty years.
CONCLUSION
Carlthorp School has been located at its current location for almost 80 years.
During this time, the School has enjoyed warm and positive relations with many of its neighbors, and the School continues to have a strong and respectful relationship within the community.
It has been 25 years since the School last updated its campus. The School campus requires upgrades to enable Carlthorp to continue providing a high quality, modern educational program to its K-6 students. These upgrades will not increase student enrollment.
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The School has engaged in productive community outreach and worked diligently to craft a project that is responsive to all legitimate concerns. Except for the minor modification to parcel coverage, the project is fully compliant with all applicable code requirements. Carlthorp’s planned improvements will provide: (i) enhancements that benefit the education of its elementary students (with no increase in enrollment), and (ii) community benefits that will mitigate neighborhood disruption and address the concerns raised by neighbors. The appellant’s views of the School and its plans are skewed and do not generally represent the views of much of the surrounding community.
The City Council should deny the appeal and reaffirm the Planning Commission’s near-unanimous approval of the project. We would like to acknowledge City Staff’s substantial work and thorough analysis of the issues on appeal.
Very truly yours,
Kenneth L. Kutcher
cc: David White
David Martin
Jing Yeo
Stephanie Reich
Regina Szilak
Joe Lawrence
Heidi von Tongeln
Ken Parr
Tarrah Beebe
F:\WPDATA\22270\Cor\CC 2022.02.19.docx
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ANGEL LAW
2601 Ocean Park Blvd., Suite 205
Santa Monica, CA 90405-5269
T e l : ( 3 1 0 ) 3 1 4 - 6 4 3 3
Fax: (310) 314-6434
angellaw.com
February 21, 2022
Honorable Mayor Sue Himmelrich
and Members of the Santa Monica City Council
1685 Main Street, Room 209
Santa Monica, California 90401
Via Email to [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; Re: 02-22-2022 Santa Monica City Council Meeting (Agenda Item 6.A -- Carlthorp School Expansion Project at 438 San Vicente Blvd.)
Dear Mayor Himmelrich and Members of the Santa Monica City Council:
Appellant Steven Salsberg has retained Angel Law to submit this letter on behalf of himself, all similarly situated residents of Santa Monica and all Santa Monica citizens interested in or benefitting from City Council compliance with the Ralph M. Brown Act (Brown Act; Gov. Code § 54950 et seq.), a statute intended “to facilitate public participation in all phases of local government decisionmaking. . . .” (San Joaquin Raptor Rescue Center v. County of Merced (2013) 216 Cal.App.4th 1167, 1176, emphasis added; internal quotation marks & citations omitted.)
On two separate and independent grounds, we request that the hearing on the Carlthorp School expansion project be taken off calendar and re-noticed. First, the February 22, 2022 hearing has been noticed in violation of the Brown Act. Second, staff’s recommended exemption of the project from environmental review under the California Environmental Quality Act (CEQA; Pub. Resources Code, § 21000 et seq.) violates CEQA and the State CEQA Guidelines. (Cal. Code Regs., tit. 14, § 15000 et seq.) Our request serves to enable the City of Santa Monica (City) to properly notice the appeal hearing on the Carlthorp School expansion project and to thus proceed in the manner required by the Brown Act. It will further Item 6.A
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February 21, 2022
enable the City to proceed consistent with CEQA and the State CEQA Guidelines by allowing staff to prepare an initial CEQA study to determine whether a negative declaration, a mitigated negative declaration, or a full-blown environmental impact report is appropriate for the development and uses proposed. The proposed CEQA exemptions are not.
Brown Act Violation
It is of course a central and long-standing requirement of the Brown Act that the legislative body of a local government post, at least 72 hours before a meeting, an agenda containing a brief general description of each item of business to be transacted at the meeting. (Gov. Code § 54954.2, subd. (a)(1).) Government Code section 54954.2, subdivision (a)(1), in pertinent part, states:
“At least 72 hours before a regular meeting, the legislative body of the local agency, or its designee, shall post an agenda containing a brief general description of each item of business to be transacted or discussed at the meeting, including items to be discussed in closed session. . . .
The agenda . . . shall be posted in a location that is freely accessible to members of the public and on the local agency’s Internet Web site. . . .”
(See also id., subd. (a)(2).) Where the City’s elected legislative body, the City Council, is called upon to make a determination or finding concerning CEQA or the State CEQA Guidelines along with the approval of a development permit, such as a discretionary conditional use permit (CUP), the posted agenda must provide public notice of both the proposed determination concerning the development permit and the proposed determination concerning CEQA. (See San Joaquin Raptor Rescue Center, supra, 216 Cal.App.4th at pp. 1169-1170, 1176-1179.)
Here, the agenda for the City Council regular meeting of February 22, 2022 describes the item of business at issue (Item 6.A) as follows:
“Appeal of Planning Commission Approval of Conditional Use Permit and Minor Modification for Expansion of Carlthorp School, 438 San Vicente Blvd New item received 2/18/2022 “Recommended Action
“Staff recommends the City Council deny Appeal 20ENT-0275, appealing the Planning Commission’s approval of Conditional Use Permit 19ENT-0250 and Minor Modification 20ENT0066 for a 7,898 square foot expansion to the Carlthorp School, rooftop playcourt, and 0.29% increase to the allowable ground floor parcel coverage, and approve the requested CUP and Minor Modification, based upon the findings and analysis outlined in this report.” (Bold characters in original.) There is no mention in this agenda description of the proposed grant of a CEQA exemption for the project.1 Yet, the City Council, in the exercise of its de novo review of the Carlthorp School expansion project, must determine both whether to grant the requested CUP and the 1 Remarkably, the notice of public hearing required by Santa Monica Municipal Code section 9.37.050 for all owners and residents of properties within a radius of 750 feet of the school site, likewise, omits any reference to the CEQA exemption. (See staff report, attachment G.) Item 6.A
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Packet Pg. 621 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) Hon. Mayor Himmelrich and Members of the City Council
February 21, 2022
minor modification; and whether the project is exempt from CEQA review (or, instead, requires preparation of an initial CEQA study).2 In fact, staff’s recommended CUP findings show that the City Council will grant the applicant a CEQA exemption should the council approve the project per staff’s recommendations. A CUP finding set forth in the statement of official action (STOA) proposed for the City Council’s adoption states:
“Based on environmental review, the proposed project has no potentially significant environmental impacts or any potentially significant environmental impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project. The proposed project is also categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15331, Class 31 of the State [CEQA] Implementation Guidelines in that the proposed addition to a non-contributor in the San Vicente Boulevard Courtyard Historic District is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (2017), revised by Anne E. Grimmer, and would not cause a substantial adverse change in the significance of the San Vicente Courtyard Historic District.”3
(Proposed CUP finding No. 7 at p. 5.) In other words, the City Council’s consideration of the CEQA exemption is an item of business to be publicly reviewed and acted upon at the appeal hearing and therefore had to be specifically disclosed in the posted February 22, 2022 meeting agenda.
San Joaquin Raptor Rescue Center, supra, 216 Cal.App.4th 1167, offers an apt analogy. There, the planning staff of Merced County recommended approval of a subdivision application, along with a mitigated negative declaration (MND) under CEQA concerning the environmental impact of the subdivision project.
When the project came up for approval by the Merced County Planning Commission, the commission’s posted meeting agenda noticed, as an item of business, the commission’s potential approval of the subdivision application, but did not mention the MND. The court of appeal in San Joaquin Raptor Rescue Center held that this manner of proceeding violated the agenda notice requirement of the Brown Act.
Notably, in the litigation challenging the project’s approval, the county of Merced argued that the agenda notice requirement of Government Code section 54954.2 was satisfied “because the public would have implicitly understood that CEQA documents, if any, would likely be considered at the time of the project’s approval.” The court of appeal rejected this position. (216 Cal.App.4th at p. 1170; see id. at p. 1178 [“Even assuming for the sake of argument that a person could have speculated from what appeared on the agenda (i.e., the project’s approval) that the adoption of the MND might possibly be considered at the meeting, that would not make the agenda legally adequate”; original emphasis].) The court held that “the 2 Staff correctly notes that the City Council’s review of the Planning Commission’s decision is de novo. (Staff report at p. 2.) Indeed, the City Council has the power to “review and take action on all determinations, interpretations, decisions, judgments, or similar actions taken which were in the purview of the original hearing body on the application or project and is not limited to only the original reason stated for the appeal.” (Santa Monica Mun. Code, § 9.37.130 (A)(3).) 3 The proposed STOA further cites Section 15303 of the State CEQA Guidelines (Class 3 categorical exemption) as additional grounds for exempting the project from CEQA review. (Proposed STOA at p. 1.) Item 6.A
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Packet Pg. 622 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) Hon. Mayor Himmelrich and Members of the City Council
February 21, 2022
Brown Act was violated in this case because the Commission took action on the MND when that matter was not expressly disclosed on the meeting agenda.” (Id. at p. 1170.) So, too, here if on February 22, the City Council approves the CEQA exemption -- whether explicitly or implicitly by granting the CUP based on the CEQA exemption findings recommended by staff.
While in this case, the defective notice relates to a staff-recommended CEQA exemption rather than a staffrecommended recommended MND, for purposes of the Brown Act, this is a distinction without a difference. (See id. at p. 1178, fn. 17.) The court in San Joaquin Raptor Rescue Center recognized that issues related to the local environmental effects of a project “often motivate members of the public to participate in the process and have their voices heard.” (Id. at p. 1177.) “Of course, that is exactly what the Brown Act seeks to facilitate.” (Ibid.) “Its purposes include ensuring that the public is adequately notified of what will be addressed at a meeting in order to facilitate public participation and avoid secret legislation or decisionmaking.” (Id. at pp. 1177-1178, citations omitted.) In short, because the agenda posted last week for the City Council’s February 22, 2022 meeting fails to make the disclosure concerning the CEQA exemption determination for the Carlthorp School expansion project, it violates Government Code section 54954.2. Therefore, the appeal may not be heard on February
22. The matter must be re-noticed and the new notice should disclose the proposed CEQA exemption so that all members of the public interested in CEQA review have a fair and meaningful opportunity to address the exemption at the City Council’s de novo hearing on the project.
CEQA Violation
The recommended CEQA exemptions for Carlthorp School’s expansion project are unsubstantiated and erroneous. Staff’s review for exempting the Carlthorp School expansion project from CEQA is cursory and fundamentally flawed. (See CEQA Guidelines, § 15061.)
First, staff’s conclusion that the environmental impacts of adding 7,259 square feet of new development to the existing school size of 38,397 square feet, a substantial, 20.6% increase in size, and of proposing a new rooftop playcourt, all in a residential zone, are not even potentially significant in the construction phase or long-term, is contradicted by the evidentiary record and staff’s own conclusion that “any potentially significant environmental impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project.” (Proposed CUP finding No. 7, p. 5.) And that very conclusion precludes exempting the project from CEQA. “An agency should decide whether a project is eligible for a categorical exemption as part of its preliminary review of the project without reference to or reliance upon any proposed mitigation measures.” (Salmon Protection & Watershed Network v. County of Marin (2004) 125 Cal.App.4th 1098, 1106, emphasis added.)
Staff here appears to rely on what is known as the “common sense” exemption from CEQA. But this exemption is inapplicable unless “it can be seen with certainty that there is no possibility that the activity in question may have a [potentially] significant effect on the environment. . . .” (State CEQA Guidelines, § 15061, subd. (b)(3), emphasis added; see id., § 15382 [“ ‘Significant effect on the environment’ means a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance”].)
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Packet Pg. 623 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) Hon. Mayor Himmelrich and Members of the City Council
February 21, 2022
As for the recommended Class 31 categorical exemption, it is inapplicable on its face. This specific exemption is for “projects limited to maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer.” (State CEQA Guidelines, § 15331, emphasis added.) The Carlthorp School expansion project is just that: a school expansion project -- as described by staff and as proposed by the applicant; it is not a project limited to simply maintaining, repairing, stabilizing, rehabilitating, restoring, preserving, conserving or reconstructing historical resources. Whether the project would or wouldn’t have an adverse impact on the overall character or significance of the San Vicente Courtyard Historic District does not bear on whether the new development and uses that are proposed fit into the narrow confines of the Class 31 exemption in the first place, or, for that matter, into any one of the other two CEQA exemptions cited by staff.
Nor does the Carlthorp School expansion project fit into the Class 3 categorical exemption. According to staff, this CEQA exemption “exempts minor additions to existing schools where the addition does not increase original student capacity by more than 25% or 10 classrooms.” (Staff report at pp. 14-15.) The Class 3 categorical exemption doesn’t even mention schools, let alone the gratuitous numerical criteria used by staff (no increase of original student capacity by more than 25% or 10 classrooms).
The Class 3 exemption does apply to certain existing commercial buildings that do not exceed 10,000 square feet in floor area, and only if the site is zoned for commercial use. (See CEQA Guidelines, § 15303.) However, even if the school were a commercial use, which it is not, the existing school size is almost four times as large as 10,000 square feet (38,397 square feet) and the school site is not zoned commercial or for an institutional use. (This is why a CUP is required for the project.) The 46,362 square foot parcel on which the project is located is zoned Low Density Multi-family Residential (R2). The Class 3 exemption also benefits small residential projects, provided these projects are on land zoned residential. Evidently, reliance on the Class 3 categorical exemption to evade CEQA review for the proposed expansion project would as much be a prejudicial abuse of discretion under CEQA and the State CEQA Guidelines as reliance on the other two exemptions cited in the proposed STOA.
Sincerely,
ANGEL LAW
Frank P. Angel
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Packet Pg. 624 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) Good evening, Mayor and Council Members.
My name is Ashley Stanbury and I teach general music at Carlthorp School. In addition to instructing bi-weekly classes for kinder through 6th graders, I direct the Carlthorp choir, orchestra and theater program.
I would like to comment on the proposed Master Plan, specifically, the new Multipurpose Room that it will provide. Very briefly, Carlthorp's students need a space for performing arts events such as grade show plays, choir and orchestra concerts, talent show, artist in residence events and our annual theater production. These events are not only important to the growth of our students, they continue the traditions put in place since the school's beginnings in 1939. Helping instill confidence in our students is a key objective at Carlthorp.
The current space is woefully inadequate. It is long and narrow with a low ceiling, which is not ideal acoustically. Members of the audience are often unable to see or hear our youngest performers due to these limitations. This is particularly frustrating when proud parents attend performances.
Beyond the performance issue, I would be remiss if I didn't mention the multipurpose room's other essential function. A new multipurpose room that can accomodate our student body is essential for school-related assemblies, special events and to allow our students a space to have P.E. on rainy days.
I fully support the other improvements to the campus, and urge you to reject the appeal that you are hearing tonight. Please let this project move forward. On behalf of the students, faculty and staff at Carlthorp, thank you for allowing me the time to present to you this evening.
Sincerely,
Ashley Stanbury
Carlthorp Music Teacher
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Packet Pg. 625 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 626 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 627 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 628 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 631 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 632 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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6.A.g
Packet Pg. 633 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 637 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 647 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 648 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 649 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 650 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 651 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 652 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 663 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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6.A.g
Packet Pg. 664 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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6.A.g
Packet Pg. 665 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 666 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 667 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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6.A.g
Packet Pg. 668 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 672 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 673 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 684 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 685 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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108 of 269 Item 6.A
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Packet Pg. 686 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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02/22/22
109 of 269 Item 6.A
02/22/22
6.A.g
Packet Pg. 687 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 688 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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111 of 269 Item 6.A
02/22/22
6.A.g
Packet Pg. 689 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 698 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 699 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 700 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 701 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins))
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Packet Pg. 702 Attachment: Written Comments (5012 : Appeal Planning Commission CUP and Modification for Carlthorp School, 438 San Vicente (75 mins)) Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022