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SEP 1 j 1988
CjED:PB:SF:SL
council Meeting: September 13, 1988
Santa Monica, California
TO: Mayor and City council
FROM: city Staff
SUBJECT: certification of statement of Official Action for the
Appeal of DR 427, 1260 Lincoln Boulevard, Segal
Enterprises
INTRODUCTION
This report transmits for City council certification, a Statement
of Official Action for the appeal of Development Review 427 for
Segal
Enterprises'
Lincoln Place project to allow the
construction of a 34,888 square-foot commercial structure at
1260 Lincoln Boulevard.
BACKGROUND
After pUblic hearing and careful review of the record and staff
recommendations, the city Council denied the appeal and upheld
the Planning Commission approval of DR 427 to permit the above
project on August 9, 1988.
RECOMMENDATION
It is respectfully recommended that the city council approve the
attached statement of Official Action which contains findings and
conditions of approval for DR 427.
Prepared By: Shari Laham, Associate Planner
Paul Berlant, Director of Planning
Suzanne Frick, Principal Planner
~-o
SEP 1 3 1988
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STATEMENT OF OFFICIAL ACTION
PROJECT
NUMBER: DR 427, EIA 865
LOCATION: 1260 Lincoln Boulevard
APPLICANT: Segal Enterprises
REQUEST:
Approval of a four-story, 34,888 square-foot com-
mercial structure with a Floor Area Ratio of 2.33
with 122 parking spaces and three levels of sub-
terranean parking.
CITY COUNCIL ACTION
8/9/88
Date.
Approved based on the following findings and
subject to the conditions below.
Denied.
X Other. Appeal denied and Planning commission
approval of project upheld based on the following
findings and subject to the conditions below.
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 proj act
provides numerous landscaped terraces and stepped back
areas and is of a compatible scale, design and architec-
tural character with other new commercial developments in
the vicinity. Pedestrian amenities are provided by means
of frequent arched storefronts, planters along the street
frontages, continuous sidewalks, an articulated facade and
ground floor retail uses.
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 public walkways and entrances
are provided, parking is provided in excess of code re-
quirement and the traffic study concluded that proj ect-
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related traffic volumes will not result in an unacceptable
level of service at any of the study intersections.
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 Architectural Review Board, in its 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.
2. The existing driveways and aprons, located on Lincoln
Boulevard and Arizona Avenue shall be removed and the ex-
isting curb cuts replaced with standard curb and gutter
per the specifications of the Department of General
Services.
3. On-site parking shall be made available without cost to
building customers and employees.
4. All recommendations outlined in the Soil Engineering In-
vestigation report, prepared 9/14/87, shall be implemented
to the satisfaction of the Building and Safety Division.
5. Construction hours shall be limited to 7 a.m. to 8 p.m.
Monday through Friday and 9 a.m. to 8 p.m. Saturday as set
forth in Section 4204 (SMMC).
6. Noise specifications for construction equipment shall com-
ply with the City of Santa Monica Noise Ordinance (Ord.
1406 CCS): contractors shall be required to use machinery
with noise reduction equipment; auger-piling, rather than
pile driving, shall be used to reduce construction noise;
equipment shall be placed as to maximize the distance
between noisy equipment and the property line and proper
planning shall be used to select the quietest way in which
to perform an operation.
7. Noise insulation standards shall be incorporated in the
project design to ensure that noise levels are consistent
with the City's Noise Ordinance.
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8. The project shall incorporate nonreflective exterior
building materials and glazes which comply with Title 24.
9.
The automatic irrigation system
sure landscape watering during
hours to reduce the amount
evaporation.
shall be designed to en-
early morning or evening
of water lost through
10. The project shall conform to any program the City adopts
to implement the City of Los Angeles Ordinance regarding
connections to the sanitary sewer system.
11. A standard hook-up fee shall be paid to the City for water
service.
l2. The developer shall pay a fee to the City to offset any
increased costs for sewage treatment imposed on the
project.
13. Medical office uses shall be prohibited.
14. Restaurant uses shall be prohibited.
15. The Architectural Review Board, in its review, shall pay
particular attention to the parkway treatment adjacent to
Lincoln Boulevard and to the landscaping and planting in
pots on-site to ensure it is attractive.
STANDARD CONDITIONS
I. 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.
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.
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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. 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.
8. 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.
9. Openable windows shall be provided throughout the project,
in a manner consistent with applicable building code and
energy conservation requirements.
10. 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.
11. 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.
12. 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.
13. This determination shall not become effective for a period
of twenty days from the date of determination or, if ap-
pealed, until a final determination is made on the appeal.
14. Ultra-low flow plumbing fixtures are required on all new
development. (Maximum 1.6 gallon toilets and 1.0 gallon
urinals and low flow shower head.)
PROJECT MITIGATION FEE CONDITION
1. In accordance with Ordinance 1367 (CCS), prior to issuance
of a building permit the applicant shall execute an ir-
revocable letter of credit or other form of security ac-
ceptable to the city for the payment of an in-lieu fee for
housing and parks equal to $2. 25/sq. ft. for the first
15,000 sq. ft. of net rentable office floor area and $5.001
sq. ft. for the remaining net rentable office floor area
based upon a total net rentable floor area for the entire
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. .
project of 34,888 sq.ft. This fee will be $133,190.00.
This fee shall be adjusted for inflation by the percentage
change in the Consumer Price Index (IICPIII) between October
1984 through the month in which the payment is made. Upon
mutual agreement of the applicant and the city, the appli-
cant may satisfy these project mitigation measures by pro-
viding low and moderate income housing or developing new
park space on or off the project site. To fulfill this
obligation, an agreement shall be secured in writing by
the applicant and approved by the city Attorney and city
staff prior to issuance of a building permit.
Applicant and the City acknowledge that theground floor of
the development contains 8,328 sq. ft. of net rentable
floor area. It is presently contemplated by the applicant
that only the second through fourth floors containing
26,560 sq. ft. of net rentable floor area will be occupied
for office use. Therefore, upon issuance of the initial
city building permit for tenant improvements for the
ground floor space, the obligation of applicant under Or-
dinance 1367(CCS) shall be reduced by $5.00/sq.ft., as
adjusted for inflation by the percentage change in te CPI
between October 1984 through the month in which the reduc-
tion is made, for that portion of the net rentable floor
area to be occupied for retail use. If at the time of
issuance of such building permit for tenant improvements,
applicant has paid the entire in-lieu fee set forth above,
the city shall within thirty (30) days of the issuance of
the permit refund to applicant the overpayment. If appli-
cant has executed an irrevocable letter of credit or other
form of security acceptable to the City, applicant may
submit a substitute form of security for the reduced
amount and the balance of the unpaid fee (as well as any
installments remaining due) shall also be reduced
accordingly.
VOTE
Ayes: Conn, Finkel, Jennings, A. Katz and Zane
Nays:
Abstain:
Absent: H. Katz and Reed
I hereby oertify that this statement of
aoourately refleots the final determination
commission of the City of Santa Monica.
Offioial Action
of the Planning
signature
date
print name and title
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