remodels, which now will be redrafted and voted on in the coming months.
“We feel it’s a social benefit to the city to remodel properties and improve them, to keep existing structures through remodels, rather than tearing them down and putting up properties that in some way detract from the... age and the ambiance of the city,” Planning Commissioner Jay Johnson said.
The commission looked specifically at what constitutes a “substantial remodel,” a legal distinction that carries an array of practical implications, including everything from increased bureaucracy through hearings and review, to stricter development requirements, like parking and setbacks.
In the end, the commissioners directed City Hall staffers to redraft the ordinance concerning remodels with two major changes. Both are geared to allow property owners to do more work without falling into the category of a “substantial remodel.”
The first includes taking the issue of building foundations out of the complicated planning review process. Commissioners said the issue is structural and not design related, and added that architects and developers will ensure the foundations are fit for their individual projects. The second change allows people to replace whole walls in a normal remodel, so long as the new walls are in the same location and have the same configuration and style as the old walls. Previously, remodels had to retain at least 50 percent of old walls to keep from being considered substantial.
City Councilman Kevin McKeown, who acts as a liaison to the Planning Commission, said it makes sense to give residents some leeway if it means they might consider remodeling rather than demolishing their structures. He added that the change regarding allowing new walls is good for several reasons.
“We’ve had people count on saving walls that turned out to be still standing only because the termites were holding hands,” McKeown said. “When something like that is discovered part way through a good-faith remodel, they shouldn’t lose the whole house if they can put in a new wall in the exact same place that looks and works like the old one.”
Wednesday’s lengthy discussion also included many members of the public, some of whom spoke out on the importance of preserving Santa Monica’s landmarks and other buildings of historical importance. The commission also directed staff to consider allowing proposed remodels to historic buildings go before the Landmarks Commission.
Originally published in the Santa Monica Daily Press print edition on February 9, 2004. Read the original PDF.