The City has not just incidentally provided an unfair process for me, but has orchestrated the process in an unfair manner. (See additional facts and discussion, below, relating to my responses to Attachment E, #8A – D.)
Due to the above very unfair circumstances, I have had to focus on this statement and organizing and submitting documents for the hearing at the last minute to protect the record and I have thus not had time to notify and remind most of my neighbors who would be interested in attending the hearing. Therefore, it is likely that the turn out in favor of this appeal and against the proposed project will be substantially diminished, as compared to if I had been treated fairly by the City. And, most or all of the Applicant’s supporters are either students (and parents of students) or employees or consultants who the Applicant has paid to attend the hearing and who do not even live in the neighborhood or in Santa Monica.
Some of the few neighbors who I did speak to in passing who live within the notice radius have told me that they did not receive any notice cards relating to this appeal.
Furthermore, this project impacts neighbors beyond the notice radius due to noise, traffic congestion, and particularly parking. The Applicant impacts on-street parking for a distance of multiple blocks because the Applicant has only approximately 34 parking spaces for a faculty of 80 and the parents of 280 children, many of whom park their cars to drop off and/or pick up their children, and for numerous events.
The Staff Report, the City Council STOA, and the City Council Report are all confusing because they make references to exhibits and other documents that are not posted with these reports and on the Agenda and which are not readily available on the Agenda page.
And, these reports make ambiguous references to different sets of exhibits using the same referenced name but are referring to different exhibits. As such, the item is defective and it is confusing. Staff also failed to post crucial pages of Plans that were sent to me but were not disclosed to the public at large.
Staff members violated the City’s ordinances and its policies and procedures, including violating the City of Santa Monica Code of Ethics.
I also submitted an objection to the public notice of this hearing because it didn’t specify that the City Council is ruling on CEQA exemptions. As such, the public will not have an opportunity to adequately question and challenge such exemptions or prepare for that.
For all of the above, and below, reasons the City should postpone the hearing and/or rule in favor of my appeal.
The Planning Commission Hearing Process
One other thing that I found to be very frustrating regarding the Planning Commission hearing process was that after the Staff, the Applicant, and the public presented and spoke, the Planning Commission then addressed some issues and concerns and began
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Packet Pg. 709 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
“solving problems” while simultaneously shutting out the public, particularly considering that utilizing virtual hearings in the manner that it did, the City was preventing the Planning Commissioners from even feeling the mood of the public in response to the Commissioners’ proposals. Some of these “solutions” had not yet been suggested to the in any public filings and the public had not had any notice that such “solutions” would be introduced. Planning Commissioners proposed but mostly imposed “solutions” some of which would cause more problems than they would solve. (See, for example, my discussion (below) regarding landscape screening in my fourth bullet point, in the section named The City Council Report.) For one, I don’t think it was proper for the Planning Commission to have proposed and voted on alternative “solutions” to concerns in a manner that had not been first vetted by the public and that the public was not permitted to provide any input whatsoever. I ask that the City Council not act with expedience on issues that might seem minor but that are very crucial in the lives of Santa Monica residents.
The Applicant’s and Staff’s Parcel Coverage Calculations of the Proposed Project are Incorrect and Exceed the Allowable Limit Under the Code, Including With the Minor Modification that the Applicant Requests
Parcel Coverage Calculations
The Parcel Coverage Calculations, as performed on Plan pages A121-B and A122-B, as revised approximately in March 2021, are inaccurate and substantially understate the actual parcel coverage of the proposed project. Such calculations have several errors.
One such error is that it treats the “Main Level” as depicted on Plan page A121-C as the First Floor and the “Upper Level” as the Second Floor. (See Plan pgs. A121-B, and A122-B.) The “Lower Level,” as depicted in Plan page A120-C, is actually the First Floor – or First Story – and the “Main Level,” as also depicted in Plan page A121-C, is the Second Story. The “Upper Level,” as depicted in Plan page A122-C, is actually a non-conforming Third Story. The “Lower Level” does not meet the definition of a basement, as defined by the SMMC. (See SMMC 9.52.020.0230.) The First Floor Parcel Coverage Calculation is incorrect and inaccurately excludes, for example, the Storage room, as depicted on Plan page A120-B. The Second Floor Parcel Coverage Calculation is also incorrect and inaccurately excludes, for example, the Classroom in the southeast corner of the building and much of the blue-shaded area, as depicted on Plan page A121- B. (I could not find the Plan pages on the City’s Agenda page or in any documents listed and linked on that page that are referred to in this paragraph and in this section, below.
However, such Plan pages were produced by the Applicant in a 9-page pdf set and submitted to the City. These pages show and help show that the proposed project violates the Zoning Code. It is not clear why Staff failed to include such important pages with the Agenda. However, I am submitting these pages along with other materials.) Prohibited Third Story Addition
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Packet Pg. 710 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
Furthermore, the Applicant proposes adding to its nonconforming Third Story, which is strictly prohibited under the Zoning Code. The Zoning Code only permits two story structures in the Applicant’s zone. (See SMMC 9.08.030 (Development Standards) (limiting number of stories in the R2 District to 2 stories).) The Applicant’s Building’s Lower Level is Not a Basement, it is the First Story
In response to my questions, on 4/27/2021 and on 10/19/2021 on the phone, Jing, the Zoning Administrator, unequivocally told me that everything in dark green on Plan page A120-C is all on the same level for any and all purposes and applications and interpretations of the zoning code, including for the definition of a basement. On those calls Jing also unequivocally told me that all of the Dark Blue and the Medium Blue areas on Plan page A121-C are all on one level for all purposes, applications, and interpretations of the zoning code, including for the definition of a basement. On those calls Jing also unequivocally told me that all of the Dark Pink area on Plan page A122-C is all on one level for all purposes, applications, and interpretations of the zoning code, including for the definition of a basement.
As noted, above, the Applicant’s plans, calculations, and the proposal assumes that, what the Applicant refers to as the “Lower Level” as a “basement,” however, in fact the existing building does not have a “basement” as defined under the SMMC.
Basement, is defined by the SMMC as:
9.52.020.0230 Basement. The level(s) of a structure located below Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade, in which no portion of the level directly below Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade projects more than 3 feet above Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade.
Up to 4 wall surfaces of the level directly below Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade may be exposed above Finished Grade, so long as this exposure does not exceed 40% of each of these wall surface areas. Each wall surface area is calculated by multiplying the height by the length of the wall. In addition, the visible wall surface height of these walls shall not exceed 3 feet above Finished Grade, except for an entrance to a garage, which must be designed to the minimum feasible width and not exceed the maximum size requirements set forth in Chapter 9.28, or for any light well or emergency egress as required by the Building Code. A basement shall not be considered a story.
(SMMC 9.52.020.0230.)
Analyzing the First Criterion in the Definition of a Basement First, I’ll analyze the first sentence of Section 9.52.020.0230, which says: “The level(s) of a structure located below Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade, in which no portion of the level directly below Average Natural
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Packet Pg. 711 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
Grade, Segmented Average Natural Grade, or Theoretical Grade projects more than 3 feet above Average Natural Grade, Segmented Average Natural Grade, or Theoretical Grade.” The Applicant utilizes Average Natural Grade (“ANG”) in all of its plans and in its proposal. According to the City’s Zoning Administrator and the plain text of the ordinance, if any portion of the Lower Level projects more than 3 feet above ANG, then the entire Lower Level is not a basement, and would therefore be the First Story.
As can be seen on Plan page A300-B/C, ANG is at 104 and ½ feet (104’-6”), and 3 feet above ANG is at 107 and ½ feet (107’-6”) (104.5’ + 3’ = 107.5’). ANG on Plan page A300B/C is also depicted as a horizontal broken red line. As can be seen on Plan page A300B/C, the Lower Level projects above ANG. Plan page A120-C shows the floor of the Lower Level at 97 and ¼ feet (97’3”), which is 7 feet below ANG. The Lower Level projects all the way to the surface of the floor above it. (SMMC 9.52.020.2320 defines Story as: “That portion of a building included between the upper surface of any floor and the upper surface of the floor next above. . . .”) Looking at Plan pages A120-C and A121-C, it is clearly evident that the Lower Level projects 4 and ¼ feet (or 4’ 3”) above ANG. (See the Dark Blue portion of the Main Level on Plan page A121-C, which displays the floor of the Main Level and upper range of the Lower Level as being 1 and ¼ feet (1’ – 3”) above the Light Blue portion of the Main Level, which has a floor level of 107 and ½ feet (107’ – 6”), which is already 3 feet above ANG (107.5’ + 1.25’ = 108.75’; also, 108.75’ – 104.5’ = 4.25’). Thus, the Kitchen, the Board Room, the Reception Front Office, both of Classroom – 1st Grade and a lot of other space on the Main Level, have their floor at more than 3 feet above ANG and thus, the Lower Level space below it all projects 4 and ¼ feet above ANG, which is more than 3 feet above ANG. Because the Zoning Code’s definition of a basement says that “no portion of the level directly below” ANG may project “more than 3 feet above” ANG, the entire Lower Level is not a basement and is thus the First Story. Jing confirmed this to me on the phone in April 2021.
The Applicant’s plans that were used in their expansion approximately 25 years ago also display the same result. Those plans, Plan page A-5.2.1 (dated May 02, 1997) depicts large portions of the Applicant’s Lower Level as projecting all the way to 108.75’ (108 and ¾ feet), which is 4.25 feet above ANG (108.75’ – 104.5’ = 4.25’). (See also Plan page A-6.2 (dated May 02, 1997.)
Analyzing the Fourth Criterion in the Definition of a Basement The Lower Level, which the Applicant claims is a basement rather than the First Story, is not a basement also because walls of the Lower Level have visible wall surfaces that exceed 3 feet above Finished Grade. The fourth sentence of SMMC Section
9.52.020.0230, defining “Basement,” says:
“In addition, the visible wall surface height of these walls shall not exceed 3 feet above Finished Grade, except for an entrance to a garage, which must be designed to the minimum feasible width and not exceed the maximum size requirements set forth in Chapter 9.28, or for any light well or emergency egress as required by the Building Code.”
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Packet Pg. 712 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
This means that if even one visible wall surface height of a level exceeds 3 feet above Finished Grade, then the entire level is not a basement. Several of the Applicant’s Lower Level walls have visible wall surfaces that exceed 3 feet above Finished Grade. Plan page A120-C, depicts the Lower Level. Three of the walls of the Storage room in the southeast corner of the building all have visible wall surfaces that exceed 3 feet above Finished Grade. (See photos.) The westerly, southerly, and easterly walls of the Storage room all have visible wall surfaces that exceed 3 feet above Finished Grade. (See photos.) The wall containing the entrance to the Lower Level, which abuts the Break Out Room and the hallway adjacent to the Break Out Room on the Lower Level also have a visible wall surface that exceed 3 feet above Finished Grade. (See photos.) Even without the photos, it is obvious that the Storage room in the southeast corner of the building has a visible wall surface that exceeds 3 feet above Finished Grade. Plan page A300-B/C, on the top portion of the page, “E/W Section Through Elevated Court Level Diagram shows 3 feet of the Storage room on the Lower Level above the broken red line – the line that delineates where ANG is – and additional wall surface below ANG down to the surface of the parking lot. That wall of the Storage room that abuts the Existing Parking, as depicted on Plan page A300-B/C, both the 3-foot portion of the wall above ANG and the portion below ANG that is above the surface of the Existing Parking is a visible wall surface that exceed 3 feet above Finished Grade. (The wall of the Storage room, referred to here, is on the western side of the Storage room, even though it is depicted on the right side of the Storage room. That is because the diagram at the top of Plan page A300-B/C is viewed from the North.) What Plan page A300-B/C doesn’t show is that the walls of the Storage room on the South and on the East of the room also have visible wall surfaces that exceed 3 feet above Finished Grade. This diagram doesn’t show that the Finished Grade on the South side of the building where the Storage room is located is almost exactly the same as the Finished Grade where the surface of the Existing Parking lot abuts the Storage room. (See photos.) While it is more difficult to see and access, much or all of the walls on the east side of the building have visible wall surfaces that exceed 3 feet above Finished Grade. (See photos.) The eastern side of the Storage room, as displayed on Plan page A120-C, which depicts the Lower Level, has already been shown, above, to have a visible wall surface that exceed 3 feet above Finished Grade. The Faculty Lounge on the northeast corner of the Lower Level, as displayed on Plan page A120-C, has its entire eastern wall from approximately the floor to the ceiling (approximately 8 feet) with a visible wall surface that exceed 3 feet above Finished Grade. (The photos of the eastern wall of the Faculty Lounge on the Lower Level, accompanying this Supplement, were taken with bushes and a chain linked fence between the camera and the eastern wall and the surface of the abutting Finished Grade, making it somewhat difficult to see; but, if one looks carefully, it is obvious that the visible wall surface on the eastern wall of the Faculty Lounge has several feet, more than six feet of visible wall surface, above Finished Grade.) The Lower Level is clearly not a basement. A similar perspective can also be seen in the Carlthorp School Plans from approximately 25 years ago, page P-3, dated October 22, 1997, and approved under a previous zoning code, 11/12/1997.
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Packet Pg. 713 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
The Lower Level also violates other aspects of the definition of a basement. (SMMC
9.52.020.0230.)
No Basement, Three Stories, Incorrect Parcel Coverage Calculations, Minor Modification Application is Insufficient to Build Proposed Project, and Prohibited Third Story Additions
Therefore, the Lower Level is not a basement as the Applicant asserts. (Perhaps the City’s Planning Department failed to actually inspect the property and instead relied only on the plans in determining that the Applicant’s proposed project satisfied the zoning code.) Instead, the Lower Level is the First Story, the Main Level is the Second Story, and the Upper Level is the Third Story. All parcel coverage calculations are based on the wrong information and are incorrect and thus the public disclosures are all incorrect and the public has not been adequately notified and the City has not adequately reviewed the project. The actual parcel coverage exceeds the amounts being asked for in the Applicant’s application. Additions to the Third Story are being proposed, which are strictly prohibited by the Zoning Code. Staff should not have recommended that the proposed project be approved and the City Council should confirm my appeal and deny the Applicant from being granted approval.
The Proposed Multipurpose Room is a Classroom
The Zoning Code requires additional parking to be added if the proposed project adds even a single classroom. (Please see Appeal Form: Attached Sheets for Case No. 20ENT-0275, Appeal by Steven Salsberg of Case Number 19ENT-0250 (CUP); 20ENT0066 (Minor Modification), at 438 San Vicente Boulevard, at 5 –7 (section titled, The Applicant’s Cover-up and Rationalization of the Additional Classroom Space) (describing in more detail how the multipurpose room will serve as a classroom).
The proposed multipurpose room, in Planning Commission Hearing (11/4/2020) Attachment J, says that it will be used for "Orchestra practices" and "Theatrical practice" and an "Indoor climbing wall for PE" and "CPR training for employees" and "Professional development for faculty." These are all instructional activities involving instructors and students. (Regarding training for employees and professional development for faculty, such activity does involve instructing students, except that in such activity, the employees and faculty members are the "students.") As such, by definition, when any of these activities are taking place, the multipurpose room would be serving as a classroom. The Applicant has repeatedly said, dating back to its initial application in 2019, that it would be conducting such instructional classroom activities in the proposed multipurpose room. All three of those applications, clearly state that the Applicant intends to use the Multi-purpose room for teaching classes.
The Applicant admitted that its proposed “subterranean multi-purpose room” would be used for teaching classes and as classroom space when it said that the proposed expansion would be used for “performances and other K-6 educational activities, which
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Packet Pg. 714 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
include music and performing arts classes.” (See City of Santa Monica – City Planning Division, Discretionary Permit Application, for 438 San Vicente Blvd, for a Minor Modification (not dated or signed), attached sheets Project Description (“Minor Mod Project Description”), at 2.) It made such admission three times in three separate applications over the period of almost a year, relating to this proposed project. (Please see Appeal Form: Attached Sheets for Case No. 20ENT-0275, Appeal by Steven Salsberg of Case Number 19ENT-0250 (CUP); 20ENT0066 (Minor Modification), at 438 San Vicente Boulevard, at 5 –7 (section titled, The Applicant’s Cover-up and Rationalization of the Additional Classroom Space) (describing in more detail how the multipurpose room will serve as a classroom).
The Planning Department added Condition 17 to prevent the multipurpose room from being used as a classroom. However, Condition 17 is unenforceable. The proposed Multi-purpose room is subterranean and any teaching activity would be undetectable and the City continues to refuse to enforce ongoing violations of existing CUP Conditions and SMMC violations at the school. All the more so, the City would not likely enforce Condition 17, which is not visible to the naked eye. Also, Condition 17 is selfcontradictory because it says that the “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.” Attachment J contains multiple uses that are clearly classroom activities, and thus Condition 17 is self-contradictory, and it is unenforceable even if the City’s enforcement agencies had the will to enforce it.
Because the Multipurpose Room is a Classroom, Additional Parking Spaces Are Required
Because the multipurpose room is a classroom, the Applicant must add parking spaces.
Because the proposed project does not call for adding parking spaces, the proposed project does not satisfy the Zoning Code and the Appeal must be accepted and the proposed project must be denied by the City Council.
Parking Issues
From the STOA Conditions that was passed by the Planning Commission in 11/4/2020:
Condition # 6 calls for special planning only for events that are expected to exceed 150 vehicles. That is an absurdly high number for this neighborhood. The School only has approximately 34 parking spaces for its 80 employees. The Condition is all but impossible to enforce.
First, the Condition doesn’t clarify if the expected number of vehicles includes employee vehicles or only additional vehicles. Second, the school can always say that it “expected” fewer vehicles. There is no advance mechanism to assure the neighborhood that reasonable precautions will be made and followed.
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Packet Pg. 715 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
When the Applicant expanded 25 years ago, it obtained its variance on parking, based on statements and information provided to the City, including that it intended to expand its total faculty from 22 people (15 full time and 7 part time) to 32 people (15 full time and 7 part time), which was a comparable percentage increase to their planned enrollment expansion of slightly less than 50% at that time. (See Letter from Arthur L. Kassan, Consulting Traffic Engineer, to Ronald K. Fuchiwaki, City Parking & Traffic Engineer, dated 6/13/1995, at 1.) The Applicant in 1996 received a variance to allow for their parking configuration, which would have been sufficient to support their “planned” staff of 32 people. However, the Applicant’s staff swelled to 80 people after receiving their CUP and variance in 1996. When the Applicant received its variance and its CUP in 1996, it deceived the Planning Commission and the City. When the parking analysis was conducted, the City relied on the Applicant telling the City that it was only expanding to 32 people (including part time employees), rather than expanding the staff to 80 people.
By no means does the Applicant have sufficient parking spaces available to accommodate its needs, and thus heavily burdens its neighbors, in the surrounding blocks and further.
The Applicant violated its commitments to the City regarding faculty size and should not be permitted to expand further. In fact, the Applicant should be required to reduce its faculty to the level that it committed to the City and its neighbors 25 years ago at approximately 32 people. The granting of any expansion should require such a condition.
The Applicant now says, again, that it won't increase its faculty size. Nonsense.
Empirically, the Applicant has demonstrated that it couldn't be trusted to keep its word then; it should not be trusted to keep its word now.
The school’s deficient parking causes faculty and visitors to the school to park in the surrounding neighborhood, taking away space from local residents.
The Applicant has argued in the past, as it did to the Planning Commission, that it somewhat mitigates these parking concerns because it is friendly with a neighboring landlord who leases residents to some of its faculty. Such argument should be completely disregarded because the Applicant does not have an entitlement to use such parking spaces and it is completely possible that in the future, no such relationship will exist.
Noise Concerns
I cannot overstate how much of a burden that the noise that the Applicant generates is upon its neighbors. The noise study that the Applicant presented is misleading. The noise pollution that the Applicant generates disrupts the peace and quiet in the neighborhood in a major way.
Some of the noise concerns are: Children screaming, whistles, P.A. systems and loud speakers, loud noises from vehicles and people congregating in the large open parking lot off the alley (Georgina Place), organized cheering and screaming, outdoor amplified music and rallies. The school also uses “Walkie-Talkies” and whistles, which are particularly grating upon the nerves. Sometimes the Applicant invites musical and other
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Packet Pg. 716 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
groups that bring in their own amplification system. The Applicant should be prohibited from doing any of these.
The Applicant should also be prohibited from bringing in temporary speakers and amplification, such as for an event. The Condition 9 language should be modified to include prohibition of speakers anytime, not to exceed 3 minutes during morning assembly and not at any other time, except for emergencies. Even use of amplified speakers during morning assembly is unnecessary and invasive to the community and should be prohibited.
The noise study that the Applicant submitted cited incorrect decibel limits from the SMMC that were higher than the code actually indicates. The noise study and its analysis and conclusions is flawed and should therefore be disregarded. (See also, discussion relating to Attachment E, #6A – D.) Traffic
Traffic caused from employees and also parents dropping off and picking up children is excessive. Twice a day a line of cars circle the block, double-parked and blocking traffic, creating excessive traffic for vehicles and substantial hazard for vehicles, pedestrians, and animals.
Faculty, parents, and children commonly trespass neighboring properties on their way to and from school.
Sunshine, Sunlight, and Heat
Building the rooftop play court would block sunlight and direct sun from my windows, and reduce sunlight that enters my home. The rooftop play court should not be allowed.
I rely on the sun entering my windows facing the Applicant to grow, ripen, and mature most of the food that I eat. I have a right to that sunshine and sunlight and I need it for my food. The sun in the morning helps to jumpstart the warming of my home, particularly in the late winter, springtime, and the early fall. The sun in the morning also helps to jumpstart me, to ward off Seasonal Affective Disorder, from which I struggle with. The Applicant should not be permitted to build the rooftop play court, or at least not within approximately 40 feet of the western side of the existing building.
Appellant’s Response to Staff’s Attachment E, “Detailed Response to Appeal Statement”
Staff’s Attachment E, “Detailed Response to Appeal Statement” (“Attachment E”), is littered with misleading statements and ignores the actual facts and the law.
Topic 1A) Upper level exceeds parcel coverage: Staff has ignored the fact that the parcel coverage calculations were conducted incorrectly. (See, above, The Applicant’s and
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Packet Pg. 717 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
Staff’s Parcel Coverage Calculations of the Proposed Project are Incorrect and Exceed the Allowable Limit Under the Code, Including With the Minor Modification that the Applicant Requests.)
Topic 2A) Operating detrimental to surrounding properties: Obviously Code Compliance or anyone else failed to inspect or visit the Applicant’s site at night where it would have seen powerful flood lights that shine into neighbor’s windows all night long. I’ve complained to Code Enforcement and to the police numerous times regarding various violations but they never do anything. (See photo.)
Topic 2B) No further permits should be allowed to be issued due to CUP violations: The 95CUP-012, Condition #31 says that if the Applicant “fails to comply with any conditions of the [1996 STOA], no further permits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied.” Staff admits that there are at least two ongoing violations of conditions of the Applicant’s existing CUP (95-CUP-012). These violations (and others) have existed since prior to this century, without any mitigation. Staff is acting irresponsibly by recommending that the Santa Monica City Council ignore the fact that the Applicant is a serial violator of its CUP conditions. Condition #31 is a standard condition in virtually all of the CUPs that the City grants, and I think is a requirement under the SMMC. The Santa Monica City Council should abide by the City’s own policy of requiring compliance before granting any additional entitlements to the Applicant. If Staff were truly objective – as it should be but for which it is obviously not – Staff would not be recommending that the Santa Monica City Council deny my appeal. (See 2E and 2F, below.) Topic 2C) Existing Landscaping exceeds height limits: The trees on the westerly border of the Applicant’s property are planted excessively close together and, thus, are a de facto hedge and/or wall, and exceed height limits.
Topic 2D) Existing plan for pick-up/drop-off does not work: The neighbors should have been directly solicited regarding this issue, before any additional entitlements are granted.
The chain of vehicles that line up around San Vicente Blvd, onto 4th Street, and onto and way up Georgina Avenue for pick-up and drop-off creates a serious safety hazard for the community and causes serious traffic interference for the neighborhood. Drivers of these vehicles commonly violate the Motor Vehicle Code and block intersections to both pedestrian and vehicular traffic. This issue is a very serious matter due to the dangerous and hazardous conditions imposed by the Applicant and because life is so precious. This neighborhood is a very quiet and peaceful residential neighborhood – except for the Carlthorp School.
Topic 2E) Grass surface replaced without approval: In Attachment G (to the 11/4/2020 Planning Commission hearing), the Annotated 1996 STOA, the Applicant admitted that it defied Condition #59 of its existing CUP, essentially disrespecting the City and its neighbors by unilaterally tearing out its grass – that it is required to have and maintain – and replacing it with artificial turf that, instead of emitting fresh oxygen as grass does, emits harmful noxious fumes that adversely affect the health of its neighbors and caused
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Packet Pg. 718 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
my dear sweet mother to suffer and contributed to her demise. The Applicant apparently misled the Planning Commission and the public again, here, by rationalizing and not disclosing the real reason the Applicant replaced the required grass with artificial turf: so that the Applicant could produce noisy outdoor activity all day long instead of only on a limited basis. The Applicant has admitted that it is – and has been for many years – in violation of this condition of the 1996 STOA; Condition #31 prohibits the Applicant from receiving any additional entitlements “until such violation has been fully remedied,” which it has not (with respect to this Condition #59 and other Conditions); and therefore, the Planning Commission should not have approved the Applicant’s proposals. Artificial turf also prevents rainwater from seeping into the soil and down into the water table. (See 2B, above.)
Topic 2F) Obstructed clear view through front fence:
The Applicant is, and has obviously been openly defying its CUP for a number of years on a continuing basis, not in compliance with this Condition. This Condition requires that the front yard fence and landscaping shall be “installed and maintained so as not to obstruct a clear view through the fence.” It is plainly obvious to anyone passing by the Applicant’s parcel in the front on San Vicente Boulevard that the view through the fence is completely obstructed. Photos taken 21 months ago depict that obstructed view. (Please see photos attached to my 5/20/2020 comment letter that were taken on 5/19/2020.) The view today is still obstructed. I have photos taken on the day of the November 4, 2020 Planning Commission hearing, and on 2/20/2022, which prove that the view is completely obstructed. The Applicant is also in open defiance of SMMC Section 9.08.030.F.4., which requires that Applicant’s courtyard “shall be visible and accessible from the sidewalk.” Pursuant to the 1996 STOA, Condition #31, the Santa Monica City Council should not approve the Applicant’s application because the Applicant was not in compliance with its existing CUP. (See 2B, above.) 2H) Inconsistency of prior assertions by applicant regarding student enrollment and number of staff: Staff misunderstands my assertions. I am saying that the Applicant made representations to the City and to the public that it would only increase its employee staff from 22 full and part time employees to 34 full and part time employees and that the City and the public relied on such representations when the process occurred in granting the Applicant its current CUP. The City should require that the Applicant reduce its staff level to approximately the level that it represented to the City and to the public when it was granted its current CUP. If any entitlements are granted to the Applicant, such entitlements should be conditioned upon limiting Applicant’s staff to approximately 34 people. And, certainly any language in any conditions should not prevent the public from asserting these issues in the future. In other words, any entitlements and conditions should not say or imply that the Applicant may have a staff level as high as any specified number above approximately 34 people. 3A) Number of stories: Staff overlooks the fact that the Lower Level of the building does not meet the code requirements to be a basement and is therefore a three-story building. (See section, above, named The Applicant’s and Staff’s Parcel Coverage Calculations of
9.A.p
Packet Pg. 719 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
the Proposed Project are Incorrect and Exceed the Allowable Limit Under the Code, Including With the Minor Modification that the Applicant Requests.) 3E) Offices within apartment: This conversion occurred for several years earlier this century and through much of the last decade. (I did not say that the conversion was still ongoing. They closed those offices probably in preparation for their current application.) I referred to that conversion to illustrate that the Applicant has disrespected and flouted the Planning Commission and the laws of the City and to suggest that the Applicant is cavalier regarding respecting City ordinances, its CUP conditions, and its neighbors. 3F) School did not engage in neighborhood outreach: There was a public meeting, which I went to, but the meeting was very brief, substantially shorter than had been announced.
I had various questions that I raised after the meeting but still within the scheduled time.
Before I had an opportunity to ask all of my questions, several other members from the public that had remained and I were all asked to leave. I, not the Applicant, reached out by calling Tim Kusserow a few months later to discuss the project, but that was like speaking with a block wall. A few neighbors and I later arranged a conference call with Mr. Kusserow (or possibly someone else at the school), but that experience was also fruitless. Mr. Kusserow left the call after a short while and I was not permitted to even speak during the call. I later reached out to the Applicant’s law firm, who responded by having Melissa Sweeney contact me. But she had no authority to consider actual public concerns. She told me that she would get back to me but she didn’t, even after I subsequently tried to reach her. I am not aware of any other so-called outreach. The only public outreach was a perfunctory effort to present minimal information to the public. It was not true public outreach because there was zero receptivity by the Applicant regarding any and all public input. The Applicant was completely dismissive of any public input. It is disingenuous to describe the Applicant’s contact with the public as actual “outreach.”
4A) Parking requirement for classroom vs multipurpose room: The Staff here has it backwards. The Applicant has provided a description of the multipurpose room, which clearly states that it WILL be used as a classroom. (See section named The Multipurpose Room is a Classroom, above; and see, Appeal Form: Attached Sheets for Case No. 20ENT-0275, Appeal by Steven Salsberg of Case Number 19ENT-0250 (CUP); 20ENT0066 (Minor Modification), at 438 San Vicente Boulevard, at 5 –7 (section titled, The Applicant’s Cover-up and Rationalization of the Additional Classroom Space) (describing in more detail how the multipurpose room will serve as a classroom). ) And, Condition #17, which purportedly is intended to deal with this issue is self-contradictory and unenforceable. (See id.)
6A) Noise and privacy: The mitigation measures that are proposed are inadequate and in some respects aggravate the problem. (See above, Noise Concerns.) 6B) Noise is excessive when windows are open: This is an example how Staff is only concerned with whether the Applicant is in compliance with the “letter” of the existing CUP and its conditions, as opposed to the spirit of not imposing upon its neighbors and
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Packet Pg. 720 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
the community; or if it can artificially justify the bending or actual breaching of the existing CUP and its conditions. Here, double-paned windows were proposed, when the existing CUP was created, for some of the Applicant’s neighbors, to mitigate the outrageous noise created by the Applicant. However, such measure is completely ineffective during warm and hot days when it is necessary for such neighbors to open windows for air circulation. That amounts to more than half of the school year (plus summer school). I’ve been raising this issue throughout the process these past two years, but the Applicant, Staff, and the Planning Commission have ignored this issue. The City Council should not grant any additional entitlements until the Applicant and Staff actually and sincerely reach out to its neighbors and solve this issue. For more than 20 years this has been a major problem. I have complained numerous times to the Applicant and to law enforcement and nothing has ever been done to mitigate this extremely imposing problem. Children at random suddenly scream with high-pitched voices as loud as they can. Adults suddenly blow whistles, lead organized and synchronized cheering, and use walkie-talkies that grate the ears and nerves. The P.A. system suddenly is utilized. Without advance notice, suddenly an event occurs with amplified music, singing, talking, yelling and cheering. All of them randomly and suddenly yell at the top of their lungs. All of this causes enormous stress on the nerves, prevents concentration, and prevents speaking on the phone. And, for the size of the space and the proximity to its neighbors in this otherwise quiet and peaceful neighborhood, the Applicant very unreasonably imposes itself upon its neighbors and the Planning Department and the City has made unfair rationalizations on behalf of the Applicant. 6C) Excessive noise: This is another example how the existing CUP conditions were not well planned. The existing Condition #56, which requires staggering of playtime, is part of the problem. It would be better to have all playtime occur all at once and get it over with, rather than have it be loud throughout almost the entire day, as is the case now.
That way, on warm and hot days, windows could at least be open part of the day, rather than forcing neighbors to swelter and suffocate the entire day. And, this could occur on a set schedule so that neighbors could have control over their day, rather than the school controlling the neighbors’ days. The City should reverse this condition to require the Applicant to have all playtime coordinated during shorter portions of the day on a set schedule.
6D) Excessive noise: The existing Condition #57 requires playgroups to be dispersed.
However, the opposite is occurring during loud organized cheering. Also, I don’t see how the noise could be much worse so probably the Applicant is not adhering to this condition in other ways.
7A) Privacy impacts: See my fourth bullet point under The City Council Report, relating to page 8 of that report. Also, as I’ve said before in another earlier submission: Faculty, parents, and children commonly trespass neighboring properties on their way to and from school.
8A) Documents withheld: I still have not received all of the documents that I have requested from the City pertaining to this appeal
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Packet Pg. 721 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
8B) Questions not answered:
Staff asserts in its Response to 8B in Attachment E that “Staff has responded to questions during multiple phone and virtual meetings with multiple staff members.” Such statement is grossly misleading. Since I filed the appeal, there were three – and not more than three – phone calls since I filed the appeal when I presented substantive questions.
The first phone call was on 4/14/2021 with Jing Yeo. Most of that call dealt with my asking a threshold question that had to be asked before I could move to the actual questions that I needed to ask. However, Jing was stuck on giving me an answer that defied geometric logic and fundamental rules of geometry, math, and physics. (She was stuck on the notion that a “level” of a structure was based on a single point in such structure and that there were infinite numbers of “levels” related to the corresponding infinite points in a structure. Such notion defies geometric logic and fundamental rules of geometry, math, and physics because a level cannot exist in a single point, or stated another way, in zero dimensional space.) We ran out of time for that call so I asked her to think about it and we’d pick that up on the next call, which we planned for 4/27/2021.
Almost as soon as we began speaking on 4/27/2021, Jing had already come around to my way of thinking.
There was some important progress that I made in asking my questions during those two calls in April and one important question (or group of very similar questions) that was answered on 10/19/2021, which covered only about five minutes of that call in October. (Some of the detail of those answers has been explained above.) But almost everything else about the call on 10/19/2021 was a waste of time, whereby Jing outright refused to answer my questions. There was a trail of thought that I was taking Jing down using diagrams from the Plan pages, in which I was leading her to questions that I was trying to ask and she was finally being receptive. However, David Martin had set that call up with him, Stephanie Reich, and Gina also on the call. I need and needed specific questions answered regarding the zoning code and Jing is the Zoning Administrator, who has the responsibility to explain and clarify the zoning code. My questions were directed at Jing and not Stephanie. However, as I explained to David Martin in my email of 10/29/2021:
“However, my questions are of the nature, which are for the Zoning Administrator, particularly because some of my questions are complicated, and about complicated issues and definitions.… Jing is the Zoning Administrator – not Stephanie. . . . [I]t is her responsibility to make these determinations, and yours I guess as the Director. Multiple times Stephanie disrupted the flow of my questions and descriptions, interrupting because she had difficulty following along, as she indicated. [And, e]ach time Stephanie interrupted, it was just as I was about to get [to where I needed Jing to go in her mind and with the diagrams for me to ask my questions].”
Thus almost all of the 10/29/2021 conference call was a waste of time and I still hadn’t gotten to ask my questions.
9.A.p
Packet Pg. 722 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
Staff’s Response to 8B in Attachment E that “Staff has responded to questions during multiple phone and virtual meetings with multiple staff members” is grossly misleading.
Staff’s assertion, in its Response to 8B in Attachment E, “staff has provided written correspondence to comprehensively answer all questions” is absolutely and brazenly FALSE. Staff has stonewalled me and refused to answer my questions, while simultaneously attempting to cram down a hearing down upon me. I began requesting that the Zoning Administrator, Jing Yeo, answer my questions more than 13 months ago in early January 2020. She was very busy for a couple of months and then I had an injury that delayed a couple weeks. In April 2021, Jing and I got off to a good start in phone calls on 4/14/2021 and 4/27/2021, whereby we resolved to continue the process by email.
On 5/12/2021, I sent her an email with various questions and requests for confirmations of what she had told me during April on the phone. She told me that I would receive answers within or shortly after a couple weeks. I followed up with approximately a dozen emails and phone calls when she was not forthcoming. Jing went completely dark on me, failing to respond in any way whatsoever. After that, the only times Jing contacted me was by email and then only after I would explain the circumstances to the City Manager (first John Jalili and then David White) and that I wasn’t getting my questions answered. My first contact with the City Manager, John Jalili, was in early July 2021, and Jing followed up with an email addressing some of my questions. But her answers were vague and opaque and mostly not on point and incomplete. For more than the following seven months, I would promptly reply to her emails regarding my questions, asking her to actually answer my questions. But she would not respond to my email replies, unless and until I contacted the City Manager again, and then and only then would she reply to my emails. I also attempted to reach out to David Martin, the Director of the Planning Department, with numerous emails and phone calls, attempting to get him to motivate Jing to properly answer my emails. The only times David Martin got back to me was shortly after I contacted the City Manager. Additional detail is explained, above, in the section discussing the unfair process. (The email strings with Jing Yeo and David Martin, since 5/12/2021, are being included along with this Supplement.) Staff’s assertion, in its Response to 8B in Attachment E, “staff has provided written correspondence to comprehensively answer all questions” is absolutely and brazenly FALSE.
8C) Premature Planning Commission hearing: “Multiple hearing delays were granted” implies that such delays were granted due to my causing that to be necessary. All delays relating to the Planning Commission hearing were due to the City choosing on its own to delay the hearing date or because the City had failed to follow through on commitments to provide me with information, answers to questions, and documents. Almost all of the delay occurred due to the City’s own choosing for its own reasons. The two delays relating to the City not following through on commitments to me was only one week in May 2020 and approximately two weeks in October 2020, and I still had not received all of the documents that I had asked for when the hearing was held on 11/4/2020.
9.A.p
Packet Pg. 723 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
Staff’s assertion, in its Response to 8D in Attachment E, “Multiple hearing delays have been granted” is very misleading. Any and all delays in bringing this matter before the City Council is due to delays caused by the City, except for an approximately two week delay that I needed due to an injury that I suffered in late March 2021. All other delays in this process were due to Jing Yeo, the Zoning Administrator, being too busy to answer my Zoning Code questions during the winter of 2021, and then since 5/12/2021, her refusing to respond to me and her answering my questions and requests for clarifications and confirmations of oral statements in a vague, opaque, unspecific, and off the point manner and also her refusing to answer my questions. (See detailed discussion in response to 8B and in discussions above relating to the unfairness of the process and attached email strings with Jing Yeo, David Martin, Regina Szilak, and David White.) 8D) Requested appellant to confirm February 22, 2022 appeal hearing date on November 29, 2021: The City here makes a false and misleading statement. The City notified me weeks after setting the 2/22/2022 hearing date and weeks after notifying the Applicant that the hearing date had been set for that date. The City’s email on 11/29/2021 did not ask me to confirm the 2/22/2022 date for the hearing; it only mentioned 2/22/2022 as a potential hearing date. I responded on 12/8/2021, rejecting such date by indicating that setting a hearing date at that time was “premature and grossly unfair until I have had the opportunity to have my questions and requests for clarifications properly addressed and fully vetted.” I was not notified that the City wanted to proceed with 2/22/2022 until 2/1/2022, which was weeks after the City had notified the Applicant that that was a set date and more than 10 days after I first started requesting that the City confirm or deny whether that date had been set based on rumors I had heard. (See submitted email strings with Regina Szilak, Jing Yeo, David Martin, and David White.) And, I didn’t really know that 2/22/2022 would be the hearing date until 2/17/2022. (See email strings with David White, and particularly my email to David White, dated 2/18/2022.) The City deceived me and misled me and failed to properly notify me as to the hearing date and gave substantial deference to the Applicant against my interests as the Appellant, and the City has done that throughout this process.
The City Council Report
The City Council Report states in the context of “the impact of loading/unloading and parking on the surrounding neighborhood[, that] [n]o new parking impacts are associated with the current proposal.” (City Council Report, at 7.) That is an absurd finding. The Applicant has said that it intends to hold music and dance performances in the proposed multipurpose room. The multipurpose room will at times serve as an auditorium/theater with a substantial capacity. And the addition of the proposed multipurpose room and the proposed rooftop play court will add substantial space for events that are more intense than are currently held. The Applicant will be able to host larger crowds of visitors, which would require larger numbers of staff to monitor the events. At large events, the Applicant might choose to even hire temporary workers for the event, particularly if valet parking is permitted, which is a very bad idea. The school already commonly hires (or invites) musical bands and other performing arts, and various other services when it
9.A.p
Packet Pg. 724 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
conducts events. The school will likely hire catering services. All those people have to park somewhere if they drive there. All of these people will impact parking needs that will impact the community and the surrounding neighborhood. There are many other examples that would impact the neighborhood.
The City Council Report describes conditions to “provide concrete direction and guidance to further … dialogue” with the neighborhood. (City Council Report, at 8.) Those conditions are joke:
A school appointed liaison would not accomplish anything. For decades I have reached out to head administrators at the school and asked them to limit noise and with numerous other problems. They never do anything and only offer excuses.
I’ve complained many times to the police and to Code Enforcement and nothing ever gets solved. A school appointed liaison would work for the Applicant and have no authority that the neighborhood could rely on to represent our interests. Netting surrounding the upper-level play court would be ugly, as would the 30+ high wall surrounding the play court, and it would exceed the height limit in the zoning code.
As discussed, above, the Conditions (Condition 17) is self-contradictory and unenforceable and would not ensure that the multipurpose room would not be used as a classroom.
The landscape screen does not solve privacy concerns; it aggravates privacy concerns. That “solution” is outrageously horrible for residents in the adjacent residential building across from that area of the school and would fail to protect the privacy of such residents. It would only serve to protect the privacy of the school but would do the opposite for those residents. Landscape screens are opaque from a distance but are semi-transparent when someone is up close. Such screens tend to have openings and develop tears (both minor and major) that are completely transparent, and they tend to degrade over time, thus reducing their opacity. Therefore, anyone at the school going up and down the stairwell or anywhere close to the screen could peer and stare into the opposing windows on the east side of the adjacent residential building. And, people inside those residences would not even be able to detect that someone is peeping into their windows, thus creating the constant concern and anxiety that someone (or even a hidden camera) could be watching at any time. Such “solution” is an invasive disruption to the privacy of the people in the adjacent building. The solution is very simple: Don’t allow the rooftop play court to be built. Short of that, don’t allow the stairwell on the western perimeter to be built. Short of that, require the stairwell to be fully enclosed with walls, or at least a wall on the outside side of the stairwell that is at least 7 feet high.
The Applicant should absolutely not be permitted to have valet service. It would create enormous stress on the neighborhood and only compound the parking and traffic impact on the neighborhood.
9.A.p
Packet Pg. 725 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
STATEMENT OF STEVEN SALSBERG, APPELLANT February 22, 2022
The City Council Report when in reviewing my Appeal Statement fails to consider issues brought forth here in this statement and additional issues that I still wish to formulate and present because:
The City refused to answer my zoning code questions after having committed to me that it would answer such questions sufficiently in time for me to provide additional follow up questions that build on such zoning code questions, and sufficiently in advance of scheduling a hearing date. (See above.)
The City also failed to fulfill my information requests, and in a timely manner.
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Packet Pg. 726 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning
9.A.p
Packet Pg. 727 Attachment: ADD-TO_Appellant Supplemental Materials Part 3 - Statement of Steven Salsberg Appellant 2-22-2022 (5154 : Appeal Planning
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9.A.q
Packet Pg. 728 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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9.A.q
Packet Pg. 729 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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9.A.q
Packet Pg. 730 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 731 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 732 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 733 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 734 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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9.A.q
Packet Pg. 735 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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9.A.q
Packet Pg. 736 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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9.A.q
Packet Pg. 737 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 770 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 771 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 772 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 775 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 780 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 781 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 784 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 786 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 788 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 789 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 790 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 793 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 796 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 799 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 800 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 801 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 805 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp
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Packet Pg. 806 Attachment: ADD-TO_Appellant Supplemental Materials Part 4 (5154 : Appeal Planning Commission CUP and Modification for Carlthorp Appeal 20ENT-0275 of 19ENT-0250 and 20ENT-0066 438 San Vicente Blvd.
THIRD APPEAL STATEMENT OF STEVEN SALSBERG, APPELLANT –
PROCEDURAL ISSUES May 9, 2022