When Step Up on Second announced plans to purchase residential property in a multi-family Sunset Park neighborhood to use as a transitional living facility for young adults suffering from mental illness, neighbors put up a stink.
Neighbors were shocked to find out that congregate housing, group living homes, hospice facilities, senior housing, transitional housing and 100 percent low income housing projects are permitted in almost all multi-family neighborhoods without public review (SMDP, Nov. 20, Page 4).
Many developments are already approved administratively behind closed doors because they meet city zoning codes. Many multi-family housing projects are not subject to public input unless they go before Architectural Review Board for approval of cosmetic issues like exterior wall color, landscaping or signage. Substantial architectural changes in code-compliant projects are not in the public purview. Further, city planning staff can even make substantial changes to cosmetic alterations approved by ARB after public input.
It’s surprising how much, over the last few years, the people have been denied review and comment on all development here in Santa Monica, not just affordable housing projects.
The planning commission is holding a public meeting on Wednesday, Dec. 6, on a proposal to replace an interim ordinance with a permanent ordinance that would exempt “affordable housing projects consisting of not more than 50 residential units from any requirement to obtain Development Review permits and/or Conditional Use Permits.”
Three examples of these overly large, “affordable housing projects” currently under construction and permitted under an interim ordinance are up for review before the planning commission this Wednesday — 26th Street and Santa Monica Boulevard, the 1400 block of Broadway and at Main and Pacific streets.
Exemptions attached to affordable housing projects are in place to make it easier (and more profitable) for developers to build low income housing. The exemptions allow greater massing, higher density, reduced setbacks and reduced on-site parking. They mirror state-mandated standards for low income housing and permit larger buildings with more housing units than in buildings where occupancy is not income restricted.
The reason why we have so much “low income” housing here is because City Hall says it’s addressing the critical shortage of “affordable” housing. But, being that 99 percent of these units are apartments, it’s impossible to ignore the fact that the hundreds of rental units opening annually ensures that the city’s dominant political power — Santa Monicans’ for Renters’ Rights — maintains, even builds, its voter base... but that’s another column.
Presently, low income or “affordable” structures must not exceed the code-specified height standard for the zoning area where the project is to be built. Nevertheless, the size and scale of these projects has many residents concerned. And continuing to restrict public input when making the interim ordinance permanent will further exclude all of us from participating in development issues that affect our neighborhood.
By eliminating public input, development review and the CUP process, the construction of low income apartment projects can be “fast-tracked.” But, are we in such a rush to erect cheap housing that we’d deny public input? Considering the potential size and scale of these projects, why the big hurry to cut off discourse? What must be considered here is community livability and a process wherein neighborhood character is protected and preserved by full public participation in its future.
Zina Josephs, chair of Friends of Sunset Park, said (speaking personally and not for the neighborhood group), “Projects including transient, congregate and hospice housing, low income apartments and homeless shelters should have to go through a review process including notification of neighbors, hearings with public input and require a CUP.”
This all sounds reasonable to me. But, the “permanent” ordinance under consideration primarily affects 100 percent affordable housing projects that can be built in or adjoining a multi-family neighborhood anywhere In Santa Monica. Maybe someone on the Planning Commission or City Council should agendize requiring a CUP and public input on all multi-family housing and these low income, congregate, transitional housing and service usage, too.
You can e-mail comments to City Planner Peter James at
If you don’t speak up now, you can’t complain when that lovely, single floor courtyard apartment next door becomes a housing project with 40-foot high stucco walls that block your air and light.
Originally published in the Santa Monica Daily Press print edition on December 4, 2006. Read the original PDF.