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SR-6-G (3) ... , ~--C:) . 1/~2-0tJ& WAY 2 3 1989 C/ED: SF: SL santa Monica, California Council Mtg: May 23, 1989 TO: Mayor and City council FROM: City staff SUBJECT: Approval of Statement of official Action for DR 441, VAR 88-016, EIA 870, 1919 Santa Monica Boulevard INTRODUCTION This report recommends that the city Council certify the statement of Official Action for the above-referenced appeal. BACKGROUND Attached is the statement of Official Action for the 1919 Associates project located at 1919 Santa Monica Boulevard. The project was heard on appeal at the City council meeting of April 11, 1989. The Statement of Official Action lists findings and conditions of approval for the project. RECOMMENDATION It is respectfully recommended that the city Council approve the attached statement of Official Action. Prepared by: Shari Laham, Associate Planner Paul Berlant, Planning Director Community and Economic Development Department Attachment SL PCjCCmemo 05/15/89 lO~ - 1 - MAY 2 3 1989 , ~ '" I STATEMENT OF OFFICIAL ACTION PROJECT NUMBER: DR 441, VAR 88-0~6, EIA 870 LOCATION: 1919 Santa Monica Boulevard APPLICANT: 1919 Associates REQUEST: To construct a four-story, 51,832 square-foot office/retail structure with surface parking and two levels of subterranean parking in the C4 zone. CITY COUNCIL ACTION 4/11/89 Date. X Certification of the EIR and approval of project based on the following findings and subject to the conditions below. Denied. Other. DEVELOPMENT REVIEW FINDINGS l. The development is consistent with the findings and purpose of Ordinance 1321 as set forth below. 2. The physical location and placement of the proposed structure on the site is compatible with and relates harmoniously to surrounding sites and neighborhoods in that the structure will exceed required setbacks on all sides and is of a com- patible height and scale with surrounding development. The site is currently vacant and graded; therefore, no landscap- ing currently exists on site. The development includes a 15' strip of landscaping along Twentieth Street and potential landscaping on terraces facing Santa Monica Boulevard. 3. The existing and/or proposed rights-of-way and facilities for both pedestrian and automobile traffic will be adequate to . accommodate the anticipated results of the proposed develop- ment including off-street parking facilities and access thereto in that the location of access to surface and subter- ranean parking on Twentieth street and the alley will provide adequate circulation, pedestrian walkways will be maintained and adequate parking will be provided to meet the anticipated parking demand. - 1 - . 4. The eX1.stlng and/or proposed public and/or pr~vate healt~ and safety facllities (including, but no~ llmlted to sanitation, sewers, storm drains, tire protection devices: protective services, and public utilities) will be ade- quate to accommodate the anticipated results ot the pro- posed development. s. 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 Santa Monica General Commercial Land Use District as specified in the Land Use Element at the General Plan and with the variance for com- pact parking, will conform to the appropriate C4 standards contained in the Zoning Ordinance. VARIANCE FINDINGS 1. The strict applicaton ot the provisions ot the Zoning Or- dinance would result in practical ditticulti.s or unneces- sary hardships inconsistent with the general purpo.e and intent of the Zoning Ordinance (Article IX, SHMC) in that the numher ot on-site parking apace. exceeds the code re- quirement and the inClusion ot compact parking apace. will not detrimentally atfect the cirrculation and parkinq pat- terns ot the project. 2. The granting ot a variance would not be materially detrimental to the public: welfare or injurious to the property or improvemants in such zone or neighborhood in which the property is located in that similar pro ?~ts in :the past have utilizect compact parking spaces with no signiticant impact on circulation patterns or neighboring properties and that provided parking is in axc.ss ot that rwequired. 3. The grantinq ot a variance i. ....ntlal or d..irable to the pUblic convenience or welfare and not in conflict with the General Plan, and will not be materially detrimental or inj uriou. to the property or im.provements in the im- mediate nelqhborhood in that several project. in the past have incorporated compact parkinq space. with no siqniti. cant apact. and the total nmft~.r of parkinq .pace. pro- vided exce.da the required number. " . Thera ara exceptional cirCUllstance. and condi tion. ap- plicable to the property involved that 40 not apply qene- rally to other property in the sam. zone or neighborhood in that compact parking apace. have b..n historically per- mitted by the City until recently and denial ot a variance . tor compact spaces would r..ult in practical difficulties and unnecessary hardship. inconsistent wi th tha qeneral purpose and intent of this chapter. - 2 .. . I . CONDIT:ONS Plans 1- This approval is tor those plans dated January 3, 1989 a copy ot which shall be maintained in the files of the city Planninq Division. Project development shall be consis- tent with such plans, except as otherwise specified in these conditions ot approval. 2. The Plana shall comply with all other provisions ot Chap- ter 1, Article IX ot the Municipal Code, (Zoning Or- dinance) and all other pertinent ordinances and General Plan policies ot the city ot Santa Monica. 3. Final parking lot layout and specifications shall be sub- ject to the review and approval ot the Parkinq and Tratfic Enqineer. 4. Minor amendments to the plans shall be subject to approval by the Director of Planning. A siqnificant change in the approved concept shall ))e subject to Planninq Commis.ion Review. Construction shall ):)e in conformance with the plans submitted or as moditied by the Planning Commi..ion, Architectural Review Board or Director of Planning. 5. Plans tor final design, landscaping, screening, trash en- closures, and aiqnaga shall be subject to review and ap- pro '1 by the Architectural Review Board. ~L The ArChitectural Review Board, in ita review, shall pay particular attention to the project'. ped..trian orienta- tion and amenitie.; 8cala and articulation ot desiqn ele- menta; exterior colors, textur.s and materials; window treatmant; glazingJ and landscaping. Fees 7. Th. City i. contemplating the adoption ot a Transportation Manaqemant Plan which i. intended to mitiqate tratfic and air quality impacta re.ultinq trom both new and existinq development. The Plan will likely include an ordinance a.~abli.hin9 .itiqation require.ant., inclUding ona-time payaent of t... on certain type. ot naw develop.ent, and annual ta.. to ba paid by cartain type. of amployer. 1n the City. Thi. ordinance lIay require that the owner of the propo.ed proj ect pay such new development te.., and that employers within the project pay such n.w annual em- '. player te.. related to the City's Transportation Manaqe- ment Plan. - 3 - I Constnlction 8. Unless otherwise approved by the Department of General Services, all s~dewalks shall be kept clear and passable during the grading and construction phase of the project. 9. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as deter- m1.ned by the Department ot General Services shall be re- constructed to the satisfaction of the Department ot General Services. Approval tor this work shall be ob- tained trom the Oepartment ot General Services prior to issuance ot the buildinq permits. 10. Vehicles hauling dirt or other construction debris trom the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions. 11. street trees shall be maintained, relocated or provided as required in a manner conaistent with the City's Tree Code (Ord. 1242 CCS), per the specification. of the Department of Recreation and Parka and the Department ot General Ser- vicea. No street tree ahall be removed without the ap- proval of the Department of Recreation and Park.. 12. A construction period mitigation plan shall be prepared by the applicant for approval by the Department ot General services prior to issuance of a building permit. As ap- plic~?le, this plan shall 1) Specity the names, addresses, t.let!.~n. numbers and business license numbers ot all con- tractors and subcontractora aa well a. the developer and architect; 2) Describe how demolition ot any existing structure. ia to be accompliahedJ 3) Indicate where any cranes are to be located tor erection/construction: 4) Describe how much ot the public street, alleyway, or side- walk i. proposed to be used in conjunction with construc- tion: 5) Set torth the enent and nature ot any pile- driving operations; 6) Describe the length and nUlllher ot any tiebacu which .ust extend under the property of other peraon.; 7) Specify the nature and extent of any dewater- ing and ita effact on any adjacent buildings: 8) De.cribe anticipatec:t contruction-related truck route., nmllher of truck trip., hour. of haul inq and parkinq location: g) specity the nature and extent ot any helicopter hauling: 10) State whether any construction actiVity beyond normal- ly permitted hours ia propoaed; 11) Oe.cribe any propo.ed contruct10n noi.. mitigation measures: 12) Describe con- struction-period aecurity measure. inclUding any tencinq, lighting, and .ecur i ty personnel; 13) prov iele a drainaqe plan: 14) Provide a construction-period parking plan which shall minimize usa ot public .treets tor parkinq; 15) List a designated on-site construction manager: - 4 - 13. A copy ot these condi~ions shall be posted in a.n eas:.l.y visible and accesslble location at all times during con- struction at tha proJect site. The pages shall be la~l- nated or otherw1se protected to ensure durability at the copy. Environmental Mitigation 14. Ultra-low tlow plum~inq fixtures are required on all new development and remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and low flow shower head.) 15. Prior to issuance of a Certificate of Occupancy, project owner shall pre.ent documentation to the General Services Oepartment certifying that existing Santa Monica occupancies with toilets installed prior to 1978 have been retrofitted with ultra lOW-flow toilet. (1.6 qallons per flush or l.s.) such that development ot the new proj ect will not result in a net increase in waatewater tlows. Flow trom existing occupancie. which will be removed as part ot the new development may b. deducted trom tlow attriDutabla to tha new d.evelopment it such occupancies have be.n occupied within one year prior to is.uance of a Building Permit tor the propo.ed project. Flow calculations tor new development and existinq occupancies shall b. consistent with quideline. developed by the General Services Department. 16. To mi tiqatt;:. 801 id wast. impact., prior to i..uance ot a Certificate ~ Occupancy, project owner ahall subm.i-e a recycling plan to the Department ot General Service. for its approval. The recyc11nq plan shall include 1) list ot materials such a. white paper, computer paper, metal cans, and glass to be recycled; 2) location ot recylinq bin.; 3) designated recyclinq coordinator; 4) natura and extent ot internal and external pick-up .ervice; 5) piCk-up schedule; 6) plan to intorm tenanta/occupants ot .ervice. Miscellaneous Condition. 17. Th. buildinq addre.. ahall be painted on the root ot the buildinq and .hall meaaure tour teat by eiqht teet (32 .quare te.t). 18. Th. operation ahall at all time. b. conducted in a m.anner not detri.ental to surrounding properti.. or r.sident. by reason of light., noi.., activiti.., parking or other actions. 19. The exterior parklnq area shall be used tor employe. and customer parkinq only and not tor repair or tini.hing work or lonq-term (over one we.k) storage ot vehicl... - 5 - Validity of Permits 20. In the event permitte.e violates or fails to comply ..ith any conditions of approval of this perm1t, no further per- mits, licenaes, approvals or certificates ot occupancy shall be issued until such violation has been fully remedied.. 21. within ten days ot Planninq Division transmittal at the statement of Official Action, project applicant shall sign and return a copy ot the Statement ot Official Action prepared ~y the Planning Division, aqreeinq to the Condi- tions ot approval and acknowledqinq that failure to comply with such conditions shall constitute grounds tor poten- tial revocation ot the permit approval. The signed Stat~ ment shall be returned to the Planninq Division. Failure to comply with this condition shall constitute qrounds for potential permit revocation. 22. This det.rmina~ion shall no~ become .tt.c~iv. tor a period ot tourt.en day. trom the data ot determination or, it appealed, until a tinal determination i. lIa4. on the appeal. Special Condition. 23. On-sit. parkinC? .hall b. aade available without coat to building custom.r. and employ... uneil .uch time as a preferential parkinq district ia established 1n the vicinity ot the site. 24. The project ahall eomply with the South Coaat Air Quality Hangag.-.nt Oistrict (SCAQKD) R.qulation XV, aa conta~ned in Appendix 0 ot the EIR, EIA 870, (Handatory rid.sharing for employers amployinq more than 100 peraona). 25. Santa Monica SOulevare! eaat of 20th street .hall be re. atriped at the developer'. expen.e to accommodate a tota: ot aix lane., including the addition ot an exclusiv riqht-turn pocket on the we.tbound Santa Monica Boulevar approach to 20th str.et it requ..tad by the city Parkin and Traftic Enqin..r. 26. The ex1.tinq traffic lan.. on santa Monica Boulevard we' ot 20th Str.et ahall be r..triped and .hitted southward minimize the potential ort..t r..ult1nq tro. the r..tri ing required on Santa Moniea Boulevard ea.t of 20th Stre it requ..ted by the City Parking and Traffic Engin..r. 27. All internal buildinq syst... and applianc.. shall be ' erqy efticient model. to the eatisfaction of the Build and Safety Division.t - 6 - , , 2 B. When and where reasonably teasible, construction act:'Vl- tie. shall b. screened from residential land uses, con- val.scent hom.., medical treatment facilities and hOspltal recovery rooms. 29. Construction related vehicle. shall avoid using residen- tial streets. 30. All construction equipment shall cont'oI1ll to the noise standards established by the State Occupational Satety and Health Aqency (OSHA). 31. MulCh ahall b. used in landscaped are.. to improve water retention capacity ot aoil, reduce evaporation anmd mini- mize soil compaction and an efficient irrigation system shall be installed in all landacaped areas which minimizes runoff and maximize. retention ot water in plant roots. 32. If any archaeoloqical remaina are uncovered durinq excava- tion or construction, work in the affected area shall be suspended and a recognized specialist from an e.t&bliahed inatitution (e.q: UCLA Depart.ant ot Archaeoloqy) will be contacted to conduct a aurvey ot the aftected. area. A preliminary determination ahall then be made by the City and the .pecialist aa to the 8iqnitieance ot the .urvey tindinq.. All action. taken under thia meaaure shall be in accord with Appendix X ot the State CEQA Guideline.. 33. The final working drawing. ahall include a ..ction showing the buildinq not to exc.ed a hei9~t ot 56 t..t a.bove averaqe grade aa , ,aured tro. the averaqe level ot' the highe.t and low.at point. ot that portion ot the lot covered by the bu1ldinq. 34. Plans .hall be aubmitted to the Architectural Review Board Showing detail. ot the root equip.ent acr.ening, including color., 1I&terial. and. haiqbt. ot .cr.an. 'the applicant ahall endeavor to reduce the heiqht above parapet of the machanical equipaent and related acr.eninq. 35. That no retail, retail tinancial inatitution or medical ottice occupanci.. ahall be peraitted in the dev.lopment due to the related trattic qeneration rate. which are higher than general ottice occupanci... 36. That ~e project. ahall ba red..iqned to provide on..ite circulation between the .ur~ac. level parkinq are. and the subterranean parkinq qaraqe. The revised parkinq and cir- culation layout ahall require approval ot the City Parking and Tratfic Inqineer. Arty relatad m04itication ot the buildinq footprint or plan. shall require approval of the Planninq Division. 37. That the surtace parkinq level ahall be reserved tor use by vis i tor. to the proj ect and occupants of the proj ect shall be directed to parx within the subterranean qacaq.. - 7 - , "'. ' . . Building occupants shall use the surface parking level only in the event of overflow parking demand within the subter- ranean garage. 38. The duties of at least one employee in the proposed building shall include promotion and coordination of carpooling by occupants of the building. 39. The project shall be reduced in size by 5,000 square feet of rentable floor area, reducing the overall project to a maxi- mum of 46,832 square feet. The revised plans shall require approval by the Planning Division. 40. Northbound traffic on Twentieth Street shall not be permitted to make left turns into the project via the project driveway located on Twentieth street. Prior to issuance of a certifi- cate of occupancy for the project, the applicant shall pay to the city of Santa Monica a sum to be determined by the Park- ing and Traffic Engineer not to exceed $10,000 for use by the Parking and Traffic Division for mititgation of the traffic impacts at the intersection of Twentieth Street and Santa Monica Boulevard, including, but not limited to, the instal- lation of a median island or stanyards to preclude left turns into the project by drivers travelling northbound on Twenti- eth street. Any portion of such sum not so utilized within two years after issuance of the certificate of occupany for the project shall be refunded to the applicant. 41. The existing bus stop located in front of the project on San- ta Monica Boulevard shall be relocated towards the alley to the satisfaction of the City Parking and Traffic Engineer and Transportation Department. 42. The rights granted herein shall be effective only when exer- cised within a period of one year from the effective date of approval. No time extension shall be granted. PROJECT MITIGATION FEE CONDITION 1. In accordance with Sections 9046.1 - 9046.4 of the Santa Monica Municipal Code, prior to issuance of a building permi t the developer shall execute an irrevocable letter of credit or other form of security acceptable 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 $5.00jsq.ft. for the remaining net rentable office floor area. This fee shall be adjusted for inflation by the percentage change in the Consumer Price Index ("CPI") between October 1984 through the month in which the payment is made. upon mutual agreement of the developer and the City, the developer may satisfy the Project Mitigation measures by providing 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 developer and - 8 - . """ . L approved by the city Attorney and city staff prior to is- suance of a building permit. This fee prior to adjustment will be $164,800, based on a net rentable office floor area of 41,210 square feet. VOTE Ayes: Abdo, Jennings, Katz and Reed Nays: Finkel, Genser and Zane Abstain: Absent: NOTICE If this is a final decision not subject to further appeal under the City of Santa Monica Comprehensive Land Use and Zoning Or- dinance, the time within which jUdicial review of this decision must be sought is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Municipal Code section 1400. I hereby certity that this statement ot Otticial Action accurate- ly reflects the final determination of the City Council of the CUy or 8an~2L fA ' JL i!kt~ /~ signature ~ - }-- aate{ .( 'f( ~Q.L""" Ad ~.</~.kB/. U-PUTC/ ti:v ~R ~;int name and title /. / I I \ I hereby aqr.. to the above conditions of approval and acknowle4qe that failure to comply with such conditions shall constitute qrounds for potential revocation of tbe permit approval. Applicant's Signature Print Name and Title PC/stcdr441 SL: nh 04/28/89 - 9 -