SR-5-A
C/ED:SF:AS:nh
Council Mtg: July 14, 1987
i/oz~fP! ~
tlUll 4 1987
Santa Monica, California
TO: Mayor and City Council
~-A
JUl 2 B lqR7
FROM:
city Staff
SUBJECT:
Appeal of Planning Commission Approval of
Review 358, EIA 834, 730 Arizona Avenue,
25,087 Sq.Ft. Mixed-Use Building with
Commercial Space plus 4 Residential units.
Vito Cetta. Appellant: Karen Blanchard.
Development
Four Story,
Retail and
Applicant:
INTRODUCTION
This report recommends that the city Council deny the appeal and
approve Development Review 358, EIA 834 for a Four story 25,087
sq. ft. mixed use building. The Planning Commission approved the
project by a 5-0 vote on May 4, 1987. Karen Blanchard, owner of
the property at 700 Arizona Avenue, is appealing that decision.
(Attachment A)
BACKGROUND
The four story, 25,087 sq.ft., mixed use project is proposed for
an irregularly shaped 11,750 sq. ft. site on the southeast corner
of Arizona Avenue and Lincoln Boulevard in the Lincoln North Land
Use District.
The ground floor will be occupied by a 3,832
sq. ft. commercial/retail space as well as a 13 car garage
accessible from Arizona. The second and third floors will be
occupied by offices. As originally proposed the fourth floor
.-A.
would be occupied by four residential units. The applicant is
now also proposing as an option that the residential units be JUl 2 8 198
leased as office space. This would increase the amount of office
- 1 -
-/~
Jdli 4~ 19S1
space from 11,197 sq. ft. to 15,725 sq. ft. Two levels of
subterranean parking will also be provided. Both parking levels
are accessed from the rear alley. A more detailed project
description is provided in the May 4, 1987 Planning Commission
staff report (Attachment B). The Planning Commission's statement
of Official Action is contained in Attachment C. The Final
Initial study is contained in Attachment D.
ANALYSIS
The appellant states that the project is "inconsistent and
grossly out of proportion to the existing development in the
area. " The Lincoln North Land Use District is an area under
transition. The Land Use Element, approved in 1984, stipulated
that with Planning Commission approval projects can reach a
maximum height of 4 stories/56 ft. with a Floor Area Ratio (FAR)
of 2.5. By right, proj ects in the Lincoln North district are
permitted a height of 3 storiesj45 ft. with a FAR of 1.5. At a
height of 49 ft. with a FAR of 2.1 the project is below the
maximum that can be allowed, and does not excessively exceed the
basic standard. In addition, the surrounding residential
structures are existing non conforming uses while the proposed
project conforms with the current development standards.
The appellant further argues that the building's 2.1 FAR is lithe
result of a 'donut design' ". If the atrium was included in the
FAR calculation the appellant claims that "the FAR would far
exceed allowable General Plan Land Use Element Development
Standards." In fact, since all the interior walkways have
- 2 -
already been included in the FAR calculations, the addition of
the second floor courtyard and atrium space above only increased
the building's square footage by 2,670 sq.ft. Including this
space changes the FAR from 2.1 to 2.36, still well below the 2.5
limit.
The appellant is correct in noting that should a restaurant or
medical offices locate in the building, the parking required
would be at a higher ratio than the general commercial/office
ratio of 1 space/300 sq. ft. Since the adoption of the Land Use
Element the Planning Commission has consistently required that
medical offices provide parking at a ratio of 1 space/250 sq. ft.
Restaurants currently require 1 space for every five seats. The
Planning commission recognized that the parking as provided could
be inadequate to accommodate restaurant and/or medical office
uses and therefore included a condition stipulating that both
medical offices and restaurants be permitted only with approval
of the parking plan by the Director of Planning. In addition,
the Planning Commission limited the number of restaurants to a
maximum of two.
The applicant is also proposing amending his original plan to
allow the fourth floor use to be either residential or office
space. This would increase the building's office area by 4,528
sq. ft., requiring a total of 8 parking spaces. Seven parking
spaces are currently provided for the apartment use. If offices
were included at the fourth floor the project would continue to
have an excess of 9 parking spaces.
- 3 -
Converting the fourth floor into office space would also increase
the building I s total office space to 15,725 sq. ft. Ordinance
1367 (CCS) requires as a condition of approval that office
developments over 15,000 sq. ft. satisfy the Project Mitigation
Measures specified in the Land Use and Circulation Element. This
may be satisfied by: 1) payment of an in-lieu fee paid to the
City; 2) provision of low and moderate income housing; or 3)
development of new park space on- or off-site. Should the City
council approve this option, a condition of approval must be
added requiring the development to satisfy the Project Mitigation
Measures.
COUNCIL CONSIDERATION
In acting on this appeal the City council may: 1) deny the appeal
and approve Development Review 358 and a Negative Declaration for
EIA 834 with the findings and conditions contained in the May 4,
1987 Planning Commission statement of Official Action or with
such other findings and/or conditions as it deems appropriate; 2)
uphold the appeal and deny the project; or 3) otherwise approve,
conditionally approve or deny the project as it deems
appropriate.
BUDGET/FINANCIAL IMPACT
The recommendations presented in this report do not have a budget
or fiscal impact.
- 4 -
RECOMMENDATION
staff respectfully recommends that the City council deny the
appeal and approve Development Review 358 and a Negative
Declaration for EIA 834 with the findings and conditions
contained in the May 4, 1987 Planning Commission statement of
Official Action.
prepared by: Amanda Schachter, Assistant Planner
Suzanne Frick, Principal Planner
Planning Division
Community and Economic Development Department
Attachments: A. Letter of Appeal by Karen Blanchard.
B. May 4, 1987 Planning Commission staff Report.
C. May 4, 1987 Planning commission statement of
Official Action.
D. April 1987 Final Initial study.
E. Project Plans.
AS:nh
PC/CCDR358
06/26/87
- 5 -
ATT"AC.ttMe.Nr A
'I
ABBITT & BEXXETT
A PfloO""ES5IONAL CO:=t~Cn:~..o.- 0'"
O_ANE ABBITT
ROeERTA eENl"'oW~"TT
,JA.....E:S R WALSH
MAR'K E: l..EI-IMA.....
MITCl-tEl.L ,IJ.. ,JA.CCBS
,JEFFREY r.;:; GIBSON
SUI'-E "00
A~EA CO:::lE 21.3
824-04-71
1212' W1LSt-tIA'E eOuL!::vAR:J
LOS ANGELES. CALIFORNIA 90025
May 22, 1987
Ms. Suzanne Frick
Assistant Director
Office of Planning and zoning
1685 Main Street
Santa Monica, CA 90401
RE: CASE NO. DRJ58
730 ARIZONA AVENUE
Dear Ms. Frick:
ThlS office is pleased to represent Karen Blanchard, the
owner of the real property located at 700 Arizona Avenue,
Santa Monica, California.
This letter is an appeal from the approval action taken by
the Santa Monica Planning and Zoning commission at the
hearing of the above-referenced proposed project on May 4,
1987.
The proposed project is a four-story building without any
setbacks in design (the original proposal contemplated a
setback of the fourth floor, but the developer has
requested a variance from this requirement, which request
has been scheduled for hearing on May 28, 1987). The
existing zoning for the area is C4 which under the Santa
Monica Zoning Ordinance allows for development of three
times the Floor Area Ratio ("FAR") and up to 90' in
height, BUT the General Plan Land Use Element Development
standard~which are controlling, label this site as
Lincoln-North, allowing a maximum FAR of 1.5 and a maximum
stories/height of 3/45'. The exception to these
Development Standards, attainable through site review
only, allows an FAR of 2.5 and a maximum height of 56'.
The approval by the Planning and Zoning commission on May
4, 1987, at which time the Commission also approved a
variance to relieve the developer of the requirement of
conforming to the 15' side and rear setback requirement,
resulted in a development that fills the space both
horizontally and vertically.
ABBITT & BENNETT
A. PROFESS QN,,6.,- C.:lj:;~ORA.~ -OJ>,;
Ms. Suzanne Frick
May 22, 1987
Page 2
This appeal is made for the following reasons:
1) The proposed project is inconsistent and grossly out
of proportion to existing development in the area.
Development along Lincoln Boulevard from Santa Monica
Boulevard to wilshire Boulevard, and along Arizona Avenue
from Ocean Avenue to the Hospital Zone consists of one-
and two-story buildings. The buildings immediately
surrounding the proposed site are one-story residential,
two-story residential, one-story commercial, and two-story
commercial. The only exceptions are the old GTE building
on 7th street, which is four stories, and a four-story
building on the northwest corner of 6th and Arizona, which
is severely stepped back in deslgn. The two other newly-
constructed buildings in the area on Wilshire and 7th
street, and Arizona and 7th Street, are three and two
stories respectively. The proposed project's four-story
box design with one rounded corner, which completely fills
the lot and towers above its neighbors, is not in scale
with existing building proportions in the communlty.
2) The FAR, legally described as 2.1 to 1, is the result
of a "donut design" (an atrium) which gives an open
feeling to users of the proposed project at the expense of
the community at large. If the actual area within the
exterior walls of the building was calculated to determine
FAR, the FAR would far exceed allowable General Plan Land
Use Element Development Standards.
3) Parking as provided in the proposed development meets
existing standards for normal retail and commercial use.
However, in the event that a restaurant should be located
in the site, which the elevation presented by the
developer of the building indicates is contemplated,
and/or uses should be made of the interior space which
require additional parking (i.e., doctor's office), the
parking provided by the project would be inadequate,
thereby exacerbating the parking problem which already
exists in this community.
~
ABBITT & BElo.~ETT
A P'P''O.,-'::SS.O.....toL Co-I=IPCR.:.T.O....
Ms. Suzanne Frick
May 22, 1987
Page 3
Thank you for your consideration of our request. Please
inform this office of when a hearing on the appeal will be
scheduled.
Very truly yours,
LBfiiiJ
Diane Abbitt
DA: lam
DRA-102
ATTA6ltMENT B
7(2
CITY PLANNING DIVISION
Community and Economic Development Department
MEMORANDUM
DATE:
May 4, 1987
TO:
The Honorable Planning commission
FROM:
R. Ann Siracusa, Director of Planning
SUBJECT: DR 358, EIA 834, Mixed-Use Residential/Commercial
Complex
Address: 730 Arizona Avenue
Applicant: vito Cetta
SITE LOCATION AND DESCRIPTION
The subject property is located at the southwest corner of
Arizona Avenue and Lincoln Boulevard with a frontage along
Lincoln of 100'. The parcel is irregular in shape, with a 35t
wide portion extending 150' along the south side to the alley and
the remaining 65' wide portion extending 100' along the north
side on Arizona. Surrounding uses consist of a I-story
single-family residence to the west directly behind the project,
a 2-story medical clinic to the west (C3) across the 7th Court
alley, a I-story house converted into an antique store and 2
2-story apartment buildings (C4) to the east across Lincoln, a
gas station to the north (C4) across Arizona and a 2-story office
building and a 2 story apartment building (C4) to the south
adjacent to the project site.
Zoning District:
Land Use District:
C4
Lincoln North
Parcel Area:
11,750 sq. ft.
PROPOSED PROJECT
Proposed is a 25,087 sq. ft. 4-story residential/commercial
complex on a site currently occupied by a surface parking lot.
The ground floor includes 3,832 sq. ft. of commercial/retail
space, 3,757 sq. ft. for parking, and 158 sq. ft. of lobby area.
The building would have a total of 11,197 sq. ft. of office space
with 5,945 sq. ft. located on the second floor and 5,252 sq. ft.
located on the third floor. Four apartment units are proposed
for the fourth floor, ranging in size from 1,462 sq. ft. to 900
sq. ft. Each unit will have 2 bedrooms and 2 bathrooms as well as
a private outdoor patio area.
- 1 -
Parking for 67 cars will be provided, 13 at the ground floor,
including 2 tandem spaces, accessed from Arizona, and 54 in a 2
level subterranean garage accessed from the rear alley. One
loading space is located off the rear alley.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proj ect is consistent with the Municipal Code requirements
except for the side yard setbacks of the residential uses as
shown in Attachment A. Section 9117A24 (SMMC) requires that
residences located at the fourth floor provide a 15 ft. rear and
side yard setback. street side yards are exempt from this
provision. The zoning Administrator must grant a variance to
permit side yard setbacks less than the required 15' and an
Adjustment for a rear yard less than IS'. The project is
consistent with the General Plan, SUbject to approval of site
review findings to permit a Floor Area Ratio (FAR) greater than
1.5 and a height greater than 3 stories/4S'.
CEQA STATUS
An Initial study (EIA 834) has been prepared and approval of a
Negative Declaration is recommended. Copies of the Initial study
were distributed to the Planning commission at the beginning of
the 30 day pUblic review period. No comments were received. The
Final Initial Study is attached (Attachment B).
FEES
The proj ect is exempt
Program contained in
Element.
from the Housing and Parks Mitigation
the adopted Land Use and Circulation
ANALYSIS
Consistency with Land Use Element Policies
The proposed mixed use development is consistent with the
objectives and policies of the Land Use Element in that it
enhances the street's pedestrian scale and character by providing
ground floor retail uses at the street frontage. The project's
pedestrian amenities include numerous windows and an open arcade.
Curb cuts are limited 'to maintain the sidewalk continuity. The
subterranean garage, where 54 of the parking spaces are located,
is accessed from the alley. Only the ground level garage, which
is located behind the commercial space and accommodates only 13
vehicles, is accessed from Arizona. In addition, the Land Use
Element encourages residential uses in the downtown area, as well
as uses that provide a transition from the adjacent Downtown
Frame Land Use District.
Parking and Traffic Analysis
As proposed, the project provides more than the amount of parking
required by the Municipal Code. A total of 57 parking spaces are
required, although 67 spaces are provided. Only 21 percent of
- 2 -
the required parking spaces are compact, which is within the 30
percent allowed. The remaining spaces are standard or
handicapped. The project will replace an existing surface
parking lot used by surrounding residents and businesses,
however, the analysis in the Initial study does not show this
parking loss to be a significant impact.
A traffic impact study prepared by Kaku Associates analyzed the
future traffic generation for the proposed project. The study
included traffic anticipated to be generated by projects either
planned, proposed or under construction in the city. The
analysis concluded that the impact of the proposed project on the
local street system would be very minimal. The projected future
condi tions would remain unchanged wi th or without the proposed
project.
Project Design
The project design is low scale with a highly articulated street
frontage. Although the building is 4 stories, the height, 49'6",
is below the 56' maximum permitted. The ground floor retail
space does not extend to the front property line, but provides an
open arcade with landscaped areas. The second and third floors
include terraces and an uncovered entry court. Three of the
residential units at the top floor have private balconies and 1
unit has a large private terrace.
Pending Zoning Administrator Reviews
Subsequent to any Planning Commission approval, the project would
be subject to Zoning Administrator review of a Variance to permit
portions of the side yard setbacks at the fourth floor level to
encroach into the required 15 I setback and an Adj ustment to
permit a rear yard less than 15'. At the south side the building
has 10' setbacks to the balcony and a 13' setback to the
residential units for the first 85 I of the structure. The
remaining 32' of the building is built to the south side property
line. No windows are proposed along this wall. A side yard
Variance would also be required for 17' along the north property
line which abuts the existing single-family house. This portion
of the building is built to the property line, however no windows
are proposed at this side. A rear yard Adjustment would be
required to permit the stairway, elevator, sundeck and a 10 I
portion of 1 unit to be built to the rear property line.
Conclusion
The project, which proposes both pedestrian oriented design
features and residential uses in the downtown area, will
contribute to and encourage pedestrian activity in the downtown
during both daytime and evening hours and is, therefore,
consistent with the policies and objectives of the Land Use
Element.
- 3 -
RECOMMENDATION
It is respectfully recommended that
approve DR 358, EIA 834 with the
conditions.
the Planning Commission
following findings and
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the proposed
project conforms to the standards and policies contained
in the Land Use Element for both the downtown area and the
Lincoln North Land Use District. The proj ect provides
ample pedestrian amenities along both the Arizona Avenue
and Lincoln Boulevard street frontages by including
numerous windows, an open arcade, landscaping, and space
for an active commercial use. Residential uses are pro-
vided at the 4th floor to encourage additional day and
nighttime activity. The maximum height of 491-6" is still
below the maximum permitted height of 561 and the numerous
balconies, terraces and planter boxes reduce the visual
mass of the structure.
3. The existing and/or proposed rights-of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development including off-street parking facilities
and access thereto in that the proj ect provides 10 more
parking spaces than required by the Municipal Code and
that the traffic study concludes that the project will not
significantly impact the amount of traffic on the sur-
rounding streets.
4. The existing and/or proposed pUblic and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
5. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Lincoln North District
as specified in the Land Use Element of the General Plan
and conform to the appropriate C4 standards contained in
the Zoning Ordinance.
- 4 -
SPECIAL CONDITIONS
1. The proposed project shall require that the Zoning
Administrator grant a sideyard Variance and a rear yard
Adjustment at the 4th floor residential level to allow the
building to encroach into the required 15' setback at the
south side and rear yard.
2. The Architectural Review Board, in their review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
3. The required residential parking spaces shall be specifi-
cally identified and marked for residential use only.
Such spaces shall be available on a 24 hour basis for
residential parking only.
4. Any existing driveways and aprons, located on Arizona
Avenue or Lincoln Boulevard shall be removed and the ex-
isting curb cuts replaced with standard curb and gutter
per the specifications of the Department of General
Services.
5.
Ground
public
(S'MMC) .
floor street frontage uses shall be limited to
invited uses as defined in section 9119B.4.a
6. On-site parking shall be made available without cost to
building customers and employees.
7. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unites) on the subject lot,
per and subject to the provisions of section 6670 et seg.
of the Santa Monica Municipal Code.
STANDARD CONDITIONS
1. Plans for final~ design, landscaping, screening, trash en-
closures, and signage shall be SUbject to review and ap-
proval by the Architectural Review Board.
2. 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 substantial conformance
with the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
- 5 -
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. Upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code , Title 24,
Part 2.
5. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the Parking and Traffic
Engineer.
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J.2-4 (S~{C). Re-
fuse areas shall be of a size adequate to meet on-site
need.
7. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.1 (SMMC).
B. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
9. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
10. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation Standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
11. Openable window~ shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
12. Natural light shall be provided in at least one bathroom
in each dwelling unit.
13. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS) , per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
- 6 -
14. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
15. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
16. This determination shall not become effective for a period
of ten days (twenty days for Development Review Permits
and Conditional Use Permits) from the date of determina-
tion or, if appealed, until a final determination is made
on the appeal.
Prepared by: Amanda Schachter, Assistant Planner
AS:nh
DR358
04/29/87
- 7 -
ATTACHMENT A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
Category
Municipal Code
Permitted Use
C4 Zone:
Permits office
uses, retail
uses,
residential
uses permitted
at 4th floor
Height
6 stories/90'
Land Use
Element
Project
Mixed Use:
Retail, Office,
Residential
Lincoln North:
Permits office
uses, retail
uses and
transitional
uses
3 stories/45,
4 stories/56'
permitted with
site review
4 stories/49'-6n
Setbacks
Front yard None Required Same as
Municipal Code
Sideyard IS' souths ide Same as Varies: la' to
residential Municipal Code None
only
Rearyard IS' residential Same as Varies: 33' to
only Municipal Code None
F.A.R. 3.3 1.5 2.1
2.5 with site
review
Parking 57 spaces 57 spaces 67 spaces
- 8 -
ATT~ME~ C.
STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 358, EIA 834
LOCATION: 730 Arizona Avenue
APPLICANT: vito Cetta
REQUEST: To Construct a 4 story, 25,087 Sq.Ft. Mixed-Use
Residential/Commercial Building.
PLANNING COMMISSION ACTION
5-4-87
Date.
x
Approved based on the following findings and
subject to the conditions below.
Denied.
Other.
DEVELOPMENT REVIEW FINDINGS
1. The development is consistent with the findings and pur-
pose of Ordinance 1321 as set forth below.
2. The physical location and placement of proposed structures
on the site are compatible with and relate harmoniously to
surrounding sites and neighborhoods in that the proposed
project conforms to the standards and pOlicies contained
in the Land Use Element for both the downtown area and the
Lincoln North Land Use District. The project provides
ample pedestrian amenities along both the Arizona Avenue
and Lincoln Boulevard street frontages by including
numerous windows, an open arcade, landscaping, and space
for an active commercial use. Residential uses are pro-
vided at the 4th floor to encourage additional day and
nighttime activity. The maximum height of 491-6" is still
below the maximum permitted height of 561 and the numerous
balconies, terraces and planter boxes reduce the visual
mass of the structure.
3. The existing and/or proposed rightS-Of-way and facilities
for both pedestrian and automobile traffic will be ade-
quate to accommodate the anticipated results of the pro-
posed development inCluding off-street parking facilities
and access thereto in that the proj ect provides 10 more
parking spaces than required by the Municipal Code and
- 1 -
that the traffic study concludes that the project will not
significantly impact the amount of traffic on the sur-
rounding streets.
4. The existing and/or proposed public and/or private health
and safety facilities (including, but not limited to,
sanitation, sewers, storm drains, fire protection devices,
protective services, and public utilities) will be ade-
quate to accommodate the anticipated results of the pro-
posed development.
5. The proposed development is consistent with the General
Plan of the City of Santa Monica and the Zoning Ordinance
in that the project will conform to the height, bulk, use
and urban design policies for the Lincoln North District
as specified in the Land Use Element of the General Plan
and conform to the appropriate C4 standards contained in
the Zoning Ordinance.
SPECIAL CONDITIONS
1. The proposed project shall require that the Zoning
Administrator grant a sideyard Variance and a rear yard
Adjustment at the 4th floor residential level to allow the
building to encroach into the required 15' setback at the
south side and rear yard.
2. The Architectural Review Board, in their review, shall pay
particular attention to the project's pedestrian orienta-
tion and amenities; scale and articulation of design ele-
ments; exterior colors, textures and materials; window
treatment; glazing; and landscaping.
3. The required residential parking spaces shall be specifi-
cally identified and marked for residential use only.
Such spaces shall be available on a 24 hour basis for
residential parking only.
4. Any existing driveways and aprons, located on Arizona
Avenue or Lincoln Boulevard shall be removed and the ex-
isting curb cuts replaced with standard curb and gutter
per the specifications of the Department of General
Services.
5.
Ground
public
(SMMC).
floor street frontage uses shall be limited to
invited uses as defined in Section 9119B.4.a
6. On-site parking shall be made available without cost to
building customers and employees.
7. A Park and Recreation Facilities Tax of $200.00 per
residential unit shall be due and payable at the time of
issuance of a building permit for the construction or
placement of the residential unites) on the subject lot,
- 2 -
per and subject to the prov1s1ons of section 6670 et seg.
of the Santa Monica Municipal Code.
8 . Medical off ices and restaurant uses shall be permi tted
only with approval of a parking plan by the Director of
Planning. In addition, the building shall be limited to a
maximum of 2 restaurants.
9. Signs shall be posted at the alley parking garage exit
permitting left hand turns only.
10. The Architectural Review Board, in their review, shall pay
particular attention to the aesthetic treatment, landscap-
ing and/or modulation of the building's west elevation.
11. Bicycle racks shall be required to be provided.
STANDARD CONDITIONS
1. Plans for final design, landscaping, screening, trash en-
closures, and signage shall be subject to review and ap-
proval by the Architectural Review Board.
2. 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 substantial conformance
wi th the plans submitted or as modified by the Planning
Commission, Architectural Review Board or Director of
Planning.
3. The rights granted herein shall be effective only when
exercised within a period of one year from the effective
date of approval. upon the written request of the appli-
cant, the Director of Planning may extend this period up
to an additional six months.
4. The applicant shall comply with all legal requirements
regarding provisions for the disabled, including those set
forth in the California Administrative Code, Title 24,
Part 2.
5. Final parking lot layout and specifications shall be sub-
ject to the review and approval of the parking and Traffic
Engineer.
6. Refuse areas, storage areas and mechanical equipment shall
be screened in accordance with Sec. 9127J. 2-4 (SMMC).
Refuse areas shall be of a size adequate to meet on-site
need.
7. A 5 to 6 foot solid masonry wall shall be provided along
property lines which abut residential property in accor-
dance with Sec. 9127.1 (SMMC).
- 3 -
8. The operation shall at all times be conducted in a manner
not detrimental to surrounding properties or residents by
reason of lights, noise, activities, parking or other
actions.
9. No noise generating compressors or other such equipment
shall be placed adjacent to neighboring residential
buildings.
10. Project design shall comply with the building energy reg-
ulations set forth in the California Administrative Code,
Title 24, Part 2, (Energy Conservation standards for New
Residential Buildings), such conformance to be verified by
the Building and Safety Division prior to issuance of a
Building Permit.
11. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
12. Natural light shall be provided in at least one bathroom
in each dwelling unit.
13. Street trees shall be maintained, relocated or provided as
required in a manner consistent with the City's Tree Code
(Ord. 1242 CCS), per the specifications of the Department
of Recreation and Parks and the Department of General Ser-
vices. No street tree shall be removed without the ap-
proval of the Department of Recreation and Parks.
14. street and/or alley lighting shall be provided on public
rights-of-way adjacent to the project if and as needed per
the specifications and with the approval of the Department
of General Services.
15. Any outdoor lighting shall be shielded and/or directed
away from adjacent residential properties, with any such
lighting not to exceed 0.5 foot candles of illumination
beyond the perimeter of the subject property.
16. This determination shall not become effective for a period
of ten days (twenty days for Development Review Permits
and Conditional Use Permits) from the date of determina-
tion or, if appealed, until a final determination is made
on the appeal.
VOTE
Ayes: Burns, Hecht, Farivar, Nelson, Perlman
Nays:
Abstain:
Absent: Israel
Vacancy: One
- 4 -
---
'.
I hereby certify that this statement of
accurately reflects the final determination
Commission of the city of Santa Monica.
signature
print name and title
STDR358
AS:nh
05/05/87
- 5 -
Official Action
of the Planning
date